# B. N. MOTTO & ANR v. T. K. NANDI

- **Citation:** [1979] 2 S.C.R. 409
- **Court:** Supreme Court of India
- **Decided:** 1978-11-29
- **Bench:** P. s. KAILASAM, D. A. Desai, A. D. KosHAL
- **Source:** https://unisonlegal.in/judgment/supreme-court-of-india/b-n-motto-anr-v-t-k-nandi-7608
- **Pages:** 15

## Headnote

Delhi Rent Control Act, 1958-Ss. 14(I)(e), !4A and 258(5)-Scope of.
Section 14 of the Delhi Rent Control Act, 1958 prohibits a court from
making any order or decree in favour of a landlord for recovery of possession
of any premises except under certain cir.:umstances.
One of the grounds on
which the landlord can make an application to the Rent Controller for recovery
of' possession '11S provided ins. 14(1)(e) of the Act is that the premises let for
residential purposes are required bot..1afide by the landlord for occnpation as
a residence for himself and that the landlord has no other reasonably suitable
. residential accommodation.
In September, 1975 the Central Government decided that Government serA
B
c
-v"-nts who owned houses in the Union Territory of Delhi should, within three
D
months from 1st October, 1975, vacate Government accommodation let out to
them.
By the Delhi Rent Control Act (Amendment) Ordinance, 1975 the Act
was amended and eventually the Amendment Act, 1976 replaced the Ordinance .
. By a deeming provision the Act came into force on the date of the Ordinance
ie. 1st December, 1975.
Section 14A which was added by the amendment A.ct provides that n. landE
1ord who, being a person in occupation of any reside1,1tiai premises allotted to
him by the Central Government is required to vacate such residential accommodat'ion on the ground that he owns in the Union Territory of Delhi a residential accommoda.tion, a right shall accrue to such landlord to recover ;mme-
-diately ros.;;ei:;sion of the premises let out by him.
Section 25B provides for
special procedure for disposal of application for eviction under s. 14( 1) (e)
and s. 14A,
Section 25B provides that when an application is filed by the
F
landlord under either s. 14(1)(e) ors. 14A, the tenant shall not contest the
prayer for eviction unless he files an affidaivit and obtai~s leave from the Controller.
Sub~section (5) requires that the affidavit filed by the tenant should
disclose such facts as \VOu\d diseintitle the larndlord from obtaining an order
for the recovery of possession of the premises on the ground specified in s. 14
(!)(e) or s. J4A.
The appellant (landlord) let out his residential accommodation in New Delhi
G
to the respondent (tenant).
The la.ndlord was a Government servant who had
been allotted Government a.:oommodation in New Delhi.
On 9th December,
1975 the Government issued a notice to the la•,1dlord calling upon him to
vacate Government accomtnodntion allotted to him.
Tn
the
meantime the
landlord retired from service on 30th November, 1975. On 9th December, 1975
the h1ndlord filed a petition for eviction of the tenant from his
house.
The
ten<1nt raised three objections as to the maintainability of the petition: (i) that
fl
the landlord could not invoke the provisions of s. 25B(5) because he was not
a Government servant on the date of the petition; (ii) that since the ground on
1l-978SCI/78
410
SUPREME COURT REPORTS
[1979] 2 S.C.R.
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which eviction \Vas sought in the petition was the same which had already been
filed by the landlord and \Vas pending before the Rent Controller, the petition
could not be entertained, and (iii) that the premises occupied by him were let
out for residentia.J. or professional purposes and therefore the landlord was not
entitled to ask for eviction as the pr~mises v;;ere not let for residential pmr·
poses alone.
B
The Rent Controller rejected all the contentictis and refused leave to the
tenant to defend the landlord's eviction petition. He held tRat (i) the qu~stion
whether the landlord was a Government servant or not on 1he date \Vhefl the
notice was received alf!d on the date \vhen he filed a petition \V<'.5 irrelevant
so long as he satisfied the requirements laid do\vn ins. 14! 1 ). tii) the ground
for eviction under s. 14A was a new cause of action and different from the
one raised in the previous petition and, therefore the petition \vas not barred,
C
(iii) it was not necessary for an a.pplication under s

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409
B. N. MOTTO & ANR.
v.
T. K. NANDI
November 29, 1978
[P. s. KAILASAM, D. A. DESAI AND A. D. KosHAL, JJ.]
Delhi Rent Control Act, 1958-Ss. 14(I)(e), !4A and 258(5)-Scope of.
Section 14 of the Delhi Rent Control Act, 1958 prohibits a court from
making any order or decree in favour of a landlord for recovery of possession
of any premises except under certain cir.:umstances.
One of the grounds on
which the landlord can make an application to the Rent Controller for recovery
of' possession '11S provided ins. 14(1)(e) of the Act is that the premises let for
residential purposes are required bot..1afide by the landlord for occnpation as
a residence for himself and that the landlord has no other reasonably suitable
. residential accommodation.
