{"id":129070,"date":"1999-07-29T00:00:00","date_gmt":"1999-07-28T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/sankaran-pillaidead-by-lrs-vs-v-p-venuguduswami-ors-on-29-july-1999"},"modified":"2018-09-24T01:19:19","modified_gmt":"2018-09-23T19:49:19","slug":"sankaran-pillaidead-by-lrs-vs-v-p-venuguduswami-ors-on-29-july-1999","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/sankaran-pillaidead-by-lrs-vs-v-p-venuguduswami-ors-on-29-july-1999","title":{"rendered":"Sankaran Pillai(Dead) By Lrs vs V.P.Venuguduswami &amp; Ors on 29 July, 1999"},"content":{"rendered":"<div class=\"docsource_main\">Supreme Court of India<\/div>\n<div class=\"doc_title\">Sankaran Pillai(Dead) By Lrs vs V.P.Venuguduswami &amp; Ors on 29 July, 1999<\/div>\n<div class=\"doc_author\">Author: V.N.Khare<\/div>\n<div class=\"doc_bench\">Bench: V.N.Khore, Syed Shah Quadri<\/div>\n<pre>           PETITIONER:\nSANKARAN PILLAI(DEAD) BY LRS.\n\n\tVs.\n\nRESPONDENT:\nV.P.VENUGUDUSWAMI &amp; ORS.\n\nDATE OF JUDGMENT:\t29\/07\/1999\n\nBENCH:\nV.N.Khore, Syed Shah Mohammed Quadri\n\n\n\n\nJUDGMENT:\n<\/pre>\n<p>V.N.KHARE, J.\n<\/p>\n<p>      The  appellants  herein  are  the\t tenants(hereinafter<br \/>\nreferred  to  as  the  tenant).\t It appears  that  on  6th<br \/>\nOctober,  1982\tthe  tenant entered into an  agreement\twith<br \/>\nerstwhile owner of the building, namely, the Church of South<br \/>\nIndia  Trust  Association  for purchase of the\tpremises  in<br \/>\ndispute.  It is stated that the appellants paid a sum of Rs.<br \/>\n3  lakhs  towards the part payment of  consideration  amount<br \/>\nunder\tthe  said  agreement.\tIt  further   appears\tthat<br \/>\nsubsequently  certain disputes arose with regard to the mode<br \/>\nof payment of the balance amount and as a result of which on<br \/>\n12th  April,  1984 the Church repudiated the agreement.\t  On<br \/>\n29th  August,  1986  the tenant filed a\t suit  for  specific<br \/>\nperformance  of the agreement referred to above.  While\t the<br \/>\naforesaid  suit was pending, the Church on 12.11.86 executed<br \/>\na  sale deed in respect of premises in dispute in favour  of<br \/>\nfirst\trespondent,  namely,   V.P.   Venuguduswami.   After<br \/>\npurchasing  the aforesaid premises the purchaser who  became<br \/>\nthe  landlord  of the premises filed a suit on\t27.8.87\t for<br \/>\nejectment  of  the  tenant-appellant   on  various  grounds,<br \/>\nincluding  the\tdefault in payment of arrears of rent for  a<br \/>\nperiod\tbeginning  from\t 12.11.86  to 31.7.87.\t It  is\t not<br \/>\ndisputed  that\tthe premises in dispute is governed  by\t The<br \/>\nTamil  Nadu  Buildings\t(Lease and Rent Control)  Act,\t1960<br \/>\n(hereinafter  referred\tto as the Act).\t Since one of  the<br \/>\ngrounds\t for  ejectment was default in payment of rent,\t the<br \/>\nRent   Controller  on  23.7.1990   passed  an  order   under<br \/>\nSub-section  (1)  of  Section 11 of the\t Act  directing\t the<br \/>\ntenant to deposit the arrears of rent by 3.8.90.  The tenant<br \/>\ndid  not comply the order dated 23.7.1990.  Since the  order<br \/>\ndated  23.7.90 remained non-complied, the Rent Controller by<br \/>\nan  order  dated 7.8.90 passed an order for eviction of\t the<br \/>\ntenant.\t  The tenant preferred two separate appeals, one  of<br \/>\nwhich  was directed against the order dated 23.7.90 and\t the<br \/>\nother  related\tto the order dated 7.8.90.  On 22.8.90,\t the<br \/>\ntenant\tdeposited  the arrears of rent before the  appellate<br \/>\nauthority  as  the said deposit was condition precedent\t for<br \/>\nthe  appeal being heard on merits.  The appellate  authority<br \/>\nby  an order dated 27.10.92 allowed both the appeals holding<br \/>\nthat  the  tenant was not liable to deposit the\t arrears  of<br \/>\nrent.\tThe  subsequent\t purchaser, namely,  the  respondent<br \/>\naggrieved  by  the aforesaid order preferred Civil  Revision<br \/>\nPetitions  before  the\tHigh Court of Judicature  at  Madras<br \/>\nwhich\twere  numbered\tas   Civil  Revision  Petition\tNos.<br \/>\n3195-3196\/93.  The High Court allowed the Revision Petitions<br \/>\nand that is how the tenant is in appeal before us.