Holding

The Court of Small Causes' finding that the tenant’s structures were permanent and the High Court's interference under Art.227 were unwarranted.

Summary

The landlords (Venkatlal G. Pittie & Anr.) sued their tenant (Bright Bros. Pvt. Ltd.) for eviction, alleging that the tenant had erected permanent structures in violation of clause (p) of s.108 of the Transfer of Property Act, 1882 and s.13(1)(b) of the Bombay Rents, Hotel and Lodging House Rates Control Act, 1974, and was using the premises for unauthorised purposes. The Court of Small Causes and its appellate bench held that the lofts, cabins and pillars constituted permanent structures and ordered eviction. The Bombay High Court, exercising jurisdiction under Art.227 of the Constitution, set aside those findings and restored the tenant. The Supreme Court held that the lower courts' factual findings were correct, that the structures were permanent, and that the High Court had exceeded its limited jurisdiction under Art.227 by interfering with those findings. Consequently, the Supreme Court allowed the appeals, set aside the High Court order and restored the decree of the Court of Small Causes.

Issues considered

Whether the structures erected by the tenant constitute "permanent structures" under clause (p) of s.108 of the Transfer of Property Act, 1882 and s.13(1)(b) of the Bombay Rents, Hotel and Lodging House Rates Control Act, 1974, thereby justifying eviction.
Whether the High Court was entitled to interfere with the factual findings of the Court of Small Causes under Article 227 of the Constitution.

Legislation cited

Bombay Rents, Hotel and Lodging House Rates Control Act, 1974s. 13(1)(b)
Constitution of Indias. Article 227
Transfer of Property Act, 1882s. 108(p)

Subjects

permanent structuresection 108 Transfer of Property Actsection 13(1)(b) Bombay Rent ActArticle 227judicial superintendenceevictionleasehigh court jurisdictionfacts and evidencecivil appeal

Judgment

VENKATLAL G. PITTIE & ANR. A
v.
BRIGHT BROS. (PVT.) LTD.

JULY 21, 1987

[SABYASACHI MUKHARJI AND S. NATARAJAN, JJ.] B

Constitution of India-Art. 227-Scope of interference by High
Court with regard to findings of facts by lower courts and inferior

-
tribunals.

Transfer of Property Act, 1882-Cl.(P) of s. 108-The question
whether a structure put up by a tenant is a permanent one or not depends
c
upon the facts of each case and no hard andfast rule can be laid down.

The appellants, who had let out the premises in question to the
respondent tiled a suit for eviction inter alia on the groood that the
tenant had erected ooaothorlsed structures of a permanent nature in D
violation of the provisions of cl. (p) of s. 108 of the Transfer of Property
Act, 1882 and s. 13(1)(b) of the Bombay Rents. Hotel and Lodging
House Rates Control Act, 1974 and was using the premises for un-
authorised purposes. The alleged permanent structures consisted of
lofts and rooms which had been constructed by sinking pillars and
stanchions into the flooring and the tenant admitted that these had been E
constructed after it bad taken the premises from the landlord. After
discussing the evidence tendered in detail, including the deposition of
the architect who had prepared the plan of the constructions in question
and who had deposed that the constructions consisted of permanent
structures, the Judge of the Court of Small Causes held that the
structures were of a permanent nature and ordered eviction of the F
tenant on the groood of permanent construction. The respondent's
appeal was dismissed by the Appellate Bench of the Court of Small
Causes which, on a detailed reappraisal of the evidence on record, not
only conftrmed the decree for eviction on the ground of permanent
construction bot granted eviction on the groood of change of user as
-+ well. The respondent went in appeal against the order of the appellate G
' court. The High Court, dealing with the matter under Art. 227 of the
Constitution, reversed the concurrent findings of the courts below and
allowed the respondent's petition.

Allowing the appeal and restoring the order of the lower appellate
court, H
593
594 SUPREME COURT REPORTS [1987] 3 S.C.R.

