{"id":165629,"date":"2002-11-15T00:00:00","date_gmt":"2002-11-14T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/krishna-vanti-vs-modi-overseas-and-ors-on-15-november-2002"},"modified":"2016-04-25T20:20:54","modified_gmt":"2016-04-25T14:50:54","slug":"krishna-vanti-vs-modi-overseas-and-ors-on-15-november-2002","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/krishna-vanti-vs-modi-overseas-and-ors-on-15-november-2002","title":{"rendered":"Krishna Vanti vs Modi Overseas And Ors. on 15 November, 2002"},"content":{"rendered":"<div class=\"docsource_main\">Delhi High Court<\/div>\n<div class=\"doc_title\">Krishna Vanti vs Modi Overseas And Ors. on 15 November, 2002<\/div>\n<div class=\"doc_citations\">Equivalent citations: 101 (2002) DLT 482, 2003 (67) DRJ 1<\/div>\n<div class=\"doc_author\">Author: S Mukherjee<\/div>\n<div class=\"doc_bench\">Bench: S Mukerjee<\/div>\n<\/p>\n<pre><\/pre>\n<p>JUDGMENT<\/p>\n<p>  S. Mukherjee, J.   <\/p>\n<p>   IA NO. 177\/02   <\/p>\n<p> 1. This application has been filed under Order 7<br \/>\nRule 11 by the defendants, primarily on the ground that<br \/>\nthere is a bar in law to the entertaining of the present<br \/>\nsuit, in terms of Section 50 of the Delhi Rent Control<br \/>\nAct which reads as under:\n<\/p>\n<p> &#8220;50. Jurisdiction of civil courts barred in<br \/>\nrespect of certain matters &#8211;\n<\/p>\n<p> (1) Save as otherwise expressly provided in<br \/>\nthis Act, no civil Court shall entertain<br \/>\nany suit or proceeding in so far as it<br \/>\nrelates to the fixation of standard rent<br \/>\nin relation to any premises to which this<br \/>\nAct applies or to eviction of any tenant<br \/>\nthere from or to any other matter which<br \/>\nthe Controller is empowered by or under<br \/>\nthis Act to decide, and no injunction in<br \/>\nrespect of any action taken or to be<br \/>\ntaken by the Controller under this Act<br \/>\nshall be granted by any civil court or<br \/>\nother authority.\n<\/p>\n<p> (2) If, immediately before the commencement<br \/>\nof this Act, there is any suit or<br \/>\nproceeding pending in any civil court for<br \/>\nthe eviction of any tenant from any<br \/>\npremises to which this Act applies and<br \/>\nthe construction of which has been<br \/>\ncompleted after the 1st day of June,<br \/>\n1951, but before the 9th day of June,<br \/>\n1955, such suit or proceeding shall, on<br \/>\nsuch commencement, abate.\n<\/p>\n<p> (3) If, in pursuance of any decree or order<br \/>\nmade by a court, any tenant has been<br \/>\nevicted after the 16th day of August,<br \/>\n1958, from any premises to which this Act<br \/>\napplies and the construction of which<br \/>\nhas been completed after the 1st day of<br \/>\nJune, 1951, but before the 9th day of<br \/>\nJune, 1955, then, notwithstanding<br \/>\nanything contained in any other law, the<br \/>\nController may, on an application made to<br \/>\nhim in this behalf by such evicted tenant<br \/>\nwithin six months from the date of<br \/>\neviction, direct the landlord to put the<br \/>\ntenant in possession of the premises or<br \/>\nto pay him such compensation as the<br \/>\nController thinks fit.\n<\/p>\n<p> (4) Nothing in Sub-section (1) shall be<br \/>\nconstrued as preventing a civil court<br \/>\nfrom entertaining any suit or proceeding<br \/>\nfor the decision of any question of title<br \/>\nto any premises to which this Act applies<br \/>\nor any question as to the person or<br \/>\npersons who are entitled to receive the<br \/>\nrent of such premises.&#8221;\n<\/p>\n<p> 2. The contentions of the defendant\/applicant in<br \/>\nbrief, is that two eviction petitions have been filed by<br \/>\nthe plaintiff under the ground for eviction contemplated<br \/>\nby Section 14 of the Delhi Rent control Act, which<br \/>\nreads as under:\n<\/p>\n<p>  &#8220;14(1)(j) that the tenant has, whether before<br \/>\nor after the commencement of this Act,<br \/>\ncaused or permitted to be caused<br \/>\nsubstantial damage to the premises.