{"id":217190,"date":"1996-08-23T00:00:00","date_gmt":"1996-08-22T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/ms-jyoti-prashad-vinod-kumar-and-vs-yash-pal-and-others-on-23-august-1996"},"modified":"2016-08-01T14:09:15","modified_gmt":"2016-08-01T08:39:15","slug":"ms-jyoti-prashad-vinod-kumar-and-vs-yash-pal-and-others-on-23-august-1996","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/ms-jyoti-prashad-vinod-kumar-and-vs-yash-pal-and-others-on-23-august-1996","title":{"rendered":"M\/S. Jyoti Prashad Vinod Kumar And &#8230; vs Yash Pal And Others on 23 August, 1996"},"content":{"rendered":"<div class=\"docsource_main\">Supreme Court of India<\/div>\n<div class=\"doc_title\">M\/S. Jyoti Prashad Vinod Kumar And &#8230; vs Yash Pal And Others on 23 August, 1996<\/div>\n<div class=\"doc_citations\">Equivalent citations: JT 1996 (8)   195<\/div>\n<div class=\"doc_author\">Author: M Punchhi<\/div>\n<div class=\"doc_bench\">Bench: Punchhi, M.M.<\/div>\n<pre>           PETITIONER:\nM\/S. JYOTI PRASHAD VINOD KUMAR AND ANR.\n\n\tVs.\n\nRESPONDENT:\nYASH PAL AND OTHERS\n\nDATE OF JUDGMENT:\t23\/08\/1996\n\nBENCH:\nPUNCHHI, M.M.\nBENCH:\nPUNCHHI, M.M.\nTHOMAS K.T. (J)\n\nCITATION:\n JT 1996 (8)   195\n\n\nACT:\n\n\n\nHEADNOTE:\n\n\n\nJUDGMENT:\n<\/pre>\n<p>\t\t\t O R D E R<br \/>\n     Leave granted.\n<\/p>\n<p>     This is  an appeal\t against the judgment and order of a<br \/>\nlearned Single Judge of the High Court of Punjab and Haryana<br \/>\ndated  26-5-1995,   passed  in\tCivil  Revision\t No.4928\/94,<br \/>\ndismissing the\trevision petition  of the present appellants<br \/>\nin limine.\n<\/p>\n<p>     The facts\tas are\trelevant  for  our  purpose  are  as<br \/>\nfollows:\n<\/p>\n<p>     In an  eviction petition,\traising a number of grounds,<br \/>\nthe sole  surviving one was : whether the tenants had made a<br \/>\nvalid tender  of arrears  of rent,  inclusive of  taxes. The<br \/>\nperiod for  which arrears of rent were claimed was from 1-4-<br \/>\n1984 till  30-9-1986. So  far as  the quantum of contractual<br \/>\nrent was  concerned, that  indisputably was  paid before the<br \/>\nRent Controller.  The dispute centered around the payment of<br \/>\nhouse-tax. It  is undisputed  that the house-tax was payable<br \/>\nw.e.f. 1-4-1985. The fact that the said house-tax could form<br \/>\npart of\t the rent,  was never  disputed. Section 8(1) of the<br \/>\nHaryana Urban  (control of  Rent  and  Eviction)  Act,\t1973<br \/>\nprovides for  this eventuality,\t which is worth reproduction<br \/>\nat this stage. which reads:\n<\/p>\n<blockquote><p>     &#8220;8. INCREASE  OF RENT ON ACCOUNT OF<br \/>\n     PAYMENT OF RATES, ETC. OF THE LOCAL<br \/>\n     AUTHORITY\t&#8211;   (1)\t Notwithstanding<br \/>\n     anything  contained  in  any  other<br \/>\n     provision of  the Act,  a\tlandlord<br \/>\n     shall be  entitled to  increase the<br \/>\n     rent of  a building  or rented land<br \/>\n     if after  the commencement\t of  the<br \/>\n     tenancy, a\t fresh rate, cess or tax<br \/>\n     is\t levied\t  in  respect\tof   the<br \/>\n     building  or  rented  land\t by  any<br \/>\n     local authority,  or if there is an<br \/>\n     increase in  the amount  of such  a<br \/>\n     rate, cess\t or tax\t being levied at<br \/>\n     the commencement of this Act.<br \/>\n\t  Provided that increase in rent<br \/>\n     shall not\texceed the amount of any<br \/>\n     such  rate,  cess\tor  tax\t or  the<br \/>\n     amount of\tincrease in  such  rate,<br \/>\n     cess or tax, as the case may be:<br \/>\n\t  Provided  further   that  such<br \/>\n     Increase in  rent shall  be payable<br \/>\n     by the  tenant  from  the\tdate  of<br \/>\n     despatch of  the written  notice of<br \/>\n     demand sent  by the  landlord under<br \/>\n     registered cover.\n<\/p><\/blockquote>\n<blockquote><p>     (2)    Notwithstanding\tanything<br \/>\n     contained in  any law  for the time<br \/>\n     being in  force or any contract, no<br \/>\n     landlord  shall  recover  from  his<br \/>\n     tenant the amount of any rate, cess<br \/>\n     or tax  or any portion thereof in &#8211;<br \/>\n     respect of\t any building  or rented<br \/>\n     land occupied by such tenant by any<br \/>\n     increase in  the amount of the rent<br \/>\n     payable  or   otherwise,  save   as<br \/>\n     provided in subsection (1).&#8221;<\/p><\/blockquote>\n<p>     Specific  attention  need\tbe  invited  to\t the  second<br \/>\nproviso which  mandates that increase in rent due to levy or<br \/>\nincrease in  rate, cess\t or tax payable by the tenant is not<br \/>\nautomatic from\tthe date  of levy  but permissible  from the<br \/>\ndate of\t despatch of  the written   notice  of\tdemand.\t The<br \/>\nliability  transferred\t is  thus   prospective.  