{"id":115016,"date":"1995-10-12T00:00:00","date_gmt":"1995-10-11T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/dakaya-dakaian-vs-anjani-on-12-october-1995"},"modified":"2018-02-09T11:31:09","modified_gmt":"2018-02-09T06:01:09","slug":"dakaya-dakaian-vs-anjani-on-12-october-1995","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/dakaya-dakaian-vs-anjani-on-12-october-1995","title":{"rendered":"Dakaya &amp; Dakaian vs Anjani on 12 October, 1995"},"content":{"rendered":"<div class=\"docsource_main\">Supreme Court of India<\/div>\n<div class=\"doc_title\">Dakaya &amp; Dakaian vs Anjani on 12 October, 1995<\/div>\n<div class=\"doc_citations\">Equivalent citations: 1996 AIR  383, \t\t  1995 SCC  (6) 500<\/div>\n<div class=\"doc_author\">Author: G Ray<\/div>\n<div class=\"doc_bench\">Bench: Ray, G.N. (J)<\/div>\n<pre>           PETITIONER:\nDAKAYA &amp; DAKAIAN\n\n\tVs.\n\nRESPONDENT:\nANJANI\n\nDATE OF JUDGMENT12\/10\/1995\n\nBENCH:\nRAY, G.N. (J)\nBENCH:\nRAY, G.N. (J)\nMAJMUDAR S.B. (J)\n\nCITATION:\n 1996 AIR  383\t\t  1995 SCC  (6) 500\n 1995 SCALE  (6)73\n\n\nACT:\n\n\n\nHEADNOTE:\n\n\n\nJUDGMENT:\n<\/pre>\n<p>\t\t\t ORDER<br \/>\n     Leave granted.\n<\/p>\n<p>     Heard learned  counsel for\t the parties. This appeal is<br \/>\ndirected against  the decision\tof the\tHigh Court of Andhra<br \/>\nPradesh dated  February 13,  1995 passed  in Civil  Revision<br \/>\nPetition No.2824 of 1994. By the said impugned judgment, the<br \/>\nAndhra\tPradesh\t  High\tCourt  has  dismissed  the  revision<br \/>\napplication made against the order dated July 4, 1994 of the<br \/>\nAdditional Chief  Judge, City  Small Causes Court, Hyderabad<br \/>\nin R.A.No.23  of 1992  affirming the  order dated  April 29,<br \/>\n1992 passed by the Prl. Rent Controller, Secunderabad it<br \/>\nR C.No.316 of 1988.\n<\/p>\n<p>     The  respondent-landlady\tmade  an  application  under<br \/>\nSection 10  of the A.P. Buildings (Lease, Rent and Eviction)<br \/>\ncontrol Act,  1960 (hereinafter referred to as the A.P. Rent<br \/>\nAct) for  eviction of  the tenant appellant on the ground of<br \/>\nwilful default\tof payment of rent for the period September,<br \/>\n1988 to\t November, 1988\t amounting to Rs.1125\/-. There is no<br \/>\ndispute in  this case  that the\t tenant failed\tto make\t the<br \/>\npayment within\tthe stipulated\tperiod for  the said months.<br \/>\nIt, however,  appears to  us that the landlady gave a notice<br \/>\nto the\ttenant on  December 6, 1988 claiming payment of rent<br \/>\nfor the\t said months  of September,  1988 to November, 1988&gt;<br \/>\nThe landlady,  however, demanded surrender of the tenancy of<br \/>\nthe tenant  within one\tweek from the date of receipt of the<br \/>\nnotice dated  December 6,  1988. The tenant initially sent a<br \/>\nmoney-order for\t a sum of Rs.375\/- being the monthly rent on<br \/>\nDecember 7,  1988 and  such amount  has been received by the<br \/>\nlandlady and  accepted by  her. Within five days thereafter,<br \/>\non December  12, 1988,\tthe tenant  sent a  Bank  Draft\t for<br \/>\nRs.1125\/- and it is an admitted position that such draft was<br \/>\nreceived  by  the  landlady  before  finding  the  suit\t for<br \/>\neviction. The  said draft, however, has not been encashed by<br \/>\nthe landlady and the same has been deposited before the Rent<br \/>\nController  in\t the  eviction\t proceedings.  