ivil Appeal No 2714 of 1984
From the Judgment and Order dated 242
1984 of the High Court of Andhra Pradesh at Hyderabad in Civil Revision Petition No 2053 of 1981
TVSNChari for the Appellant
Govind Mukhoty PK Gupta and KV Upendra Gupta for the Respondents
The Judgment of the Court was delivered by DUTT J
This appeal by special leave is directed against the judgment of the Andhra Pradesh High Court dis missing the revision petition of the appellant against the order of the Subordinate Judge Guntur whereby he affirmed the order of the Rent Controller 676 Guntur directing the eviction of the appellant from the disputed shoproom
The respondents Nos 1 and 2 are respectively the father and son
The respondents filed a petition under section 103aiii of the Andhra Pradesh Buildings Lease Rent and Eviction Control Act 1960 hereinafter referred to as the Act  before the Rent Controller Guntur praying for an order of eviction against the appellant from the disputed shop room on the ground that it was bona fide required for the respondent No2 who had passed the BCom
examination and would start a business in readymade garments in the disputed shoproom
The petition was contested by the appel lant
It was inter alia denied by the appellant that the shop room was bona fide required by the respondents as alleged
The learned Rent Controller after considering the evi dence adduced by the parties passed the eviction order against the appellant holding inter alia as follows Thus after careful scrutiny of the entire evidence I had no two minds in coming to the conclusion that the petitioners re quired the suit shop for their personal occu pation namely for the business of PW2
I find there is an element of need and it is a bona fide one and not actuated by any oblique motive
I find there is absolute necessity for PW2 to have his business in the suit shop
Thus I find the petitioners had brought home the point in their favour
I find that there are valid grounds to order eviction of the respondent Being aggrieved by the said order of the learned Rent Controller the appellants preferred an appeal to the Subor dinate Judge Guntur who however affirmed the findings of the learned Rent controller and dismissed the appeal
The appellant preferred a revision petition under section 21 of the Act before the High Court of Andhra Pradesh against the order of the learned Subordinate Judge
As stated already the High Court dismissed the revision petition
Hence this appeal by special leave
The only point that has been urged on behalf of the appellant is that in the absence of any averment of the facts constituting the grounds or conditions of eviction as contained in sub section3aiii of section 10 of the Act the courts below were not justified in passing 677 the order of eviction against the appellant
Sub section3aiii provides as follows  3a
A landlord may subject to the provi sions of clause d apply to the Controller for an order directing the tenant to put the landlord in possession of the building                 iii in case it is any other non residential building if the landlord is not occupying a non residential building in the city town or village concerned which
is his own or to the possession of which he is entitled whether under this Act or otherwise a for the purpose of business which he is carrying on on the date of the application or b for the purpose of a business which in the opinion of the Controller the landlord bona fide proposes to commence The provisos are not relevant for our purpose and as such they are omitted The conditions which are necessary to be fulfilled for the purpose of getting an order of eviction under sub clause iii are 1 The building is a non residential building
2 The landlord is not occupying a non residential building in the city town or village concerned either belonging to him or to the possession of which he is entitled under the Act or otherwise
3 Either he requires the building for the purpose of business which he is carrying on or he bona fide proposes to commence a business
There can be no doubt that under the law of pleadings facts mentioned in sub clause iii are to be pleaded in the petition and thereafter proved at the trial for the purpose of an order of eviction against the tenant
In a decision of this Court in Hasmat Rai vs 678 Raghunath Prasad   it has been observed by Desai J that in order to obtain an order of eviction of a tenant under section 121m of Madhya Pradesh Accommoda tion Control Act 1961 the landlord has to plead and estab lish i that he bona fide requires the accommodation let to the tenant for non residential purposes for the purpose of continuing or starting his business and ii that he has no other reasonably suitable non residential accommodation of his own in his occupation in the city or the town concerned
Further it has been observed that any amount of proof offered without appropriate pleading is generally of no relevance
We respectfully agree with the above statement of law and reiterate the same
We are however not inclined to interfere with the impugned order of eviction in the instant case for the reasons stated hereinafter
The point was not taken in any of the courts below nor has it been taken in the special leave petition
For the first time it has been raised in the argument before us
Mr PP Rao learned counsel appearing on behalf of the appellant has produced before us a copy of the memorandum of Civil Revision Petition that was filed in the High Court
We do not however find that the point has been specifical ly taken in the grounds of revision
It is not disputed that the point was not also argued before the High Court
It is true that all the ingredients of sub section3aiii of section 10 have not been pleaded in the petition for eviction
The respondents have only pleaded their bona fide requirement of the disputed shop room for the purpose of commencing a business therein