\n<\/p>\n<p>      Learned counsel appearing for the appellant urged that<br \/>\nthe  facts  that  the tenant after having  entered  into  an<br \/>\nagreement  with\t the  erstwhile owner of the  building\tpaid<br \/>\nconsiderable amount of money towards part performance of the<br \/>\nagreement  and his further filing of suit in the Civil Court<br \/>\nfor  specific  performance  of\t the  agreement\t constituted<br \/>\nsufficient  cause under Sub-section (4) of Section 11 of the<br \/>\nAct  for non-depositing the arrears of rent within time,  as<br \/>\nwell as monthly rent which became due in respect of building<br \/>\nand,  therefore, this Court may, after condoning the  delay,<br \/>\npermit\tthe appellant to deposit the entire arrears of\trent<br \/>\nand  remand the matter to the Rent Controller to enable\t the<br \/>\nappellant  to contest the application filed by the  landlord<br \/>\nfor  his eviction from the premises on the ground of default<br \/>\nin  payment of rent.  In order to appreciate the argument of<br \/>\nlearned\t counsel, it is necessary to look into the  relevant<br \/>\nprovisions  of Section 11 of the Act.  Sub-sections (1), (2)<br \/>\nand (4) of the Act runs as under :\n<\/p>\n<p>      11(1)  No\t tenant\t against whom  an  application\tfor<br \/>\neviction  has been made by a landlord under section 10 shall<br \/>\nbe entitled to contest the application before the Controller<br \/>\nunder that section, or to prefer any appeal under section 23<br \/>\nagainst\t any order made by the Controller on the application<br \/>\nunless he has paid or pays to the landlord, or deposits with<br \/>\nthe  Controller or the appellate authority, as the case\t may<br \/>\nbe,  all arrears of rent due in respect of the building upto<br \/>\nthe  date of payment or deposit, and continues to pay or  to<br \/>\ndeposit\t any  rent  which  may subsequently  become  due  in<br \/>\nrespect\t of  the  building  until  the\ttermination  of\t the<br \/>\nproceedings   before  the  Controller\tor   the   appellate<br \/>\nauthority, as the case may be.\n<\/p>\n<p>      (2) The deposit of rent under sub-section (1) shall be<br \/>\nmade within the time and in the manner prescribed.\n<\/p>\n<p>      (4)  If any tenant fails to pay or to deposit the rent<br \/>\nas  aforesaid, the Controller or the appellate authority, as<br \/>\nthe  case may be, shall, unless the tenant shows  sufficient<br \/>\ncause to the contrary, stop all further proceedings and make<br \/>\nan  order  directing  the  tenant to  put  the\tlandlord  in<br \/>\npossession of the building.\n<\/p>\n<p>      A Perusal of the aforesaid provisions shows that where<br \/>\nan  application for eviction has been filed against a tenant<br \/>\non  the\t ground of default in payment of rent the tenant  is<br \/>\nrequired  (i)  to  deposit all the arrears of  rent  due  in<br \/>\nrespect of the building with the Controller or the appellate<br \/>\nauthority,  as the case may be;\t (ii) the tenant is  further<br \/>\nrequired  to pay or deposit the rent which may\tsubsequently<br \/>\nfall due in respect of the building until the termination of<br \/>\nthe proceedings;  (iii) the said deposit of rent is required<br \/>\nto  be\tpaid  or deposited within time provided and  in\t the<br \/>\nmanner\tprescribed;  and (iv) if the deposit of rent is\t not<br \/>\nmade, the Controller or the appellate authority, as the case<br \/>\nmay  be, shall, unless the tenant shows sufficient cause  to<br \/>\nthe  contrary,\tstop  all proceedings and pass an  order  of<br \/>\neviction against the tenant.  It is true that the Controller<br \/>\nor  the\t appellate  authority, as the case may\tbe,  if\t the<br \/>\ntenant\tshows  sufficient  cause may permit  the  tenant  to<br \/>\ncontest\t the  application  filed  by the  landlord  for\t his<br \/>\neviction.  The question that is required to be seen is, what<br \/>\ndoes  the expression sufficient cause means in sub-section<br \/>\n(4)  of Section 11 of the Act?\tIt is no doubt true that the<br \/>\nexpression  sufficient cause has to be liberally construed<br \/>\nto  do\tsubstantial injustice between the parties.  