Appeal No 808 of 1966
Appeal by special leave from the judgment and order dated September 3 1965 of the Gujarat High Court in Civil Revision Application No 244 of 1965
82 Arun H Mehta and I N Shroff for the appellant
ST Desai P C Bhartari J B Dadachanji and O C Mathur for the respondent
The Judgment of the Court was delivered by Shah J
The respondent is the owner of a house in the town of Ahmedabad
The appellants are the tenants of that house at a monthly rental of Rs 2171 
Under the agreement of lease the appellants were to pay out of the agreed rent Rs 810 per month and the balance was to be appropriated towards a loan advanced by them to the respondent for constructing the house
The appellants had also agreed to pay municipal taxes and electricity charges
The appellants filed suit No 1308 of 1963 in the Court of the Small Causes Ahammadabad for an order inter alia determining the standard rent of the premises in exercise of the power under section 11 of the Bombay Rents Hotel and Lodging House Rates Control Act 57 of 1947
The Court of Small Causes Ahamadabad on an application filed by the appellants fixed the contractual rent as interim standard rent and directed the appellants to pay the rent and municipal taxes
Pursuant to this order the appellants deposited Rs 2403 as rent and Rs 892125 due as municipal taxes for the year 1964 65
An application by the respondent to withdraw the amount deposited in Court was resisted by the appellants
The Court permitted the respondent to withdraw Rs 2403 but not the municipal taxes
The respondent then obtained an order for the issue of a distress warrant under section 53 of the 15 of 1882 read with r 5 of the Rules framed under the Bombay Rents Hotel and Lodging House Rates Control Act 1947 for recovery of the amount due as municipal taxes
Distress was levied and the order was confirmed
A revision application moved in the High Court of Gujarat against that order was rejected
In support of this appeal counsel for the appellants urges that r 5 of the Rules framed under section 49 of the Bombay Rents Hotel and Lodging House Rates Control Act 57 of 1947 is ultra vires the State Government that the Court of Small Causes Ahmedabad has in any event no jurisdiction to pass an order issuing a distress warrant when trying a suit or proceeding under Bombay Act 57 of 1947 especially when an application for determination of standard rent under section 1 1 of the Act is pending and that the municipal taxes and electricity charges do not constitute rent which may be recovered by the issue of a distress warrant
By the express terms of the tenancy the appellants had undertaken to pay the municipal taxes and electricity charges as part of 83 the rent it is not open to them to contend that they are not rent recoverable by the issue of a distress warrant
The last branch of the argument has therefore no force
The relevant provisions of the Bombay Rents Hotel and Lodging House Rates Control Act 57 of 1947 and other statutes which have a bearing may first be noticed
Bombay Act 57 of 1947 was intended to control rents and to confer protection against eviction upon tenants of premises in certain urban areas in the Province of Bombay
By section 28 of the Act certain courts were designated as courts of exclusive jurisdiction to entertain and try suits and proceedings between a landlord and tenant relating to recovery of rent or possession to which the provisions of the Act applied and also to decide claims or questions arising under the Act
Section 28 as originally enacted and later amended by Bombay Acts 58 of 1949 and 15 of 1952 insofar as it is material reads  1 Notwithstanding anything contained in any law and notwithstanding that by reason of the amount of the claim or for any other reason the suit or proceeding would not but for this provision be within its jurisdiction a in Greater Bombay the Court of Small Causes Bombay aa in any area for which a Court of Small Causes is established under the Provincial Small Cause Courts Act 1887 such Court and b
shall have jurisdiction to entertain and try any suit or proceeding between a landlord and a tenant relating to the recovery of rent or possession of any premises to which any of the provisions of this Part apply and to decide any application made under this Act and to deal with any claim or question arising out of this Act or any of its provisions and subject to the provisions of subsection 2 no other court shall have jurisdiction to entertain any such suit proceeding or application or to deal with such claim or question
Section 28 did not set up new Courts to try suits or proceedings between landlords and tenants  it invested existing courts with exclusive jurisdiction to try suits and proceedings of the nature set out and claims or questions arising under the Act
Section 31 of the Act provides inter alia that the courts specified in section 28 shall follow the prescribed procedure in trying and hearing suits proceedings applications and appeals and in executing orders 84 made by them
Section 49 authorises the State Government to make rules for the purpose of giving effect to the provisions of the Act and in particular to make rules among other subjects for the procedure to be followed in trying or hearing suits proceedings including proceedings for execution of decrees and distress warrants applications appeals and execution of orders