There is no pleading that the respondents are not occupying any non residential building in the city town or village concerned either belonging to them or to the possession of which they are entitled under the Act
The respondents however did not suppress any fact at the trial and disclosed the non residential buildings owned by the respondent No 1 but not in their occupation
It has also been observed by the High Court that the respondents have come forward with a clean and clear case and with reasons as to why they chose the disputed shop room for the proposed business to be commenced by the respondent No 2
Even if we set aside the eviction order and send the case back on remand to the Rent Control ler allowing the parties to amend the pleadings and to adduce further evidence it will be a futile exercise inas much as all the materials are already on record
It is not the case of the appellant that if he is given an opportunity to adduce further evidence after amendment of pleadings he would be able to furnish any new material showing that the respondents are occupying any 679 non residential building suitable for commencing the pro posed business therein and as such they are not entitled to an order for eviction
It is also not in dispute that the other non residential buildings belonging to the respondent No 1 are in occupation of tenants
The principal contention of the appellant before the courts below was that the re spondents had no reasonable justification for choosing the disputed shop room for the purpose of commencing a business therein for the respondent No 2
This contention has been overruled by the courts below and also by the High Court inasmuch as the respondents had given sufficient reasons for selecting the disputed shop room for the purpose of commenc ing a business in readymade garments
Indeed it is the case of the respondents that the disputed shop room is centrally located in the heart of Guntur city in a business locality that there are a number of readymade garment shops in that locality and that the disputed shop room is the best place for commencing such a business
In view of the facts stated above particularly of the fact that the point was not raised at any stage of the proceedings we do not think that we shall be justified in interfering with the order of eviction
For the reasons aforesaid the appeal is dismissed
There will however be no order as to costs
We however direct that the order for eviction of the appellant from the disputed shop room shall not be executed till March 31 1988 provided the appellant gives an under taking to this Court in writing within four weeks from date that he will vacate and deliver up vacant and peaceful possession of the disputed shop room on or before March 31 1988 and regularly keep paying the respondents monthly damages calculated at the rate of rent for use and occupa tion in the meanwhile
MLA Appeal dis missed


Summary:
The respondents filed an eviction petition against the appellanttenant in respect of a shop room under s103aiii of the Andhra Pradesh Buildings Lease rent and eviction Control Act 1960 on the ground of bona fide requirement for starting a business in readymade garments
The Rent Controller passed the eviction order against the appellant holding that the respondents required the suit shop for their personal occupation
The Appellate Authority as well as the High Court affirmed the findings of the Rent Controller in the appeal and revision respectively
In appeal to this Court by the appellant tenant it was contended for the first time that since there was no aver ment of the facts constituting the grounds or conditions of eviction as contained in sub section
3aiii of section I0 of the Act the courts below were not justified in passing the order of eviction against the appellant
Dismissing the appeal HELD 1
Under the law of pleadings facts mentioned in sub cliii of section 103a of the Act are to be pleaded in the petition and thereafter proved at the trial for the purpose of an order of eviction against the tenant
Further any amount of proof offered without appropriate pleading is generally of no relevance
Therefore the landlord has to plead and establish i that he bona fide requires the accommodation let to the tenant for non residential purposes for the purpose of continuing or starting the business and ii that he has no other reasonably suitable non residen tial accommodation of his own in his occupation in the city or the town concerned
677H 678A B Hasmat Rai vs Raghunath Prasad  relied upon 675 2
The point regarding absence of any averment of the facts constituting the grounds or conditions of eviction as contained in subs3aiii of section 10 of the Act was not taken in any of the courts below nor has it been taken in the Special Leave Petition
For the first time it has been raised in the argument
Therefore there is no justification to interfere with the order of eviction
679D In the instant case the respondents did not suppress any fact at the trial and disclosed the non residential buildings owned by the respondent No I but not in their occupation
Indeed it is the case of the respondents that the disputed shop room is centrally located in the heart of Guntur city in a business locality that there are a number of readymade garment shops in that locality and that the disputed shoproom is the best place for commencing such a business
It has also been observed by the High Court that the respondents have come forward with a clean and clear case and with reasons as to why they chose the disputed shop room for the proposed business to be commenced by the respondent No 2
Moreover it is not the case of the appel lant that if he is given an opportunity to adduce further evidence after amendment of pleadings he would be able to furnish any new material showing that the respondents are occupying any non residential building suitable for commenc ing the proposed business therein and as such they are not entitled to an order for eviction
In view of the aforesaid facts also the appeal is liable to be dismissed
678E H