&#8221;\n<\/p>\n<p> 3. These eviction petitions are stated to have been<br \/>\nfiled on the allegation of &#8220;substantial damage&#8221; to the<br \/>\npremises, and since the rent of the suit premises is less<br \/>\nthan Rs. 3,500\/- per month, it is submitted by the<br \/>\ndefendant that therefore to these premises only the said<br \/>\nspecial enactment (viz DRC Act) will apply, and plaintiff<br \/>\nis liable to be held to be confined to her remedies under<br \/>\nthe said Act only; and that as such she cannot take<br \/>\nrecourse to filing a civil suit involving a prayer for<br \/>\nrestoration of the premises back to the original<br \/>\ncondition, more particularly in view of Section 50 of the<br \/>\nDRC Act which ousts the jurisdiction of the civil Court.\n<\/p>\n<p> 4. The submission of learned counsel for the<br \/>\nplaintiff, on the other hand, is that there are prayers<br \/>\nfor permanent mandatory injunction also. Apart from<br \/>\nthat, according to learned counsel for plaintiff, the<br \/>\nRent Controller, under the DRC Act, has the option of<br \/>\neither ordering the restoration of the damage or of<br \/>\ngranting compensation to the landlord. The plaintiff in<br \/>\nthe present case, being desirous of only securing back<br \/>\nthe restoration of the premises, therefore he would be<br \/>\nentitled to pursue with the civil suit, notwithstanding<br \/>\nthe eviction petitions filed by her subsequent to the<br \/>\ninstitution of this suit.\n<\/p>\n<p> 5. The following relief have been claimed in the<br \/>\nprayer clause of the suit:\n<\/p>\n<p> &#8220;(A) permanent injunction restraining the said<br \/>\ndefendant(s), its Directors, employees,<br \/>\nofficers, agents, security guards,<br \/>\ncontractors and\/or workmen from carrying<br \/>\nout any illegal and\/or unauthorised<br \/>\nconstruction in an around the demised<br \/>\npremises forming part of the building No.<br \/>\nG-11, Maharani Bagh, New Delhi-110 065;\n<\/p>\n<p> (B) permanent injunction restraining the said<br \/>\ndefendant(s), its Directors, employees,<br \/>\nofficers, agents, security guards,<br \/>\ncontractors and workmen from carrying out<br \/>\nany damage much less substantial damage,<br \/>\nalterations, addition and\/or renovations<br \/>\nto the present original super structure<br \/>\nof the demised portions of the said<br \/>\npremises bearing No. G-11, Maharani Bagh,<br \/>\nNew Delhi-110 065 including the<br \/>\nfloorings and tilings thereof;\n<\/p>\n<p> (C) mandatory injunction requiring the said<br \/>\ndefendant (s), its Directors, employees,<br \/>\nofficers, agents, security guards,<br \/>\ncontractors and workmen to restore the<br \/>\ndemised premises forming part of the<br \/>\nbuilding G-11, Maharani Bagh, New Delhi<br \/>\nto their original condition;\n<\/p>\n<p> (D) permanent injunction restraining the said<br \/>\ndefendant (s), its Directors, employees,<br \/>\nofficials, agents, security guards,<br \/>\ncontractors and workmen from providing<br \/>\nunhindered and uninterrupted right to the<br \/>\nplaintiff, her family members, authorised<br \/>\nrepresentatives and\/or workmen to inspect<br \/>\nthe demised premises at all reasonable<br \/>\nhours, particularly after prior<br \/>\nintimation;\n<\/p>\n<p> (E) permanent injunction against the said<br \/>\ndefendant (s), its security guards,<br \/>\ncontractors and workmen from obstructing,<br \/>\ninterfering and\/or hindering the<br \/>\nplaintiff&#8217;s right of free ingress and<br \/>\negress into the premises forming part of<br \/>\nthe building bearing No. G-11, Maharani<br \/>\nBagh, New Delhi-110 065 that are in the<br \/>\nactual, physical possession, use and<br \/>\noccupation of the plaintiff, i.e. one<br \/>\ngarage on the left hand side and two<br \/>\nservant quarters on the first floor of<br \/>\nthe annexe building;\n<\/p>\n<p> (F) permanent injunction against the said<br \/>\ndefendant (s), its Directors, employees,<br \/>\nofficers, agents, security guards,<br \/>\ncontractors and workmen from subletting,<br \/>\nassigning or otherwise parting with the<br \/>\npossession or even from creating any<br \/>\nthird party interest in any form<br \/>\nwhatsoever in respect of the demised<br \/>\nportions of the premises interference in<br \/>\nthis suit;\n<\/p>\n<p> (G) permanent injunction, against the said<br \/>\ndefendant (s), its Directors, employees,<br \/>\nofficers, agents, security guards,<br \/>\ncontractors and workmen from changing or<br \/>\nconverting the user of the demised<br \/>\nportions of the premises in reference in<br \/>\nthis suit from residential to<br \/>\ncommercial\/industrial;\n<\/p>\n<p> (H) for such other or further reliefs<br \/>\nincluding costs of this suit as this<br \/>\nHon&#8217;ble Court may deem fit and or proper.