A HELD: 1. (a) Interference by the High Courts under Art. 227 of
the Constitution must be within limits. This question has been con-
sidered by this Court from time to time and principles laid down. The
power under Art. 227 is one of judicial superintendence and it cannot
he exercised to upset the conclusions of facts, however erroneous these
may be. It is possible that another Court may be able to take a different
B view of the matter by appreciating the evidence in a different manner, if
it determinedly chooses to do so. That will not be justice administered
according to law to which courts are committed. [6050-E]

(b) In exercise of jurisdiction under Art. 227 of the Constitution,

C
the High Court can go into questions of facts or look into the evidence if
justice so requires it. But the High Court should decline to exercise that
jurisdiction to look into the facts in the absence of clear-cut reasons
-
where the question depends upon the appreciation of evidence. The
High Court should not interfere with a rmding within the jurisdiction of
the inferior tribunal or court except where the rmding is perverse in
law, in the sense that no reasonable person properly instructed in law
D could have come to such a finding, or there is misdirection in law, or
view of fact has been taken in the teeth of preponderance of evidence, or
the findiog is not based on any material evidence or it resulted In
manifest Injustice. Except to the extent indicated above the High Conrt
has no jurisdiction. [606B-D]

E Satyanarayan Laxminarayan Hegde & Ors. v. Mallikarjun
Bhavanappa Tirumale, [1960] 1 S.C.R. 890; India Pipe Fitting Co. v.
Fakruddin M.A. Baker & Anr., [1978] 1 S.C.R. 797; Ganpat Ladha v.
Shashikant VL<hnu Shinde, [1978] 3 S.C.R. 198; Mrs. Labhkuwar
Bhagwani Shah & Ors. v. Janardan Mahadeo Kalan & Anr., [1982] 3
S.C.C. 514 and Chandavarkar Sita Ratna Rao v. Ashalata S. Guram,
F [1986] 4 S.C.C. 447; referred to.

2. No hard and fast rule can be laid down for determining the
question whether a particular structure put up by the tenant is a perma-
nent structure for the purpose of cl. (p) of s. 108 of the Transfer of
Property Act. 1882 as it is dependent on the facts of each case. One must
G look to the nature of the structure, the purpose for which It was in-+. '
tended and take a whole perspective as to how it affects the enjoyment,
the durability of the building, etc. and other relevant factors and come
to a conclusion. [6010-E; 6020-E)

Surya Properties Private Ltd. & Ors. v. Bimalendu Nath Sarkar
H & Ors., A.I.R. 1964 Calcutta 1 and Mis Surya Properties Private Ltd.
\
V.G. PITTIE v. BRIGHT BROS. [MUKHARJI, J.] 595

v. Bimalendu Nath Sarkar, A.I.R. 1965 Calcutta 408, approved.
A
Khureshi Ibrahim Ahmed v. Ahmed Haji Khanmahomad, A.I.R.
1965 Gujarat 152 and Ramji Virji & Ors. v. Kadarbhai Esufali, A.I.R.
1973 Gujarat 110, referred to.

In this case, on an analysis of the evidence the trial court as well as B
the appellate court had held that the structures were permanent. All the
relevant factors had been horne in mind by the learned trial Judge as
well as the Appellate Bench of the Court of Small Causes. The view

- taken by them was a possible view. A different view might have been
taken but that is no ground which would justify the High Court to
interfere with the findings. [600F]
c
CIVIL APPELLATE JURISDICTION: Civil Appeal No. 1955-
56of1980.

From the Judgment and Order dated 3/4th July, 1979 of the
Bombay High Court in Sp!. C.A. Nos. 2052 of 1973 and 132 of 1974. D

F.S. Nariman, Anil B. Diwan, P.H. Parekh, Ms. Lata Krish-
namurthy and S. Dutt with for the Appellants.

V.M. Tarkunde and H.G. Advani, Hira Advani Kailash Vas-·
udev, Joel Peres and D.N. Misra for the Respondents. E

The Judgment of the Court was delivered by

-_,. SABYASACm MUKHARJI, J. These appeals, by special leave,
by the landlords are directed against the judgment and order of the
High Court of Bombay dated 3/4th July, 1979. F

Two questions arise for consideration in these appeals-(i)
whether the structure constructed by the tenant in the premises in
question amounted to permanent structure leading to the forfeiture of
the tenancy of the tenant; (ii) what is the scope and extent of the
-+jurisdiction of the High Court under Article 227 of the Constitution on G
questions of facts found by the appellate bench of Small Causes Court.

