{"id":245905,"date":"2008-10-15T00:00:00","date_gmt":"2008-10-14T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/t-r-jaganath-vs-gokul-promoters-pvt-ltd-on-15-october-2008"},"modified":"2015-09-02T11:38:30","modified_gmt":"2015-09-02T06:08:30","slug":"t-r-jaganath-vs-gokul-promoters-pvt-ltd-on-15-october-2008","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/t-r-jaganath-vs-gokul-promoters-pvt-ltd-on-15-october-2008","title":{"rendered":"T R Jaganath vs Gokul Promoters Pvt Ltd on 15 October, 2008"},"content":{"rendered":"
Karnataka High Court<\/div>\n
T R Jaganath vs Gokul Promoters Pvt Ltd on 15 October, 2008<\/div>\n
Author: B.V.Nagarathna<\/div>\n
 .  % A   \n\n \n\nHRRP.No.233.2008\n\nIN THE HIGH coum or KARNA'I';\\KA AT BAP5'(\u00a7Ai}QfEE\nDATEDETHIS THE 15??! DAY:OCFOBE.\ufb01i;    =\nTHE HOBFBLE MRs.{1Us'rI U':' 33 YEARS'   \" \nR\/AT N9.'--KQTEG.AL\u00a3,I TULASI THOTA\nCH\u00a3CKALALBAGH,.' NEAF3 WATER BOARD\nVQFFIGE; BAGNALQRE  --5.6GO53.\n\nA % V M  prsrmonezre\n(By Sx'i:\"\u00a31'R Sli N.i5\ufb01.\u00a72E\u00a7\u00a3I, ADV.)\nK 'i5R0MO'I'ERS Pvr um\nN'_O.3~-,_. 4'11; (moss\n:;;Am3mNAGaR\n\n* BANGALORE - 560009\n(R133? BY ITS MANAGING DIRECTOR\n\nA  M R R SHETTY)\n\n RESPONDENT<\/pre>\n
 (By Sri: L s VENI{A’I’AKRiSHNA, ADV.)<\/p>\n
THIS HRRP FILED U\/S 46 OF KARNATAKA RENT ACT
\nAGAINST THE ORDER DATED 28.08.2608 PASSED IN
\nHRC.NO.22I[2003 ON THE FILE OF THE CHIEF’ JUDGE,
\nCOURT OF’ SMALL CAUSES, BANGALORE, SFOPPING ALL<\/p>\n
HRRP.No.233.2GG8<\/p>\n
\u00ab.2…\n<\/p>\n
FURTHER PROCEEDINGS AND HOLDING THAT THE
\nPETITIONER HEREIN ES DIRECTED TO _;.PU’_1’*-._ THE
\nLANDLORD\/RESPONDENT HEREIN IN Possassxowgop’
\nTHE PETITION SCHEDULE PREMISES ..:’__wI=THi–r~1″ –:-QNE
\nMONTH.   L”  ‘ ‘<\/p>\n
This HRRP coming on for IA1;>:y11ss:o1~3’o   <\/p>\n
court delivered the fol1oWi11g:- . o_ A
\no R Q ‘E._l3?j” * <\/p>\n
This revision pcti\ufb01oi\ufb01g isyxhe  ng1n’  kg’
\nthe order dated ,.2s.s.2oro:s.\u00e9f ‘:im:;cho..7an further
\nproceedings in  stopped and he<\/p>\n
 _ gut the msponcient\/landlord in
\n of.   schedule premises within” one<\/p>\n
month   tiic  da\u00a3c of the order, failing which the<\/p>\n
‘   hoz’o\u00a3o\u00abAis at liberty to take possession of the<\/p>\n
   course of law.\n<\/p>\n
2. ” ,__ For the sake of oonvenionoo the part\ufb01es shall be<\/p>\n
u *  to in terms of th\ufb01\ufb01’ status before the trial oouxt as<\/p>\n
 per thoir jural relationship.\n<\/p>\n
3. The respondent] landlord \ufb01led HRC.No.221\/2003
\nunder Section 2′.?(1)(a) as (r) of the Karnataka Rent Act, 1999.<\/p>\n
Baring the pcndcncy of the said petition an applimiion<\/p>\n
\/*5?’<\/p>\n
HRRF.NQ. 233.2808<\/p>\n
under Section. 45 of the said Act was filed by   on<\/p>\n
