{"id":229043,"date":"2010-04-09T00:00:00","date_gmt":"2010-04-08T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/v-m-sheela-vs-kamco-employees-union-on-9-april-2010"},"modified":"2019-01-25T13:37:51","modified_gmt":"2019-01-25T08:07:51","slug":"v-m-sheela-vs-kamco-employees-union-on-9-april-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/v-m-sheela-vs-kamco-employees-union-on-9-april-2010","title":{"rendered":"V.M.Sheela vs Kamco Employees Union on 9 April, 2010"},"content":{"rendered":"<div class=\"docsource_main\">Kerala High Court<\/div>\n<div class=\"doc_title\">V.M.Sheela vs Kamco Employees Union on 9 April, 2010<\/div>\n<pre>       \n\n  \n\n  \n\n \n \n  IN THE HIGH COURT OF KERALA AT ERNAKULAM\n\nRCRev..No. 201 of 2007()\n\n\n1. V.M.SHEELA,W\/O.K.K.BALAKRISHNAN,KULIRMA,\n                      ...  Petitioner\n\n                        Vs\n\n\n\n1. KAMCO EMPLOYEES UNION, ATHANI, REGD.\n                       ...       Respondent\n\n                For Petitioner  :SRI.K.JAYAKUMAR\n\n                For Respondent  :SRI.V.K.VEERAVUNNY\n\nThe Hon'ble MR. Justice PIUS C.KURIAKOSE\nThe Hon'ble MR. Justice K.SURENDRA MOHAN\n\n Dated :09\/04\/2010\n\n O R D E R\n                                                  C.R.\n                 PIUS C.KURIAKOSE &amp;\n             K.SURENDRA MOHAN, JJ.\n           -------------------------------------------\n                 RCR No.201 of 2007\n           -------------------------------------------\n        Dated this the 9th day of April, 2010\n\n                          ORDER\n<\/pre>\n<p>Surendra Mohan,J.\n<\/p>\n<p>       This is a tenant&#8217;s revision filed challenging<\/p>\n<p>concurrent orders of eviction passed by the Rent<\/p>\n<p>Control Court, Aluva and the Rent Control Appellate<\/p>\n<p>Authority, North Paravur. The respondent-landlord is<\/p>\n<p>the KAMCO Employees Union, represented by its<\/p>\n<p>General Secretary.      The Rent Control Court ordered<\/p>\n<p>eviction under Section 11(3) 11(7) and 11(8) of the<\/p>\n<p>Kerala Buildings (Lease and Rent Control) Act, 1965.<\/p>\n<p>On appeal, the Appellate Authority rejected the ground<\/p>\n<p>under Section 11(3) and confined the order of eviction<\/p>\n<p>to the grounds under Section 11(8) and 11(7) of the<\/p>\n<p>Act.\n<\/p>\n<p>     2. The respondent-landlord filed RCP No.15 of<\/p>\n<p>2004 of the Rent Control Court, Aluva seeking an order<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007         2<\/span><\/p>\n<p>  of eviction against the tenant under Section 11(3), 11<\/p>\n<p>  (7) and 11(8) of the Act. According to the petitioner,<\/p>\n<p>  the tenanted premises having an area of 750 sq.ft.<\/p>\n<p>  was initially let out to the husband of the revision<\/p>\n<p>  petitioner on a monthly rent of Rs.2,300\/- for the<\/p>\n<p>  purpose of conducting hotel business. However, the<\/p>\n<p>  husband of the revision petitioner could not conduct<\/p>\n<p>  the business in his name for the reason that he was an<\/p>\n<p>  employee of the &#8216;TELK&#8217;. Therefore, on his request a<\/p>\n<p>  renewed agreement was executed by the landlord in<\/p>\n<p>  favour of the revision petitioner. On the north of the<\/p>\n<p>  petition schedule premises, there is another room<\/p>\n<p>  from which the office of the respondent-landlord is<\/p>\n<p>  functioning at present. It is the case of the landlord<\/p>\n<p>  that the space now available is not sufficient for its<\/p>\n<p>  activities. According to the landlord, for conducting its<\/p>\n<p>  annual      general body  meeting,    the   space   was<\/p>\n<p>  absolutely insufficient.  Therefore, it was contended<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007          3<\/span><\/p>\n<p>  that the space occupied by the revision petitioner was<\/p>\n<p>  also required for the purpose of organizing its<\/p>\n<p>  activities and for conducting its general body meeting.<\/p>\n<p>         3. The need put forward by the landlord was<\/p>\n<p>  resisted by the tenant. According to her, the petition<\/p>\n<p>  schedule premises was constructed by her utilizing her<\/p>\n<p>  own funds on the land owned by the Union after<\/p>\n<p>  seeking its permission.    