A.V.R & CO. & ORS.versusFAIRFIELD COOPERATIVE HOUSING SOCIETY LTD. & ORS.

                           A.V.R. & CO. & ORS.
A
                                        v.
           FAIRFIELD COOPERATIVE HOUSING SOCIETY
                         LTD. & ORS.

                            SEPTEMBER 19, 1988
B
                      [A.P. SEN AND B.C. RAY, JJ.]

          Maharashtra Cooperative Societies Act, 1960-Section 91-
    Whether dispute ft.led by Fairfield, Co-operative Housing Society
    seeking possession flat from licencees fell within section 91-Whether
C   section 9 I is ultra vires of the Articles 14 and 19 of the Constitution.

          Respondent No. 2, a member of the Fairfield Co-operative Hous-
   ing Society, a Tenant Co-partnership Housing Society-respondent
   No. I-permitted appellant No. I to possess and occupy as licencee the
   flat allotted to the respondent No. 2 as a member of the Society, without
ID the consent of the Society and in breach of the bye-laws and Regulations
   of the Society. The Society filed a dispute against the respondent No. 2,
   joining appellants Nos. I and 2, the two occupants of the flat as opposite
   parties, seeking possession of the flat from all the opponents. The appel-
   lants Nos. 1 and 2 filed written statements contesting the dispute, stating .
   that they were in exclusive occupation of the flat as licencees.
 E
          The Judge, Co-operative Court made an award in favour of the
   Society, holding that the respondent No. 2 was a member of the disput-
   ant Society and the appellants Nos. 1 & 2 were not the members but
   were claiming through respondent No. 2 and that the dispute, touching
   the business, management and constitution of the Society, fell within
F Sec. 91 of the Maharashtra Co-operative Societies Act, and that the
   respondent No. 2 committed breach tjf the Bye-laws, Rules and Regula-
   tions of the Society.

            On appeal by the appellants Nos. I and 2 against the award, the
     Maharashtra State Co-operative Appellate Court held that the claim
<;:; for-possession was not affected by the Bye-laws and the appellants were
     not entitled to the protection of the Bombay Rent Act. The appellants
     tiled a writ petition before the High Court which dismissed the same.

          Dismissing the appeal, the Court,

H         HELD: The claim of the appellants as deemed tenants on the
                                        84
                  A.V.R. & CO. v. HOUSING SOCIETY                    85

basis of an agreement of leave and licence was untenable. This agree-
ment had been executed' by the licenser respondent No. 2 in favour of      A
Appellant No. I for II months. It was not renewed. [SSE, G-H)

      The appellants 1 & 2 were licensees and not statutory tenants.
They were outsiders permitted to possess the suit premises as licencees
of respondent No. 2 in contravention of the Rules, bye-laws and regula-    B
tions of the Society. The dispute falls squarely within the provision of
Section 91(1) of the Act and the Co-operative Court has exclusive
jurisdiction to entertain and decide the dispute and not the Court under
the Bombay Rent Act. [89E-F]

       There was no factual basis of the allegation of collusion between
-respondents Nos. 1 and 2 and no merit in the contention. The Society      c
filed the dispute application both against its member and the appellants
who were the occupants of the flat to get possession of the flat as the
appellants were trespassers put in possession without the consent of the
Society and in breach of its bye-laws, rules and Regulations. [920-EJ
                                                                           D
     Section 9I(b) is not ultra vires of Articles I4 and I9 of the
Constitution. [92E)

      D.H. Maniar &. Ors. v. Waman Laxman Kudav, [I977) I SCR
403; O.P. Bhatnagar v. Smt. Rukibai Narsindas & Ors., [1982) 3 SCR
681 at 696, referred to.                                                   E

