LEELA SONI AND ORS.versusRAJESH GOYAL AND ORS.

A                             LEELA SONI AND ORS.
                                           V.

                            RAJESH GOYAL AND ORS.

                                SEPTEMBER 3, 2001

B       [SYED SHAH MOHAMMED QUADRI AND S.N. PHUKAN, JJ.]


          Rent Control and Eviction:

          M.P. Accommodation Control Act, 1961: Section 12(J)(o) and (m).
c
           Eviction-landlord filed suit for eviction of the tenant on the ground of
    unauthorised construction under S. J2(J)(o)-Trial court decreed the suit-
    However, the first appellate court held that the landlord failed to prove that
    the said construction diminished the value of the suit accommodation
D   substantially as provided under S. J2(J)(m)-But the High Court, in second
    appeal, decreed the landlord's suit-Correctness of-Held: In the case of
    eviction suit under S. l 2(J)(o) landlord need not prove that the unauthorised
    construction diminishes the value ofsuit accommodation substantially-Hence,
    first appellate court misdirected itselfin reading the requirements ofS. !2(J)(m)
     into S. l 2(J)(o)-High Court rightly decreed the suit.
E
          Code of Civil Procedure, 1908:

          Section JOO-Second appeal-Power of High Court-Scope and ambit
    of-Held: High Court cannot entertain second appeal on question ofJae/-
    This is so, not only when the High Court may have a different view of the
F   matter but also when the first appellate court records erroneous conclusions
    on questions of fact.

           Section 103-lssue ojfact-Determination of--Power of Hi5h Court-
    Scope and ambit of-Held: High Court has power to determine any issue if
    the evidence 011 record is sufficient when (i) that issue has not been determined
G   bot/, by the trial court and the lower appellate court or (ii) that issue has been
    wrongly determined by either or both the courts on a substantial question of law.

         The respondent-landlord filed a suit for eviction against the appellant-
    tenant in respect of the suit accommodation on the grounds of default in
H   payment of rent under Section 12(1)(a) of the M.P. Accommodation Control
                                          504
                          LEELA SONI v. RAJESH GOYAL                       505
Act, 1961 and encroach.ment on a portion of land. not let to him and raising       A
construction thereon .under Section 12(1)(0) of the Act.

       The tra·il court decreed the suit But the first appellate court reversed
the judgment of the trial court on the ground that the respondent failed to
prove that the construction had diminished the value of the suit
accommodation substantially as provided under Section 12(1)(m) of the Act          B
However, the High Court in second appeal under Section 100 of the Code of
Civil Procedure, 1908 confirmed the judgment of the trial court and directed
eviction of the appellant from the suit accommodation. Hence this appeal.

      On behalf of the appellant it was contended that the High Court, in          C
second appeal, ought not to have interfered with the findings of fact recorded
by the first appellate court.

      Dismissing the appeal, the Court

      HELD: 1.1. Section 12(l)(m) of the M.P. Accommodation Control Act,           D
1961 speaks of unauthorised construction within the accommodation let out
to the tenant, which has materially altered the accommodation to the
detriment of the landlord's interest or is likely to diminish its value
substantially. Section 12(l)(o) of the Act talks of unauthorisedly occupying a
portion or portions of the accommodation not forming part of the tenanted
accommodation and not vacating the same in spite of written notice of the          E
landlord to the tenant. In the latter case, there is no need for the landlord to
prove that the nnauthorised occupation of a portion or portions of the
accommodation not let out to the tenant, is to the detriment of landlord's
interest or that it diminishes the value of his accommodation substantially.
                                                              (510-F-H; 511-E]
                                                                                   F
      1.2. The first appellate court not only failed to notice the distinction
between Section 12(l)(o) and (m) of the Act but also read the requirements
of clause (m) into Section 12(l)(o) of the Act and misdirected itself. [5ll-E]

       2.1. There can be no doubt that the jurisdiction of the High Court under
Section 100 of the Code of Civil Procedure, 1908 is confined to the framing        G
of substantial questions of law involved in the second appeal and to decide
the same. Section l 00 of CPC provides that no second appeal shall lie except
on the grounds mentioned in Section 100 of CPC. Thus it is clear that no
second appeal can be entertained by the High Court on questions of fact much
less can it interfere with the findings of fact recorded by the Lower Appellate    H
    506                     SUPREME COURT REPORTS [2001] SUPP. 2 S.C.R.