In September, 1975 the Central Government decided that Government serA
B
c
-v"-nts who owned houses in the Union Territory of Delhi should, within three
D
months from 1st October, 1975, vacate Government accommodation let out to
them.
By the Delhi Rent Control Act (Amendment) Ordinance, 1975 the Act
was amended and eventually the Amendment Act, 1976 replaced the Ordinance .
. By a deeming provision the Act came into force on the date of the Ordinance
ie. 1st December, 1975.
Section 14A which was added by the amendment A.ct provides that n. landE
1ord who, being a person in occupation of any reside1,1tiai premises allotted to
him by the Central Government is required to vacate such residential accommodat'ion on the ground that he owns in the Union Territory of Delhi a residential accommoda.tion, a right shall accrue to such landlord to recover ;mme-
-diately ros.;;ei:;sion of the premises let out by him.
Section 25B provides for
special procedure for disposal of application for eviction under s. 14( 1) (e)
and s. 14A,
Section 25B provides that when an application is filed by the
F
landlord under either s. 14(1)(e) ors. 14A, the tenant shall not contest the
prayer for eviction unless he files an affidaivit and obtai~s leave from the Controller.
Sub~section (5) requires that the affidavit filed by the tenant should
disclose such facts as \VOu\d diseintitle the larndlord from obtaining an order
for the recovery of possession of the premises on the ground specified in s. 14
(!)(e) or s. J4A.
The appellant (landlord) let out his residential accommodation in New Delhi
G
to the respondent (tenant).
The la.ndlord was a Government servant who had
been allotted Government a.:oommodation in New Delhi.
On 9th December,
1975 the Government issued a notice to the la•,1dlord calling upon him to
vacate Government accomtnodntion allotted to him.
Tn
the
meantime the
landlord retired from service on 30th November, 1975. On 9th December, 1975
the h1ndlord filed a petition for eviction of the tenant from his
house.
The
ten<1nt raised three objections as to the maintainability of the petition: (i) that
fl
the landlord could not invoke the provisions of s. 25B(5) because he was not
a Government servant on the date of the petition; (ii) that since the ground on
1l-978SCI/78
410
SUPREME COURT REPORTS
[1979] 2 S.C.R.
A
which eviction \Vas sought in the petition was the same which had already been
filed by the landlord and \Vas pending before the Rent Controller, the petition
could not be entertained, and (iii) that the premises occupied by him were let
out for residentia.J. or professional purposes and therefore the landlord was not
entitled to ask for eviction as the pr~mises v;;ere not let for residential pmr·
poses alone.
B
The Rent Controller rejected all the contentictis and refused leave to the
tenant to defend the landlord's eviction petition. He held tRat (i) the qu~stion
whether the landlord was a Government servant or not on 1he date \Vhefl the
notice was received alf!d on the date \vhen he filed a petition \V<'.5 irrelevant
so long as he satisfied the requirements laid do\vn ins. 14! 1 ). tii) the ground
for eviction under s. 14A was a new cause of action and different from the
one raised in the previous petition and, therefore the petition \vas not barred,
C
(iii) it was not necessary for an a.pplication under s. 14(1) that the building
should have been let for residential purposes as required under s. 14(l)(e), ~
it is sufficient if the landord required the premises for residential accomm0da- ~
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.
Allowing the tenant's revision, the High C·ourt held that since the landlord
had retired from service on 30th November, 197 5 before the Ordinance came
into force, the tenant was not liable to v21.::ate the premises independently of his
ownership in the premis~ in dispute.
Ailowing the appeal,
HELD : 1 (a) Section 14A does not require that the person who was in
occupation of the pren1ises allotted by the Government should be a Government servant.
The policy decision of 9th September, 1975 related only toE
Government servants who were in occupation of premises allotted to them by
the Government.
But later the Government seen1ed to have realised that .some
provision should be made to get possession of the premises let to
persons
other than Government servants and who owned their own houses in Delhi and
whose premises had been let out to tenants.
Although the circular dated 9th
September, 1975 as well as the notice sen.:ed by the Government on the land~
lord support the vie\v that the intention of the Government \Vas to enable only
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those Government servants ¥/ho were in occupr.tion of Government accomm0>-
dation and who owned houses to get immediate possession. s. 14A does not
restrict the right to recover immediate pos<;ession to Government servants alone.
Therefore, taking into account the object of the ,\ct, the meaning of the word
"persoR" cannot be confined to Government seryants because Government
accommodation -..vas. provided not only to G0Yernn1cnt serYa'1ts but to others
as we!!.
[417C-F]
G
H
,\lihal c·hand , .. Kai.Yan Chand lain, (1978] 2 SCR 183 at p. 190,
referred to.