      Deccan Merchants Co-operative Bank Ltd. v. M/s. Dalichand
Jugraj Jain & Ors., [I969) I SCR 887; Sabharwal Brothers & Anr. v.
Smt. Guna Amrit Thandani of Bombay, [I973) I SCR 53 and I.R.Hingo·
rani v. P.K. Shah & Ors., AIR I972 SC 2161, distinguished.
                                                                           F
      C.P. Khanna v. V.K. Kalghatgi & Ors., AIR I970 Bombay 201
and Rasiklal Patel & Ors. v. Kailasgauri Raman/al Mehta & Ors.,
[1971) Vol. XII G.L.R. 355, approved               ·   ·

      CIVIL APPELLATE JURISDICTION: Civil Appeal~o. 472
~~                                                                         G
     From the Judgment and Order dated 9.8.1983 of the Bombay
High Court in Writ Petition No. 1907 of 1983.

    V.M. Tarkunde, S.K. Dholakia, Y.R. Naik, K. Ra]endra
Choudhary, K. Shivraj Choudhary, A.M. Khanwilkar and A.S.                  H
Bhasme for the Appellants.
    86         SUPREME COURT REPORTS               [ 1988] Supp. 3 S.C.R.

          U.R. Lalit. Girish Chandra and M.N. Shroff for the Respon-
A
    dents.

         The Judgment of the Court was delivered by

          B.C. RAY, J. This Appeal by special leave is directed against
    the judgment and order dated 9th August 1983 passed in Writ Petition
    No. 1907 of 1983 by the High Court of Judicature at Bombay dismis-
    sing the writ petition and confirming the judgments and orders by the
    Maharashtra Co-operative Appellate Tribunal made in Appeal
    No. 280 of 1978 and by 2nd Co-operative Court, Greater Bombay
    allowing the application of respondent Co-operative Society filed
    under Sec. 91(1) of Maharashtra Co-operative Societies Act, 1960
    directing eviction of the respondent No. 2, member of the Society as
    well as the appellants nos. 1 and 2 who are trespassers from its flat
    No. 7 in the building of the disputants "Fairfield,"' Churchgate Recla-
    mation, Bombay 20. The facts giving rise to the present appeal are that
    the respondent "Fairfield Co-operative Housing Society" which is a
D "Tenant Co-partnership Housing Society" under Registration No. B-
     1412 of 1955 owned the suit premises. The respondent No. 2 Smt.
    Vishni J. Kalwani as a member of the Society was allotted Flat No. 7 in
    the Ist Floor of the suit premises for residing therein with members of
    her family. The respondent No. 2 permitted the appellant No. 1 Mis.
    A.V.R. and Co. to possess and occupy the said flat as a licencee
E without the consent of the Society and in breach of bye-laws and
    Regulation No. 4 of the Society's Regulations contained in Farm
    No.-A of the Society's bye-laws. It has been alleged in the dispute
    application that the respondent No. 2 obtained the flat as a member
    only for investment purposes and she was profiteering by letting out
    the flat to other persons contrary to the Bye-laws and Regulations of
)!: the Society. The Society after coming to know of this position served a
    notice on March 10, 1973 on her asking her to vacate the flat. In the
    said notice it was alleged that the respondent No. 2 parted with the
    possession of the flat without the Society's consent and in contraven-
    tion of the Bye-laws and Regulations of the Society. The Society also
    alleged that the occupants of the flat were a source of nuisance and
O annoyance to other members of the society and further that she had
    been a persistent defaulter in payment of Society's dues which by the
    date of notice had come to Rs.10,004.38 Paisa. The notice sent to
    Respondent No. 2 was not replied to. Thereafter the Society sent
    another letter stating all these facts. The respondent No. 2 did not
    comply with the request. The Co-operative Society, respondent No. 1,
lH filed a dispute against the respondent No. 2 who is a member for
              A.V.R. & CO. v. HOUSING SOCIETY [RAY, J.]               87