A   Court. This is so, not only when it is possible for the High Court to take a
    different view of the matter but also when the High Court finds that
    conclusions on questions of fact recorded by the first appellate court are
    erroneous. 1572-B-q

          Ajsar Sheikh v. Soeman Bibi. (1976] 2 SCC 141, relied on.
B
           2.2. Section 103 of CPC authorises the High Court to determine any
    issue which is necessary for the disposal of the second appeal provided the
    evidence on record is sufficient, in any of the following two situations: (1) when
    that issue has not been determined both by the trial court as well as the Lower
C   Appellate Court or by the Lower Appellate Court, or (2) when both the trial
    court as well as the Appellate Court or the Lower Appellate Court has wrongly
    determined any issue on a substantial question of law which can properly be
    the subject-matter of seco11d appeal under Section 100 of CPC. [512-G[

            Jadu Gopal Chakravarty v. Panna/al Bhowmick, 11978( 3 SCC 215,
D relied on.
           2.3. The High Court was well within its jurisdiction in recording the
    afore-mentioned findings of fact of which the evidence was 011 record as
    Section 103 of the Ci'C empowers the High Court to determine such issue of
    fact. (513-B(
E
            CIVIL APPELLATE JURISDICTION : Civil Appeal No. 6116 of
    2001.

         From the Judgment and order dated 4.5.2000 of the Madhya Pradesh
    High Court in S.A.No. 18 of 1993.
F
            Shiv Sagar Tiwari and Bishesha Nand Jha for the Appellant.

          Satyapal Khushal Chand Pasi, Sushi) Kumar Jain, A.?. Dhamija, Ms.
    Pratibha Jain and Pradeep Agarwal for the Respondents.

G           The Judgment of the Court was delivered

            SYED SHAH MOHAMMED QlJADRI, J. Leave is granted.

          This appeal is from the judgment and order of the High Court of
    Judicature of Madhya Pradesh, Jabalpur Bench at Gwalior, decreeing the suit
H   of the landlord against the tenant, by allowing the Second Appeal No. 18 of.
        LEELA SONI v. RAJESH GOYAL [SYED SHAH MOHAMMED QUADRI, J)            507
 1993 on May 4, 2000.                                                               A
       The appellants are the legal representatives of the original tenant, late
Kanwar Lal Soni (referred to in this judgment as, 'the tenant') and the
respondents are the successors-in-interest of the landlord, late Madho Lal
Basant Lal (hereinafter referred to as, 'the landlord'). The tenant obtained
premises No. 83 situated at Agra-Mumbai Road, Shivpuri, (M.P.) (hereinafter         B
referred to as, 'the suit accommodation') from the landlord on rent of Rs.30/
- p.m. which was later enhanced to Rs. 40 p.m. The landlord filed the suit
(Civil Suit No. 63-A/86) in the court of Second Civil Judge, Class II, Shivpuri,
against the tenant for eviction of the suit accommodation on two grounds: (i)
default in payment of rent of Rs.1080 and claiming total sum of Rs. 1210,           C
said to be due, from the tenant - under Section 12(1)(a) and (ii) encroachment
on a portion of land not let to him and raising construction thereon (referred
to as, 'the disputed portion') - under Section 12(1)(0) of the Madhya Pradesh
Accommodation Control Act, 1961 (for short, 'the Act'). The tenant pleaded
that the rent due was deposited after the service of notice of the suit and that
the alleged unauthorised construction was made with due permission of the           D
landlord.

       The trial court gave the benefit of sub-section (5) of Section 13 of the
Act to the tenant on the first ground and passed a decree directing the tenant
to vacate the disputed portion and to pay to the landlord damages at the rate
of Rs. JO P.M. for the said portion within two months from the date of the          E
judgment on the second ground and, thus, decreed the suit on August 24,
 1987.

