{"id":245287,"date":"2009-10-21T00:00:00","date_gmt":"2009-10-20T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/l-gnanaraj-vs-kulandai-raj-pillai-on-21-october-2009"},"modified":"2014-02-21T04:45:36","modified_gmt":"2014-02-20T23:15:36","slug":"l-gnanaraj-vs-kulandai-raj-pillai-on-21-october-2009","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/l-gnanaraj-vs-kulandai-raj-pillai-on-21-october-2009","title":{"rendered":"L.Gnanaraj vs Kulandai Raj Pillai on 21 October, 2009"},"content":{"rendered":"<div class=\"docsource_main\">Madras High Court<\/div>\n<div class=\"doc_title\">L.Gnanaraj vs Kulandai Raj Pillai on 21 October, 2009<\/div>\n<pre>       \n\n  \n\n  \n\n \n \n BEFORE THE MADURAI BENCH OF MADRAS HIGH COURT\n\nDATED: 21\/10\/2009\n\nCORAM\nTHE HONOURABLE MRS.JUSTICE ARUNA JAGADEESAN\n\nCRP(PD)No.160 of 2004\nCMP.No.1243 of 2004 &amp; MP.No.1 of 2009\n\nL.Gnanaraj\t\t\t\t\t\t... petitioner\n\nVs\n\n1. Kulandai Raj Pillai\n2. Maria Anthonirayar\t\t\t\t\t... respondents\n\nPrayer\n\nThis Civil Revision Petition is filed against the  judgement dated\n17.10.2003 made in RCA.No.37\/2007 by the Rent Control Appellate Authority\n(Principal Subordinate Judge), Trichy, reversing the judgement and decree dated\n21.2.1994 made in RCOP.No.78\/1988 passed by the Rent Controller (II Additional\nDistrict Munsif) Trichy.\n\t\t\n!For Petitioner\t     ... Mr.D.Rajendran\n^For Respondents     ... Mr.N.Krishnaveni\n\n:ORDER\n<\/pre>\n<p>\t\tThis Civil Revision Petition is filed by the tenant who failed<br \/>\nbefore the Rent Control Appellate Authority in RCA.No.37\/2007 by order dated<br \/>\n17.10.2003, reversing the  order dated 21.2.1994 passed by the Rent Controller<br \/>\nin RCOP.No.78\/1988.\n<\/p>\n<p>\t\t2. The respondent\/landlord has filed a petition in RCOP.NO.78\/1988<br \/>\nbefore the Rent Controller (II Additional District Munsif) Trichy on the grounds<br \/>\nof willful default in payment of rent, committing acts of waste and non<br \/>\noccupation of the building for more than four months. The respondent is the<br \/>\nowner of the petition premises and the petitioner is the tenant paying a monthly<br \/>\nrent of Rs.500\/- payable before the 5th of every succeeding English Calendar<br \/>\nMonth. The premises was let out to the petitioner for stocking the cigarettes as<br \/>\na godown.\n<\/p>\n<p>\t\t3. The respondent has alleged that the petitioner committed willful<br \/>\ndefault in payment of rent from 1.10.1985 to 7.11.1987 i.e. till the issuance of<br \/>\nnotice by the respondent demanding the rent for the above said period.<br \/>\nAccording to the respondent, despite the demand made several times, the<br \/>\npetitioner did not pay the rent and belatedly sent the rents by way of a cheque<br \/>\nand the same had been received without prejudice and as such a lump sum payment<br \/>\nwill not absolve the tenant from willfulness in payment of rent for a continuous<br \/>\nperiod of 2 years.\n<\/p>\n<p>\t\t4.  It has been further submitted by the respondent that the<br \/>\npetitioner has committed major acts of waste as briefly stated below:<br \/>\na. 5 windows have been blocked by brick walls inside the room.\n<\/p>\n<p>b. One door way has been blocked by bricks wide the room.