\n<\/p>\n<p> 6. It would be appropriate to deal with the above<br \/>\nprayers item-wise.\n<\/p>\n<p> 7. As regards Prayers (A) and (B) by way of<br \/>\npermanent injunction for restraining the defendant from<br \/>\ncarrying out any illegal or unauthorised construction, it<br \/>\nis submitted by the learned counsel for the defendant<br \/>\nitself that defendant is prepared, without admitting any<br \/>\nof the contentions of the plaintiff, the statement may be<br \/>\nrecorded on defendants behalf that no construction work,<br \/>\nor addition, or alteration, or renovation of any kind<br \/>\nwhatsoever will be carried out in respect of the premises<br \/>\nin question.\n<\/p>\n<p> 8. As such, prayers &#8216;A&#8217; and &#8216;B&#8217; accordingly would no<br \/>\nlonger survive for consideration in view of the said<br \/>\nstatement made on behalf of the defendant. Prayer &#8216;C&#8217;<br \/>\nwill be deal with in detail hereinbelow after prayer G.\n<\/p>\n<p> 9. As far as prayer D is concerned, learned counsel<br \/>\nfor the defendant submits, that subject to being given<br \/>\nnotice and reasonable time for compliance, the defendant<br \/>\nhas no objection to the inspection of the demised<br \/>\npremises by the plaintiff, or by the authorised<br \/>\nrepresentative of the plaintiff. The said prayer also<br \/>\ntherefore does not survive for consideration.\n<\/p>\n<p> 10. As regards prayer E, learned counsel for the<br \/>\ndefendant has assured that in relation to one garage<br \/>\nwhich is in possession of the plaintiff, with entry from<br \/>\nthe back side, the ingress and egress of plaintiff, as<br \/>\nalso the use and occupation thereof by the plaintiff,<br \/>\nshall not be obstructed.\n<\/p>\n<p> 11. In response to prayer &#8216;F&#8217; and &#8216;G&#8217;, learned<br \/>\ncounsel for the defendant has submitted that they<br \/>\nundertake not to carry out any of the activities referred<br \/>\nto in the said prayers E &amp; G, and therefore these prayers<br \/>\nalso do not survive for consideration.\n<\/p>\n<p> 12. That leaves only prayer &#8216;C&#8217;. As regards Prayer C<br \/>\nregarding plaintiff&#8217;s claim for restoration of the<br \/>\npremises to their original condition, in this regard,<br \/>\nwhile it is no doubt true that in the case of some other<br \/>\nsub-clauses of Section 14(1) of the Delhi Rent Control<br \/>\nAct, such as subletting, since injunctive relief cannot<br \/>\nbe granted by the Rent Controller, as such a Civil Suit<br \/>\nfor injunction may be maintainable at earliest stage viz<br \/>\nbefore subletting takes place, but once the premises have<br \/>\nbeen subjected to damage, as is the allegation in the<br \/>\npresent case, then the only remedy open to the land lord<br \/>\nof such premises, which are admittedly subject to the<br \/>\nDRC, Act viz having rental below Rs. 3500\/- per month,<br \/>\nwould be to approach the Rent Controller under Section<br \/>\n14(1) of the Act, and not by way of a civil suit.\n<\/p>\n<p> 13. Not only would Section 50 stand in the way, as a<br \/>\nbar to the suit, but even otherwise it is only<br \/>\nappropriate that in relation to such premises which are<br \/>\ncovered by the statutory provisions of the DRC Act, which<br \/>\nAct is duly containing both the right and remedy in this<br \/>\nbehalf, then it would be incumbent upon the plaintiff to<br \/>\ntake resort to that remedy only. As a corollary it would<br \/>\nfollow that it is not available to the landlord to take<br \/>\nrecourse to the remedy of filing a civil suit.\n<\/p>\n<p> 14. Learned counsel for the plaintiff has relied upon<br \/>\nthe judgment of Single Judge of this Court delivered in<br \/>\nSuit No. 2482\/94, titled  S.K. Mehta v. Consilium<br \/>\n(P) Ltd. wherein it was held, while dealing with an<br \/>\napplication under Section 10 CPC, that in view of the<br \/>\noptional nature of the alternative directions possible<br \/>\nunder the Rent Act, the proceedings of the civil suit<br \/>\nwill not be stated. That context was wholly different.