{"id":152424,"date":"1989-04-27T00:00:00","date_gmt":"1989-04-26T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/smt-prakash-mehra-vs-k-l-malhotra-on-27-april-1989"},"modified":"2016-02-13T12:02:35","modified_gmt":"2016-02-13T06:32:35","slug":"smt-prakash-mehra-vs-k-l-malhotra-on-27-april-1989","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/smt-prakash-mehra-vs-k-l-malhotra-on-27-april-1989","title":{"rendered":"Smt. Prakash Mehra vs K.L. Malhotra on 27 April, 1989"},"content":{"rendered":"<div class=\"docsource_main\">Supreme Court of India<\/div>\n<div class=\"doc_title\">Smt. Prakash Mehra vs K.L. Malhotra on 27 April, 1989<\/div>\n<div class=\"doc_citations\">Equivalent citations: 1989 AIR 1652, \t\t  1989 SCR  (2) 744<\/div>\n<div class=\"doc_author\">Author: R Pathak<\/div>\n<div class=\"doc_bench\">Bench: Pathak, R.S. (Cj)<\/div>\n<pre>           PETITIONER:\nSMT. PRAKASH MEHRA\n\n\tVs.\n\nRESPONDENT:\nK.L. MALHOTRA\n\nDATE OF JUDGMENT27\/04\/1989\n\nBENCH:\nPATHAK, R.S. (CJ)\nBENCH:\nPATHAK, R.S. (CJ)\nNATRAJAN, S. (J)\n\nCITATION:\n 1989 AIR 1652\t\t  1989 SCR  (2) 744\n 1989 SCC  (3)\t74\t  JT 1989 (2)\t262\n 1989 SCALE  (1)1136\n\n\nACT:\n    Delhi      Rent\t Control     Act,      1958:\t  s.\n14(1)(a)--Eviction--Notice   of\t  demand  for\tarrears\t  of\nrent--Satisfaction  of--Held, arrears of rent due cannot  be\nextended to rent falling due after service of notice.\n\n\n\nHEADNOTE:\n    The respondent-tenant fell into arrears of rent for\t two\nmonths\tconsecutively. The rent was payable in\tadvance.  He\nwas  served  with a notice of demand, within seven  days  of\nwhich he sent a bank draft purporting to be the rent for the\nfirst  month, and within a month another bank draft for\t the\nlike  amount.  The landlady neither  encashed  nor  returned\nthem.  After the notice period she filed an application\t for\nhis ejectment.\n    The\t Rent  Controller held that the tenant\twas  not  in\ndefault.  The Tribunal, however, found that when the  notice\nof demand was served the arrears of rent for the two  months\nhad  arisen, that the bank draft sent thereafter related  to\nthe rent for the first month only, that as the rent for\t the\nsecond month had also become due but had not been  tendered,\nthe landlady was justified in not accepting the tender,\t and\nthat  when the respondent again sent a draft for the  second\nmonth  the rent for the third month had also fallen due\t but\nwas not tendered. It thus took the view that the  respondent\nhad  not tendered the arrears of rent due up-to-date  within\ntwo months of the notice of demand, and held that the ground\nof non-payment of rent stood established.\n    Allowing  the appeal, the High Court took the view\tthat\ns.  14(1)(a) of the Delhi Rent Control Act, 1958 made out  a\nground\tfor eviction only where the tenant had neither\tpaid\nnor tendered the whole of the arrears of rent legally recov-\nerable\tfrom  him within two months of the date on  which  a\nnotice\tof  demand was served on him by\t the  landlord,\t the\narrears being the rent due on the date of the notice. As  in\nthe  instant  case,  the notice called for  payment  of\t the\narrears\t due  for the two months and the  bank\tdrafts\twere\ntendered  within  the period indicated in  the\tnotice,\t the\nnotice was satisfied.\nDismissing the appeal by special leave, the Court,\n745\n    HELD:  The arrears of rent envisaged by s.\t14(1)(a)  of\nthe  Delhi Rent Control Act are the arrears demanded by\t the\nnotice\tfor payment. The arrears of rent due cannot  be\t ex-\ntended\tto  rent which has fallen due after service  of\t the\nnotice. [747DE]\n    In\tthe instant case, the two bank\tdrafts\trepresenting\nthe arrears of rent covered by the notice of demand had been\ntendered  within  two months of the date of service  of\t the\nnotice.\t The  High Court was, therefore, right in  the\tview\ntaken by it. [747DE]\n    Jag Ram Nathu Ram v. Shri Surinder Kumar, S.A.O. No.  52\nof 1975 and S.L. Kapur v. Dr. Mrs. P.D. Lal, All India\tRent\nControl Journal, [1975] 322, overruled.