Pursuant to the authority conferred rules were framed by the Government of Bombay and r 5 which deal with the procedure to be followed by the Court of Small Causes Bombay for suits proceedings appeals etc
provided insofar as it is material  In such of the following suits and proceedings as are cognizable by the Court of Small Causes Bombay on the date of the coming into force of these Rules namely 2 proceedings under Chapter VII and VIII of the  and 3 proceedings for execution of any decree or order passed in any such suit or proceedings the Court of Small Causes Bombay shall follow the practice and procedure provided for the time being a in the said Act except Chapter VI thereof and b in the rules made under section 9 of the said Act
 By the enactment of the Bombay Reorganization Act 11 of 1960 a separate State of Gujarat was constituted out of the territory which formed the State of Bombay and the area within the city limits of Ahmedabad formed part of the State of Gujarat
By the Gujarat Adaptation of Laws State and Concurrent Subjects Order 1960 cl
a of sub section
1 of section 28 of Bombay Act 57 of 1947 as it was originally enacted was deleted
The Legislature of the State of Gujarat enacted the Ahmedabad City Courts Act 19 of 1961 which by section 17 provided that the XV of 1882 shall extend to and come into force in the City of Ahmedabad on and from the appointed day
By section 18 it was provided  The XV of 1882 and the Bombay Rents Hotel and Lodging House Rates Control Act 1947 Bom
LVII of 1947 shall in their application to the City of Ahmedabad stand amended in the manner and to the extent specified in the Schedule
 By section 19 it was provided  With effect on and from the appointed day the Provincial Small Cause Courts Act 1887 IX of 85 1887 and all rules notifications and orders made thereunder shall cease to apply to or be in force in the City of Ahmedabad By the Schedule certain amendments were made in the  in its application to the City of Ahmedabad By cl 13 of the Schedule section 50 of the was to apply to every place within the City of Ahmedabad
Certain amendments were also made in section 28 of the Bombay Rents Hotel and Lodging House Rates Control Act 1947 and in sub section 1 of section 28 before cl
aa the following clause was inserted  a in the City of Ahmedabad the Court of Small Causes of Ahmedabad By the enactment of the Ahmedabad City Courts Act 1961 the proceedings before the Court of Small Causes at Ahmedabad were governed by that Act and by virtue of the amendment made in section 28 of Bombay Act 57 of 1947 it became a Court of exclusive jurisdiction to try suits proceedings claims and questions arising under that Act
Being a Court governed by the  the Ahmedabad Court of Small Causes was competent to exercise subject to the Ahmedabad City Courts Act all the powers which a Presidency Small Causes Court may exercise
Power to issue a distress warrant being expressly conferred by section 53 of the upon the Courts governed by it the Court of Small Causes Ahmedabad was competent to exercise that power
Rule 5 was framed under the Bombay Act 57 of 1947 in exercise of the authority conferred by section 49 2 iii
After the enactment of the Ahmedabad City Courts Act 1961 r 5 as originally framed by the Government of Bombay continued in force by virtue of section 87 of the Bombay Reorganization Act 11 of 1960 and applied to the Ahmedabad Small Causes Court
When r 5 was framed under Bombay Act 57 of 1947 it was not ultra vires and it is not shown to have become ultra vires after the enactment of the Ahmedabad City Courts Act in its application to the City of Ahmedabad
The argument that section 28 sets up a new set of Courts with special powers and jurisdiction is without substance
Section 28 merely confers upon the existing Courts exclusive jurisdiction in respect of matters relating to possession of premises and recovery of rent and to determine claims and questions arising under that Act
On that account it does not become a Special Court  it is a court which is competent to exercise all the powers which are conferred upon it by virtue of its constitution under the statute which governs it
The Court of Small Causes at Ahmedabad had 86 therefore power to issue distress warrant and that power could be exercised even in respect of suits and proceedings which were exclusively triable by it by virtue of the Bombay Act 57 of 1947
We are also unable to hold that so long as an application for fixation of standard rent is pending the Court s jurisdiction to issue a distress warrant remains suspended
Until standard rent is determined or an interim order is made rent at the contractual rate is payable and process for recovery by distress warrant may always be adopted
Section II of Bombay Act 57 of 1947 confers upon the Court power to fix standard rent and permitted increases in certain cases
The Court is also competent to determine interim standard rent and direct payment pending final determination of standard rent
The appellants applied for fixation of standard rent and invited the Court to pass an order fixing interim standard rent and the Court of Small Causes proceeded to pass the order for payment of rent and municipal taxes