<br \/>\nEven otherwise, once the parliament has legislated on the<br \/>\nmatter, and has laid down that Rent Controller may direct<br \/>\neither restoration of the premises, or may award damages,<br \/>\nas the case may be, then that would certainly over-ride<br \/>\nthe private rights of the landlord in this case in the<br \/>\ncontext of her contention that she would not be content<br \/>\nwith an award of damages even if statutorily so provided<br \/>\nand therefore she must be permitted to pursue her civil<br \/>\nsuit for relief of restoration back of the premises to<br \/>\ntheir original condition. In the view I am taking, I<br \/>\nfelt to need to go into the other crucial aspect that<br \/>\ninjunction is in any case, only a discretionary remedy.\n<\/p>\n<p> 15. Under Section 9 of the Code of Civil Procedure<br \/>\nall suits are maintainable except for those which are<br \/>\nbarred. It is the admitted position that the suit<br \/>\npremises in the present case, having a rental below<br \/>\nRs. 3500\/- per month, fall within the scope of the Delhi<br \/>\nRent control Act. The only question which needs<br \/>\nconsideration is whether a regular civil suit will be<br \/>\nmaintainable in relation to a cause of action which is<br \/>\nalso covered by Section 50 of the Delhi Rent<br \/>\nControl Act. My attention has been drawn to the Division<br \/>\nBench of this Court in RFA (OS) 11\/94 titled  Fhiroz Adi<br \/>\nVandrevala v. Major Shanti Kumar Sharma reported at<br \/>\n1995(1) RLR page 720. It has been laid down in the said<br \/>\ncase that in view of the express provision of Section 50<br \/>\nof the Delhi Rent Control Act, the civil courts would not<br \/>\nhave jurisdiction in regard to matters which fall within<br \/>\nthe purview of the Rent Controller. It is not denied,<br \/>\nand it cannot be denied, that orders regarding<br \/>\nrestoration of the premises of their original condition<br \/>\ncan be obtained by recourse to Section 14 of the<br \/>\nsaid Act. It would follow therefore that the civil court<br \/>\nhas no jurisdiction to entertain such a suit which would<br \/>\nthen stand barred by law in terms of section 50 of the<br \/>\nAct also.\n<\/p>\n<p> 16. In the said Division Bench judgment, the appeal<br \/>\nwas allowed and the order of the Hon&#8217;ble Single Judge was<br \/>\nset aside only on the ground that the relief regarding<br \/>\npermanent injunction in protecting the peaceful<br \/>\npossession of the plaintiff, does not fall within the<br \/>\npurview of the Delhi Rent Control Act.\n<\/p>\n<p> 17. That is not the case in the present suit. Here<br \/>\nis a case which would fall squarely within the four<br \/>\ncorners of Section 14(1)(j) of the Act. In fact, the<br \/>\nplaintiff in her submissions has virtually accepted this<br \/>\nposition, because the plaintiff has primarily made a<br \/>\ngrievance to the fact that the Rent Controller while<br \/>\nexercising power under Section 14(1) of the Act, has<br \/>\nthe discretion to either direct restoration of the<br \/>\npremises to the original condition or to award damages.<br \/>\nThe emphasis of the plaintiff seems to be that the second<br \/>\nalternative relief regarding damages, being not<br \/>\nacceptable to the plaintiff, and hence the suit should be<br \/>\nheld to be maintainable for plaintiff&#8217;s satisfaction<br \/>\nregarding the first alternative of above relief, which<br \/>\nplaintiff wants to secure.\n<\/p>\n<p> 18. There is a fundamental fallacy in this argument.<br \/>\nOnce Parliament has enacted a law providing for these two<br \/>\neventualities in the case of a tenant to whom the Rent<br \/>\nAct applies, then where the tenant has committed breach<br \/>\nof the obligation towards the landlord by carrying out<br \/>\nunauthorised addition\/alteration, then the legal right<br \/>\nof the plaintiff shall stand governed and limited by the<br \/>\nlaw enacted by the Parliament for the said purpose, and<br \/>\nit would not be open to an individual to claim that just<br \/>\nbecause the other of the two alternatives of legal<br \/>\nredressal viz either restoration or damages, is not<br \/>\nacceptable to her, therefore in her individual case there<br \/>\nshould be an authorisation to by-pass the statutory<br \/>\nprovisions, by allowing the plaintiff in this case to<br \/>\nmaintain a civil suit, even where as in the present case,<br \/>\nthe plaintiff has elected to voluntarily take proceedings<br \/>\nunder the DRC Act which are now presently pending before<br \/>\nthe Court of Rent Controller.