      Dissatisfied by the judgment and decree of the trial court, the landlord
filed First Appeal No.30-A of 1992 in the Court of the Second Additional
Judge to District Judge, Shivpuri. The landlord contended before the first          F
appellate court that during the pendency of the appeal the tenant did not pay/
deposit the rent of the suit accommodation and that he did not vacate the
disputed portion of the house within the time granted by the trial court. The
learned first appellate Judge held that it was not essential that rent should be
deposited during the pendency of the appeal and that in any event that fact         G
was not proved by the landlord. On the question of handing over of possession
of the disputed portion, it was held that the landlord failed to prove that the
nature of the construction on the disputed portion was of permanent nature
and caused prejudice to him, the cost of the suit accommodation was reduced
or deteriorated as a result of such construction. In that view of the matter, the
appeal of the landlord was dismissed on November I 6, 1992.                         H
    508                    SUPREME COURT REPORTS [2001] SUPP. 2 S.C.R.

A         Challenging the validity of the judgment and decree of the first appellate
    court, the landlord filed Second Appeal No.18 of 1993 in the High Court of
    Madhya Pradesh. The High Court modified the judgment of the first appellate
    court confirming the judgment and decree of the trial court and decreed the
    suit of the landlord for eviction of the tenant from the suit accommodation
B   by judgment and decree, impugned in this appeal.

          Mr. Shiv Sagar Tiwari, learned counsel appearing for the tenant,
    contended that the High Court interfered with the findings of fact recorded
    by the first appellate court and that the tenant had paid/deposited all the rent
    due to the landlord before the first appellate court as well as the High Court
    on various dates; the first appellate court's findings that the disputed
C   construction did not diminish the value of the suit accommodation or caused
    any prejudice to the landlord, ought not to have been interfered with and
    decree for eviction of tenant ought not to have been passed by the High
    Court.

D         Mr. Sushil Kumar Jain, learned counsel appearing for the landlord,
    argued that the findings recorded by the first appellate court were wholly
    erroneous and that the High Court committed no error of law in recording
    findings on the points which were not determined by the first appellate court.
    The judgment of the High Court, it was submitted, did not warrant any
    interference.
E
          To appreciate the contentions of the learned counsel, it would be useful
    to refer to the provisions of clause (a) and (o) of sub-section (I) of Section
    12 of the Act, which are relevant for our purpose. They are set out hereunder:

           "12. Restriction on eviction of tenants.
F           (I) Notwithstanding anything to the contrary contained in any other
            law or contract, no suit shall be filed in any Civil Court against a
            tenant for his eviction from any accommodation except on one or
            more of the following grounds only namely:

            (a)   that the tenant has neither paid nor tendered the whole of the
G                 arrears of the rent legally recoverable from him within two months
                  of the date on which a notice of demand for the arrears of rent
                  has been served on him by the landlord in the prescribed manner;

            (b) to (n)*********
H           (o) that the tenant has without the written permission of the landlord
        LEELA SONI v RAJESH GOYAL [SYED SHAH MOHAMMED QUADR!, J.)           509
             also taken possession of such portion or portions of                   A
             accommodation which is not included in the accommodation let
             to him and which the tenant has not vacated in spite of a written
             notice of the landlord in that behalf."

      A perusal of the provisions, extracted above, shows that sub-section (I)
of Section 12 of the Act which commences with a non-obstante clause gives           B
an overriding effect to it over any other law or contract and creates an
embargo on filing a suit in any Civil Court against a tenant for his eviction
from any accommodation on any ground except those specified in clauses (a)
to (p) thereof.

