{"id":225681,"date":"2009-08-07T00:00:00","date_gmt":"2009-08-06T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/chittre-paru-vs-kunduvalappil-anandan-on-7-august-2009"},"modified":"2016-02-10T16:54:40","modified_gmt":"2016-02-10T11:24:40","slug":"chittre-paru-vs-kunduvalappil-anandan-on-7-august-2009","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/chittre-paru-vs-kunduvalappil-anandan-on-7-august-2009","title":{"rendered":"Chittre Paru vs Kunduvalappil Anandan on 7 August, 2009"},"content":{"rendered":"
Kerala High Court<\/div>\n
Chittre Paru vs Kunduvalappil Anandan on 7 August, 2009<\/div>\n
       \n\n  \n\n  \n\n \n \n  IN THE HIGH COURT OF KERALA AT ERNAKULAM\n\nRCRev..No. 102 of 2005()\n\n\n1. CHITTRE PARU, W\/O.RAMUNNI,\n                      ...  Petitioner\n2. GOVINDAN CHITTRE, S\/O.RAMUNNI,\n3. C.JINESH ALIAS JITHESH, S\/O.GOVINDAN,\n4. C.JIJITHA, D\/O.GOVINDAN, R\/A.\n\n                        Vs\n\n\n\n1. KUNDUVALAPPIL ANANDAN, S\/O.KUNHIRAMAN,\n                       ...       Respondent\n\n                For Petitioner  :SRI.CIBI THOMAS\n\n                For Respondent  :SRI.P.R.VENKETESH\n\nThe Hon'ble MR. Justice PIUS C.KURIAKOSE\nThe Hon'ble MR. Justice P.Q.BARKATH ALI\n\n Dated :07\/08\/2009\n\n O R D E R\n          PIUS C.KURIAKOSE & P.Q.BARKATH ALI, JJ.\n                       ------------------------\n                      R.C.R.No.102 OF 2005\n                       ------------------------\n\n              Dated this the 7th day of August, 2009\n\n                              ORDER\n<\/pre>\n
Pius C.Kuriakose, J.\n<\/p>\n
      The landlords are in revision and they are aggrieved by the<\/p>\n
judgment of the rent control appellate authority declining<\/p>\n
eviction on the ground under Section 11 (4)(ii) (user of the<\/p>\n
building in such a manner as to reduce the value and utility<\/p>\n
materially and permanently). It has become evident in this case<\/p>\n
that the petition schedule building, in fact two rooms, were<\/p>\n
materially altered    by the tenant and that too unauthorisedly<\/p>\n
without the consent of the landlords.     What the tenant did was<\/p>\n
to remove the window and infact the entire front wall of the room<\/p>\n
and to substitute the same with steel rolling shutter.   The rent<\/p>\n
control court, on an evaluation of the evidence, came to the<\/p>\n
conclusion that eviction ground under clause (ii) of sub Section<\/p>\n
(4) of Section 11      is made out.       The appellate authority,<\/p>\n
however, would make thorough reappraisal of the evidence and<\/p>\n
conclude that evidence fell short of holding that the value and<\/p>\n
utility of the building was materially and permanently reduced.<\/p>\n
RCR.No.102\/2005                 2<\/span><\/p>\n
Accordingly, the appellate authority set aside the order of the<\/p>\n
rent control court and dismissed the RCP.\n<\/p>\n
      2. Sri.Cibi Thomas, learned counsel for the revision<\/p>\n
petitioners has addressed us extensively on the basis of all the<\/p>\n
grounds raised.     He submitted that the question whether the<\/p>\n
value   and utility of the building has been reduced is to be<\/p>\n
answered from the point of view of the landlords.  He read over<\/p>\n
to us the oral evidence which was given by the landlords before<\/p>\n
the court below.    According to him, the above evidence should<\/p>\n
have been accepted by the appellate authority.   Strong reliance<\/p>\n
was placed by him on a number of precedents in support of his<\/p>\n
arguments.     Judgment of the Supreme Court in G.Reghunathan<\/p>\n
v. K.V.Varghese (AIR<\/a> 2005 SC 3680), State of Haryana and<\/p>\n
others (AIR 1996 SC 2936), Vipin Kumar v. Roshan Lal & Others<\/a><\/p>\n
(1993 (3) JT 171) and the judgment of this court in Selvaraj<\/p>\n
Francis v. Returning Officer<\/a> (2004 (3) KLT 889) and Michael v.<\/p>\n
Paramara Group Devaswam<\/a>(2006 (1) KLT 979) were among the<\/p>\n
precedents cited before us by Sri.Cibi Thomas.<\/p>\n
      3. All the submissions of Sri.Cibi Thomas were resisted by<\/p>\n
Sri.P.C.Chacko, learned counsel for the respondent tenant.<\/p>\n
RCR.No.102\/2005                  3<\/span><\/p>\n
Sri.Chacko reminded us of the contours of this court’s jurisdiction<\/p>\n
under Section 20.     Sri.Chacko also did not lag behind in citing<\/p>\n
the decisions. G.Reghunathan v. K.V.Varghese<\/a> (2005 (7) SCC<\/p>\n
317), Abdul Kader v. George Joseph<\/a>(2009(1) KLT 205),<\/p>\n
G.Arunachalam     (died)    through   L.R.’s   and    another    v.<\/p>\n
Thondarperienambi      and   another    (AIR   1992     SC    977),<\/p>\n
Viswanathan v. Porichu (1985 KLT 551),       Ahammad Kanna v.<\/p>\n
Muhammed Haneef (1967 KLT 841) were among the precedents<\/p>\n
cited before us by Sri.Chacko.\n<\/p>\n
     4. We have considered the rival submissions addressed at<\/p>\n
the Bar. Under the statutory scheme the final authority to decide<\/p>\n
on facts is the rent control appellate authority.    Having gone<\/p>\n
through the impugned judgment of the rent control appellate<\/p>\n