(b) It is not necessary in a petition for e\·iction und~r s. 14A. to specify that
the premises ¥.'ere let for residential purposes only.
The words used in s. 14A
are clearly different.
This section contemplates the o\vning by the landlord
in Delhi of a residential accommodation.
If he owns a residential accommodation be had the right to recover immediately possession of ooy premises let
out by him. If the premises were one intended for residential accommodation
it would not make any difference if the premises ~·er..? let for residential as well'
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B. N. MUTTO v. T. K. !'ANDI (Kailasam, J.)
411
as other purposes.
Even if the residelfltial accommodation ·was Jet for profesA
sional or commercial purposes. the prcn1ises V..'ould not cease to be for residential occommodation.
Moreover the requirement ins. 14(1)(e) that to enable
the landlord to recover possession the pren1ises ought to have been ;et for
residential purposes is not found in s.
14~4.. ( 1). [ 42 lA-C]
Buse/ling Sclunitz Private Ltd. v. P. T. Mt'nghan & A11r. [1977] 3
SCR 312, referred to.
8
2. The submissicn that as a previous application for possess:on by the J:indlord was pending, a petition under s. 14A would not be permissible bas no force
because the grounds on which the application for pos~ession was filed under
s. 14A(l) are different and are based on speciu·1 rights conferr~d on t·lH: ;;lass
of persons who occupied Government acco111modation.
[421D]
'a) The scope of s. 25B is Yery restricted, for leave to cc>.Jtest can only
~be given if the facts are such as would disentitle the landlord from obt<iining
r an order for recovery of possession on the ground specified in s. 14A.
Leave
to contest an application under s. 14A(l) cannot be said to be analogous to
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the provisions of grant of leave to defend envisaged in the C.P.C.
[422C & A]
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(b;r The provisions of s. 25B and s. 25C are applicable to both app1ic:2.ticns
'Jnder s. 14(1)(e) and under s. 14A.
By the introduction of s. 25C the condilion imposed in s. 14(6) is varied.
The -condition imposed under s. 14(6) is
made not applicable to persons who satisfy the requirements
u~1der s. 14A
meaning thereby that this restriction ·will be applicable only to an application
under s. 14 ( 1) ( e).
Section 25C (2) m2kes it dear that not only in the case of
an application under s. 14 ( 1) ( e) but also under s. 14A the term of six mollth~1
prescribed i'<l. s. 14(7) is reduced to two months.
By prescribing a specific
period of two months under s. 25C(2) it is made clear that even an applicant
under s. 14A would have to satisfy the conditions laid down by s. ::?.5C. that is.
a period of two months should elapse before the landlord is entitled to obt;1in
possession from the date of an order for recovery of possession.
[4~31)-G]
Civ11. APPELLATE JURISDICTION : Civil Appeal No. 2302
of
_y1977.
Ayipe"1 by Special Lca\e from the Judgment and Order dated 6th
December. 1970 of the Ddhi High Court in Civil RcYiiion No.247
of 1976.
R,qmeshwar .Vath, for the Appellant.
G. L. Sanghi, S. S. Rav'. S. R. Agarwal, Praveen Kumar 'nd B.
Moha11 for the Respondent.
The Judgment of the Court was delivered by
KAILASAM. J.-This appeal is by special lea1·c bv the landlord
against the judgment of the High Oiurt of Delhi whcrdov it allcwed
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a revision of the respondent-tenant and set aside the order of evicdon
passed by the Rent Controller. Delhi, rejecting the application of th<c
responden[ seeking permission to contest the proceedings for eYiction
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filed by the appellants under section 14(A)(l) of the Delhi
Re~t
Control Act.
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SUPREME COURT REPORTS
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The appellant, Shri B. N. Muttoo, Inspector General oI
Police,
leased the property No. F-9, East of Kailash. New Delhi, to the respondent from 15th September, 1972 at a monthly rent of Rs. 2,200/-
cxclusive of electricity and water charges.
The lease was for the i:se
of the premises for residential and/ or professional purposes only and
not for commercial purposes. The lease agreement was renewed from
time to time and the respondent became a monthly tenant under the
Delhi Rent Control Act, 1958. On 18th July, 1974 the landlord
filed a petition for eviction of the respondent on the grounds of mis
user, subletting and bona fide requirement.
The petition was registered as Suit No. 182 of 1974 and is still pending.
The first appellant, B. N. Muttoo. ~etireq_ as Inspector General. o~
Police on 30th November, 1975.
While m office he was occupym: "lllllf
premises bearing No. C-11177 Moti Bagh I .. New Delhi, allotted to him
by the Government.
On 9th September, 1975 the Government took
a decision that Government servanjs who own houses in the locality
should vacate the Government accommodation allotted to them within
3 :mnths from !st October, 1975.