       Clause (a) of sub-section (1) of section 12 of the Act embodies one of       C
the permissible grounds on which a suit for eviction of a tenant can be filed.
It says that if the tenant had neither paid nor tendered the whole of the arrears
of rent legally recoverable from him within two months of the date on which
a notice of demand for the arrears of rent has been served on him by the
landlord, in the prescribed manner, the landlord can seek eviction of the           D
tenant. It may be noticed that the rigour of clause (a) of sub-section (I) is
softened by sub-section (3) of Section 12 of the Act which forbids the court
from making an order of eviction against the tenant on the said ground if the
tenant complies with Section 13 of the Act. Sub-section (1) of Section 13 of
the Act enables a tenant to deposit in the Court or pay to the landlord the
arrears of rent within one month of service of writ of summons or notice of         E
appeal or other proceeding, or within such further time as the court may
allow, and thereafter continue to deposit or pay the rent month by month by
the 15th of each succeeding month, till the decision of the suit, appeal or
proceedings, as the case may be. Sub-section (2) of Section 13 deals with
payment of rent in case of dispute as to the amount of rent payable by the
tenant and is not relevant for our purpose. Sub-section (5) of Section 13
                                                                                    F
directs that if a tenant makes deposit or payment under sub-sections (I) and
(2) of that section, no decree or order shall be made by the Court for the
recovery of possession of the accommodation on the ground of default in
payment of rent by the tenant. Jn such a case, the Court is enabled to allow
such cost to the landlord, as it may deem fit. Sub-section (6) which is             G
supplement to sub-section (5) of Section 13, says that if a tenant fails to
deposit or pay any amount as required by that section, the Court may order
the defence against eviction to be struck out and shall proceed with the
hearing of the suit, appeal or proceedings, as the case may be.

      Clause (o) of sub-section (I) of Section 12 contains yet another ground       H
    510                     SUPREME COURT REPORTS [2001) SUPP. 2 S.C.R.

A for eviction of a tenant. It provides that if the tenant has also taken possession
  of such portion of accommodation which is not included in the accommodation
  let to him, without the written permission of the landlord, and which the
  tenant has not evicted in spite of a written notice of the landlord in that
  behalf, he may seek eviction of the tenant from the suit accommodation. It
B may be apt to notice here that the said clause is controlled by sub-section
  (11) of Section 12 of the Act which forbids the court from making an order
  of eviction of the tenant on the said ground if the tenant within such time as
  may be specified in this behalf by the court, vacates the portion of the
  accommodation not let to him and pays to the landlord such amount by way
  of compensation as it may direct. A combined reading of clause (o) of sub-
C section (I) and sub-section (11) of Section 12 of the Act shows that it's the
  failure of a tenant to comply with the decree/direction of the Court to vacate
  the portion of accommodation unauthorisedly occupied by him and to pay
  the damages which will entail the order of eviction on the ground contained
  in clause (o ).

D        It needs to be emphasised here that the grounds mentioned in clauses
    (m) and (o) of sub-section (I) of Section 12 are two distinct grounds. They
    are mutually exclusive.

          Clause (m) reads as under:

E           "(m) that the tenant has, without the written permission of the landlord,
            or permitted to be made, any such construction as has materially
            altered the accommodation to the detriment of the landlord's interest
            or is likely to diminish its value substantially."

          A perusal of this clause shows that it embodies a further ground to seek
F   eviction of the tenant who has without the written permission of the landlord
    made construction or materially altered the accommodation to the detriment
    of the landlord's interest or such construction is likely to diminish its value
    substantially. Whereas clause (m) speaks of unauthorised construction within
    the accommodation let out to the tenant, which has materially altered the
G   accommodation to the detriment of the landlord's interest or is likely to
    diminish its value substantially, clause (o) talks of unauthorisedly occupying
    a portion or portions of the accommodation not forming part of the tenanted
    accommodation and not vacating the same in spite of written notice of the
    landlord to the tenant. In the latter case, there is no need for the landlord to
    prove that the unauthorised occupation of a portion or portions of the
H   accommodation not let out to the tenant, is to the detriment of landlord's
       LEELA SONI v. RAJESH GOYAL [SYED SHAH MOHAMMED QUADRI, J.]           511
interest or that it diminishes the value of his accommodation substantially.        A

      Within the parameters of the provisions discussed above, the trial court
gave the benefit of clause (5) of Section 13 of the Act to the tenant in regard
to default in. payment of rent and in regard to unauthorised occupation of the
accommo~ation not let out to the tenant, it passed the decree in tenns of sub-
section (11) of Section 12 of the Act against the tenant without making any         B
order of eviction against the tenant.