But\t the<br \/>\nexpression sufficient cause necessarily implies an element<br \/>\nof sincerity, bona fide, honesty and reasonableness.  It has<br \/>\nto  be\tshown by the tenant who has not deposited  the\trent<br \/>\nwithin time, as directed by the Controller, that non-deposit<br \/>\nof  the rent was beyond his control and there was no element<br \/>\nof  negligence or inaction or lack of bona fides on his part<br \/>\nin  not\t depositing  the rent within time.  Viewed  in\tthis<br \/>\nlight,\twhat we find in the present case is, that the tenant<br \/>\nwas  required  to  deposit the rent by\t3.8.1990.   But\t the<br \/>\narrears\t of  rent  were\t not deposited\tby  that  date.\t  On<br \/>\n7.8.1990,  when\t the  order  of\t  eviction  was\t passed,  no<br \/>\napplication  was  moved\t by  the   tenant  before  the\tRent<br \/>\nController for revoking the order striking out defence as he<br \/>\ncould  not deposit the arrears of rent on account of reasons<br \/>\nbeyond\this control.  On the contrary, the tenant denied the<br \/>\nrelationship   of  landlord  and   tenant  before  the\tRent<br \/>\nController.   The tenants subsequent deposit of the arrears<br \/>\nof  rent before the appellate authority being requirement of<br \/>\nlaw  for hearing the appeal on merits, cannot be treated  as<br \/>\nbona  fide deposit.  Further, the tenant did not deposit the<br \/>\nmonth  to month rent as required under section 11(1) of\t the<br \/>\nAct and reiterated his stand that he is a landlord and not a<br \/>\ntenant\tof  the premises in dispute.  Even before  the\tHigh<br \/>\nCourt it was not the case of the tenant that under some bona<br \/>\nfide  mistake he could not deposit the arrears and month  to<br \/>\nmonth  rent  and,  therefore,  delay may  be  condoned.\t  It<br \/>\nappears that, after the Supreme Court affirmed the dismissal<br \/>\nof  the suit filed by the tenant for specific performance of<br \/>\nthe  Agreement, the tenant has now come forward with a\tplea<br \/>\nthat  since he under mistaken belief did not deposit arrears<br \/>\nand  month  to\tmonth rent and, therefore,  default  may  be<br \/>\ncondoned.   As noticed earlier, this plea of  non-depositing<br \/>\nof  arrears of rent on account of sufficient cause was not a<br \/>\ncase  set  up by the tenant before the Rent Controller,\t the<br \/>\nappellate  authority  and  the\tHigh  Court.   The  tenants<br \/>\nconsistent  stand was that he was not required under law  to<br \/>\ndeposit\t any  arrears of rent and month to month rent as  he<br \/>\nhimself\t was the landlord of the premises.  This plea of the<br \/>\ntenant\tnow advanced is an afterthought and is not bona fide<br \/>\nand,  therefore, we do not find it to constitute sufficient<br \/>\ncause  as  to condone the non-deposit of arrears  and  also<br \/>\nmonth  to  month rent which was required to be deposited  by<br \/>\nthe  tenant.   We, therefore, do not find any merit  in\t the<br \/>\nsubmission of the learned counsel for the appellants.\n<\/p>\n<p>      In  view\tof  the\t above, the  appeals  fail  and\t are<br \/>\ndismissed.  However, in the circumstances, there shall be no<br \/>\norder as to costs.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Supreme Court of India Sankaran Pillai(Dead) By Lrs vs V.P.Venuguduswami &amp; Ors on 29 July, 1999 Author: V.N.Khare Bench: V.N.Khore, Syed Shah Quadri PETITIONER: SANKARAN PILLAI(DEAD) BY LRS. Vs. RESPONDENT: V.P.VENUGUDUSWAMI &amp; ORS. DATE OF JUDGMENT: 29\/07\/1999 BENCH: V.N.Khore, Syed Shah Mohammed Quadri JUDGMENT: V.N.KHARE, J. The appellants herein are the tenants(hereinafter referred to as [&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-129070","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>Sankaran Pillai(Dead) By Lrs vs V.P.Venuguduswami &amp; Ors on 29 July, 1999 - 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\/sankaran-pillaidead-by-lrs-vs-v-p-venuguduswami-ors-on-29-july-1999\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Sankaran Pillai(Dead) By Lrs vs V.P.Venuguduswami &amp; 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