Pius C. Kuriakose, J.

The parties are referred to herein as the Landlord and the tenant. RCR.79/07 is filed by the tenant. RCR.195/07 is filed by the landlord. The revision petitioners/tenants are aggrieved by the judgment in the rent control appeals. Since the landlord's case for eviction in the context of the ground under Section 11(2)(b) was declined by the authorities below concurrently on the ground under Section 11(2)(b) and since we do not find any illegality, irregularity or impropriety with the decision of the authorities below in the context of the ground under Section 11(2)(b) we do not propose to refer to the rival contentions in the context of that ground. We confirm the order of authorities below declining eviction under Section 11(2) (b). We however observe that the cause of action for eviction on the ground of arrears of rent is a recurring one and it is always open to the landlord to seek eviction on the ground of arrears of rent once it is seen the tenant has defaulted payment of rent.

2. The case of the landlord in the context of the substantial question under Section 11 (3) was that 1st petitioner in the Rent Control Petition was without any job or avo