\n\n\n\nJUDGMENT:\n<\/pre>\n<p>    CIVIL  APPELLATE JURISDICTION: Civil Appeal No. 3119  of<br \/>\n1984.\n<\/p>\n<p>    From the Judgment and Order dated 20.9.1982 of the Delhi<br \/>\nHigh Court in S.A.O. No. 181 of 1979.\n<\/p>\n<p>Dr. Y.S. Chitale and Mukul Mudgal for the Appellant.\n<\/p>\n<p>     R.K. Garg, Gopal Singh, L.R. Singh and Mrs. Vimal Sinha<br \/>\nfor the Respondent.\n<\/p>\n<p>The Judgment of the Court was delivered by:\n<\/p>\n<p>     PATHAK,  CJ.  This is a landlady&#8217;s\t appeal\t by  special<br \/>\nleave  arising out of proceedings for the ejectment  of\t the<br \/>\nrespondent-tenant.\n<\/p>\n<p>     The  appellant  let  out the premises in  suit  to\t the<br \/>\nrespondent  on 1 September, 1962, the rent being  stipulated<br \/>\nas payable in advance. With effect from 1 January, 1972\t the<br \/>\nrent  payable was Rs. 515 per month. On 29  November,  1972,<br \/>\nthe  contractual tenancy was determined by notice.  The\t re-<br \/>\nspondent  received a notice on 7 May, 1976 calling upon\t him<br \/>\nto  pay the arrears of-rent. The rent in fact had  been\t re-<br \/>\nceived\tupto 31 March, 1976 and, therefore, when the  notice<br \/>\nof  demand was served on the appellant, rent for the  months<br \/>\nof  April and May 1976 had fallen due. The rent was  payable<br \/>\nin advance.\n<\/p>\n<p>     On 13 May, 1976, the respondent offered a bank draft of<br \/>\nRs.515 to the appellant. The appellant refused to accept it.<br \/>\nTwo  days later, the respondent sent the same bank draft  by<br \/>\nregistered post. The appellant<br \/>\n<span class=\"hidden_text\">746<\/span><br \/>\nreceived  the bank draft and retained it. On 7\tJune,  1976,<br \/>\nthe appellant wrote to the respondent informing him that his<br \/>\ntender\twas not valid. On 11 June, 1976, the appellant\tsent<br \/>\nanother\t bank  draft for Rs.515 to the\tlandlady,  and\tthis<br \/>\ndraft again was neither encashed nor returned.<br \/>\n    On\t2 August, 1976, the appellant filed  an\t application<br \/>\nfor ejectment out of which the present appeal arises.  After<br \/>\nfiling the application for ejectment, the appellant informed<br \/>\nthe  respondent that both the bank drafts sent by  him\twere<br \/>\nlying uncashed.\n<\/p>\n<p>    The Additional Controller, Delhi, dismissed the eviction<br \/>\npetition  holding  that the tenant was not in  default.\t The<br \/>\nRent  Control Tribunal, Delhi, noted that the rent was\tpay-<br \/>\nable in advance in accordance with the agreement between the<br \/>\nparties, that the respondent had earlier enjoyed the benefit<br \/>\nof section 14(2) of the Act, that when the notice of  demand<br \/>\nwas served on 7 May, 1976 the arrears of rent for the months<br \/>\nof  April and May 1976 had arisen, that the bank draft\tsent<br \/>\non  13\tMay, 1976 related to the rent of April\t1,976  only,<br \/>\nthat  as the rent for the month of May 1976 had also  become<br \/>\ndue but had not been tendered, the landlady was justified in<br \/>\nnot accepting the tender, and that when the respondent again<br \/>\nsent  a\t draft on 11 June, 1976 to cover the  rent  for\t the<br \/>\nmonth  of May 1976 the rent for the month of June  1976\t had<br \/>\nalso  fallen  due  but was not tendered.  Holding  that\t the<br \/>\nrespondent  had not tendered the arrears of rent due  up-to-<br \/>\ndate within two months of the notice of demand, the Tribunal<br \/>\nheld  that  the ground of non-payment of rent  stood  estab-<br \/>\nlished.\t The Tribunal noted that the rent had not been\tpaid<br \/>\nfor  the months of April, May and June 1976 in\tadvance\t for<br \/>\neach  month  and, therefore, the  respondent  had  committed<br \/>\nthree  consecutive  defaults. That being  so,  the  Tribunal<br \/>\nobserved, the respondent was not entitled to the benefit  of<br \/>\ns. 14(2) again.