. In order to appreciate these questions, it is necessary to reiterate
the relevant facts. The second appellant being plaintiff no. 2 in the
Original Suit leased out the premises involved herein being a godown
measuring 11,500 sq. ft. at 156 A, Tardeo, Bombay-7. The said pre- H
596 SUPREME COURT REPORTS [1987] 3 S.C.R.

A mises was given by the landlord to the tenant, the respondent herein-
M/s Bright Brothers (Pvt.) Ltd. on lease vide the registered lease
dated 14th April, 1947 for a period of ten years commencing from 1st
September, 1946. By 1953, the respondent company began to fall into
arrears in payment of rent. The respondent-tenant filed an application
before the appropriate Rent Court for fixing the standard rent.
B
On 14th June, 1958, the advocate of the second appellant sent a
notice to the respondent-tenant calling upon them to pay up the
arrears for the period from September, 1956 to May, 1958 (both
months inclusive), as well as for earlier arrears of rent of Rs.20,850.
On 1st December, 1958 a second notice was issued on behalf of the
C original plaintiff no. 1 calling upon the respondent to quit and vacate
the premises in question on the grounds, inter a/ia, (a) unauthorised
construction of permanent nature; (b) obstructing roadways; and (c)
the damage to walls and floor, and further called upon them to remove
the unauthorised construction and restore the suit premises to its origi-
nal condition. Inasmuch as the main factual controversy in those appe-
D als relate to the nature of the construction alleged to have been made ~ •
by the tenant, it is relevant to set out what was stated in that letter. It
was, inter alia, stated that the tenant had unauthorisedly committed
several breaches of the terms and conditions of the lease inasmuch as
the tenant had erected unauthorised construction of a permanent
nature and carried out additions to the demised premises without the
E consent of the lessor or the receiver. It was further alleged that in
breach of the terms and conditions of the agreement of tenancy and 1--
without 1the consent of the lessor or the receiver, the tenant had . ~
occupied portion of the land not let out to him by obstructing the
lessor and the person entitled to use the same and had made construc-
tion on the roadway by obstructing and restricting the passage. It was
F further alleged that the tenant had unauthorisedly and without permis-
sion dug up and mutilated the floors of the premises let out to the
tenant and had constructed contrary to the provisions of section 108(o)
of the Transfer of Property Act, 1882. The tenant was called upon to
remove the said unauthorised structures and restore the property, and
it was further notified that failing which the landlord would be compel-
G led to take proceedings. ~

A reply to the said notice issued by the Court Receiver was sent
on 8th December, 1958 from the respondent company's advocate say-
ing that the construction complained of had taken place with the con-
sent and full knowledge of the appellant and the respondent company
H. had spent thousands of rupees towards the improvement of the suit
f)
/ V.G. PITTIE v. BRIGHT BROS. [MUKHARJI, J.) 597

premises. Further in reply to the allegation of damage to the property, A
the respondent company had alleged that it had in fact improved the
property of the appellant. On or about 20th December, 1958, the
advocate for the appellant replied to the above letter once again cal-
ling upon the respondent company to vacate the demised premises.

- j.- In 1959, the standard rent application being R.A. No. 2214 of B
1954 mentioned hereinbefore was dismissed. Thereupon, the respon-
'f· dent-tenant filed a civil revision application. The appellant filed a suit
being suit no. 1450/8318 of 1959 on or about 31st July, 1959. On or
about 8th December, 1965, the appellant made an application for
amendment of the plaint to include change of user as an additional
ground of eviction. The respondent also made an application for C
amendment to the effect that permanent structure had been made with
~ the knowledge and consent of the appellant. The said admendments
were allowed in December, 1965.

On or about 31st March, 1967, the trial court in suit no. 1450/
8318 of 1959, ordered eviction of the tenant on the ground of perma- D
nent construction. Mesne profit from the date of the decree was also
ordered. There was an appeal to the appellate bench before the Court
of Small Causes and cross appeal being appeal nos. 323 and 629 of
1967. By the judgment delivered on 14th June, 1973, the division
bench of the Court of Small Causes confirmed the decree for eviction
on the ground of permanent construction and granted eviction on E
change of user as well in the cross objection filed by the appellant. It
also ordered mesne profit from the date of the suit and the monetary
claims to the ~xtent of arrears.