authority, we find that though the findings of that authority are<\/p>\n
in reversal of the findings entered by the rent control court, that<\/p>\n
authority’s findings      are founded on evidence including<\/p>\n
circumstantial evidence. It is true that the action of removal of<\/p>\n
the window and the wall and substitution of the same with rolling<\/p>\n
shutter was totally unauthorized action on the part of the tenant.<\/p>\n
But the question to be considered is whether the action results<\/p>\n
RCR.No.102\/2005                  4<\/span><\/p>\n
in reduction in the value and utility of the building materially and<\/p>\n
permanently. The building was let out by the landlords to the<\/p>\n
tenant for a tyre resoling business. Even now i.e. even after the<\/p>\n
alteration made to the building by the tenant, the tenant is able<\/p>\n
to utilise the building for the purpose of tyre resoling works. In<\/p>\n
other words, alteast in the matter of utilising the building for<\/p>\n
doing tyre resoling work, utility has not reduced. Some of the<\/p>\n
suggestions in cross examination of the landlords and the<\/p>\n
answers given by the landlords will suggest that the building is<\/p>\n
even now capable of being used for all the purposes for which it<\/p>\n
could be used even prior to the alteration.     In other words, the<\/p>\n
evidence on record is not sufficient to hold that the utility of the<\/p>\n
building has become reduced.      Statutory eviction ground under<\/p>\n
Section 11 (4) (ii) is made out only if the value or utility of the<\/p>\n
building has been reduced materially and permanently.        In the<\/p>\n
instant case, we are also       convinced that the utility of the<\/p>\n
building has not become materially or permanently be reduced.<\/p>\n
Though the evidence of the landlords is to the effect that the<\/p>\n
value has become reduced, there is no cogent material to decide<\/p>\n
as to the extent to which the value has been reduced. Reduction<\/p>\n
RCR.No.102\/2005                  5<\/span><\/p>\n
in the value has to be a permanent one. It is difficult to hold on<\/p>\n
the evidence now available on record         that the value of the<\/p>\n
building has been permanently reduced on account of the action<\/p>\n
of the tenant. It may be possible to restore the building to the<\/p>\n
original condition once the rolling shutter is removed and the<\/p>\n
window as well as the wall are restored. Either way, we are not<\/p>\n
in a position to interfere with the finding of the appellate<\/p>\n
authority that the eviction granted under section 11 (4) (ii) is<\/p>\n
not made out. We cannot say that the finding of the appellate<\/p>\n
authority   is   illegal,  irregular, improper to the extent of<\/p>\n
warranting invocation of the revisional jurisdiction under Section<\/p>\n
20.   However, we notice that the building in question is situated<\/p>\n
in a very important area of the town. The rent fixed years ago<\/p>\n
is, according to us, far below the fair rent. Having regard to the<\/p>\n
importance of the locality where the building is situated, we are<\/p>\n
of the view that     if the same    is let out now, it may fetch<\/p>\n
Rs.1,500\/- per month. At the same time we are inclined to refix<\/p>\n
the contract rent payable by the              tenant at Rs.500\/-<\/p>\n
prospectively with effect from 1st September 2009.             The<\/p>\n
respondent shall pay the rent at the rate of Rs.500\/- per month<\/p>\n
RCR.No.102\/2005                  6<\/span><\/p>\n
with effect from 2\/9\/2009. It is made clear that such refixation<\/p>\n
by us of the rent, is without prejudice to the right of either of the<\/p>\n
parties to move the competent court for fixation of fair rent in<\/p>\n
accordance with law.\n<\/p>\n
     The RCR will stand dismissed subject to our refixation of the<\/p>\n
rent prospectively.\n<\/p>\n<\/p>\n
                                   PIUS C.KURIAKOSE,JUDGE<\/p>\n
                                     P.Q.BARKATH ALI, JUDGE
\ndpk<\/p>\n","protected":false},"excerpt":{"rendered":"
Kerala High Court Chittre Paru vs Kunduvalappil Anandan on 7 August, 2009 IN THE HIGH COURT OF KERALA AT ERNAKULAM RCRev..No. 102 of 2005() 1. CHITTRE PARU, W\/O.RAMUNNI, … Petitioner 2. GOVINDAN CHITTRE, S\/O.RAMUNNI, 3. C.JINESH ALIAS JITHESH, S\/O.GOVINDAN, 4. C.JIJITHA, D\/O.GOVINDAN, R\/A. Vs 1. KUNDUVALAPPIL ANANDAN, S\/O.KUNHIRAMAN, … Respondent For Petitioner :SRI.CIBI THOMAS For […]<\/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":[8,21],"tags":[],"class_list":["post-225681","post","type-post","status-publish","format-standard","hentry","category-high-court","category-kerala-high-court"],"yoast_head":"\nChittre Paru vs Kunduvalappil Anandan on 7 August, 2009 - Free Judgements of Supreme Court & 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\/chittre-paru-vs-kunduvalappil-anandan-on-7-august-2009\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Chittre Paru vs Kunduvalappil Anandan on 7 August, 2009 - 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