The  Eviction<br \/>\nPetition was  filed before  the Rent  Controller on December<br \/>\n19, 1988.\n<\/p>\n<p>     It has been held by the Rent Controller that the tenant<br \/>\nhaving committed wilful default, the landlady is untitled to<br \/>\nget the\t order of conviction. Accordingly, order of eviction<br \/>\nwas made.  The said  view was upheld appeal and as aforesaid<br \/>\nthe revision application was dismissed by the High Court.\n<\/p>\n<p>     Mr.Dhruv  Mehta,  learned\tcounsel\t appearing  for\t the<br \/>\nappellant, has\tdrawn our  attention to the decision of this<br \/>\nCourt in  the case  of S.  Sundaram  Pillai  etc.  Vs.\tV.R.<br \/>\nPattabiraman (1985  (2) SCR  643 =  AIR 1985 SC 582). In the<br \/>\nsaid decision,\tthe provisions\tof Section  10 of  the Tamil<br \/>\nNadu Buildings\t(lease and  Rent Control) Act, 196 was taken<br \/>\ninto consideration. It may be indicated here that Section 10<br \/>\nof the\tTamil Nadu  Buildings (Lease  and Rent Control) Act,<br \/>\n1960 is part material similar to Section 10 of the A.P. Rent<br \/>\nAct excepting that in Tamil Nadu Act an explanation has been<br \/>\nadded to  the proviso to Sub-Section (2) of Section 1 of the<br \/>\nTamil Nadu  Act. The  said explanation provides that for the<br \/>\npurpose of  sub-section (2)  of Section 10 of the Tamil Nadu<br \/>\nAct, default  to pay  or tender\t rent shall  be construed as<br \/>\nwilful, if  the default\t by the\t tenant in  the\t payment  or<br \/>\ntender of  rent continues  after the  issue  of\t two  months<br \/>\nnotice by  the landlord claiming the rent. This Court in the<br \/>\naforesaid case\tof  S.Sundaram\tPillai\thas  indicated\tthat<br \/>\ndefault per  se cannot be construed as wilful and keeping in<br \/>\nmind the  beneficial purpose  of the Rent Act to protect the<br \/>\neviction of  the tenant, if the payment has been made before<br \/>\nthe institution\t of  the  suit,\t the  cause  of\t action\t for<br \/>\ninstituting of\tthe suit,  will vanish. In the instant case,<br \/>\nimmediately on\treceipt of  demand of  payment of  rent, the<br \/>\ntenant initially  sent a  sum of Rs.375\/- by money order and<br \/>\nthereafter a  bank draft  for Rs.1125\/-\t covering the entire<br \/>\nperiod of default from September, 1988 to November, 1988 was<br \/>\nsent to\t the landlady.\tIt, therefore,\tappears to  us\tthat<br \/>\nthere was  no occasion\tto proceed on the footing that there<br \/>\nwas a  wilful default for which an order for eviction of the<br \/>\ntenant was  to be passed. At the tenant had already sent the<br \/>\nBank draft  coving the\tentire default,\t there was  also  no<br \/>\noccasion for  the  Rent\t Controller  to\t direct\t deposit  of<br \/>\nappears within\tthe stipulated period. In our view, the Rent<br \/>\nController, the\t first appellate  court, and  the High Court<br \/>\nhave failed  to appreciate  the incidence  of tendering\t the<br \/>\nentire amount  under default  before the  institution of the<br \/>\nsuit.  As  a  result,  the  courts  below  have\t erroneously<br \/>\nproceeded on  the footing  that\t there\thad  been  a  wilful<br \/>\ndefault for  which the landlady was entitled to a decree for<br \/>\neviction.