The High Court on or about 3/4th July, 1979, by judgment and
order of the High Court in SCA 2052 and 174 of 1974 under Articles F
226 and 227 of the Constitution reversed the concurrent findings of the
courts below and allowed the respondent company's application.
Being aggrieved therefrom, the appellants, the landlords have come up
in appeal to this Court. -

~ It is, first necessary therefore to consider the nature of the G
structures made and whether these were permanent or not. As stated
hereinbefore that permanent structures were constructed was held by
,the two courts concurrently, namely the Judge of the Court of Small
Causes as well as the Appellate Bench of the Small Causes Court;
whether by such construction there has been change of user is another
question. On the nature of the construction, it is necessary to refer to H
the decision of the trial court.
598 SUPREME COURT REPORTS [1987] 3 S.C.R.

A The main question, however, in these appeals is the jurisdiction
of the High Court to interfere with the findings of this nature under
Article 227 of the Constitution. The principles are well-settled. Their
application, however, in particular cases sometimes present diffi·
culties. But the quest for certain amount of certitude must continue in
this field of uncertain minds and imperfect language.
B
To the facts, therefore, we must now refer to appreciate the
application of law involved in this case. The premises in question was
let out for use exclusively for business of manufacture of plastic arti·
des, wood work and paints only and not for any other purpose. it is
alleged that it is no longer used for that purpose but used as an office
C and storage.

The trial court in this ca~e was the Court of Small Causes,
Bombay. One of the grounds of ejectment was the erection of perma·
nent structure and it was the case of the appellant no. 2 that such
erection was against the provisions of section 13( l)(b) of the Bombay
D Rents, Hotel and Lodging House Rates Control Act, 1974 (hereinafter
called th1~ 'Rent Act'). y•
Under clause (p) of section 108 of the Transfer of Property Act,
1882, a lessee may not without the lessor's consent erect on the pro·
perty and permanent structure except for agricultural purposes. If he
E does, the:n this becomes a ground for ejectment.

In this case the permanent structures alleged were constructions
of lofts, construction of several rooms and construction of and laying
of a new and permanent flooring as appears from the plaint filed in the
proceedings. It further appears that the tenant had sunk in pillars and
F stanchions into the flooring. it was stated in the deposition that these
pillars and stanchions menti<med in the plaint w;re only those which
were the posts supporting the cabins and lofts complained of and none
else. These pillars and stanchions went along with the construction of
lofts and construction of several rooms, that is cabins. The learned
trial court discussed the details and found those cabins marked A, B,
G C, D, E, F, G, H, I, J, K, Letc. There were lofts marked cabins A, B, *
C, D, E, F, J, K, other lofts marked as F, G, Hand I. The third loft
over the cabin at L and the lofts over the portions M & N. These were,
according to the engineer, an architect, Shri Divecha, who was
examined on behalf of the plaintiff, permanent structures. The learned
judge examined the plan prepared by the said architect and his depo·
H sition. The learned judge was of the view that it was clear from the
'I

V.G. Pl1TIE v. BRIGHT BROS. [MUKHARJI, J.] 599

v architect's evidence that lofts A, B, C, D, E, J, K. as well as the lofts A
over F, G, Hand I were meant to carry weight of over 100 lbs. per sq.
ft. and this statement according to the learned judge was not chal-
lenged in the cross-examination. The structures over A, B, C, D, E, J.
and F.C.H.I cannot therefore be called only roofs or tops of cabins.