There\t are<br \/>\nevidently three\t important elements  for the  proviso to  be<br \/>\noperative, namely,  (i)\t on the happening of the event there<br \/>\nshall be  a despatch   of  written notice of demand; (ii) it<br \/>\nmust be\t sent by   the landlord under  registered cover; and\n<\/p>\n<p>(iii) the   increased  rent shall  be payable  by the tenant<br \/>\nfrom the   date\t of despatch of demand letter and not from a<br \/>\ndate earlier.  It is,  thus, patently  clear that  even if a<br \/>\nfresh rate,  cess or  tax had been levied in respect of\t the<br \/>\ndesired building  or rented land, unless the demand  is made<br \/>\nin terms  of the  2nd proviso,\tit per\tse does\t not   go to<br \/>\nincrease the  liability of the tenant to pay increased rent.<br \/>\nThe spirit  of the  provision,\t  apparently,  is  that\t the<br \/>\nliability to  pay fresh\t rate,\t cess  or  tax\tor  increase<br \/>\nthereof is  primarily that  of the  landlord,  but  the\t law<br \/>\npermits him to shift the  burden to the tenant in the manner<br \/>\nordained in the second proviso.\n<\/p>\n<p>     In view  of the  Rent controller, the tender  had fully<br \/>\nand validly been made which was inclusive of   house-tax the<br \/>\nappellate authority,  however, took  the    view that it had<br \/>\nnot been made so. The High Court, as   said before, affirmed<br \/>\nthe view  of  the  appellate  authority\t by  dismissing\t the<br \/>\nrevision petition  in limine.  Nowhere do  we  find  on\t the<br \/>\npresent record\tit ever\t having been  pleaded or  found that<br \/>\nthere was  a notice  in terms of the 2nd proviso sent to the<br \/>\ntenant. There  were,  however,\tthree  documents  on  record<br \/>\nbeing Exhibits\tA-6, A-7  and A-8  having a  bearing on\t the<br \/>\ncontroversy. Ex.  A-6 is  dated 23-1-1985  and the  same was<br \/>\nsent at\t the instance  of the landlord by his counsel to the<br \/>\ntenant&#8217;s counsel  by means  of 3  registered letter.  lt  is<br \/>\nspecifically not  a notice  of demand  as such\tbut it\tonly<br \/>\nblames the  tenants of\thaving failed to remit the house-tax<br \/>\npayable along  with the\t rent due.  Ex.A-7 and\tA-8 are both<br \/>\ndated 2-4-1985\tpurported to  have been sent by the landlord<br \/>\nto the\ttwo tenants in identical language thereby putting to<br \/>\nnotice the  respective tenants\tthat house-tax in the sum of<br \/>\nRs.262.50 per annum w.e.f. 1-4-1985 was payable by each. The<br \/>\nreceipt of  these notices  has\tnot  been  accepted  by\t the<br \/>\ntenants. All  the same,\t it is crystal clear that these were<br \/>\nnot sent  to the  tenants under `registered cover&#8217; as is the<br \/>\nrequirement of\tthe 2nd proviso to Section 8. Ex. A-7 and A-<br \/>\n8, indubitably,\t were otherwise\t timely notices. Even if the<br \/>\ntenants are  not bound by these, the landlord definitely is.<br \/>\nEx.A-6 being of a date prior to 1-4-1985 (the date of levy),<br \/>\ncould not  be termed as a notice or despatch in terms of the<br \/>\n2nd proviso.  Thus it  was no notice in the eyes of law. A-7<br \/>\nand A-S\t too fail  to conform  to the strict requirements of<br \/>\nthe proviso. Thus, in the absence of a valid notice\/despatch<br \/>\nin terms of the 2nd proviso, it goes without saying that the<br \/>\ntenants\t were\tunder  no  obligation  to  tender  house-tax<br \/>\nalongwith arrears  of  rent.  However,\tthey  seem  to\thave<br \/>\nvoluntarily tendered  before the  Rent controller  house tax<br \/>\nw.e.f. 1-10-1984  to 30-9-1986. By their manifested conduct,<br \/>\ntherefore, they stand duly noticed as to their obligation to<br \/>\npay house  tax. They were however under no obligation to pay<br \/>\nthe house tax demanded for the period prior to 1-4-1985. For<br \/>\nthis reason,  no defect\t can be\t found in the tender made by<br \/>\nthe tenants-appellants.\t Their eviction\t was, thus, uncalled<br \/>\nfor. The  Appellate Authority committed an error in ordering<br \/>\neviction  and\tthe  High  Court  concurring  in  the  same.<br \/>\nResultantly, we\t would, and  do hereby,\t upset the orders of<br \/>\nthe appellate authority and that of the High Court and order<br \/>\nrestoration of\tthat of\t the Rent Controller, dismissing the<br \/>\neviction petition on the ground of failure to pay rent.\n<\/p>\n<p>     The appeal, thus, stands allowed with costs.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Supreme Court of India M\/S. Jyoti Prashad Vinod Kumar And &#8230; vs Yash Pal And Others on 23 August, 1996 Equivalent citations: JT 1996 (8) 195 Author: M Punchhi Bench: Punchhi, M.M. PETITIONER: M\/S. JYOTI PRASHAD VINOD KUMAR AND ANR. Vs. RESPONDENT: YASH PAL AND OTHERS DATE OF JUDGMENT: 23\/08\/1996 BENCH: PUNCHHI, M.M. BENCH: PUNCHHI, [&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-217190","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>M\/S. 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