{"id":38343,"date":"2010-11-23T00:00:00","date_gmt":"2010-11-22T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/p-m-ismail-vs-abbas-on-23-november-2010"},"modified":"2015-11-03T08:54:38","modified_gmt":"2015-11-03T03:24:38","slug":"p-m-ismail-vs-abbas-on-23-november-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/p-m-ismail-vs-abbas-on-23-november-2010","title":{"rendered":"P.M.Ismail vs Abbas on 23 November, 2010"},"content":{"rendered":"
Kerala High Court<\/div>\n
P.M.Ismail vs Abbas on 23 November, 2010<\/div>\n
       \n\n  \n\n  \n\n \n \n  IN THE HIGH COURT OF KERALA AT ERNAKULAM\n\nCRP.No. 447 of 2003()\n\n\n1. P.M.ISMAIL, BOMBAY HARDWARES,\n                      ...  Petitioner\n\n                        Vs\n\n\n\n1. ABBAS S\/O.HYDROSE, THEMBADATH BUILDING,\n                       ...       Respondent\n\n2. ABDUL SALIM @ SALIM S\/O. HYDROSE, DO.DO.\n\n                For Petitioner  :SRI.S.K.BRAHMANANDAN\n\n                For Respondent  :SRI.S.SHYAM\n\nThe Hon'ble MR. Justice PIUS C.KURIAKOSE\nThe Hon'ble MR. Justice P.S.GOPINATHAN\n\n Dated :23\/11\/2010\n\n O R D E R\n        PIUS C. KURIAKOSE & P.S.GOPINATHAN, JJ.\n                      ---------------------------------\n                      CRP. No. 447 of 2003\n                     -----------------------------------\n          Dated this the 23rd day of November, 2010\n\n                              O R D E R\n<\/pre>\n
                             ~~~~~~~<\/p>\n
P.S.Gopinathan, J.\n<\/p>\n<\/p>\n
      Revision petitioner is the respondent tenant in RCP. 28\/97<\/p>\n
on the file of the Rent Controller, Alwaye. The respondents<\/p>\n
landlords are the petitioners before the Rent Controller. They<\/p>\n
instituted the above petition stating that the petition schedule<\/p>\n
building along with other 9 rooms were purchased by them<\/p>\n
together as per Ext.A1 sale deed in the year 1991 and that the<\/p>\n
revision petitioner is occupying the petition schedule building<\/p>\n
as a tenant with a current rent @ Rs.78\/- per month and doing<\/p>\n
hardware business.      The first respondent was employed in<\/p>\n
Indian Aluminium Company from where he obtained voluntary<\/p>\n
retirement and as such he was devoid of any avocation of his<\/p>\n
own and to start a business in hardware the petition schedule<\/p>\n
building was bona fide required. It was also alleged that the<\/p>\n
rent of the petition schedule building was kept in arrears and<\/p>\n
despite the notice to discharge, the arrears of rent was not paid.<\/p>\n
With these pleadings the respondents sought for an order of<\/p>\n
CRP.No.447\/2003                  2<\/span><\/p>\n
eviction under Section 11(2)(b) and 11(3)         of the Kerala<\/p>\n
Buildings (Lease and Rent Control) Act (hereinafter referred to<\/p>\n
as the ‘Act’).\n<\/p>\n<\/p>\n
     2.     The revision petitioner denied the bona fide need and<\/p>\n
contended that the petition is only a ruse to get an order of<\/p>\n
eviction and further contended that there was no arrears of<\/p>\n
rent. The revision petitioner also claimed immunity from eviction<\/p>\n
under the first and second proviso to section 11(3).<\/p>\n
     3.     During the course of the enquiry, on the side of the<\/p>\n
respondents, PWs 1 to 3 were examined. Revision petitioner was<\/p>\n
examined as RW1. On the side of the respondents, Exts.A1 to<\/p>\n
A13 were marked. On the side of the revision petitioner, Exts.B1<\/p>\n
to B9 were marked. Exts.X1 and X2, two third party documents<\/p>\n
were also marked. The Rent Controller on an appraisal of the<\/p>\n
evidence arrived at a finding against the respondents.<\/p>\n
Consequently the petition was dismissed. Feeling aggrieved the<\/p>\n
respondents preferred appeal as RCA. 13\/01 before the Rent<\/p>\n
Control Appellate Authority, North Paravur. The Appellate<\/p>\n
CRP.No.447\/2003                  3<\/span><\/p>\n
Authority by the impugned judgment dated 29.8.2002 reversed<\/p>\n
the finding of the Tribunal regarding bonafide need urged.<\/p>\n
Consequently, the Appeal was allowed in part. While setting<\/p>\n
aside the order of the Rent Controller in part, an order of<\/p>\n