\n<\/p>\n<p>c. Cross walls in the terraced portion have been demolished between passage and<br \/>\ntwo rooms and converted into halls and other acts of waste as noted by the<br \/>\nAdvocate Commissioner.\n<\/p>\n<p>\t\t5. The respondent has also sought eviction on the ground  of non-use<br \/>\nof premises by the petitioner for more than a year as it was kept under lock<br \/>\ncausing heavy damage and not using the property as godown to stock the<br \/>\ncigarettes.\n<\/p>\n<p>\t\t6. The eviction petition was resisted by the petitioner stating that<br \/>\nimmediately after receiving the lawyer&#8217;s notice dated 7.11.1987 sent by the<br \/>\nrespondent, the petitioner sent a cheque for a sum of Rs.12,500\/- representing<br \/>\nthe rent from October 1985 till October 1987 and the respondent having accepted<br \/>\nthe rent even before the eviction proceedings were filed, there could be no<br \/>\ncause of action for filing the eviction petition on the said ground.  He would<br \/>\nsubmit that it is the practice of the landlord to come and collect the rent and<br \/>\nthe petitioner was bona fide under the impression that he would collect it in<br \/>\nlump sum.  The petitioner would state that he had never committed any acts of<br \/>\nwaste and the said allegation is made only to create a ground for eviction. He<br \/>\nwould further contend that the petition premises is still in the active<br \/>\noccupation of the petitioner and the same is utilised for stocking cigarettes.\n<\/p>\n<p>\t\t7.  The learned Rent Controller ordered eviction only on the ground<br \/>\nof willful default committed in payment of rent and disallowed other two<br \/>\ngrounds.  Aggrieved over the same, the tenant filed an appeal in RCA.No.16\/1994<br \/>\nand the landlord filed an appeal in RCA.No.37\/1994 against the disallowed<br \/>\ngrounds of eviction.  The Rent Control Appellate Authority reversed the findings<br \/>\nof the Rent Controller and ordered eviction on the grounds of causing acts of<br \/>\nwaste affecting materially the value of the building.  Aggrieved against the<br \/>\norder of the Rent Control Appellate Authority, the petitioner has filed this<br \/>\nCivil Revision Petition.\n<\/p>\n<p>\t\t8.  The learned counsel for the petitioner would submit that before<br \/>\ncoming to the conclusion that the petitioner has committed acts of waste, the<br \/>\nRent Control Appellate Authority failed to consider the condition of the<br \/>\nbuilding in which it was let out during the commencement of the tenancy and the<br \/>\nbuilding having been let out only for the purpose of non residential purpose,<br \/>\nmore specifically as a godown, the finding of the Authority that the storing of<br \/>\nwooden boxes and crates had damaged and impaired the building is legally<br \/>\nunsustainable.  He would submit that the finding of the learned Rent Control<br \/>\nAppellate Authority is solely on the basis of the report of the Advocate<br \/>\nCommissioner and the cracks found on the building is only due to the age of the<br \/>\nbuilding which is also only in the plastering level.\n<\/p>\n<p>\t\t9.  