\n<\/p>\n<p>    In\tsecond appeal, the High Court reversed the  decision<br \/>\nof  the Rent Control Tribunal and dismissed the\t application<br \/>\nfor ejectment upon the finding that the notice demanding the<br \/>\narrears of rent related to the months of April and May 1976,<br \/>\nand  as one draft had been sent on 13 May, 1976 and  another<br \/>\non  11 June, 1976 representing a total of two months&#8217;  rent,<br \/>\nand  as\t this rent had been paid within two  months  of\t the<br \/>\nservice of notice of demand, it must be taken that the\trent<br \/>\ndue at the time of the service of notice of demand had\tbeen<br \/>\ntendered by the respondent to the appellant. The High  Court<br \/>\nproceeded on the view that s. 14(1)(a) of the Act made out a<br \/>\nground\tfor eviction only where the tenant had neither\tpaid<br \/>\nnor tendered the whole of the arrears of rent legally recov-<br \/>\nerable from him within two months of the date on<br \/>\n<span class=\"hidden_text\">747<\/span><br \/>\nwhich a notice of demand for the arrears of rent was  served<br \/>\non  him by the landlord, the arrears being the rent  due  on<br \/>\nthe  date of the notice. In this case, the High Court  said,<br \/>\nas the notice called for payment of the arrears due for\t the<br \/>\nmonths\tof April and May 1976 and the bank drafts were\tten-<br \/>\ndered within the period indicated in the notice, the  notice<br \/>\nwas  satisfied\tand no default could be said  to  have\tbeen<br \/>\ncommitted  in terms of s. 14(1)(a) of the Act.\tAccordingly,<br \/>\nthe High Court allowed the appeal and dismissed the applica-<br \/>\ntion for ejectment.\n<\/p>\n<p>    It is urged before us by learned counsel for the  appel-<br \/>\nlant that s. 14(1)(a) of the Act contemplates the payment or<br \/>\ntender of the whole of the arrears of rent legally recovera-<br \/>\nble  from the tenant on the date when the demand  notice  is<br \/>\nsent  including the rent which has accrued after service  of<br \/>\nthe demand notice. When the notice was sent on 7 May,  1976,<br \/>\nrent  for the months of April and May 1976 had\tbecome\tdue,<br \/>\nand  as two months was given for payment of the arrears,  it<br \/>\nwould  include\talso the rent which had accrued\t during\t the<br \/>\nsaid  period of two months. We are not satisfied that  there<br \/>\nis  substance in the contention. The arrears of rent  envis-<br \/>\naged  by s. 14(1)(a) of the Act are the arrears demanded  by<br \/>\nthe  notice for payment of arrears of rent. The arrears\t due<br \/>\ncannot be extended to rent which has fallen due after  serv-<br \/>\nice  of\t the notice of demand. In this case,  the  two\tbank<br \/>\ndrafts\trepresenting  the  arrears of rent  covered  by\t the<br \/>\nnotice of demand had been tendered within two months of\t the<br \/>\ndate  of service of the notice of demand. The High Court  is<br \/>\nfight in the view taken by it. We are not satisfied that the<br \/>\nconstruction  placed by B.C. Misra, J. in Jag Ram Nathu\t Ram<br \/>\nv. Shri Surinder Kumar, S.A.O. No. 52 of 1975 decided on  28<br \/>\nApril,\t1976  and in S.L. Kapur v. Dr. Mrs.  P.D.  Lal,\t All<br \/>\nIndia Rent Control Journal 1975 p. 322 lays down the control<br \/>\nlaw on the point.\n<\/p>\n<p>    In\tthe  result, the appeal fails and is  dismissed\t but<br \/>\nthere is no order as to costs.\n<\/p>\n<pre>P.S.S.\t\t\t\t\tAppeal dismissed.\n<span class=\"hidden_text\">748<\/span>\n\n\n\n<\/pre>\n","protected":false},"excerpt":{"rendered":"<p>Supreme Court of India Smt. Prakash Mehra vs K.L. Malhotra on 27 April, 1989 Equivalent citations: 1989 AIR 1652, 1989 SCR (2) 744 Author: R Pathak Bench: Pathak, R.S. (Cj) PETITIONER: SMT. PRAKASH MEHRA Vs. RESPONDENT: K.L. MALHOTRA DATE OF JUDGMENT27\/04\/1989 BENCH: PATHAK, R.S. (CJ) BENCH: PATHAK, R.S. (CJ) NATRAJAN, S. (J) CITATION: 1989 AIR [&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-152424","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>Smt. Prakash Mehra vs K.L. 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