,
They were nothing but lofts. The structures A, B, C, D, E, K, J. so
also F. G, H, I, L & M were admitted to have been constructed by the B
tenant after it had taken the premises from the landlord. The learned
judge in his judgment has also noted these various facts as to their
length and dimensions. He referred extensively to the evidence in the
plan which was marked Ex. MI and the deposition of Shri Divecha.
The learned Judge taking these factors into consideration came to the
conclusion that the cabin lofts and posts supporting the same were C
attached to the flooring as well as the walls and columns of the main
structures. Under these circumstances, the learned judge of the Court
of Small Causes was of the opinion that the structures were permanent
in nature. The learned judge, however, held that the landlord had
failed to prove that the tenant had put up any permanent flooring at
some part of the suit premises as alleged. The next allegation was that D
the tenants had demolished a portion of the wall in between the two
rooms and prepared a door at that opening. After discussing the facts
and the evidence, the learned judge was of the view that there was no
question of any waste of the plaintiff's property on account of any
demolition. He, however, had held that soar as cabins, lofts and posts
supporting the same by pillars, these were nothing but permanent E
structures. So far as the digging of the flooring was concerned, after
discussing the evidence the learned judge held that the plaintiffs had
failed to prove digging which led to waste of the property of the land-
lord. So far as the creation of the permanent structure is concerned,
the same breached the terms of tenancy. The learned judge noted that
on 1st January, 1948 the defendant no. 1 wrote to the plaintiff that the F
height of the wooden partition they were erecting, was specified within
the plan sent along with the aforesaid letter which had already been
lying ready for erection. It was contended by the defendants in their
written statements that they had obtained consent in respect of the
wooden cabins and partitions in the year 1948. So far as section
..ft 13( l)(b) of the Bombay Rent Act is concerned, there cannot be any G
waiver operating against the plaintiffs. It was the case that some of the
permanent structures were there before 1947. On examination of the
evidence, the learned judge observed that Mr. D'silva had stated that
the tenant had requested Mahindra & Mahindra for a design of a slot-
ted angle cabin with a loft, that the same was supplied and Mr. D'silva
was the designer who did the work. Analysing all these evidence, the H
600 SUPREME COURT REPORTS [1987] 3 S.C.R.

A learned trial judge came to the conclusion that permanent structures
were carried out without the consent in writing of the landlords or
either of them. Such permanent structure was outside the tenancy and
the landlord had not given any consent.

The matter on this issue went up before the appellate court and
B the appellate court dealt with this again and discussed these allega-
tions. It was pointed out by the appellate court that the allegations
were that the appellants had (a) made an opening by demolishing a
part of the wall dividing the two portions of the demised premises; (b)
constructed lofts in the suit-premises, (c) dug upon the flooring of the
premises at various places, (d) sunk in pillars and stanchions into the
C flooring, (e) constructed several rooms, and laid new and permanent
floorings in parts of the demised premises at different levels. So far
constructing lofts, it was held that these lofts had been constructed
after 1st September, 1946. And in this context the construction of
cabins and putting up of pillars were considered and the evidence in
this respect was taken into consideration. It was contended that the
D demised premises in the lease was described as godown but it was
taken in the nature of several office premises and the change in the
improvement done to the same was merely for the better enjoyment of
demised premises. In the first place the cabins were made of wooden
poles and planks fixed in the floor, and side walls of the building with
nails, screws, nuts and bolts. The appellate court came to the conclu-
E sion that applying the proper test, the cabins were substantial
structures and substantial improvement to the premises. These were
durable for long and intended to be used permanently.

The appellate court also took the question of digging and other ~
relevant allegations. As a result of analysis of these evidence and
F materials, the appellate court confirmed the findings of the trial court
that the tenant had erected permanent structure on the demised pre-
mises without the landlord's consent and that was a breach of the terms
of tenancy. They also confirmed the finding of the trial court that the
responde1~ts did not waive their rights arising out of these acts. They
also upheld the finding that there was no renewal of the lease of the
G landlords and the tenants were not statutory tenants whose contractual ~
tenancy had come to an end by efflux of time by the end of the period
of ten years from !st September, 1946. They upheld the decree for
possession passed by the trial court.

The High Court dealing with this matter under Article 227 of the
H Constitution had occasion to refer to this aspect. The High Court
V.G. PITIIE v. BRIGHT BROS. [MUKHARJI, J.l 601

referred to the different authorities on this point. We may briefly take A
note of some of these.

In this connection reference may be made to a decision of the
Special Bench of the Calcutta High Court in the case of Surya Proper-
ties Private Ltd. and others v. Bimalendu Nath Sarkar and others.
A.LR. 1964 Calcutta p. 1 which dealt with clause (p) of section 108 of B