       It appears that in his appeal before the Second Additional Judge to
Distt. Judge, Shivpuri, against the judgment and decree of the trial court, the
landlord filed an application under Section 13 (6) of the Act alleging that the     C
tenant defaulted in depositing the rent during the pendency of the appeal but
the tenant did not refute the allegation by putting forth any acceptable
explanation. The first appellate court on misconception of law wrongly placed
the burden on the landlord to prove that the rent was not paid during the
pend ency of the appeal and erroneously dismissed that ground. On the question
of non-compliance of the decree of the trial court in regard to vacating the        D
portion unauthorisedly occupied by him (tenant) and paying the compensation,
the first appellate court held" that the landlord had not shown that by
constructing a temporary shed and converting it into a room, the value of the
suit accommodation had been reduced or its nature had been changed or in
any way the interest of the landlord had been prejudiced. The first appellate       E
court not only failed to notice the distinction between clauses (m) and (o),
pointed out above, but also read the requirements of clause (m) into clause
(o) of sub-section (I) of Section 12 of the Act and misdirected itself. To say
the least both the conclusions of the first appellate court are erroneous and
unsustainable.
                                                                                    F
      The High Court, on the basis of record before it, held that the averrnents
made in the application made by the landlord under Section 13(6) of the Act
remained unrebutted and uncontroverted and recorded the finding that the
rent remained unpaid during the pendency of the appeal and as such the
defence of the tenant ought to have been struck out and the appeal should           G
have been allowed by the first appellate court. It further held that in execution
of the decree of the trial court, some of the legal representatives of the
original tenant filed an undertaking that they would comply with the decree
of the trial court in regard to vacating the disputed portion which was recorded
by the executing court. But that undertaking was not fulfilled. Consequently,
there was no option left for the first appellate court except to pass an            H
    512                    SUPREME COURT REPORTS [2001 J SUPP. 2 S.C.R.

A appropriate order under clause (o) of sub-section (I) of Section 12 of the Act.
           The question that arises here is: has the High Court exceeded its
    jurisdiction in recording the findings noted above?

          There can be no doubt that the jurisdiction of the High Court under
B   Section 100 of the Code of Civil Procedure (C.P.C.) is confined to the framing
    of substantial questions of law involved in the second appeal and to decide
    the same. Section 101 of C.P.C. provides that no second appeal shall lie
    except on the grounds mentioned in Section 100 of C.P.C. Thus it is clear
    that no second appeal can be entertained by the High Court on questions of
                                                                                       -
    fact much less can it interfere in the findings of fact recorded by the Lower
C   Appellate Court. This is so, not only when it is possible for the High Court
    to take a different view of the matter but also when the High Court finds that
    conclusions on questions of fact recorded by the first appellate court are
    erroneous [see : Afsar Sheikh and Anr. v. Soeman Bibi and Ors., [1976] 2
    sec 141.
D
         It will be apt to refer to Section I03 of C.P.C. which enables the High
    Court to determine the issues of fact:

            "103. Power of High Court to determine issue of fact.- In any second
            appeal, the High Court may, if the evidence on the record is sufficient,
E           determine any issue necessary for the disposal of the appeal, -

           (a) which has not been determined by the Lower Appellate Court or
               both by the Court of first instance and the Lower Appellate
               Court, or
           (b) which has been wrongly determined by such court or.courts by
F              reason of a decision on such question of law as is referred to in
               section 100."

         The section, noted above, authorises the High Court to determine any
  issue which is necessary for the disposal of the second appeal provided the
  evidence on record is sufficient, in any of the following two situations : (I)
G when that issue has not been determined both by the trial court as well as the
  Lower Appellate Court or by the Lower Appellate Court; or (2) when both
  the trial court as well as the Appellate Court or the Lower Appellate Court
  has wrongly determined any issue on a substantial question of law which can
  properly be the subject matter of second appeal under Section 100 of C.P.C.
H [see : Jadu Gopal Chakravarty (D) by his L.Rs. v. Pannalal Bhowmick and
         LEELA SONI v. RAJESH GOYAL [SYED SHAH MOHAMMED QUADRI, J.]       513
Ors., [1978] 3   sec 215.                                                         A




      In the result, we find no illegality in the judgment and order of the
High Court, under challenge. The appeal is devoid of any merit. It is dismissed
with costs.
                                                                                  c
v.s.s.                                                     Appeal dismissed.