\n<\/p>\n<p>     We may  indicate here  that the learned counsel for the<br \/>\nappellant has  submitted that the tenant will suffer serious<br \/>\nprejudice if  an order\tof eviction is maintained because he<br \/>\nis carrying  on his  business in  the tenanted premises. The<br \/>\nlearned counsel\t has also  submitted that  if it commends to<br \/>\nthis   Court\tthat   interference    under   discretionary<br \/>\njurisdiction under  Article 136\t of the\t Constitution is not<br \/>\nwarranted unless  the tenant is prepared to pay a reasonable<br \/>\nand fair market rent, the tenant-appellant is willing to pay<br \/>\nsuch monthly  rent as  may appear  just and  proper to\tthis<br \/>\nCourt, so  that the  order of  eviction is set aside and the<br \/>\nappellant is permitted to continue his possession.\n<\/p>\n<p>     It appears\t to us that the tenant-appellant is carrying<br \/>\non business  in the  disputed  premises\t and  the  order  of<br \/>\neviction cannot\t but affect  his interest seriously. It also<br \/>\nappears to  us that  whether wilful or not, the fact remains<br \/>\nthat the  tenant defaulted  in payment\tof rent\t for several<br \/>\nmonths for  which  the\tlandlady,  stated  to  be  poor\t and<br \/>\nhelpless widow,\t has suffered  considerable  prejudice.\t It,<br \/>\ntherefore, appears to us that it will be consonant to equity<br \/>\nand justice  if the  interference with the impugned order of<br \/>\neviction is  made in  this appeal  with a  direction to\t the<br \/>\ntenant to  pay fair and reasonable rent to which the tenant-<br \/>\nappellant is  ready and\t willing. Considering  the facts and<br \/>\ncircumstances of  the  case,  we  set  aside  the  order  of<br \/>\neviction by directing that the tenant-appellant would pay to<br \/>\nthe  respondent-landlady   the\trent  for  the\tpremises  in<br \/>\nquestion with affect from October 1, 1995 @ Rs.550\/- (Rupees<br \/>\nfive hundred  fifty only)  per month.  The  appellant-tenant<br \/>\nwill also  pay any  other amount,  if remains unpaid towards<br \/>\nthe payment  of rent  at the  old rate of Rs.375\/- per month<br \/>\ntill September\t30, 1995  within a  period of six weeks from<br \/>\ntoday. In  default, the\t appeal will  stand  dismissed.\t We,<br \/>\nhowever, make it clear that this order will not preclude the<br \/>\nlandlady to  seek eviction  of the  tenant in future on such<br \/>\ngrounds\t as   may  be\tavailable  in  law.  The  appeal  is<br \/>\naccordingly allowed without any order as to costs.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Supreme Court of India Dakaya &amp; Dakaian vs Anjani on 12 October, 1995 Equivalent citations: 1996 AIR 383, 1995 SCC (6) 500 Author: G Ray Bench: Ray, G.N. (J) PETITIONER: DAKAYA &amp; DAKAIAN Vs. RESPONDENT: ANJANI DATE OF JUDGMENT12\/10\/1995 BENCH: RAY, G.N. (J) BENCH: RAY, G.N. (J) MAJMUDAR S.B. (J) CITATION: 1996 AIR 383 1995 [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_lmt_disableupdate":"","_lmt_disable":"","_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[30],"tags":[],"class_list":["post-115016","post","type-post","status-publish","format-standard","hentry","category-supreme-court-of-india"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Dakaya &amp; Dakaian vs Anjani on 12 October, 1995 - Free Judgements of Supreme Court &amp; High Court | Legal India<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.legalindia.com\/judgments\/dakaya-dakaian-vs-anjani-on-12-october-1995\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Dakaya &amp; 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