f the Transfer of Property ;\ct, 1882 and held that this question was
dependent on the facts of each case and no hard and fast rule can be
laid down with regard to this matter. In the absence of any relevant
materials, therefore, the Full Bench found that no answer could be
given. in a slightly different context, before Calcutta High Court in the
case of Mis Suraya Properties Private Ltd. v. Bimalendu Nath Sarkar. C
A.LR. 1965 Calcutta page 408, Chatterjee, J., one of the judges of the
Division Bench observed that the phrase 'permanent structure' for
purposes of clause (p) of section 108 of the Transfer of Property Act
meant a structure which was capable of lasting till the term of the lease
and which was constructed in the view of being built up as was a
building. In that context the learned judge observed that a reservoir D
was not, however, a permanent structure for purposes of clause (pl of
section 108 of the Transfer of Property Act. Sen, J. of the same Bench
was of the view that no hard and fast tests could be laid down for
determining the question whether a particular structure by the tenant
was a permanent structure for the purpose of clause (p) of section 108
of the Transfer of Property Act. The answer to the question depended E
on the facts of each case. Chatterjee, J., however, took the view that
where the tenant created a permanent structure in the premises leased
to him, as the lease continued in spite of the disputed structure and the
landlord continued to receive rent till the determining of the lease by
notice to quit or thereafter till the passing of the decree for eviction
and the fact that he accepted rent with full knowledge of the disputed F
structure did not disentitle him to a decree for eviction.

In Khureshi Ibrahim Ahmed v. Ahmed Haji Khanmahomad,
A.LR. 1965 Gujarat, 152, in connection with section 13(1)(b) of the
. Rent Act, Gujarat High Court held that the permanent structure must
• -* be one which was a lasting structure and that would depend upon the G
nature of structure. The permanent or temporary character of the
structure would have to be determined having regard to the nature of
the structure and the nature of the materials used in the making of the
structure and the manner in which the structure was erected and not on
the basis of how long the tenant intended to make use of the structure.
As a matter of fact, the Court observed, the nature of the structure H
602 SUPREME COURT REPORTS [1987] 3 S.C.R.

A itself would reflect whether the tenant intended that it should exist and
be available for use for a temporary period or for an indefinite period
of time. The test provided by the Legislature was thus an objective test
and not a subjective one and once it was shown that the structure
erected by the tenant was of such a nature as to be lasting in duration-
lasting of course according to ordinary notions of mankind-the tenant
B cannot come forward and say that it was erected for temporary
purpose.

The question was again considered in the case of Ramji Virji and
others v. Kadarbhai Esufali, A.LR. 1973 Gujarat 110. It was observed
1
that whether the structure was a permanent structure was a mixed
C question of law and fact. It was held in that case that alterations made
by a tenant like constructing loft, wooden bathroom, frame and put-
ting up a new drain being minor alterations which were easily remov-
able without causing any serious damage to the premises would not
amount to permanent structure leading to the forfeiture.

D There are numerous authorities dealing with the question how
the structure is a permanent structure or not should be judged. It is not
necessary to deal with all these. One must look to the nature of the
structure, the purpose for which it was intended and take a whole
perspective as to how it affects the enjoyment, the durability of the
building etc. and other relevant factors and come to a conclusion.
E
Judged in the aforesaid light on an analysis of the evidence the
trial court as well as the appellate court had held that the structures
were permanent. The High Court observed that in judging whether the
structures were permanent or not, the following factors should be
taken into consideration referring to an unreported decision of
F Malvankar J. in special civil application No. 121 of 1968. These were
(I) intenlion of the party who put up the structure; (2) this intention
was to be gathered from the mode and degree of annexation; (3) if the
structure cannot be removed without doing irrepairable damage to the
demised premises then that would be certainly one of the circum-
stances to be considered while deciding the question of intention.
G Likewise, dimensions of the structure and (4) its removability had to ).-_
be taken into consideration. But these were not the sole tests. (5) the
purpose of erecting the structure is another relevant factor. (6) the
nature of the materials used for the structure and (7) lastly the durabi-
lity of the structure. These were the broad tests. The High Court
applied these tests. So had the Trial Court as well as the appellate
H bench of Court of Small causes.
V.G. PITIIE v. BRIGHT BROS. {MUKHARJI, J.) 603

• All the relevant factors had been borne id mind by the learned A
trial judge as well as appeilate bench of the Court of Small Causes.
Therefore, simply because another view is possible and on that view a
different view is taken, will be interfering under jurisdiction under
Article 227 of the Constitution which is unwarranted. The High Court
was impressed by the fact that having regard to the facts and circum-