On 9th December, 1975 a nC>tice
was served on the first appellant by the Deputy
Director (Admn.)
stating that the Government by its Office Memorandum No. ! 2'.)31 ( 1) /
74-Pc>l.TI dated 9th September, 1975 required all Government ofhcials
wh•1 own houses in Delhi and New Delhi and have also been allotted
Government residence to vacate the Government residence before the
stipulated date failing which penal rate of licence of market rate st.all
be charged besides necessary action to evict him from the Government
residence.
On the same day the appellant filed the present suit for
eviction of the respondent.
On 16th January, 1976 the respondent
appEed for leave to defend.
On 10th March, 1976 the Rent Controller refosed leave and decreed the suit filed by titc landlord.
A
revision petition was filed by the respondent before the High Court
which allowed the revision and set aside the order of the Rent Controller and remanded the proceedings to the Rent Controlier for disposal according to law.
Against the order of the High CC>urt allowing
the revi,ion by the respondent the present appeal has been preferred
to th;s Coe.rt by the landlord.
The question that arises in this appeal is whether the Rent Controller "'"'' right in refusing leave to
the respondent to ddend the
eviction petition filed by the landlord.
H
ln order to appteciatc the point that arises for consideration it is
necessary to refer to the relevant provisions of the Delhi Rent Control
Act.
Delhi Rent Control Act (Act 59 of 1958) came into force on
...
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B. N. MUTTO v. T. K. NANDI (Kailasam, !.)
413
3 lst December, 1958.
By Chapter III the right of the landlord to
evict the tenant was restricted.
Section 14 prohibited any order or
decree for recovery of possession of any of the premises being made
by any court in f'!,vour of a landlord except under certain circumstances.
The landlord was required to make an application to
the
Controller for recovery of the possession on one of the grounds mentioned in sub-clauses (a) to (1) in section 14(1). The provis:ons of
section 14(1)(e) which are relevant may be referred to:-
"14. (1) Notwithstandi11g anything to the contrary contailied in any other law or contr~ct, no order or decree for
the recovery of possession of any premises sh~ll be 'llade by
any court or Controller in favour of the landlord against a
tenant;
Provided that the Controller may, on an application
made to him in the prescribed manner, make an order for
the recovery of possession of the premises on one or moie
of the following grounds, namely:-
(a)
(b)
(c)
(d)
x
x
x
x
x
x
x
x
x
x
x
x
( e) that the premises let for residential purposes are required bona
fide by the landlord for occupation as a residence for h1mse!f or for
any member of hi_s family dep,>:ndent on him, if he i• the owner thereof, or for any pocson for whose benefit the premises are held and that
the landlord or such person has no other reasonably suitable 'esidenA
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tial accommodation;
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Explanation.-For the purposes of this clause "prcmisos kl for
residential purposes" include any premises which having been let for
use as a residence are, without the consent of the landlord, used ii1cidentally for commercial or other purposes;
By the Delhi Rent Control Act (Amendment) Ordinance (Ko. 24
of 1975), 1975 the Delhi Rent Control Act was
amended.
The
Ordinance was eventually replaced by the Delhi Rent Control (Amendment) Act No. 18 of 1976.
The Amending Ac? continued the provisions of the Ordinance but extended the summary procedure which
was applicable to •ection 14 (1 )( e) to evictions· on the ground set out
in section 14A of t1ie Act.
The Amending Act came into focce on
February 9, 1976 but by virtue of sub-section (2) of section 1 it was
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SUPREME COURT REPORTS
[1979] 2 s.c.R.
deemed to have come into force on 1st December, 1975 i.e. og the
date on which the Ordinance came into force.
Section l 4A conferred
a right to recover immediate possession of premises to certain pcrsons.
The amended section l 4A (1) reads:
"(I) Where a landlord who, being a person in ocaupation of any residential premises allotted to him by the Central
Government or any local authority is required.
by, or in
pu:suance of. any general or special order made by
that
Go, . ernment or authority, to vacate such residential accommodation, or in default, to incur certain obligations, on the
ground that he owns, in the union territory of Delhi a
residential ac-::on1n1odation either in his own n_'!_me or in the
name of his wife or dependent child, there shall Jccrne, on
and from the date of such order, to such landlord, notwithstanding anything contained elsewhere in this Act or in any
other law for the time
beiq__g in force or in any
contract
(whether express or implied), custom or usage tc the contrary, a right to recover immediately possession of 1ny premises let out by him:"
rfhis section confers on a landlord \.Vho owns a residential accommodation in his own name or in the name of his wife or dependent
child in the Union territory of Deihi and was in occupation of any
residential premises allotted to him by the Central Government or
any 1oc<Jl aut_hority and is required by any general or special order
made by the Government or the authority to vacate such residential
accommodation or in default to incur certain obligations on the ground
that he owns a residential accommodation in Delhi either ;n his own
name or in the name of his wife or dependent child, a right shall accrue
to such landlord to recover immediate possession of any premises let
out by him.
