Bharat
Lal Baranwal Vs. Virendra Kumar Agarwal [2003] Insc 35 (29 January 2003)
Cji,
Ashok Bhan
(Arising
out of SLP (C) Nos.13612-13614 of 2001) BHAN, J.
Leave
granted.
On the
submissions made before us the only point required to be determined in these
appeals is: as to whether the tenant-respondent (hereinafter referred to as
"the respondent") having started using the premises in dispute for a
purpose other than the purpose for which it was let out to him without the
written consent of the appellant-landlord (hereinafter referred to as "the
appellant") is liable to be evicted in view of the provisions of Section
20 (2)(d) of the U.P. Urban Buildings (Regulation of Letting, Rent and
Eviction) Act, 1972 (hereinafter referred to as "the Act") ? The suit
premises consisting of three rooms were admittedly let out for business purpose
of selling of copies and books in the year 1970 by the father of the appellant
to the respondent-tenant. In the year 1976, the respondent started
manufacturing copies, registers sweet-meat boxes made of card board. In the
year 1982 he installed a printing machine and started printing work without
obtaining the written consent of the appellant.
It may
be stated that father of the appellant died in the year 1978 leaving behind his
widow Smt. Ramrati Devi and three sons, namely, Ramayan Prasad, Jagdish Prasad
and Bharat Lal Baranwal(appellant). In the family settlement, the northern
portion of house including the suit premises was allotted to the appellant, as
such he became the owner as well as the landlord of the suit premises.
After
issuing notice under Section 106 of Transfer of Property Act and passage of
statutory notice period, appellant instituted the suit for eviction under
Section 20(2) of the Act against the respondent.
In
response to the notice issued, the respondent entered appearance and filed the
written statement. On the basis of the pleadings of the parties the following
three issues were framed.
1.
Whether the defendant started manufacturing work in the premises in suit and
thereby violated the terms of the tenancy?
2.
Whether the notice is invalid and the suit is not maintainable?
3. To
what relief, the plaintiff is entitled? Parties led their evidence. The Trial
Court after appraisal of the evidence recorded the following findings:
"1.
That in the inception the tenant was carrying out business in sale of copies
and books in the premises in suit.
2. The
tenant started manufacturing copies, registers and sweetmeat boxes made of card
board in the year 1976.
3. The
original landlord was alive when the tenant started manufacturing work and no
objection was raised from his side.
4. The
printing work was started in the year 1982-83."
It was
held that the tenant did not put the suit premises to any use inconsistent with
the purposes for which it was let out. No damage was caused to the building by
the use of the machines. As no objection was raised by the original landlord in
the year 1976 when the tenant started manufacturing copies and registers etc.
there was a tacit consent of the landlord to the change of use of the suit
premises. On these pleadings the Trial Court dismissed the suit.
The
appellant being aggrieved, filed a revision petition as provided under the Act.
The Revisional Court after referring to Section 20(2)(d) of the Act as it stood
prior to its amendment as well as after its amendment by U.P. Act No.28 of
1976, held that neither before the amendment of clause (d) of Section 20(2) nor
thereafter the respondent could use the premises for any purposes other than it
was let out without the written consent of the landlord. Since the tenant had
changed the user of the premises for a purpose other than the one for which it
was let out to him, he was liable to be evicted. Accordingly, the revision
petition was accepted and a decree for ejectment was passed against the
respondent.
Aggrieved
against the order of Revisional
Court, the respondent
filed a petition under Article 226/227 of the Constitution of India in the High
Court challenging the order of the Revisional Court. The High Court relying that the tenant had not changed the
use of the suit premises for a purpose Bhagwan (supra) was a case arising under
the Haryana Urban (Control of Rent and Eviction) Act 1973 wherein it was held
that any purpose which is part of, or ancillary or allied to the original
purpose will not amount to change of user. In Gurdial Batra's case( supra), it
was held that where shop was let out for repairing of cycle and rickshaws and
was also used for selling of television sets would not amount to the change of
user. The finding recorded by the High Court in the present case is as under:-
"..Here the premises in dispute was already used for operating stitching
machine, rolling machine for making copies, file cover, boxes of sweat meats;
the printing is an allied purpose. It cannot be said that petitioner has
changed the purpose for which it was let out to him. The revisional court
wrongly allowed the revision." Counsel for the parties have been heard at
length.
Broadly
speaking a building can be let out for three purposes:
1.
Residential
2.
Business
3.
Manufacturing If the dominant purpose for which a building is let out is
maintained, a tenant may not become liable to be evicted. But if the building
is let out for residential or business purposes and the tenant starts
manufacturing activity or vis-a-versa, then it would amount to change of user
subject to the provisions of the act in reference.