, stances of the case and further more for efficient and complete en joy- B
ment of the demised premises and for carrying out the business of
manufacturing plastic goods, these structures had been constructed by
the tenant temporarily. According to the High Court, the nature of the
materials used and the intention of the tenant were relevant and
according to the High Court, these structures could be removed with-
out doing appreciable damage to the demised premises and these indi- C
cated that these were intended to be part and parcel of the normal part
of the building. The High Court proceeded on the basis that the trial
court as well as the appellate bench of the Small Causes Court had
relied wholly on the basis of evidence of ,the admission of one Mr.
Pittie who had Pdmitted that the landlord had knowledge of these
factors. The other evidence, according to the High Court,. of the D
· Divecha, D'Silva, Kirtikar and Bhansali were not at all given proper
and due weight. According to the High Court, the High Court had in
such circumstances jurisdiction to deal with this matter and in exercise
of the jurisdiction, as the High Court felt that relevant and material
facts had been ignored, the High Court set aside the order of the court
of Small Causes, and set aside the landlord's decree and restored the E
tenant in possession.

As mentioned hereinbefore it is not necessary for our present
purpose to decide whether plaintiffs' witnesses were properly appre-
ciated. We find all the relevant evidence had been examined by the
trial judge as well as by the appellate bench of the court of Small F
causes. We find relevant reference to the evidence of Divecha, and
others. We find reference to the relevant evidence in the deposition at
pages 56, 69, 71, 83, 93, to 95 by the trial court as well as in pages
133-36, 152, 167, we find reference to the deposition at p. 56 of the
trial court and pages 62 to 63, as well as 65 to 71 and the Appellate
• '* Court at pages 134 and 147. Similarly the evidence of D'silva who was
an employee of Mahindra and Mahindra as also of Shri Kirtikar, were
G

discussed. It is not necessary to refer in detail to these evidence.

So far as to what extent the factors are structures have been
exhaustively referred to in Surya Properties Private Ltd. and others v.
Bimalendu Nath Barkar and others (supra) and Mis Surya Properties H

--~-
604 SUPREME COURT REPORTS ( 1987] 3 S.C.R.

A Private Ltd. v. Bimalendu Nath Sarkar (supra) and in our opinion
these lay down correct position in law. As a matter of fact the tenant is
no longer carrying on any business there but one Messrs Quality Plas-
tics is carrying on the business. Therefore the original purpose is gone.
In this connection reference may be made to Annexure IV appearing
at page 428 of the Paper Book which is a letter dated 10th July, 1964
B written by the Concord of India Insurance Company Limited to the
Secretary. The Insurance Association of India where it was stated
clearly that Bright Brothers Pvt. had shifted to Bhandup as from 29th
April, 1963 and at the relevant time, they had only their Administra-
tive Officer there and they were stocking finished goods in the pre-
mises in question. Further, they have recently installed their Associate
C Company's factory in the said block working under the name of Mis.
Quality Plastics in the premises in question.

Therefore, in view of the fact that large sum had been spent and
considering the standard and the nature of the construction and lack of
easy removability and the degree of an annexation to the enjoyment
D for the original purpose, we are of the opinion that the learned judge
as well as appellate bench of the court of Small Causes had applied the
correct principles and came to a plausible conclusion. About the re-
movability of the structure, the High Court was bound by the finding
of the appellate authority which appears at page 341 to 344 of the
Paper Book. In a case of this nature, the High Court found that they
E had to enter into this question to find the real position whether the
proper principles had been correctly borne in mind. It is indisputable
that the finding that has to be arrived at by the court in this case is a
mixed question of law and fact. Therefore, if the basic factors, for
example, there was not proper appreciation of the evidence, if the
assumption that lofts per se were not permanent structures then the
F courts below might be said to have committed error apparent on
record and no court instructed in law could take such a view. But if all
the relevant factors have been borne in mind and correct legal princi-
ples applied then, right or wrong, if a view has been taken by the
appellate court, in our opinion, interference under Article 227 of the
Constitution was unwarranted.
G
Interference by the High Court under Article 227 of the Con-
*
stitution must be within limits. This question has been considered by
this Court from time to time and principles laid down. This Court in
Ganpat Ladha v. Sashikant Vishnu Shinde, (1978] 3 SCR 198 expres-
sed the'view that the High Court commits a gross error in interfering
H with what was a just and proper exercise of discretion by the Court of
V.G. PITIJE v. BRIGHT BROS. IMUKHARJI, J.) 605