Apart from conferring rights under section 14A a summary procedure for trial of applications made nuder section 14(1)(e)
and section 14A is provided under sections 25A, 25B and 25C. Section 25A provides that the provisions of Chapter IIIA which contains
sections 25A. 25B and 25C and any rule made thereunder shall have
effect notwithstanding anything inconsistent therewith contained elsewhere in this Act or any other law for the time bei_ng in force.
The
special procedure for disposal of application for eviction under section
14( l) (c) and section 14A is prescribed by section 25B.
The procedure envisaged is that when an application under section 14(1)(e)
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B. N. MUTTO v. T .. K. NANDI (Kailasam, !.)
~ 15
or Section 14A is filed by the landlord the Controller shall issue summons in the prescribed form.
Sub-section ( 4) to section 25B restricts the right of the tenant to defend by providing that the tenant
shall not contest the prayer for eviction from the premises unkss he
files an affidavit stating the grounds on which he seeks to contest the
application for eviction and obtains leave from the
Controller.
In
default of his appearance in pursuance of the summons or his obtaining such leave, the sJatement made by the landlord in the application
for eviction shall be deemed to be admitted by the tenan\ anJ the applicant shall be entitled to an order for eviction on the ground a[orcsaid.
Sub-sec.tion (5) te section 25B states the conditions under which the
Controller shall give leave !o the tenant to contest the application. It
requires that the _affidavit filed by the tenant should disclose such facts
as would disentitle the landlord from obtaining an order for foe recovery ot possession of tile premises on the ground specified 'n clause
( e) of the proviso to sub-section (1) of section 14, or under sectiono
14A.
When once the leave is granted to the tenant to contest the
application the Controller shall commence hearing of the application as
early as practicable.
The introduction of section 14A became necessary as the Government took a decision on 9th September, 1975 that the Government
servants who own houses in the Union territory of Delhi shall be
required to vacate Government accommodation allotted to them within
3 months from 1st October, 1975. If they fail to vacate the accommoda'.ion they were to be charged licence fee at market rates.
The
Government servants who were owing houses in the Union territory o[
Delhi could not get possession of their residential accommodation.
It
became necessary to confer on them the right to recover immediate
possession of their premises and also to prescribe an expeditious procedure for achieving the object.
According to the procedure specified
in section 25B it was lllade incumbent on the tenant to apply for and
obtain leave to contest the application for eviction,
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Coming to the facts of the case the Government took the decision
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to r~quire the Government officers who have been allotted premises by
the Government and who own their own houses in the area specified
to vacate the premises allotted by the Government within 3 morrths
from 1st October, 1975. Notice of snch intention was conveyed to
the landlord on 9th December, 1975.
In the meantime on 30th
Nmcmber, 1975 the officer retired from service.
Thus on the date
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on which notice was served on him he had already retired.
The petition for eviction was also filed on 9th
Dec~mber, 1975 after
the
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[1979] 2 s.c.R.
officer retired.
The main contentions raised by the tenai1t in
the
petition for leave to contest were; (1) the landlord cannot invoke the
provisions of section 25B ( 5) a~ he was not a Government servant on
the date of the petition; (2) the landlord had already filed a petition
for eviction which was registered as O.S. No. 182 of 1974 and was
pending before the Additional Rent Controller.
As the eviction is
sought on the same ground in the present petition it was submitted
that this petition could not be entertained; (3) the premises which the
respondent is occupying were let for the purpose of residential or professional purposes and therefore the landlord is not entitled to ask for
eviction as the premises are not let for residential purposes.
The Rent Contrail.er rejected all the contentions put forward by
the respondent.
He held that the question as to whether the landlord
was a Government servant or not on the d_ate when the notice was
received and on the date when he filed the. petition is mclevant so long
as he satisfied the requirements laid down in section 14(1) of the Act.
On the second contention the Rent Controller found that the ground
for eviction under section 14A is a new cause of action and different
from the one that was raised in the previous petitions and hence the
present petition is not barred.
On the t)iird point the Rent Controller
found that it is not necessary for an application under section 14(1)
that the building should have
been let for residential purposes
as
required under section 14 (I) ( c) and it is sufficient if the landlord
niquires the premises for residential accommodation. The Rent Controller held !Ji!!t the grounds on which leave to resist an application
can be granted are those that are specified in section 25B ( 5) alone.
On appeal the High Court allowed the revision by the tenant rr,ainly
on the ground that the application for eviction must fail on account of
the admitted fact that the landlord had retired from service on 30th
Novemhcr, 1975 before the Ordinance came into fore~ and was on
that account liable to vacate the premises independently of his ownership of the premises in dispute.