possession of the said flat given to her. The Society also joined the
appellant Nos. I and 2. the two occupants as opposite parties and           A
sought for possession from all the opponents. The Society prayed for
an award against the respondent No. I Smt. Kalwani for a sum of
Rs.10,004.38 with future interest thereon as mentioned in the dispute
application.
                                                                            B
       The respondent No. 2 Smt. Kalwani did not file any written
statement and remained absent. The appellant No. 1 M/s. A.V.R. &
Co. who was opponent No. 2 in the dispute application filed a written
statement contending inter alia that the dispute was barred by jurisdic-
tion as the opponent No.1 Smt. Kalwani was a tenant of the Society,
that the appellant No. 1 was in exclusive occupation of the said flat as
the licencee of the respondent No. 2 and now, their sister concern M/s.     c
J .R. Enterprises, the appellant No. 2, were in occupation of the
premises as licencees. It was due to this the Society subsequently
impleaded the appellant No. 2 as opponent No. 3 in the dispute appli-
cation. It was further contended that their occupation of the suit pre-
mises was under the leave and licence agreement which continued             D
even after 1st February, 1973 and so the appellant No. 2 are protected
under the Provisions of Bombay Rent Act as amended. They denied
that they were causing any nuisance or annoyance to other members of
the Society. They also denied knowledge about the respondent being a
defaulter in payment of Society's dues. They contended that the right,
title and interest of Smt. Kalwani were not determined and the Society      E
could not ask for the possession of the suit Premises. The appellant
No. 2 also filed a writtten statement adopting all the contentions raised
by the appellant No. 1 in their written statement.

      The Judge, Co-operative Court after hearing the parties and
considering the evidences has made an award in favour of the Society        F
holding inter alia that the opponent No. 1 is a member of the disputant
society, that the opponent nos. 2 and 3 are not their members but
claiming through the opponent No. 1, that the dispute touches the
business, management and Constitution of the Society, thus falling
within Sec. 91 of the Maharashtra Co-operative Societies Act. It was
also held that the opponent No. 1 committed breach of Bye-laws,             G
Rules and Regulations of the Society by inducting opponent Nos. 2
and 3 in the suit premises without the consent and permission of the
society. The opponents Nos. I to 3 have been directed to hand over
possession of suit premises to the disputants. The opponent No. 1 was
also directed to pay Rs.10,004.38 p. to the society with interest thereto
@9% from the date of filing of the dispute.                                 H
   88          SUPREME COURT REPORTS                 [1988] Supp. 3 S.C.R.

          Against this award the appellants nos. 1 and 2 filed an appeal
A being Appeal No. 280 of 1978 before the Maharashtra· State Co-
    operative Appellate Court. The respondent No. 1 filed an appeal but'
    she subsequently withdrew the same. The appellate Court held that
    the claim for possession was not affected by the Bye-laws and the
    appellants were not entitled to protection of Bombay Rent Act. The
    order directing giving possession was upheld with the modification that
    award in respect of possession shall become executable on the disput-
    ant Society depositing in Court or paying to Smt. Kalwani the con-
    tribution paid by her in respect of the flat in question.

          The appellants filed a Writ Petition under Articles 226 and 227 of
    the Constitution of India before the High Court at Bombay. The Writ
    Petition No. 1907 of 1983 was dismissed. Hence this appeal by special
    leave.