In a case for eviction of the tenant on the ground of acts of<br \/>\nwaste, the burden of proof is always on the landlord to show that the<br \/>\nunauthorised act of the tenant has caused damages to the building  and such<br \/>\ndamage has materially impaired its value or utility.  There may be damages, but<br \/>\nit should be such as to affect the value or utility of the building.  The<br \/>\nAppellate Authority has referred to certain cracks and damages found in four<br \/>\nrooms out of seven rooms as referred to in the report of the Advocate<br \/>\nCommissioner, which is extracted below:-\n<\/p>\n<p>@9\/ Kjy; miwia gw;wp jdJ mwpf;ifapy; Twk;nghJ kpd;rhuk; Jz;of;fg;gl;L. xah;fs;<br \/>\nRw;wg;gl;L jw;fhypfkhf kpd; ,izg;g[ bgwg;gl;lLs;sbjd;Wk;. nkYk; ,e;j miwapy;<br \/>\nkDf; fl;olkhdJ thlifjhuUf;F rpfbul; bgl;ofis itg;gjw;fhd bjhHpy; Kiwapy;<br \/>\nthliff;F tplglgl;ljhf tHf;fpd; jd;ik mike;Js;s epiyapy; ,e;j miwapy; kug;<br \/>\nbgl;ofSk; kw;w ku rk;ke;jg;gl;l bgl;ofSk; Ftpj;J itf;fg;gl;oUe;jbjd;Wk;. nkYk;<br \/>\n,e;j miwapy; btog;g[fSk; ,Ue;j bjd;Wk;. ,t;thW btog;g[fspypUe;J br&#8217;;fy;fSk;<br \/>\nbjhpe;j tz;zk; ,Ue;jbjd;Wk;. NkYk; nkhl;lhh; thfd cjphp ghf&#8217;;fSk; rf;fu&#8217;;fSk;<br \/>\nnuonal;lh; kw;wk; ,Uk;g[ gpnsl;fSk;. lah;fSk;. oa{g;fSk; ;Ftpj;J<br \/>\nitf;fg;gl;oUe;bjd;Wk;. nkw;TiuahdJ tpGe;jpUe;jbjd;Wk; Fwpg;gpl;lLs;shh;\/<\/p>\n<p>10\/ nkYk;. ,uz;lhtJ miwia ghprPypf;Fk;nghJ mjpy; K:d;W nkw;Tiu rl;l&#8217;;fs; fhzhky;<br \/>\n,Ue;jbjd;Wk;. nkw;Tiuapy; btog;g[fSk; ePz;l mstpy; ,Ue;jbjd;Wk; ,e;j miwapYk; ku<br \/>\nnlgps;fSk;. g!; lah;fSk;. rt[f;f fl;ilfSk;. lh&#8217;;fh; yhhpapd; igg;fSk;. Rpful;<br \/>\ntpsk;gu nghh;LfSk;. fjt[fs; Ftpj;J itf;fg;gl;oUe;jjhf fwpg;gpl;Ls;shh;\/   mnjngh<br \/>\n3tJ miwia ghprPypf;Fk;nghJ ,e;j 2tJ miwapypUe;J 3tJ miwf;F bry;tjw;fhd fjtpfs;<br \/>\n,y;iybad;Wk; m&#8217;;fh&#8217;;nf nrjhu&#8217;;fs; ,Ue;jbjd;Wk;. mtw;wpy; 100 rpfbul; bgl;ofSk;<br \/>\nklf;ff;Toa ku ehw;fhypfSk; Ftp;j;J itf;fg;gl;oUe;jbjd;Wk;. mnj nghy 4tJ miwapy;<br \/>\nrpije;j mstpy; fjtp ,Ue;jbjd;wk;. g{r;rpfs; nrjhuKw;wpUe;jJ vd;Wk;. gf;fj;J<br \/>\nRth;fspy;  btog;g[fs; ,Ue;jbjd;wk;. fpHf;F Rtw;wpy; Rz;zhk;ghy; g{rg;gl;L<br \/>\nbtog;g[fshf ,Ue;jbjd;Wk; nkYk; btog;g[fsk; fhzg;gl;lbjd;wk;. njitaw;w<br \/>\nkug;bgl;ofSk; fhl;nghh;LfSk; Ftpj;J itf;fg;gl;oUe;jJ vd;Wk; Fwpg;gpl;lLs;shh;\/<br \/>\n5tJ miw g{l;o itf;fg;gl;oUe;jjhy; jhd; cs;ns bry;y ,aypy;iy vd;Wk;. 7tJ miwapy;<br \/>\nxU fjt[k; ,uz;L $d;dy;fSk; ,Ue;jnghjpYk; ,e;j ,uz;L $d;dy;fSk;. br&#8217;;fy;yhYk; .<br \/>\nRz;zhk;ghYk; milf;fg;gl;oUe;jbjd;Wk;. mjpy; fz;zho cile;J fz;zho Jz;Lfs; m&#8217;;F<br \/>\nFtpf;fg;gl;oUe;jbjd;wk; Fwpg;gpl;Ls;shh;\/ mnjnghy 5tJ miwapYk; ,uz;L $d;dy;fs;<br \/>\nK:lg;gl;L mit br&#8217;;fy;yhYk; Rz;zhk;ghYk; K:lg;gl;oUe;jbjd;Wk; mnj nghy 5tJ miw<br \/>\nK:lg;gl;L jhd; cs;ns  bry;y Koahj mstpy; ,Ue;jbjd;Wk;. ,e;j miwapYk; fjt[fSk;<br \/>\n$d;dy; fjt[fSk; ,Ue;jnghjpYk; mit br&#8217;;fy;yhYk;. Rz;zhk;ghYk; K:lg;gl;oUe;jjhf<br \/>\nFwpg;gpl;Ls;sh;\/@\n<\/p>\n<p>\t\t10. It is pertinent to state that the Advocate Commissioner has not<br \/>\nbeen cross examined by the petitioner and hence his report remains unchallenged.<br \/>\nFrom the above said report of the Advocate Commissioner, it could be seen that<br \/>\nthere were certain cracks and windows in three rooms had been blocked by bricks.