23.2.2005 directing the petitioner] tenant  <\/p>\n
of rent from 1.2.2005 to <\/p>\n
Rs.94,792\/ ~. On the said   on4~.._ <\/p>\n
22.2.2008 by the trial  \u00a7\u00a3’ating
\nquestion of the trial court   of metnt
\nsince the same   court and
\nthereby directcd the  Pay arrears of mm:
\non or bcfmfg;-. 4  14.3.2007 in the said
\norder) agrntiitlp  11: is an admitted position
\nthatthc. tt-\u00a7nsi_tt1t:’1i3.as   ‘depxssit the arrears of rent on or
\nbefcsrc =  “t the matter stood thus, an
\napp\ufb01c\ufb01\ufb01\ufb01n Wis    tenant for m-calling the order<\/p>\n
tt.22.2.”209tsV. W’l’:’J:1e said application was heard and by<\/p>\n
  t1a?;i&.V19.4.20O8 it was rejected and the tenant was<\/p>\n
 ._  Show cause as to why he could not be<\/p>\n
dixect\u00e9d -:5 put the Iandkmd in possession of the schedule<\/p>\n
 .. ptcmis\u00e9s by stopping ail further proceedings Imdcr Section<\/p>\n
”  of the Act. The case was then adjourned to 31.5.2008.<\/p>\n
–F111 reply to the direction mganiing show cause on 1.8.2008, a<\/p>\n
memo was \ufb01led stating certain reasons for the \ufb01xiiure to
\ndeposit the rents on or before 14.3.2008. Subscqucn\ufb02y, the<\/p>\n
matter was posted to 28.8.2098 on which date the impuwed<\/p>\n
%-\n<\/p>\n
HRRP.No.233.2O08
\n.. 4 ..\n<\/p>\n
order has been passed. Aggrievcd by the said order, the<\/p>\n
teraant has preferred this revision petition.<\/p>\n
4. A1: this stage it is relevant to notice L’ <\/p>\n
proceedings which occurred  “tho  of:  V<\/p>\n
application \ufb01led under   QKCL ”\n<\/p>\n
petitioner] tenant have filed   oefozo’ V<\/p>\n
the trial court which was _cha’}1enging’\u00a7thc Samar:
\nHRRP.Nc-.282\/2006 _p  an order dated
\n1.2.2007, the  at the<\/p>\n
stage of  ‘V  ._.SHbj’t’;(:t’  of this revision<\/p>\n
pc\ufb01\ufb01on Wao’   ptigewvalidity of an order dated
\n of Commissioner to pc–\n<\/p>\n
measure tire  Thereafter the tenant<\/p>\n
 V.  –  an  for re~calling of the order dated<\/p>\n
    said application for re–ca}hn” g was also<\/p>\n
   court by order dated 12.2.2008, after<\/p>\n
 obsctrvinig that theme was arrears of rent to the tune of<\/p>\n
“ii Ro;’1′;\u00ab,49,000\/- and that the tenant had failed to deposit the<\/p>\n
orxtire arrears of rent. As against the order dated 19.4.2008<\/p>\n
passoclbythctxialcourtwhichhaddismissedthe<\/p>\n
application for re-calling the order dated 22.2.2008,
\nHRRF’.N’o.I50\/2008 was \ufb01\ufb01 before this court and<\/p>\n
HRRP.No.167\/2008 was \ufb01led chalienging the onrier dated<\/p>\n
\ufb01g<\/p>\n
HRRP.No.233.2008<\/p>\n
_ 5 ..\n<\/p>\n
6. I have heard S1-i.D.R.Sunda;tes11, {earned counsel for
\nthe pe\ufb01\ufb01mncr and Sri.H.S.Vekatak:rishna, 1ea1’ax:d..___counsc1<\/p>\n