The hnportant question that arises for consideration is whether the
landlord who retired from service on 30th November, 1975 before
the Ordinance came into force could avail himself of the provisions of
section 14A(l). A reading of section 14A discloses that a right to
recover immediate possession of premises accrues to certain persons
if the requisite conditions are satisfied.
The conditions are: (1) the
landlord must be in occupation of any residential premises allotted to
him by the Central Government or any local authority; (2)
such
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B. N. MUTTO v. T. K. NANDI (Kailasam, !.)
417
landlord is required by a general or special order made by the Government or authority to vacate such residential accommodation or in
default to incur certain obligations on the ground that he owns in the
Union territory of Delhi a residential accommodation either in
his
own name or in the name of his wife or dependent d1iid. If the aforesaid conditions are satisfied a right shall accrue to such a landlord
on
and
from
the
date
of
such
order
to
recover
immediate
possession
of any
premises let out by him. It may
be noted that the section does not require
that
the
person who
is in occupation of the premises allotted by the Government should be
a Government servant.
It is necessary that the person is required by
the Government or authority to vacate such accommodation imposing
certoin consequences in the event of his not vacating.
The policy
decision take_n by the Government on 9th September, 1975 only related to Governlll.ent servaRts who were in occupation of
premises
allotted to them by the Government. If the Government servant had
another house in the locality he was to vacate within 3 months from
the 1st October, 1975.
This general order no doubt relates only to
Government servants.
After the decision was taken it was realized
that some provision should be made to enable the persons in occupation of buildings allotted to them by the Government to get possession
of the hous.es they own but have been let to tenants.
In order to
enable them to get possessioa of the premises let by them expditiously
section 14A ( 1) was enacted and the expeditious procedure under
section 25-B was made applicable. It may also
be noted that the
order served on the landlord on 9th December, 1975 mentions that
all Government officials who own houses in Delhi and have also been
allotted Government residence are to vacate Government accommodation.
The general circular dated 9th September, 1975 as we!l as
the notic ~ served on the landlord thus support the view that the intention of the Government was to enable only those Government servants
who are in occupation of Government accommodation and who own
houses to get immediate possession, though section 14A does not restrict the right to recover immt:diate possession to Government servants
alm1e. In these circumstances, the conclusions arrived at by the High
Court that a Government servant who had retired before the date on
which he had filed the application is not entitled to the benefits of
section 14(1) is understandable. This view was expressed by this Court
in Nihal Chand v. Kalyan Chand Jain(') wherein it was observed :
"There appears to be some force in the view taken by the High Court
that the provision of section 14A(l) was not intended for Govern-
(1) (1978] 2 S.C.R. 183 at p. 190.
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ment
servant
who
have
retired from
Government service
or
who
have
been
transferred
outside
Delhi--."
But
tTiis Court did not decide the issue because on the facts of the case it
was of the view that the landlord was entitled to invo~c the provisions
of section 14A(l) notwithstanding the fact that he had retired from
Go\'ernmcnt service with effect from 30th Novemba,. 1975. In t11at
case the notice was served on the appellant-landlord on 30th September. 1975 which was before the date of retirement which was on 31st
November, 1975.
On the ground that the right to c\'ict the tenant
accrued to the landlord when he was in sen-ice it was held that lie was
entitled to the rights conferred under section 14A.
Jn this case the
nctice was sened on 9th December; 1975 and ·,he olliccr had retired
on 30th November, 1975.
On the reasoning in the above case the
appellant will not be entitled to the relief.
The question
therefore
.squarely arises in this case as to whether a Government ~ervant \\'ho
retired before the notice was served on him requiring to quit the Government accommodation is entitled to the benefit of section l 4A (1).
It is not clear as to why the right to recover immcciiate possession
is not confined to Government servants alone under section 14A. It
is clear that according to Government's policy statement the intention
was only te require the Government servants to vacate the premise~
allotted to them by the Government if they had their own houses in
the area.
It cannot be said that it was by inadvcrtance that the Legislature mentioned persons instead of Government scrvailts and made
the section applicable to persons other than Government servants.
It
is stated at the Bar that Government accommodation is provided not
only to Government servants but also to Members of Parliament and
other non-officials who occupy important positions in public life. The
Court will not he justified in presuming that when the legislature used
the word "persons" it meant only Government servants.
The rule as
to constructio!il of the statutes is well-known and has been clearly
laid down.
Craies on
Statute Law
(6th Ed. p. 66)
relying
on
Tasmania '· Commonwealth(') has stated the rule as follows:-
"The cardinal rule for the constructions of Acts of
Parliament is that they should be construed according to the
intention expressed in the Acts themselves."
The Court has to determine the intention as expressed by the words
used.
If the words of statutes are themselves precise and unambiguous then no more can be necessary than to expound those words in
their ordinary and natural sense.
The words themselves alone do m
(1)
[190411 C.L.R. 329.
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B. N. MUTTO v. T: K. NANDI (Kailasam, J.)
