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SMT. SUKHDEI & ANOTHER versus STATE OF U.P. & OTHERS

High Court of Judicature at Allahabad

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Smt. Sukhdei & Another v. State Of U.P. & Others - WRIT - A No. 25239 of 1995 [2007] RD-AH 1652 (1 February 2007)

 

This is an UNCERTIFIED copy for information/reference. For authentic copy please refer to certified copy only. In case of any mistake, please bring it to the notice of Joint Registrar(Copying).

HIGH COURT OF JUDICATURE OF ALLAHABAD

   Court no. 7                                                        

         Civil Misc. Writ Petition No. 25239 of 1995

Smt. Sukhdei and another          versus      The State of U.P. and others

Hon'ble Rakesh Tiwari,J.

 

   Heard counsel for the parties and perused the record.

   The petitioners are tenants of one hall and one verandah and other common amenities of premises no. 14/49-F situated at Civil Lines, Kanpur Nagar on monthly rent of Rs. 7.50 paise.

  The counsel for the respondent-landlords submits that the rent of the disputed accommodation is too low in the present scenario. He prays that in the circumstances the rent of the disputed accommodation may be increased reasonably according to the market rate.

              The rent of Rs.7.50 paise per month in respect of the aforesaid disputed accommodation in question appears to be inadequate rent for the accommodation in dispute. A pragmatic approach has to be taken considering the area location and rate of rent prevailing in the locality etc. With passage of time value of house rent has increased and as such it has to be proportionately increased in addition to notional increase of 10% in rent every 5 years as provided under Act No. XIII of 1972.

 It is not the case of the tenants that no accommodation is available to them on rent per contra their case is that no accommodation is available on the rent, which they are paying at present to the landlords.

In view of the decisions rendered in Rajeshwari  (Smt.) Vs. Smt. Prema Agarwal, 2005(1) ARC-526, Hari Mohan Kichlu Vs. VIIIth A.D.J. Muzaffarnagar and others, 2004 (2) ARC-652  wherein rent was increased to more than 28 times and in  Khurshida Vs. A.D.J. 2004(2) ARC-64 =2004(54) ALR-177 wherein the rent was increased about fifty times, the writ Court can enhance the rent to a reasonable extent as has also been held by this Court in para 7 of 2006(63) ALR 643 Smt. Zohra Vs. IVth A.D.J. Jhansi  that while granting relief to a tenant against eviction the writ Court is empowered to enhance the rent.

             In S.L.P. No.  19685/06 arising out of Writ Petition No. 8972 of 2002 ( Hari Shankar Bhardwaj Vs. Dharmmendra Kumar Gupta) the Hon'ble Surpeme Court has affirmed the view of this Court that the   rent of the houses/building/shops may be fixed under Article 226 of the Constitution having a pragmatic approach and taking into consideration the area, location, nature of construction, current market rate of rent, locality etc. In the aforesaid case rent had been fixed by the Court under Article 226 to Rs.6500/- per month in the same manner as it is being fixed in the instant case. The order of the Hon'ble Supreme Court dated 9.12.2006 passed in the aforesaid S.L.P. No. 19685/2006 runs as under:-

        " Heard learned counsel for the parties.

           We do not find any ground to interfere with the impugned order.

           The Special Leave Petition is, accordingly, dismissed. However, time granted by the impugned order making the deposit is extended to 7th January,2007."

The counsel for the petitioners submits that the case for enhancement of rent may be considered by the Court according to the condition, location and situation etc. of the disputed accommodation. He further submits that in case the petitioners are evicted from the disputed accommodation they will suffer irreparable loss and injury.

           Taking a pragmatic approach, considering the facts and circumstances of the case, location as well as area of the accommodation and construction etc.  the rent of the disputed accommodation is   increased from Rs. 7.50 paise to Rs. 1800/- per month in the following manner.

                        One hall at the rate of Rs.1500/- per month

                      One verandah at the rate of Rs.300/- per month

                       _______________________________________

                                                  Total =Rs. 1800/- per month

                      ________________________________________

The rent of February, 2007 as fixed by this Court shall be payable in March , 2007.                                    

It is accordingly directed that the tenants shall pay a sum of Rs. 1800/- per month towards rent to the landlords till further orders which shall be payable to the landlords thereafter by 7th day of each succeeding month. The rent fixed by this Court shall be increased 10% every 5 years till further orders according to the provisions of the Act.

In case of default in payment of current rent as directed by this Court the landlords can get the disputed accommodation vacated with the help of police within a period of one month by giving notice in writing.

        List in the month of May, 2007. The counsel for the parties shall submit compliance report on that date.

Dated 1.2.2007

CPP/-

             

 


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