for the respondent. – ‘  -.\n<\/p>\n
7. 1: is submitted on behalf of the pctiijJ’bne!’_’<\/p>\n
orclar passed by the trial court is not in   ‘the’<\/p>\n
provision and object and     H<\/p>\n
under Section 45(4) of thcfgcat as    \ufb01;{‘c\u00a7\u00e9n
\nre\ufb01zrred to the reply  by  and that<\/p>\n
there is no diacussic\ufb01z’   ihii  \u00a7il\u20ac>WI1 by 1IJJI1′<\/p>\n
let ;;1\u00a2\ufb01;e%   ci\u00e9i\u00e9fnziinatiaon of the su\ufb01ciency of
\nthe   submits that the mfcztmcc made
\nto the arm shy court by the trial court was with<\/p>\n
 to thc\u00a7V”stags\u00ab’prior to Section 45(4) being considered<\/p>\n
‘  impugcd order was with regard to the<\/p>\n
” .  cause shown for the non-\ufb01ayment of rents and<\/p>\n
 there has bccn failure to cxerc1se’ jur:sd’ ic\ufb01on<\/p>\n
” \u00bb   Scciian 45(4) and he hcnm mquests this court to set<\/p>\n
  \u00a7a\u00a7ide the order and direct the trial court to continue the<\/p>\n
proceedings from that stage.\n<\/p>\n
8. Per contra, it is submitted on behalf of the respondent<\/p>\n
that the conduct of the tenant in the instant case has to be<\/p>\n
&*<\/p>\n
HRRP.No.233.2008<\/p>\n
…. 7 ….\n<\/p>\n
taken into consideration for the purpose of determination of
\nthe sufficiency of cause and that the petitioner] tenant has
\ngone on \ufb01ling application after application befoxeiihe trial<\/p>\n
court and not being successful has  <\/p>\n
successive revision petitioners before th\ufb01e    <\/p>\n
whole object and pum of the }s\u00a2tat5\u00a2n\u00a2r_.51\u00a21ay  I A’<\/p>\n
stagate the proceedings,  <\/p>\n
admittedly there is failure to-.5’1:\u00e9positvihe.ienf:3
\nshown for the non-(la-Qositszif’  of Before 14.3.2008<\/p>\n
are not su\ufb02icxe nt  ‘law   the exercise of<\/p>\n
  Section 45(4) is just1&d’<\/p>\n
and file V e   any inter\ufb01axence by this court.<\/p>\n
9;;    eete-ef’the rival contentions the only point that<\/p>\n
‘ ‘vexixiiy-_c0nside:’ation is whether the trial court was<\/p>\n
”  uexercising its power to stop all further<\/p>\n
pm”ee::i  e  I and directing the tenant to put the Landlord in<\/p>\n
” V. x pesseesion of the petition schedule premises on the facts<\/p>\n
  circumstances ofth1s’ case?\n<\/p>\n
10. It is not in dispute that this couzt by its orders on
\nmore than one occasion had observed that the<\/p>\n
mtitionerf tenant was in arrears of rent and the same was<\/p>\n
\ufb01f<\/p>\n
HRRP.No.233.2008<\/p>\n
also determinm to be Rs.1,49,000]~ for the  to
\n2003. In fact on account of the non-deposit  fthf:
\napplication for recalling of the order
\nin HRRP.No.282]2006 was  ‘a~I a_d\u00a7::i\u00a7{t  2
\nwhile considering the _tx:1;\u00a7ant;$”
\nrepeatedly observed that    and mg:<\/p>\n