419
~uch a case best declare the intent:on ol the ~awgiver. Taking into
account the object of the Act there could be no difficuHy in giving the
plain meaning to the word "person" as not being confined to Government servants for it is seen that accommodation has been provided by
the Government not only to Government servants but to others also.
In :he circumstances, the Court cannot help giving the plain and unambiguous meaning to the section.
It Il!ay l:>e that the retired Government servants as well as others who are in occupation of Government accommodation may become entitled to a special advantage, but
the purpose of the legislation being to enable the Government to get
possesskn of accommodation provided by them by enabling the allottee to get immediate possession of the residential
accommodation
-0wned but let by them, the Court will not be justified in giving
a
meaning which the words used will not warrant.
On this question
therefore we find ourselves unable to concur with the view taken by
the High Court.
The next question that arises is whether the rights conferred under
fection 14A(l) are available to premises that had been kt hr residential as well as profession;il puq>oses.
It is admitted that the premises were let for residential as well as professional purposes.
Section 14(1)(e) requires that in order to avail the provisions of section
14 (I)( e) the premises should be "let for use as a residence".
1t has
been held that when premises ase let for residcnti~] as well as commercial or for residential and professional purposes lhe provis10ns of
section l4(l)(e) will not apply.
This ·court in Dr. Gopal Dass
Verma v. Dr. S. K. Bhardwa;
and Anr.,(') in
construing
section
13 (1 )( e) of the Delhi and Ajmer Rent Control Act, 1952 held that
premises let for residential purposes but used by the tenant with the
consent of the landlord incidentally for commercial professional or other
purposes cease to be premises let for a residential purpvse alone and as
such the landlord would not be entitled to eject the tenant under section 13 ( 1 )( e) of the Act.
Section 13 (1 )( e) allowed a decree for
-ejectment to be passed if the Court is satisfied that the premises l~t for
residential purposes are required bona fide by the landlord who is the
owner of such premises for occupation as a residence for himself or
his family and that he has no other suitable accommodation.
On the
facts of the case it was found that right from the commencement of
the tenancy a substantial part of the premises was used by respondent I for his professional purpose, and they have also found that this
has been done obviously with the consent of the landlord.
The Court
held that the professional use of a substantial part of the premises with
(1)
[19621 2 S.C.R. 678.
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SUPREME COURT REPORTS
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the consent of the appellant clearly takes the case outside section
13(1)(e). The view expressed in the above case was reiterated by
this Court in Kartar Singh v. Chaman Lal & Ors.(')
On the facts
it was found that the premises had been taken for
residential-cnmbusiness or professional purposes.
By the rent deed the owner inducted as a tenant Labha Mal Arora who was practising advocate.
Al0ng with the rent deed a letter was written by the landlord to the
tenant stating that he had no objection to the tenant having his professional ollice along with the residence.
After the tenant'> death in
1952 the premises were used only for residence by his sons anli widow
till 1957. In August, 1957 the first respondent who qualified himself
as a legal practitioner started having !In. office in the premises.
Another son also started practising as a lawyer in the same premises
sometime later.
The landlord .served a notice on the sons and widow
of the deceased for requiring them to vacate the premises.
The court
found two rooms were usecj by the original tenan! as his olfice, one
room by his clerk and the premises had been Jet for resiuence-cumbusiness purposes.
The plea that the tenant
was only gr~nted a
licence to use the premises for residence-cum-profession which was
personal to him and which came to an end on his death was not accepted. The court agreed with the view expressed in Dr. Gopal Dass
Verma's case (supra) that a tenant could not be ejected under section
13(1)(h) because the tenancy of premises let out or used for residence and carrying on of profession could not be terminated merely
by showing that the tenant had acquired a suitable residence.
The
court rejected the contention that the tenant, Labha Mal Arora, had
been merely given a permission or licence which was of a personal
nature Lo his office.
It also was unable to find that any tost of
dominant intention was applied in Dr. Gop,,z Dass Vernds case.
It is not necessary for us to go into the question whethet the words
"let for residential purpo8es" would exclude premises let predominantly
for residential purposes with a licence to u~11n insignificant part for
professional purposes such as lawyer's or doctor's consulting room.
The words used in section 14A are clearly different.
Section
14A
contemplates the owning by the landlord in the Union territory of
Delhi a residential accommjldation. If he owns a residential accommodation he has a right to recover immediately possession of any
premises Jct out by him.
The emphasis is on residential accommodation.
Jf the premises are one intended for residential accommodation
it will not make any difference if the premises are Jet for residential
(I) [1970J I S.C.R. 9.
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I
B. N. MUTTO v. T. K. NAND! (Kailasam, J.)
421
as weli as other purposes.
Even though the residential accommoda -
tion is let for professional o_r commercial purposes th~ premises will
not cease to be for residential accommodation. It is common ground
that the premises l~t were put up under the Delhi Developi!lCnt Authority's scheme for residential purposes.