Small Causes, in exercise of its power under Article 227 of the Con-
A
stitution. This was unwarranted. The High Court under Article 227 has
a limited jurisdiction. It was held in that case that a finding as to
whether circumstances justified the exercise of discretion or not, un-
less clearly perverse and patently unreasonale, was, after all a finding
of fact and it could not be interfered with either under Article 226 or
2c 7 of the Constitution. If a proper court has come to the conclusion B
on the examination of the nature of the structure, the nature of the
duration of structure, the annexation and other relevant factors that
the structures were permanent in nature which were violative of sec-
tion 13( l)(b) of the Rent Act as well as section 108 clause (p) of
Transfer of Property Act and such a finding, is possible, it cannot be
considered to be perverse. In such a situation, the High Court could
not have and should not have interfered.
c
In India Pipe Fitting Co. v. Fakruddin M.A. Bakar and Anr.,
[1978] 1 SCR 797, this Court reiterated that the limitation of the Court
while exercising power under Article 227 of the Constitution is well
settled. Power under Article 227 is one of judicial superintendence and D
cannot be exercised to upset the conclusions of facts, however·, errone-
ous these may be. It is possible that another Court may be able to take
a different view of the matter by appreciating the evidence in a diffe-
rent manner, if it determinedly chooses to do so. That will not be
justice administered according to law to which Courts are committed
notwithstanding dissertation in season and out of season, about E
philosophies. In that case, the Court found that the High Court had
arrogated to itself the powers of the appellate court.

As early in 1959, in Satyanarayan Laxminarayan Hegde and
Others v. Millikarjun Bhavanappa Tirumale, [1960) 1 SCR 890, this
Court found that in that case on the materials available before it that F
the High Court was wrong in thinking that the alleged error in the
judgment of the Bombay Revenue Tribunal was one apparent on the
face of the record so as to be capable of being corrected by a writ of
certiorari and an error which had to be established by a long drawn
process of reasoning on points where. there may conveivably be two
* opinions cannot be said to be an error apparent on the face of the G
record. There might have been error in the judgment of the appellate
bench of the Court of Small Causes but it is not an error palpable and
apparent, right or wrong they had come to that conclusion. That was
possible or plausible conclusion.

In Mrs. Labhkuwar Bhagwani Shah and Others v. Janardhan H
606 SUPREME COURT REPORTS [1987] 3 S.C.R.

A Mahadeo Kalan and Another, [ 1982] 3 SCC 514, this Court reiterated
that concurrent finding of facts whether relating to jurisdictional issue
J
or otherwise were not open to interference by the High Court urder
Article 227 of the Constitution.

B
This Court in Chandavarkar Sita Raina Rao v. Asha/a/a S.
Guram, [1986] 4 SCC p. 447 held that in exercise of jurisdiction under
Article 227 of the Constitution, the High Court can go into the ques-
i
tions of facts or look into the evidence if justice so requires it. But the .
High Court should decline to exercise its jurisdiction under Article 226
and 227 of th,e Constitution to look into the facts in the absence of
clear cut-down reaons where the question depends upon the apprecia-
C lion of evidence. The High Court should not interfere with a find-
ing within the jurisdiction of the inferior tribunal or court except
where th1~ finding is perverse in law in the sense that no reasonable
person properly instructed in law could have come to such a finding or
there is misdirection in law or view of fact has been taken in the teeth
of preponderance of evidence or the finding is not based on any mate-
D rial evidence or it resulted in manifest injustice. Except to the limited
extent indicated above, the High Court has no jurisdiction.

In this instant case the tests laid down have not been transgressed
by the court of Small Causes both trial court as well as the appellate
bench. The view it took was a possible view. A different view might
E have been taken out that is no ground which would justify the High
Court to interfere with the findings.

In that view of the matter, we allow the appeals, set aside the
judgment and order of the High Court and restore the order of the
appellate bench of Court of Small Causes dated 4th June, 1973. There
F will be an order for possession and mesne profits as directed by the
Court of Small Causes.

The respondents will pay the cost of these appeals.

H.L.C. Appeals allowed.
G