           It was firstly urged on behalf of the appellants that they have
     been inducted into possession of the flat as licencee on the basis of an
ll> agreement of leave and licence and the said agreement of licence is
     subsisting on 1.2.1973. So they have become deemed tenants under
     Sec. lSA read with Sec. 5( 4A) of the Bombay Rents Ho!d and Lodg-
     ing House Rates Control Act, as amended up-to-date. ":'he agreement
     of leave and licence was not filed either in the trial court or in the
     appellate court. It was filed in the High Court. It is a leave and licence
 t agreement executed on 1. 9.1969 by the licensor respondent No. 2 in
     favour of M/s. A.V.R. & Company for a period of 11 months. This
     _agreement of licence was not renewed. Moreover the appellant No. 2
     M/s. J.R. Enterprises who is in occupation of Suit Premises has not
     produced any agreement of licence inducting them as licencees.
     Sec. lSA of the said Act which was inserted by Maharashtra Amend-
 1" ment Act No. 17 of 1973 enjoins that any person in occupation of any
     premises or any part thereof which is not less than a room as a licence
     on the 1st day of February, 1973 under a subsisting agreeme11t of
     licence, shall on that date be deemed to have become tenant of the
     landlord in respect of the premises in his occupation. The only witness
     examined on behalf of the appellant stated that he had no personal
G knowledge about the facts of the case. No proceedings have been
     taken in any Court to claim the status of a perfected tenant nor any
     leave and licence agreement has been filed by the appellant No. 2. The
     claim of the appellants as deemed tenants is untenable. It may be
     noted that the appellants did not urge this point before the appellate
     Court. In the case of D.H. Ma.niar & Ors. v. Waman Laxman Kudav,
 ffl [ 1977] 1 SCR 403 it has been observed that:
            A.V.R. & CO. v. HOUSING SOCIETY [RAY, J.]                89

           In order to get the.advantage of section 15A of the Bombay
                                                                           A
           Rent Act, the o'tcupant must be in occupation of the pre-
           mises as a Iicencee as defined in section 5(4A) on the 1st of
           February 1973. If he be such a licencee, the non-obstante
           clause of section 15A(1) gives him the status and protection
           of a tenant in spite pf there being anything to the contrary
           in any other law or in any contract. But if he is not a         B
           licensee under a subsisting agreement on the 1st of
           February 1973, then he does not get the advantage of the
           amended provision of the Bombay Rent Act."

       It 1Vas next contended that the dispute cannot be entertained by
 the Co-operative Court as the appellants are not claiming through the C
respondent No. 2, who is a member of the Society but claiming as
protected Iicencees. The jurisdiction of Co-operative Court under sec-
tion 91 of Maharashtra Co-operative Societies Act, 1947 is barred and
the Small Causes Court under section 28 of the said Bombay Rent Act
is competent to entertain and decide the dispute of the disputants. We
have already held above that the appellants are licencees and not D
statutory tenants. Sec. 91 of the Maharashtra Co-qperative Societies
Act, 1960 provides that notwithstanding anything contained in any
other law for the time being in force any dispute touching the constitu-
tion, business of the Society shall be referred by any of the parties to
the dispute to a Co-operative Court if any of the parties thereto is a
member or a person claiming through a member. The respondent No. E
2 is the member of the Disputant Society. The appellants Nos. 1 and 2
are not members of the Society but they as licencees are claiming
through the respondent No. 2 The dispute touches the business of the
Society and it falls within the ambit of Section 91 of Maharashtra
Co-operative Societies Act. The appellant Nos. 1 and 2 are outsiders
who have been permitted to possess the suit premises as Iicencees of F
respondent No. 2 in contravention of the Rules, bye-laws and regula-
tions of the Society. The dispute falls squarely withm the pn:>vision of
Section 91( lJ of the Act and the Co-operative Court has exdusive
jurisdiction to entertain and decide the dispute and not the Court
under the Bombay Rent Act. Section 28 of the Bombay Rent Act also
begins with a non-obstante clause and provides that the small causes G
Court or the Court of Civil Judge (Junior Division) shall have exclusive
jurisdiction to entertain and try any suit or proceeding between a
landlord and a tenant relating to the recovery of rents or possession of
any premises to which the Act applies. The scope of the provisions of
the two Acts has been very succinctly stated by this Court in O.P.
Bhatnagar v. Smt. Rukibai Narsindas & Ors., [1982] 3 SCR 681at696 H
    90         SUPREME COURT REPORTS                 [ 1988] Supp. 3 S.C.R.