According to her, she had<\/p>\n<p>  spent an amount of Rs.4,15,000\/- for the construction<\/p>\n<p>  of the petition    schedule room.    However, she had<\/p>\n<p>  been made to sign and hand over to the Union, blank<\/p>\n<p>  stamp papers at the time of commencement of the<\/p>\n<p>  tenancy. The allegation is that Union had fabricated a<\/p>\n<p>  rent deed on such signed blank stamp papers.<\/p>\n<p>         4. The tenant further contended that the office<\/p>\n<p>  space presently available was more than sufficient for<\/p>\n<p>  organizing the activities of the Union.     The annual<\/p>\n<p>  general body meeting is convened only once a year.<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007          4<\/span><\/p>\n<p>  On other days, the Union is letting out the available<\/p>\n<p>  space on daily rent. Therefore, the tenant contended<\/p>\n<p>  that the need alleged was only a ruse for eviction.<\/p>\n<p>         5. The Rent Control Court tried the petition on the<\/p>\n<p>  above pleadings. The landlord examined PWs.1 to 3<\/p>\n<p>  witnesses while the tenant examined herself and her<\/p>\n<p>  husband as RWs.1 and 2. On the side of the landlord,<\/p>\n<p>  Exts.A1 to A23 (series) documents were marked.<\/p>\n<p>  Ext.C1 Commission Report was marked as Court<\/p>\n<p>  Exhibit.\n<\/p>\n<p>         6. After an elaborate consideration of the<\/p>\n<p>  contentions of the parties and the evidence on record,<\/p>\n<p>  the court below granted an order of eviction on the<\/p>\n<p>  three grounds put forward in the Rent Control Petition.<\/p>\n<p>  The order of the Rent Control Court was challenged by<\/p>\n<p>  the tenant in RCA No.29 of 2005 before the Rent<\/p>\n<p>  Control Appellate Authority, North Paravur.           The<\/p>\n<p>  Appellate Authority, on a reappraisal of the pleadings<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007            5<\/span><\/p>\n<p>  and the evidence on record found that the order of<\/p>\n<p>  eviction under Section 11(3) was unjustified and<\/p>\n<p>  therefore set aside the same. However, the order of<\/p>\n<p>  eviction under Section 11(7) and 11(8) were sustained.<\/p>\n<p>  The aggrieved tenant is the revision petitioner.<\/p>\n<p>         7. We have heard Adv.P.B.Krishnan, the counsel<\/p>\n<p>  for the revision petitioner and Sri.V.K.Veeravunni, the<\/p>\n<p>  counsel for the respondent-landlord. We have been<\/p>\n<p>  taken through the pleadings and the evidence in the<\/p>\n<p>  case.       We have anxiously considered the rival<\/p>\n<p>  contentions of the parties and the evidence in the<\/p>\n<p>  case.\n<\/p>\n<p>         8. The point that arises for consideration is :-<\/p>\n<p>            &#8220;Whether    the   composite     order   of<br \/>\n            eviction granted under Section 11(7)<br \/>\n            and 11(8) of the Act is sustainable?&#8221;\n<\/p>\n<p>         9. Though the tenant has a contention that the<\/p>\n<p>   petition schedule premises were actually constructed<\/p>\n<p>   by her spending an amount of Rs.4,15,000\/-, there is<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007          6<\/span><\/p>\n<p>   no reliable evidence available in support of the above<\/p>\n<p>   contention. The said contention has also not been<\/p>\n<p>   canvassed with any vigour before us by the counsel.<\/p>\n<p>   We do not find any grounds to upset the findings of<\/p>\n<p>   the authorities below in this regard.<\/p>\n<p>         10. According to the counsel for the revision<\/p>\n<p>   petitioner, the Commission Report Ext.C1 shows that<\/p>\n<p>   the present room occupied by the Union has an area<\/p>\n<p>   of 404 sq.ft.   According to the counsel, the Union<\/p>\n<p>   Office has an area of 275 sq.ft. and the verandha<\/p>\n<p>   portion had an area of 128 sq.ft., and therefore, the<\/p>\n<p>   space was sufficient to accommodate at least 40<\/p>\n<p>   people.     