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1967 Supreme(All) 59

Allahbad High Court
V.G.OAK,S.N.SINGH,A.K.KIRTY
Shiv Nath, minor under guardian Sahu Girdhar Lal - Appellant
Versus
Ram Bharosey Lal - Respondent
Decided On : 05/16/1967

Advocates:
K.C. Saxena, for Appellant; K.C. Agrawal, for Respondent.

Headnote:

TENANCY - DISTINCTION BETWEEN TENANCY AT WILL AND TENANCY FROM MONTH TO MONTH - LEASE FOR 11 MONTHS - CONTINUANCE OF TENANCY AFTER EXPIRY OF LEASE - HOLDING OVER - RENEWAL OF LEASE FROM MONTH TO MONTH - DEATH OF TENANT - HERITABILITY OF TENANCY.

Fact of the Case:

Shiv Nath brought a suit for ejectment and damages against Ram Bharosey Lal, son of Baldeo Das, who was the tenant of a shop owned by the plaintiff. The defendant admitted possession but denied that it was unlawful, claiming to be the plaintiff's tenant. The trial court found that the defendant received a valid notice to quit, that there was no nuisance or substantial damage to the building, and that the defendant was liable to ejectment. The defendant appealed, and the Additional Civil Judge agreed with the trial court on the validity of the notice to quit and the absence of nuisance or damage, but disagreed on the defendant's status, holding that he was the plaintiff's tenant and entitled to protection under Section 3 of the U.P. Act No. 3 of 1947. A second appeal by the plaintiff was dismissed by a learned single Judge of the High Court. The plaintiff filed this special appeal.

Finding of the Court:

The High Court held that the defendant was not a trespasser as alleged by the plaintiff, but was the plaintiff's tenant. The court found that Baldeo Das, the defendant's father, was a tenant from month to month at the time of his death, and that his tenancy was heritable. The court also held that the defendant was not liable to eviction in the absence of any ground contemplated by Section 3 of the Rent Control and Eviction Act.

Issues: 1. Whether the defendant was a trespasser or the plaintiff's tenant? 2. Whether Baldeo Das was a tenant at will or a tenant from month to month? 3. Whether Baldeo Das's tenancy was heritable? 4. Whether the defendant was liable to eviction?

Ratio Decidendi: 1. The court distinguished between a tenancy at will and a tenancy from month to month, holding that a tenancy at will is of precarious nature and can be terminated at the will of either party, while a tenancy from month to month is a tenancy for one month certain with a reasonable prospect of renewal. The court found that Baldeo Das was a tenant from month to month because the lease (Ex. 1) did not contain any provision for extension beyond the period of 11 months, yet Baldeo Das remained in possession for several years after the expiry of that period, attracting the doctrine of holding over under Section 116 of the Transfer of Property Act. 2. The court held that Baldeo Das's tenancy was heritable, as the interest of a tenant from month to month is heritable and upon his death, his son, Ram Bharosey Lal became a tenant from month to month. 3. The court held that the defendant was not liable to eviction in the absence of any ground contemplated by Section 3 of the Rent Control and Eviction Act.

Final Decision: The special appeal was dismissed with costs.

Judgement

OAK, J. :- This special appeal arises out of a suit for ejectment and damages. Shiv Nath brought the suit against Ram Bharosey Lal in the Court of the Munsif of Moradabad on these allegations.

2. The plaintiff is the owner of a certain shop situate in the city of Moradabad. Baldeo Das was the tenant of this shop on a monthly rent of Rs. 10. Baldev Das is dead. Ram Bharosey Lal, defendant is his son. He continued to occupy the shop after his father's death. Defendant's occupation is unlawful. The plaintiff served upon the defendant a notice to quit. But he did not vacate the shop. In fixing a certain machine in the shop, the defendant caused substantial damage to the building. The defendant has wilfully caused a nuisance by fixing this machine in the shop. The plaintiff, therefore, brought the suit for the defendant's ejectment from the shop and to recover a sum of Rs. 60 as damages for use and occupation of the shop.

3. The defendant admitted that he was in possession of the shop. But it was denied that the occupation was unlawful. The defendant pleaded that he was in possession as plaintiffs tenant. It was denied that the defendant received a valid notice to quit. It was denied that the defendant created any nuisance, or caused substantial damage to the building. It was denied that the defendant is liable to ejectment.

4. The learned Munsif held that the charges of nuisance and substantial damage to the building have not been proved. The Court held that the defendant received a valid notice to quit. The Court accepted the plaintiff's case that occupation of the shop by the defendant was unlawful. The Court, therefore, passed in plaintiff's favour a decree for ejectment from the shop, for the recovery or Rs. 60 for damages up to the date of the suit, and for future damages at the rate of Rs. 10 per mensem.

5. The defendant appealed. The appeal was disposed of by the Additional Civil Judge, Moradabad. He agreed with the trial Court that the notice to quit was valid, and that there was not sufficient evidence to prove that the defendant created nuisance or caused wilful damage to the building. Tha Court, however, disagreed with the trial Court as regards the defendant's status. The Court held that the defendant was plaintiff's tenant, and was entitled to protection tinder Section 3 of U. P. Act No. 3 of 1947. He was not liable to be ejected except as provided under Section 3 of the Act No. 3 of 1947. The appeal was, therefore, partly allowed. All that the Court granted to the plaintiff was a decree for Rs. 60 towards arrears of rent. Other reliefs were refused. A second appeal by the plaintiff was dismissed by a learned single Judge of this Court. The plaintiff has, therefore, filed this special appeal.

6. When the special appeal came up for hearing before a Division Bench, the teamed Judges entertained some doubt as to the correctness of a previous decision by another Division Bench in a similar case. The special appeal has, therefore, been referred to this Full Bench for decision.

7. The main question for decision in this special appeal is whether the defendant is a trespasser as alleged by the plaintiff, or is plaintiff's tenant as pleaded by the defendant. This question in its turn depends upon the question whether the defendant's father, Baldeo Das was a tenant at will or a monthly tenant. It is, therefore, necessary to ascertain the status of Baldeo Das at the time of his death. Initially, Baldeo Das obtained the shop in dispute from the plaintiff's predecessor-in-interest, Kedar Nath through lease (Ext. 1) dated 22-3-1941. That lease was for a period of 11 months only, and expired in February 1942. But Baldeo Das continued to occupy the shop even after February 1942. It has been found that Baldeo Das died in July 1951. The question, therefore, arises whether occupation of the shop by Baldeo Das between February 1942 and July 1951 was as a tenant at will or as a tenant from month to month. These two expressions have not


















































































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