\n<\/p>\n<p>\t\t11.  The Appellate Authority has found that the blockage to the<br \/>\nwindows ought to have been done unauthorisedly as the petitioner has not<br \/>\nproduced any evidence to show that the same has been done after getting<br \/>\npermission from the landlord and further the building would not have been let to<br \/>\nthe petitioner in the said condition at the inception of the tenancy. The said<br \/>\nfinding of the Appellate Authority is unassailable. The alteration done without<br \/>\nthe knowledge of the respondent  certainly would diminish the value of the<br \/>\nbuilding both from the commercial and utilisation aspect of the building.<br \/>\nChanging the nature of the demised premises tantamount to technical waste and<br \/>\nthe removal of the doors and windows will clearly amount to doing an act<br \/>\naffecting the utility of the building.\n<\/p>\n<p>\t\t12. It is no doubt true that the burden of proof is on the landlord<br \/>\nto prove that the building has been materially affected, however, as the damages<br \/>\nto the building having been proved, an inference can be drawn that such acts<br \/>\nhave materially affected the value or utility of the building.\n<\/p>\n<p>\t\t13.  In the case of M.Shanmugam Vs. Kannabiran and another [1996-2-<br \/>\nLW-322], this court has held that while considering the petition for eviction on<br \/>\nthe ground of acts of waste, it should be considered from the point of view of<br \/>\nthe landlord and not that of a tenant.\n<\/p>\n<p>1.In the case on hand, there is sufficient<br \/>\nevidence placed before the court below for coming to a conclusion that the<br \/>\ntenant has caused such damages to impair materially the value of the building<br \/>\nand therefore, I do not find any illegality or infirmity in the impugned order<br \/>\npassed by the Rent Control Appellate Authority and hence, the same stands<br \/>\nconfirmed.\n<\/p>\n<p>\t\t15.  In the result, this Civil Revision Petition is dismissed.  No<br \/>\ncosts. Consequently, the connected MPs are closed.\n<\/p>\n<p>Srcm<\/p>\n<p>To<\/p>\n<p>1. The Principal Subordinate Judge, Trichy\n<\/p>\n<p>2. The II Additional District Munsif, Trichy<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Madras High Court L.Gnanaraj vs Kulandai Raj Pillai on 21 October, 2009 BEFORE THE MADURAI BENCH OF MADRAS HIGH COURT DATED: 21\/10\/2009 CORAM THE HONOURABLE MRS.JUSTICE ARUNA JAGADEESAN CRP(PD)No.160 of 2004 CMP.No.1243 of 2004 &amp; MP.No.1 of 2009 L.Gnanaraj &#8230; petitioner Vs 1. Kulandai Raj Pillai 2. Maria Anthonirayar &#8230; respondents Prayer This Civil Revision [&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":[8,13],"tags":[],"class_list":["post-245287","post","type-post","status-publish","format-standard","hentry","category-high-court","category-madras-high-court"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>L.Gnanaraj vs Kulandai Raj Pillai on 21 October, 2009 - 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\/l-gnanaraj-vs-kulandai-raj-pillai-on-21-october-2009\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"L.Gnanaraj vs Kulandai Raj Pillai on 21 October, 2009 - Free Judgements of Supreme Court &amp; 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