The Commissioner has reported that the<\/p>\n<p>   space was not sufficient to accommodate all the<\/p>\n<p>   members. It is pointed out that the Union has only 54<\/p>\n<p>   members and even if all the members were present to<\/p>\n<p>   attend a general body meeting, the others could be<\/p>\n<p>   easily accommodated on the covered veranda that<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007            7<\/span><\/p>\n<p>   forms part of the office room.    Relying on Ext.A22<\/p>\n<p>   Minutes Book of the Union, it is pointed out by the<\/p>\n<p>   counsel that the two general body meetings, prior to<\/p>\n<p>   the rent control proceedings were attended only by 29<\/p>\n<p>   and 32 members respectively. Therefore, it is pointed<\/p>\n<p>   out that the space available was more than sufficient<\/p>\n<p>   to satisfy the need of conducting general body<\/p>\n<p>   meetings of the Union.\n<\/p>\n<p>         11. It is clear from the above contentions that<\/p>\n<p>   the attempt of the tenant is to show to this Court that<\/p>\n<p>   the covered veranda that forms part of the building<\/p>\n<p>   could be utilized by the landlord for accommodating<\/p>\n<p>   the members of       the Union while conducting the<\/p>\n<p>   general body meeting. It is trite that, it is not for the<\/p>\n<p>   tenant to dictate to the landlord how to satisfy his<\/p>\n<p>   need. When the landlord has a sufficiently spacious<\/p>\n<p>   room owned by it, there is nothing wrong in the<\/p>\n<p>   landlord wanting possession of the said room for its<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007            8<\/span><\/p>\n<p>   need. The need cannot be rejected on the ground<\/p>\n<p>   that the landlord would be able to satisfy its need by<\/p>\n<p>   utilizing the veranda. Therefore, the said contention<\/p>\n<p>   of the revision petitioner cannot be accepted. The<\/p>\n<p>   courts below were right in finding that the need of the<\/p>\n<p>   landlord was genuine and bonafide. There is nothing<\/p>\n<p>   wrong in the landlord wanting possession of a more<\/p>\n<p>   spacious room for the purpose of conducting its Union<\/p>\n<p>   activities including its general body meeting.<\/p>\n<p>         12. It is the admitted case of the revision<\/p>\n<p>   petitioner that the respondent\/landlord is a Union<\/p>\n<p>   registered under the Indian Trade Unions Act, 1926.<\/p>\n<p>   The respondent has produced a certified copy of its<\/p>\n<p>   bye laws, which is Ext.A7.      The annual returns has<\/p>\n<p>   been produced and marked as Ext.A8(b). The<\/p>\n<p>   accounts maintained by the Union are Exts.A20 and<\/p>\n<p>   A21. The Minutes Book of the Union from 5.4.2002<\/p>\n<p>   has been marked as Ext.A22. The above documents<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007              9<\/span><\/p>\n<p>   clearly prove that the landlord Union has been<\/p>\n<p>   functioning as a trade union.\n<\/p>\n<p>             13. The question whether a trade union is a<\/p>\n<p>   public institution under Section 11(7) of the Act has<\/p>\n<p>   been considered by a Division Bench of this Court in<\/p>\n<p>   Haridas v Merchantile employees Association<\/p>\n<p>   (1975 KLT 437). After going through the constitution<\/p>\n<p>   of the trade union, this Court found that, trade union<\/p>\n<p>   was a public institution under Section 11(7) of the Act.<\/p>\n<p>   In conclusion, this has Court observed as follows:<\/p>\n<blockquote><p>            &#8220;It is clear, that judged by the objects for<br \/>\n            which the Association stands and the<br \/>\n            nature of its membership which consists<br \/>\n            of various classes of industrial workers<br \/>\n            and commercial employees who certainly<br \/>\n            constitute a substantial section of the<br \/>\n            public, the Association cannot be said to<br \/>\n            be a private body and must be held to be<br \/>\n            a public institution.&#8221;<\/p><\/blockquote>\n<p>         14. Therefore, there cannot be any doubt that<\/p>\n<p>   the respondent union is a public institution for the<\/p>\n<p>   purpose of section 11(7) of the Act.