\nthc tenant hm same  the revision\npc\ufb01tions which      petitixrnerl tenant\nchallenging'    were dismis\ufb02 on\nIxwrits.     that this court did not\n<\/pre>\n
  Viz)  oatdcr passed. under Sec\ufb01on
\n45 c if Acf   which an application was made<\/p>\n
 _ _ A _  ‘,_,,_, Hggfpla. t’\u00a27Q9.\n<\/p>\n
by the Li*:1rsp:>n;:icnAtf landloxd before the trial 00 Also<\/p>\n
0′?\n<\/p>\n
 vvthc Z  of the said application, several<\/p>\n
‘   before this court, but they had no<\/p>\n
”  n”rxu’   f\u00e9\ufb02\ufb01siicm\ufb01on of the case under Section 45(4) of<\/p>\n
tin’,  .V <\/p>\n
  Having become unsucc\u00a2ssfuI in that: revision petition,<\/p>\n
T the position became clear that the tenant was in arneaxs of<\/p>\n
rent and that the order passed by the trial court on
\n22.22.2008 and 19.4.2008 were uphcki. It is also of<\/p>\n
signi\ufb01cance to note: that the revision petitions, which upheld<\/p>\n
35,.\n<\/p>\n
HRRP.No.233.20O8<\/p>\n
.. 9 …..\n<\/p>\n
the orders dated 22.12.2008 and 19.4.\ufb028 was at a stage<\/p>\n
prior to the considera\ufb01on of the case undcr  of<\/p>\n
the Act. After the dismissal of HRRRNO. <\/p>\n
HRRP.No.167\/2008 which were \ufb01led against,  am <\/p>\n
19.4.2003 and 22.2.2003    <\/p>\n
the dimctiosx issued by  <\/p>\n
tenant \ufb01led his reply on     fof
\nthe failure to  b8Vf(‘5I’c9Ax 14.3.2008.
\nTharea\ufb01tcr on 28.8.2008   \ufb01led one more<\/p>\n
11161110 with   given on 1.8.2008<\/p>\n
at  \ufb02ue   certain reasons for tbs
\n an or before 14.3.2008 and the
\nsame isu 8.\u20ac>.Vf'()\u00a7J”f.\u00a7\u00a7FS:<\/p>\n
”     respondent has thus deposited the
\n‘  at various dates indicated above,
\n to f\u00a2’h’ng of the revision petition on two
\n.moa’a*z’or:, no expfanation was given, in other
\n“words the respondent was prevented fmm<\/p>\n
8′  cause due to the reasons which was
\nbeyond human control and\ufb01uther it is very much
\npertinent to state that he had spent huge sums of
\nmoney for the treatment of bath the respomienfs
\nnwther, aunt, who died u:ith:’n a gap of few
\nmonths recently, and his mzsiraess atso go? totafly
\n\ufb02opped as he was not able to concentrate on it
\nciuetosidcness ofhis motherandaunt, abauia
\nyear back and sqfemd hecwy loss also. Thus
\nnatural calamities, loss in the business and
\nproaecuting revision have all rmufted in the order
\ndated 19.4.2008, directing the respondent under
\nSection 45(4) of the Act to Show cause, why he<\/p>\n
%’<\/p>\n
HRR1?.N0.233.2008
\n.. lg ..\n<\/p>\n
sha\ufb02 not be dine?! to put the petitioner in
\npossession of the petition schedule
\nstopping all \ufb01uiher prooeeciings by 31.5,200’8?._
\nand it pertinent to note that on 29.5.200g3’i1s e;f_;L.