\n<\/p>\n<p> 19. Even if there was some doubt regarding the legal<br \/>\nposition so-long-as plaintiff had stuck to her guns<br \/>\nregarding maintainability of the civil suit as being the<br \/>\nonly proper and efficacious remedy, however, no soon as<br \/>\nthe plaintiff of her own free will, and violative, has<br \/>\ninstituted two eviction petitions against the defendant,<br \/>\nincluding on the ground of substantial damage to the<br \/>\npremises and the prayer for the restoration back of the<br \/>\nsame, there can be no manner of the doubt that the civil<br \/>\nsuit would not be maintainable in relation to prayer &#8216;C&#8217;<br \/>\nof the plaint, which as submitted above, is the only<br \/>\nsurviving prayer requiring consideration by this Court<br \/>\npursuant to the assurances\/concession in relation to<br \/>\nother prayers made by the learned counsel for the<br \/>\ndefendant during the arguments held in this matter.\n<\/p>\n<p> 20. There is another well-settled principle regarding<br \/>\nmaintainability of the civil suit, viz that if the right<br \/>\nand remedy are both contained in a special statute, then<br \/>\nthe general remedy of filing of a regular civil suit,<br \/>\nwill not be available. In this connection reference may<br \/>\nbe made to the judgment of the Apex Court in the case of<br \/>\n <a href=\"\/doc\/321104\/\">Premier Automobiles Ltd. v. Kamlekar Shantaram Wadke<br \/>\nof Bombay and Ors.,<\/a>  to<br \/>\nthe effect that where a right is created by statute and<br \/>\nthe method of enforcing the right or of redressing the<br \/>\ngrievance, is contained in the statute creating the<br \/>\nright, then the general remedy of suit will be impliedly<br \/>\nbarred.\n<\/p>\n<p> 21. In view of the above, and taking into account the<br \/>\nassurances\/concession of the defendant which have been<br \/>\nduly noted hereinabove in this judgment, the only relief<br \/>\nin the suit which survives for consideration viz prayer\n<\/p>\n<p>(c), stands clearly barred in view of the provisions of<br \/>\nSection 50 of the Delhi Rent Control Act.\n<\/p>\n<p> 22. Accordingly the plaint is rejected in relation to<br \/>\nthe sole surviving prayer (c) as set out in the plaint.<br \/>\nAs regards all other prayers, the defendant is held bound<br \/>\nby the assurances as recorded in para 7 of the judgment.<br \/>\nOnce the defendant is held bound by the terms of the<br \/>\nassurances held out to this Court, no relief beyond the<br \/>\nsame is warranted in favor of the plaintiff in relation<br \/>\nto the other prayers (A)(B)(D)(E)(F)(G) and (H).\n<\/p>\n<p> 23. With the above observations, the plaint is<br \/>\nrejected and the suit disposed of in the above terms, but<br \/>\nwith no order as to costs.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Delhi High Court Krishna Vanti vs Modi Overseas And Ors. on 15 November, 2002 Equivalent citations: 101 (2002) DLT 482, 2003 (67) DRJ 1 Author: S Mukherjee Bench: S Mukerjee JUDGMENT S. Mukherjee, J. IA NO. 177\/02 1. This application has been filed under Order 7 Rule 11 by the defendants, primarily on the ground [&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":[14,8],"tags":[],"class_list":["post-165629","post","type-post","status-publish","format-standard","hentry","category-delhi-high-court","category-high-court"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Krishna Vanti vs Modi Overseas And Ors. on 15 November, 2002 - 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\/krishna-vanti-vs-modi-overseas-and-ors-on-15-november-2002\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Krishna Vanti vs Modi Overseas And Ors. on 15 November, 2002 - Free Judgements of Supreme Court &amp; 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