\n<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007          10<\/span><\/p>\n<p>         15. It has been contended by the counsel for the<\/p>\n<p>   revision petitioner that the Appellate Authority erred<\/p>\n<p>   in clubbing together the grounds under Section 11(7)<\/p>\n<p>   and 11(8) of the Act. In fact, in the present case,<\/p>\n<p>   eviction was sought on the combined grounds under<\/p>\n<p>   Section 11(3), 11(7) and 11(8).     Eviction was also<\/p>\n<p>   ordered by the Rent Control Court initially on all the<\/p>\n<p>   three grounds. The Appellate Authority however set<\/p>\n<p>   aside the grounds under Section 11(3) of the Act and<\/p>\n<p>   confined the order of eviction to Sec.11(7) and 11(8)<\/p>\n<p>   of the Act.\n<\/p>\n<p>         16. It has been held by this Court in various<\/p>\n<p>   decisions that the grounds under Section 11(3) and 11<\/p>\n<p>   (8) are mutually exclusive and a combined order of<\/p>\n<p>   eviction cannot be passed under both the above<\/p>\n<p>   grounds. As rightly noted by the Appellate Authority,<\/p>\n<p>   one of the important differences between the two<\/p>\n<p>   grounds is the absence of the protection given to the<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007           11<\/span><\/p>\n<p>   tenant by the proviso to Section 11(3). In fact there<\/p>\n<p>   are two provisos to Section 11(3), the first one<\/p>\n<p>   disentitling the landlord from obtaining an order of<\/p>\n<p>   eviction where he is in possession of another premises<\/p>\n<p>   of his own. In such cases, in the absence of specific<\/p>\n<p>   reasons, no eviction could be granted in favour of the<\/p>\n<p>   landlord. The second proviso clothes the tenant with<\/p>\n<p>   an immunity from eviction on his establishing that he<\/p>\n<p>   was dependent on the business carried on by him in<\/p>\n<p>   the premises for his livelihood and that there were no<\/p>\n<p>   other rooms available in the locality for shifting his<\/p>\n<p>   business. The rigor of the requirements of Section 11<\/p>\n<p>   (3) is considerably reduced in the case of         the<\/p>\n<p>   protection under Section 11(8).       The concept of<\/p>\n<p>   comparative hardship is introduced by Section 11(10)<\/p>\n<p>   of the Act.   However, the question of bonafides is<\/p>\n<p>   certainly relevant not only in Section 11(3) and<\/p>\n<p>   Section 11(8) but also in Section 11(7). The content<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007           12<\/span><\/p>\n<p>   of the requirement of      bonafides in each of the<\/p>\n<p>   sections is different.\n<\/p>\n<p>         17. As far as the requirement of Section 11(7) is<\/p>\n<p>   concerned, what is important is to consider whether<\/p>\n<p>   the     need put forward is genuine or not.      In the<\/p>\n<p>   present case, it has been established by Ext.C1 and<\/p>\n<p>   the oral evidence of PWs.1 to 3 that the respondent is<\/p>\n<p>   actually in need of more spacious premises, which is<\/p>\n<p>   available in the occupation of the revision petitioner.<\/p>\n<p>   There is nothing on record to show that the need is<\/p>\n<p>   put forward as a ruse for evicting the revision<\/p>\n<p>   petitioner.     Since the respondent is a public<\/p>\n<p>   institution, the ground under Section 11(7) is available<\/p>\n<p>   to it. Therefore, the authorities below were right in<\/p>\n<p>   finding that the respondent has made out a need<\/p>\n<p>   under section 11(7) of the Act. We do not find any<\/p>\n<p>   ground to interfere with the concurrent findings of the<\/p>\n<p>   authorities below.\n<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007           13<\/span><\/p>\n<p>         18. The ground under Section 11(8) has also<\/p>\n<p>   been found by the authorities below. It has already<\/p>\n<p>   been found by us that the space available to the<\/p>\n<p>   respondent is not sufficient for holding the meetings<\/p>\n<p>   of the Union in a comfortable manner. The above fact<\/p>\n<p>   is evident from Ext.C1 report of the Commissioner<\/p>\n<p>   also. The relevant consideration in an action under<\/p>\n<p>   Section 11(8) should be of the comparative hardship<\/p>\n<p>   of the landlord and the tenant. The tenant is the wife<\/p>\n<p>   of an employee of the TELK, where her husband is<\/p>\n<p>   already employed. Therefore, the hardship that would<\/p>\n<p>   be caused to the revision petitioner\/tenant would be<\/p>\n<p>   less in comparison to the hardship that would be<\/p>\n<p>   caused to the landlord.