\nHRRP.No. 150\/20308 was \ufb02ed and the  3_’.e_4._,_ ‘   _
\ntriaf was subsequentiy siayed and  – ‘
\npendency of this revision
\nHRRP 167\/2008 was a1so’\ufb01Ied.a:”.-xi  ‘.3’he$e; ‘
\nrevisions were    127.2008 3.\n<\/p>\n
corg\u00b0irming the orders  22.2.2908,
\n19.4.2008 respe\u00a31iveI\u00a7;.*<_ "   'j V<\/p>\n
12. Under Section 45(4)      cfrcnt of the
\ntenant failing to  on  rents which are
\ndetermined asA.a1ma1’s.n:f_ man ‘Lthe tenant shows<\/p>\n
Su\ufb01sm’ nt  t’;’1:c’ court can stop ail<\/p>\n
furtncr  an\ufb02 an order directing the tenant
\nto puf\ufb02gx\u00e9 “pins-.s\u00e9ssion of the premises or dismiss<\/p>\n
the: ..appnni  petition as the case may be.<\/p>\n
 ..  _ A ‘f\ufb01\u00e9refom’; in  avoid an adverse cider being passed<\/p>\n
   to explain the failurc to deposit the arrears of<\/p>\n
— in\u00e9nt to sntisfaction of the court: in as much as the cause<\/p>\n
 shawnought to be su\ufb01icicnt.\n<\/p>\n
 I3. Admittedly, in the instant case there was failure to<\/p>\n
deposit armars of rent as ordered by the trial court and the
\ntriai court had rightly directed the tenant to Show cause or<\/p>\n
explain the reasons for his failure. Hcrwever, when the\n<\/p>\n
-{<\/p>\n
\/\u00abU<\/p>\n
HRRP.No.233.2008
\n_ 11 _
\nexplanation was gven by the tenant on 1.8.2008 theme has<\/p>\n
been no refezenee to the same in the   let<\/p>\n
aionse there being any determina\ufb01on as to  <\/p>\n
shown was su\ufb01cient or not in   No idb\ufb01bi\u00e9 ‘jexIe’r_y ‘_’te:::;a_1:it\u00bb 1 <\/p>\n
who is in cxxzupatzion of the pm\ufb01ajses’  gay .<\/p>\n
the meets on time and  whee  prdef <\/p>\n
determma’ tion of arrears of  m, adc by:  he “n all
\nthe more bound te    pent as per the
\ndirections of fh\ufb01  A13   tine ”  1337 the court.<\/p>\n
However,      has considered the<\/p>\n
mm” umstances Zbf\u00e9v  i%w}iez’e”tehe   t on account of<\/p>\n
certa1z:a’ reason\u00e9$’.\u00abv\u00a7rh_ich.   nt in law anti
\nexplained by hm ‘   of the court can wnggle’
\noutatrf ._::\u00a7.   the——rigour of Section 45(4) is not<\/p>\n
\ufb01exwtfom, the key Words under Section<\/p>\n
 axe  su\ufb01cient cause with regard to the<\/p>\n
_ pa3;i::1eiitef”a:1ea1s of mats within the time \ufb01xed by<\/p>\n
 the ‘T *-\n<\/p>\n
   instant case although reply dated 1.8.2008 was<\/p>\n
 the direction to show cause, issued by the court<\/p>\n
below on 31.5.2008 withcxut making any reference to the said
\nexplanation, the trial court has straight away passed the<\/p>\n
%<\/p>\n
HRRP.NG. 233. 2308
\n..  ..\n<\/p>\n
impugned order while observing that the respondeml tenant<\/p>\n
had not made any e\ufb01brts to Show cause as to why. <\/p>\n
not be directed to put the landlord in  Wif<\/p>\n
schedule premises by stopping    <\/p>\n
non-consideration of the mk\ufb01mt  <\/p>\n
pe\ufb01tioncr and non-deteVt4mi1g.1ati<V:}1;,_     t}1::ia\u00a5;
\nexplanation o\ufb01ezed by the    or not
\nfor the failure to de\u00a7\u00a7'\u00a7.~at_  of bcfHr1:H 14.3.2003 is
\nan error appagfent   iiit\u00e9  Hence for this
\nsimple   is liable to be set
\nasidefv ”\n<\/p>\n
 At st:_ex ge  xeievancc to consider the citations<\/p>\n
16,  Vc;:u:~ se1..~’\u00a3or the petitioner has relied upon a<\/p>\n
 1~ef:bated..\u00ab’in 1990 (supplement; sec 213<\/p>\n
‘  Vs. Hutu! O  which amse under<\/p>\n
. ” 38:. (4) of thc Kamataka Rent Conhnl Act, 1961<\/p>\n
gs itexisted wherein it has been held that opportunity<\/p>\n
A’ ’13:1_\u00a71s1v:”‘bc given to Show cause or offer expiana\ufb01on for the<\/p>\n