eviction under Section 11(3) of the Act was granted. The order<\/p>\n
declining eviction under Section 11(2)(b) was confirmed.<\/p>\n
Assailing the legality, correctness and propriety of the judgment<\/p>\n
of the Appellate Authority granting eviction under Section 11(3)<\/p>\n
of the Act, this Revision Petition was preferred under Section 20<\/p>\n
of the Act.\n<\/p>\n<\/p>\n
     4.     The   revision   petitioner  filed   a   petition  as<\/p>\n
I.A.No.3344\/2009 reporting material change of circumstances<\/p>\n
after the institution of the revision petition filed before this<\/p>\n
Court.     One circumstance that was alleged is that the<\/p>\n
respondents had preferred a petition as RCP No.19\/92 against<\/p>\n
another tenant seeking eviction under Section 11(3) and 11(4)(i)<\/p>\n
of the Act. In that petition, eviction under section 11(3) was<\/p>\n
sought by advancing bonafide need of the 2nd respondent to start<\/p>\n
a business. That petition was allowed under Section 11(4)(i).<\/p>\n
CRP.No.447\/2003                 4<\/span><\/p>\n
Eviction sought under 11(3) was declined. Though the<\/p>\n
respondents therein preferred appeal and revision, those<\/p>\n
proceedings ended in favour of the respondents. The petition<\/p>\n
schedule building therein was got evicted and the respondents<\/p>\n
took possession of the petition schedule building and thereafter<\/p>\n
it was partitioned into two and one portion was let out to<\/p>\n
Sankaran Namboodiri in the year 2003 and another portion was<\/p>\n
let out to Devapal V.V. and Company. In the year 2007, the<\/p>\n
portion occupied by Sankaran Namboodiri was got vacated and<\/p>\n
then let out to Smt.Bindu Sreenivasan. The portion occupied by<\/p>\n
Devapal V.V and Company was vacated in the year 2008 and it<\/p>\n
was let out to Mohammed Jafar.\n<\/p>\n<\/p>\n
     5.     Yet another contention that was raised is that building<\/p>\n
bearing door No.8\/7(8) occupied by one Reji at the time of<\/p>\n
Ext.A1 was vacated and it was again let out to Sofia Sreenivasan<\/p>\n
in the year 2002. Lease in favour of Sofia Sreenivasan was<\/p>\n
terminated in the year 2003 and then it was let out to<\/p>\n
Smt. Nirmala. Third contention that was raised is that building<\/p>\n
bearing door No.8\/10 and 8\/11 which was subject matter of RCP<\/p>\n
CRP.No.447\/2003                  5<\/span><\/p>\n
No. 5\/2005 was also subsequently let out by the respondents.<\/p>\n
But it is revealed that the building bearing door Nos.8\/10 and<\/p>\n
8\/11 are the upstair portions. There is no case for the revision<\/p>\n
petitioners that the need urged by the respondents could be met<\/p>\n
out by the building bearing door Nos.8\/10 and 8\/11 as those<\/p>\n
rooms are situated in the upstairs. But, according to the learned<\/p>\n
counsel for the revision petitioner, if the respondents had a<\/p>\n
bonafide need as alleged in the petition they could have started<\/p>\n
the business in the building got evicted in RCP 19\/92 or in the<\/p>\n
building bearing door No.8\/7(8). The subsequent lease of those<\/p>\n
buildings, according to the learned counsel, tell tales lack of<\/p>\n
bonafides.\n<\/p>\n<\/p>\n
      6.    Learned counsel for the respondents, canvassing our<\/p>\n
attention to the averments contained in the counter affidavit,<\/p>\n
submitted that the building got evicted in RCP No.19\/92 was let<\/p>\n
out on the hope that the respondents could succeed to get the<\/p>\n
petition schedule building evicted on disposal of this revision<\/p>\n
petition. It was also submitted that by oral partition that building<\/p>\n
was set apart to the share of the 2nd respondent and that the<\/p>\n
CRP.No.447\/2003                    6<\/span><\/p>\n
ground urged in the petition is for the bonafide need of the 1st<\/p>\n
revision petitioner. It was further submitted that the subsequent<\/p>\n
lease transactions were in favour of sub tenants inducted by the<\/p>\n
tenants and the respondents were forced to demise the building<\/p>\n
in favour of the sub tenants to avoid litigations. According to the<\/p>\n
learned counsel for the revision petitioner, the oral partition is<\/p>\n