    to which one of us (A.P. Sen, J.) was a party as follows:
A
                "In the present case, the society is a tenant of co- . 1
                partnership type housing society formed with the object of
                providing residential accommodation to its co-partner ten-
                ant members. Now, the nature of business which a society
                carries on has necessarily to be ascertained from the object
                for which the society is constituted, and it logically follows
                that whatever the society does in the normal course of its
                activities such as by initiating proceedings for removing an
                act of trespass by a stranger, from a flat allotted to one of
                its members, cannot but be part of its business. It is as
                much the concern of the society formed with the object of
c               providing residential accommodation to its members,
                which normally is its business, to ensure that the flats are in
                occupation of its members, in accordance with the bye-laws
                framed by it, rather than of a person in an unauthorised
                occupation, as it is the concern of the member, who lets it
                out to another under an agreement of leave and licence and
                wants to secure possession of the premises for his own use
                after the termination of the licence. It must, therefore,
                follow that a claim by the society together with such
                member for ejectment of a person who was permitted to
                occupy having become a nominal member 'thereof upon
E               revocation of licence, is a dispute falling within the purview
                of s. 9 i( i) of the Act."

    This Court further observed at p. 697 as follows:'

                "It seems to us that the two Acts can be best harmonised by
F               holding that in matters covered by the Rent Act, its provi-
                sions, rather than the provisions of the Act, should apply.
                But where the parties admittedly do not stand in the jural
                relationship of landlord and tenant, as here, the dispute
                would be governed by s. 91( I) of the Act. No doubt, the
                appellant acquired a right to occupy the flat as a licensee,
O               by virtue of his being a nominal member, but in the very
                nature of things, his rights were inchoate. In view of these
                considerations; we are of the opinion that the proceedings
                under s. 9 l( l) of the Act were not barred by the provisions
                of S. 28 of the Rent Act."

H   It has been pleaded in the dispute application that the opponent No. 1
              A.V.R. & CO. v. HOUSING SOCIETY [RAY, J.]                   91

(Respondent No. 2 in this appeal) inducted opponent No. 2 in posses-
sion of the said Act in violation of the Bye-laws, and Regulation No. 4         A
of the· Society's Regulations contained in form A of Society's Bye-
laws. On this pleading the Co-operative Court has sole jurisdiction to
decide the dispute under sec. 91 of the said Act as the appellants·are
claiming as licencees through the member of the Society, the opponent
No. l according to the provisions of Sub-section (b) of Section 91 of           B
the said Act.

     · The Counsel for the appellants cited Deccan Merchants .Co-
operative Bank Ltd. v. Mis. Dalichand Jugraj Jain and Ors., [1969] 1
SCR 887 and Sabharwal Brothers and another v. Smt. Guna Amrit
 Thandani of Bombay, [1973] 1 SCR 53 in support of the contention
that dispute in question does not come within the parameter of sec. 91          c
of the said Act. Those cases have been elaborately dealt with in
Bhatnagar's case (supra) and it had been observed that the ratio of the
decisions of these two cases are not applicable as the facts of these
cases are different from the case in question. The same observation is
applicable to the instant case. In the Deccan Merchant Bank's case the          D
suit house belonged to the owner who mortgaged the same to the
co-operative Bank on taking a loan. The tenants in question were
inducted in the ground floor of the said premises after the mortgage by
the owner. Subsequently the Bank acquired the house in execution
of mortgage decree and then filed a dispute before the Registrar
u;section 9 l of the Bombay Co-operative Society's Act to evict the             E
tenant and to take possession. It was held that this dispute is not within
Sec. 91 of the said Act as the house originally belonged to owner and
not to the Society Bank and the tenants wete inducted before Bank
purchased the same. In Sabharwal Brother's case.the disputant was the
onwer of the flat on the second floor of BlockJl(o. 8 "Shyam Niwas"
and he let it out to the tenant. The purchaser of the flat who is a             F
member of the Society filed a claim under Sec. 91 of the said Act to
recover possession from the tenant. The Society sold the flat to the
disputant member and the disputant is not claiming the flat qua
member of the Society. The disp~te is not within the ambit of Sec. 91
of the said Act.
                                                                                G
      The facts of the case in l.R. Hingoraniv: P.K. Shah & Ors., AIR
 i972 SC 2 l6 l are different from the facts of this case and so the ratio of
this decision is not applicable tci the instant case. The owner of a flat
entered iilto a leave and licence agreement with the licencee. Subse-
quently a Housing Society was formed_ and the owner became its
member. In 1963, the tenant applied for fixing_his monthly "compen-             H
    92         SUPREME COURT REPORTS                 [1988) Supp. 3 S.C.R.