  $1i%>rt fall in the deposit of arrears of rent and since in the<\/p>\n
 said case no opportunity had been given the dismissal of the<\/p>\n
HRRP. No. 233 . 2008<\/p>\n
.. 17 _
\nmind while considering the explanation or delay oommitted
\nby him. When no explanation is o\ufb01ered, the queetion of<\/p>\n
invoking the said principle does not arise,  the<\/p>\n
explanation has been o\ufb01ered by the tenant, <\/p>\n
duty of the court to consider the same   <\/p>\n
determine the su\ufb01ciency of   of ”\n<\/p>\n
the court were made in the*contexi.of”\u20ac.he  L.<\/p>\n
by the tenant in the said deeieioii that under
\nSection 29(4) which    s\u00e9ceon 45(4) of
\nthe Act have  be  ietages and that a<\/p>\n
 ‘    made as such am! 331:1′<\/p>\n
contemzion Wee  .. \u00e9  ,–~<\/p>\n
    One of1″1er–co11tention raised by the learned counsel<\/p>\n
V  the\ufb01eepiondent is on the conduct of the tenant in \ufb01re\ufb02y,<\/p>\n
.’a}’1″%’no’t.A.t\u00a7e3;\\ei’eiting the rents on time and therea\ufb01er \ufb01lm’ g<\/p>\n
3 revision petitions and recalling applications and<\/p>\n
” V\u00bb   trying to hoodwink the orders of the trial court as<\/p>\n
 as this court by not depositing the mute on time.<\/p>\n
23. In mg} View it is not necessaxy to express any opinion
\non this aspect of the matter at this stage, since the trial<\/p>\n
court would have to ooneider the cause shown by the<\/p>\n
*%<\/p>\n
HRRP.No..’Z33.2008<\/p>\n
….:18….\n<\/p>\n
petitioner] tenant in not depositing the rents in <\/p>\n
any obsexvatisons made on this submission   <\/p>\n
eonsiiera\ufb01on of the explanation  by the  by  ” = <\/p>\n
court below.\n<\/p>\n
24. For the reasons,— -\u00bb  older
\ndated 28.8.2008 is     is remanded
\nback to the ioonrt     Veonsider the reply
\ndated    in aooordancc
\nwith the of   the Act and thcxeafter to<\/p>\n
pass oztiers’ in   <\/p>\n
25. 5 ~    is  by the learned counsel for<\/p>\n
. .  = tbveiwesirioniient  iaeti\ufb01on for eviction was  as<\/p>\n
     2003 and therefore, time may be \ufb01xed for<\/p>\n
 consistier the matter under Swtion 45 of the<\/p>\n
 Act. I’  eoasiderahie force in the submission made by the<\/p>\n
 counsel for the respondent. The trial couzt is<\/p>\n
   to re-consider the issue under Smtion 45(4) of the<\/p>\n
Act within a period of one month after the appearance of the<\/p>\n
parties before the trial court. Since both the parties are<\/p>\n
W<\/p>\n
HRRP.No.233.2008<\/p>\n
…1g….\n<\/p>\n
represented by counsel, it is ordered that the <\/p>\n
appear before the triai court on 3. 1 1.2008.<\/p>\n
KVX*<\/p>\n","protected":false},"excerpt":{"rendered":"
Karnataka High Court T R Jaganath vs Gokul Promoters Pvt Ltd on 15 October, 2008 Author: B.V.Nagarathna . % A HRRP.No.233.2008 IN THE HIGH coum or KARNA’I’;\\KA AT BAP5′(\u00a7Ai}QfEE DATEDETHIS THE 15??! DAY:OCFOBE.\ufb01i; = THE HOBFBLE MRs.{1Us’rI U’:’ 33 YEARS’ ” R\/AT N9.’–KQTEG.AL\u00a3,I TULASI THOTA CH\u00a3CKALALBAGH,.’ NEAF3 WATER BOARD VQFFIGE; BAGNALQRE –5.6GO53. A % V […]<\/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":[8,20],"tags":[],"class_list":["post-245905","post","type-post","status-publish","format-standard","hentry","category-high-court","category-karnataka-high-court"],"yoast_head":"\nT R Jaganath vs Gokul Promoters Pvt Ltd on 15 October, 2008 - 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\/t-r-jaganath-vs-gokul-promoters-pvt-ltd-on-15-october-2008\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"T R Jaganath vs Gokul Promoters Pvt Ltd on 15 October, 2008 - 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