The only plea wa~ that though
it was put up for residential purposes it was let for residential as well
as for professional purposes.
The requirement in section 14 ( 1) ( e)
that in order to enable the landlord to recover possession the premises
<mght to have been let for residential purposes is not there in sedion
14A(l). ln this view we agree with the High Court that it is not
necessary in a petition for eviction under section 14A to satisfy that
it was let for residential purposes only.
This view has been taken
by this Court in Busching Schmitz Private Ltd. v. P. T. Menghani and
'.Anr. (')
The submission that as a previous application for possession by
the landlord was pending this petition would not be permissible cannot
A
B
c
be accepted as the grounds on which an application for possession is
D
filed wider section 14A(l) are different and based on special rights
·conferred on the class of persons who occupied Government accommo-
<lation.
The cnly other question that remains to be considered is the scope
·of the right to contest the suit, that is, on what grounds can the tenant
seek leave to resist the suit filed by the landlord under section 14A(l).
The special procedure prescribed under section 25B is made applicable in cases where the landlord applies for recovery oE possession
on any of the grounds specified in clause ( e) of the Proviso to subsection (1) of section 14 or under section 14A.
Sub-section (5) of
section 25B says that th~ Controller shall give leave to the tenant to
<0ontest if the affidavit filed by the tenant discloses such facts that
would disentitle the landlord from obtaining an order for the recovery
of possession of the premises on the grounds specified in clause ( e)
of the proviso to sub-section (1) oE section 14 or section 14A. Under
section 14(l)(e) the tenant may resist the application on the grounds
specified namely that the premises arc not let for residential purposes.
tbat they are not required bona fide etc.
So far as the facts which
would disentitle the landlord from obtaining an order under section
14A are concerned they can only be that the landlord is not a person
in occupation of residential premises allotted to him by the Central
·Government or that no general or special order has been made by the
Government requiring him to vacate such residential accommodation
(1)
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SUPREME COURT REPORTS
[1979] 2 S.C.R.
on the terms specified in the section.
Leave to contest 0cn application
under section 14A (1) cannot be said to be analogous to the provision&
of grant cf leave to defend as envisaged in the Civil Procedure Code.
Order XXXVII, Rule 2, sub-rule (3) of the Code of Civil Procedure
provides that the defendant shall not appear or defend the suit unless
he obtains leave from a Judge as hereinafter provided so to appear
and defend.
Sub-rule (1) of Rule 3 of Order XXXVII lays down
the procedure to obtain leave.
Under the provisions leave to appear
and defend the suit is to be given if the affidavit disclG>ses such facts
as would make incumbent ou. the holder to. prove considerati0u
or
such other facts as the court may deem sufficient to support the application.
The scope of section 25B(5) is very restricted for leave to
contest can only be given if the facts are such as would dJ>cntitle the
landlord from obtaining an order for recovery of possession on the
ground specified in section 14A.
The learned counsel for the tenant submitted that the requiremects
of section 14(l)(e) should also be satisfied before the landlord could
take advantage of the procedure provided under section 25B.
The
learned counsel drew our attention to section 25C (] ) and section
25C(2) and submitted tha: the reading of these two sub-sections would
indicate that before an eviction could be ordered under an application
under section 14A(l) the requirements of sections 14(6) and (7)
should be satisfied.
While section 14 (1) enumerates the grounds on
which the landlord can get a decree for recovery of possession against
a tenant sub-sections (2) to (11) place certain restrictions.
Subsection (2) provides restriction as to right for recovery of pcsscssion
under sectio1_1 14 (1 )( e). Restriction regarding the right to recc>ver
possession under claus!'. (e) is laid down in sub-sections (6) and (7)
of section 14.
Section 14(6) states that where a landlord has acquired any premises by transfer no application for recovery of posse55ion
shall lie under sub-section ( 1) 01_1 the ground specified in clause ( c)
of the proviso thereto, unless a period g_f five years has elapsed from
the date of the acquisition.
Sub-section (7) to section 14 lays down
that where an order for the recoTery of possession of any premises is
made on the ground specified in clause (e) of the proviso to sub-section (I) , the landlord shall not be entitled to obtain possession thereof
befog the expiration of a period of six months from the date of the
order. Section 25C makes an exception to the requirement of 'ection
14(6) to the effect that where a landlord is in occupation of any residential premises allotted to him. by the Central Govern_ment or anv
local authority and who fulfils the reqwrements of section 14A(l) the
requirement under section 14(6) that he would not be entitled to
.
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B. N. MUTTO v. T. K. NANDI (Kai/asam, J.)
423
possession unless a period of five years has elapsed from the date of
his acquisition of the premises is not applicable.
In other words, he
can straightway obtain possession without the impediment
imposed
under section 14(6).