\n<\/p>\n<p>         19. In view of the above, the authorities below<\/p>\n<p>   were right in finding that the revision petitioner\/tenant<\/p>\n<p>   was liable to be evicted under Section 11(8) of the act<\/p>\n<p>   also.\n<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007            14<\/span><\/p>\n<p>         20. For the foregoing reasons, we do not find any<\/p>\n<p>   grounds to interfere with the findings of the Appellate<\/p>\n<p>   Authority. As a last submission, the counsel for the<\/p>\n<p>   revision petitioner prayed for the grant of one year&#8217;s<\/p>\n<p>   time to vacate the premises. We do not think that the<\/p>\n<p>   grant of such a long period of time to the tenant to<\/p>\n<p>   vacate the premises is justified.     However, we feel<\/p>\n<p>   that a reasonable time can be granted.<\/p>\n<p>         21. In the result, the Rent Control Petition is<\/p>\n<p>   disposed of with the following directions:-<\/p>\n<p>              i) The order of eviction granted against the<\/p>\n<p>  tenant is confirmed.\n<\/p>\n<p>        ii) The tenant is granted time up to 30.4.2010 to<\/p>\n<p>  surrender      vacant  possession    of   the  tenanted<\/p>\n<p>  premises to the respondent\/landlord. The grant of<\/p>\n<p>  time as aforesaid is subject to the further condition<\/p>\n<p>  that the revision petitioner\/tenant shall file an<\/p>\n<p>  affidavit before the Rent Control Court or the<\/p>\n<p>  Execution Court as the case may be, within a period<\/p>\n<p>  of two weeks from today, undertaking to vacate the<\/p>\n<p>  tenanted premises on or before 30.4.2010.<\/p>\n<p><span class=\"hidden_text\">RCR No.201\/2007            15<\/span><\/p>\n<p>        iii) The revision petitioner\/tenant shall pay all<\/p>\n<p>  arrears of rent in respect of the premises remaining<\/p>\n<p>  unpaid till date and shall continue to pay the rent in<\/p>\n<p>  respect of the tenanted premises until vacant<\/p>\n<p>  possession thereof is surrendered to the respondent-<\/p>\n<p>  landlord.\n<\/p>\n<p>        iv) In the event of the tenant committing default<\/p>\n<p>  of any of the above conditions, the landlord shall be<\/p>\n<p>  at liberty to execute the order of eviction passed<\/p>\n<p>  against the tenant.\n<\/p>\n<p>               In the circumstances, there will be no order<\/p>\n<p>  as to costs.\n<\/p>\n<\/p>\n<p>                                 PIUS C.KURIAKOSE,<br \/>\n                                        JUDGE<\/p>\n<p>                                K.SURENDRA MOHAN,<br \/>\n                                      JUDGE<br \/>\n  css\/<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Kerala High Court V.M.Sheela vs Kamco Employees Union on 9 April, 2010 IN THE HIGH COURT OF KERALA AT ERNAKULAM RCRev..No. 201 of 2007() 1. V.M.SHEELA,W\/O.K.K.BALAKRISHNAN,KULIRMA, &#8230; Petitioner Vs 1. KAMCO EMPLOYEES UNION, ATHANI, REGD. &#8230; Respondent For Petitioner :SRI.K.JAYAKUMAR For Respondent :SRI.V.K.VEERAVUNNY The Hon&#8217;ble MR. Justice PIUS C.KURIAKOSE The Hon&#8217;ble MR. Justice K.SURENDRA MOHAN [&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":[8,21],"tags":[],"class_list":["post-229043","post","type-post","status-publish","format-standard","hentry","category-high-court","category-kerala-high-court"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>V.M.Sheela vs Kamco Employees Union on 9 April, 2010 - 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\/v-m-sheela-vs-kamco-employees-union-on-9-april-2010\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"V.M.Sheela vs Kamco Employees Union on 9 April, 2010 - Free Judgements of Supreme Court &amp; 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