A sation ·· (Rent) and in that litigation the owner moved the Registrar f<-.
  referring the dispute to arbitrator.

        It was held, that when the owner entered into the agreement with
  the tenant, he was not acting as a member of the Society but as the
  owner of the flat. Hence the case did not fall within Section 91( l)(b) of
B Maharashtra Co-operative Societies Act.

         It was urged that the dispute filed by Respondent No. l was a
  collusive dispute as between respondents Nos. l and 2. The respon-
  dent Nos. 1 and 2 in collusion with each other wanted to evict the
  appellants Nos. land 2 from the suit premises. No issue was framed
C about collusion in the Trial Court nor any evidence was led to sub-
  stantiate this allegation. The only witness examined on behalf of the
  appellants admitted that he did not know anything about the facts of
  the case. No particulars of the collusion have been pleaded in the
  written statement. Moreover this point was not urged either before the
  trial court or before the appellate Court. The Society filed the dispute
D application both against its member and the appellants who are the
  occupants of the flat-in-question to get possession of the flat as the
  appellants are trespassers being put in possession without consent of
  the Society and in breach of its bye-laws, rules and Regulations. The
  allegation of collusion has not been pleaded nor proved. There is no
  factual basis of this allegation. There is no merit in this contention.
E
          Sec. 9 l(b) of Maharashtra Co-operative Societies Act has been
    assailed as ultra vires of Articles 14 and 19 of the Constitution. The
    dispute between a Co-operative Society and a non-member claiming
    through a member of the Society as provided in Section 9 l(b) of the
    Maharashtra Co-operative Societies Act will be decided by the co·
F   operative Court. This classification has got nexus to the object of the
    Act namely the Special procednre is applicable only to those non·
    members claiming through a member of the Society as they form a
    different class. This classification has a reasonable and rational nexus
    with the object sought to be achieved by the Act. In C.P. Khanna v.
    V.K. Kalghatgi & Ors., AIR 1970 (Bombay) 201 it has been held that
G   section 91 is.not ultra vires of Articles 14 and 19 of the Constitution.
    Similar view was expressed by Gujarat High Court in Rasiklal Patel &
    Ors. v. Kailasgauri Rama.nlal Mehta & Ors., (1971] Vol. XII G.L.R.
    355 which held clause (b) of sec. 96 of the Gujarat Co-operative
    Societies Act, 1961 which corresponds to Sec. 9l{b) of the said Act as
    valid thol1gh clauses (c){d)(e) of the section 96 were held as ultra vires.
H   We agree with the views expressed in those judgments and hold that
                   A.V.R. & CO. v. HOUSING SOCIETY [RAY, J.[                    93

     Section 9 l(b) is not ultra vires of Articles 14 and 19 of the Constitution.    A

            No other points have been urged before us.

           For the reasons aforesaid we dismiss the appeal. There will be no
     order as to costs. The decree will not be executed for a period of six
     months from the date of this order subject to the appellant's filing an 8
     usual undertaking. within a period of two weeks from today to the
     effect that the appellant will not transfer, assign or encumber the flat
     in question in any manner whatsoevel- and on undertaking that he will
     hand over peaceful possession of the flat in question to the respondent
     on or before the expiry of the aforesaid period and he will go on paying
     the occupation charges equivalent to the amount he had been paying c
     for each month by the 7th of succeeding month. In default of comp-
     liance of any of these terms, the decree shall become executable only
     on the disputant Society paying to Smt. Vishin J. Kalwani the con-
     tribution paid by her in respect of the flat in question.

     S.L.                                                     Appeal dismissed.      D




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