In
order to determine the controversy between the parties it would be useful to
refer to Section 20(2)(d) of the Act before and after its amendment.
Section
20(2)(d) before its amendment read:
"20.
Bar of suit for eviction of tenant except on specified grounds.- (1) x x x (2)
A suit for the eviction of a tenant from a building after the determination of
his tenancy may be instituted on one or more of the following grounds, namely:
xxx xxx
xxx (d) that the tenant has done any act which is inconsistent with the purpose
for which he was admitted to the tenancy of the building, or has without the
consent in writing of the landlord used it for a purpose other than such
purpose, or has been convicted under any law for the time being in force of an
offence of using the building or allowing it to be used for illegal or immoral
purposes;
xxx xxx
xxx" This Section was substituted by U.P. Act No. 28 of 1976 w.e.f.
5.7.1976 and the same reads:
"20.
Bar of suit for eviction of tenant except on specified grounds.-
(1) xxx
xxx xxx
(2) A
suit for the eviction of a tenant from a building after the determination of
his tenancy may be instituted on one or more of the following grounds, namely:
xxx xxx xxx
(d)
that the tenant has without the consent in writing of the landlord used it for
a purpose other than the purpose for which he was admitted to the tenancy of
the building or otherwise done any act which is inconsistent with such use, or
has been convicted under any law for the time being in force of an offence of
using the building or allowing it to be used for illegal or immoral purposes;
xxx xxx
xxx" Section 20 provides that the suit for the eviction of a tenant from a
building after the determination of tenancy may be instituted on one or more of
the grounds enumerated therein. In the present case we are concerned with
clause (d) of the said Section. Clause (d) prior to its amendment in the year
1976 could be divided into two parts:
a)
That the tenant has done any act, which is inconsistent with the purpose for
which he was admitted for the tenancy of the building.
b) Has
without the consent in writing of the landlord used it for a purpose other than
the purposes for which it was let out.
For
doing an act which was inconsistent, written consent of the landlord was not
required, it could be presumed from the surrounding circumstances or the
conduct of the parties but in the case of change of use of the building for a
purpose other than the purpose for which it was let out obtaining of the
consent of the landlord in writing was mandatory. For an act done, which was
inconsistent with the purpose for which the premises were let out the tenant
was not required to take the written consent of the landlord, but where the
premises were put to a use for a purpose other than for which it was let out
then written consent of the landlord was a must. After the amendment of clause
(d) the tenant could neither use the building nor do any act which was
inconsistent with the purposes for which the premises was let out without the
written consent of the landlord. In all other respects the provisions of clause
(d) remained the same.
Admittedly
the premises were let out to the respondent for business purposes. He started
manufacturing activity in the suit premises without obtaining written consent
of the landlord. This would be a change of use of the premises for a purpose other
than the purposes for which it was let out and not merely an act inconsistent
with the purpose for which the tenant was admitted to the tenancy of the
building. For change of use of the building for a purpose other than the
purpose for which it was let out written consent of the landlord was required
to be obtained under Section 20(2)(d) of the Act even prior to its amendment.
So, the written consent of the landlord was required for change of user of the
building for a purpose other than it was let out prior to as well as after the
amendment of clause (d) of Section 20(2) of the Act. The fact, for what purpose
the premises was let out and whether the tenant has changed the user of the
premises is jurisdictional fact and it was open to the revisional court to go
into the said questions. In our view, High Court fell in error in holding that
the trial court's finding that the premises was let out for operating stiching
machine, rolling machines being finding of Court could not have been set aside
by the revisional court. The Revisional Court recorded a finding that even
prior to the amendment of the Act, the tenant used the premises for the purpose
other than the premises was let out, without the consent of the landlord.
As the
tenant has changed the user of the building from business to manufacturing
without the written consent of the landlord before and after the Amendment of
the Act, he became liable to be evicted under Section 20(2)(d) of the Act. High
Court thus erred in reversing the well considered judgment of the Revisional
Court.
For
the reasons stated above the appeals are accepted. The Order of the High Court
is set aside and that of the revisional court restored. Since the tenant has
been in occupation of the building for the last nearly 30 years he is granted
time upto 30th of June, 2003 to vacate and hand over the vacant possession of
the building to the landlord on giving of usual undertaking within four weeks
and payment of arrears of rent, if any, and to pay future rent as and when it
falls due as per the agreed terms. In the event of failure to give the
undertaking as directed above, the appellant shall be a liberty to seek
immediate possession of the suit premises through the process of the Court.
There will be no order as to costs.
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