only a lame reason, now invented and liable to be rejected<\/p>\n
outright.\n<\/p>\n<\/p>\n
     7.     Having heard either side, it is not in dispute that<\/p>\n
certain subsequent events, which may, in the ordinary course, be<\/p>\n
sufficient to tilt the decision of this petition one way or other,<\/p>\n
had occurred. In the event, the respondent had got evicted other<\/p>\n
buildings and it was subsequently demised by separate lease to<\/p>\n
strangers, the bonafide need       urged in this petition is to be<\/p>\n
doubted. On the other hand, some explanations are given by the<\/p>\n
respondents.     The   correctness     and   reliability of  those<\/p>\n
explanations are to be decided on pleadings and evidence. But in<\/p>\n
the absence of pleadings and evidence to that effect, we are not<\/p>\n
in a position to arrive at a just conclusion. Therefore, we are not<\/p>\n
CRP.No.447\/2003                   7<\/span><\/p>\n
expressing any opinion. We find that regarding the changed<\/p>\n
circumstances, there should be additional pleadings and<\/p>\n
additional evidence to that effect. Therefore, the matter requires<\/p>\n
a remand to the Rent Controller with liberty to either party to<\/p>\n
amend the pleadings and to adduce evidence regarding the<\/p>\n
subsequent acquiring of possession of the two other buildings,<\/p>\n
one in RCP.No.19\/92 and the other building occupied by Reji.<\/p>\n
     8.     In the result, while allowing this Revision Petition, the<\/p>\n
judgment of the Appellate Authority as well as the order of the<\/p>\n
Rent Controller are set aside and the matter is remitted back to<\/p>\n
the Rent Controller for fresh disposal after allowing the parties<\/p>\n
to amend the pleadings to the extent mentioned above and to<\/p>\n
adduce further evidence.\n<\/p>\n<\/p>\n
     9.     Incidentally, we notice that the revision petitioner is<\/p>\n
paying only Rs.78\/- as the rent of the petition schedule building<\/p>\n
which was let out decades back. The current rent is abysmally<\/p>\n
low.   It is submitted that the petition schedule building is<\/p>\n
situated in a most important part of Aluva Municipality in Bank<\/p>\n
CRP.No.447\/2003                   8<\/span><\/p>\n
Junction. The plinth area of the petition schedule building is<\/p>\n
about 500 sq.feet. Taking into account of the prevailing rent<\/p>\n
rate,   we find that it would be just and appropriate to<\/p>\n
provisionally fix the fair rent of the petition schedule building at<\/p>\n
Rs.7500\/- with effect from 1\/12\/2010. Hence, we provisionally<\/p>\n
fix the fair rent of the petition schedule building at Rs.7500\/-<\/p>\n
with effect from 1\/12\/2010 with liberty to either party to move<\/p>\n
the Rent Controller for fixing the fair rent. Till the fair rent of the<\/p>\n
petition schedule building is fixed on a regular application by<\/p>\n
either party, the rent fixed provisionally would remain in force.<\/p>\n
      Parties are directed to appear before the Rent Controller<\/p>\n
on 15.12.2010. We hope that this matter being an old one, the<\/p>\n
Rent Controller shall give priority for disposing the same.<\/p>\n
                                  (PIUS C.KURIAKOSE, JUDGE)<\/p>\n
                                    (P.S.GOPINATHAN, JUDGE)<\/p>\n
ps<\/p>\n","protected":false},"excerpt":{"rendered":"
Kerala High Court P.M.Ismail vs Abbas on 23 November, 2010 IN THE HIGH COURT OF KERALA AT ERNAKULAM CRP.No. 447 of 2003() 1. P.M.ISMAIL, BOMBAY HARDWARES, … Petitioner Vs 1. ABBAS S\/O.HYDROSE, THEMBADATH BUILDING, … Respondent 2. ABDUL SALIM @ SALIM S\/O. HYDROSE, DO.DO. For Petitioner :SRI.S.K.BRAHMANANDAN For Respondent :SRI.S.SHYAM The Hon’ble MR. Justice PIUS […]<\/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-38343","post","type-post","status-publish","format-standard","hentry","category-high-court","category-kerala-high-court"],"yoast_head":"\nP.M.Ismail vs Abbas on 23 November, 2010 - 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\/p-m-ismail-vs-abbas-on-23-november-2010\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"P.M.Ismail vs Abbas on 23 November, 2010 - 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