In the present case there was an express order of the Court requiring the appellants to deposit in Court Rs 810 per month and also to deposit municipal taxes
The Court of Small Causes ordered that the amount deposited by the appellants towards municipal taxes shall not be paid over to the landlord
The amount was on that account not available to the respondent
The respondent was unable to pay the taxes and the Municipality threatened to attach the property
The amount of municipal taxes was due and it was payable by the appellants
Though deposited in Court it could not be withdrawn by the respondent
The municipal taxes were therefore in arrears and a distress warrant could be applied for under section 53 of the by the respondent
It was urged that the appellants had to pay the amount of interim standard rent twice over  once when they deposited it in the Court and again when they satisfied the demand to avoid execution of the distress warrant
The landlord undoubtedly cannot obtain the amount twice over
But that does not mean that when the tenant has not made the amount available to the landlord the application for distress was not maintainable
The argument that the erroneous order passed by the Court of Small Causes preventing the landlord from recovering the amount of municipal taxes could have been got corrected by approaching the superior courts and so long as that order stood no distress could be levied ignores the fact that the appellants had persuaded the Court of Small Causes to pass that order
In our judgment there was no bar to the respondent maintaining the application for distress
The appeal fails and is dismissed with costs
GC Appeal dismissed


Summary:
Jurisdiction to try suits and proceedings between landlords and tenants under the Bombay Rents Hotel and Lodging House Rates Control Act 57 of 1947 was by virtue of section 28 of the Act given to Small Cause Courts
Under section 49 of the Act the State Government was authorised to make rules for the purpose of giving effect to the provisions of the Act and in particular to make rules among other subjects for the procedure to be followed in trying or hearing suits and proceedings including proceedings for execution of decrees and distress warrants
For these purposes the Government of Bombay under r 5 framed by it provided that the procedure under the would be followed
By the enactment of the Bombay Reorganization Act 11 of 1960 a separate State of Gujarat was constituted out of the territory which formed the State of Bombay and the area within the city limits of Ahmedabad formed part of the State of Gujarat
The Legislature of the State of Gujarat enacted the Ahmedabad City Courts Act 19 of 1961 which by 17 extended the 15 of 1882 as well as the Bombay Rents Hotel and Lodging House Rates Control Act 57 of 1947 to the City of Ahmedabad with suitable modifications and amendments
Jurisdiction to try suits under the Bombay Act was by amendment of section 28 thereof given to the Court of Small Causes Ahmedabad
The appellants were tenants of a house owned by the respondent in Ahmedabad
Apart from the rent the appellants had also agreed to pay municipal taxes and electricity charges
In 1963 the appellants filed a suit in the Court of Small Causes Ahmedabad for an order inter alia determining the standard rent of the premises in exercise of the power under section 11 of Bombay Act 57 of 1947
The said court on an application filed by the appellants fixed the contractual rent as the interim standard rent  and directed the appellants to pay rent and municipal taxes which the appellants accordingly deposited in Court
The Court permitted the respondent to withdraw the rent so deposited but not the municipal taxes
The respondent then obtained an order for the issues of a distress warrant under section 53 of the Presidency Small Cause Court  Act 15 of 1882 read with r 5 of the Rules framed under Bombay Act 57 of 1947 for recovery of the amount due as municipal taxes
Distress was levied and the order was confirmed
A revision application in the High Court of Gujarat was rejected
In their appeal against the High Court s order the appellants urged  i that r 5 of the Rules framed under section 49 of the Bombay Act 57 of 1947 was ultra vires the State Government ii that the Court of Small Causes Ahmedabad had no jurisdiction to pass an order issuing a distress warrant in a proceeding under Bombay Act 57 of 1947 especially 81 when an application under section 11 was pending iii that the municipal taxes and electricity charges did not constitute rent which could be recovered by the issue of a distress warrant
HELD i Rule 5 was framed under Bombay Act 57 of 1947 in exercise of the authority conferred by section 492iii
After the enactment of the Ahmedabad City Courts Act 1961 r 5 as originally framed by the Government continued in force by virtue of section 87 of the Bombay Reorganization Act 11 of 1960 and applied to the Ahmedabad Small Causes Court
When r 5 was framed under Bombay Act 57 of 1947 it was not ultra vires and it was not shown to have become ultra vires after the enactment of the Ahmedabad City Courts Act in its application to the City of Ahmedabad
85 F G ii The distress warrant issued by the Court of Small Causes Ahmedabad against the appellant was within its powers
By the enactment of the Ahmedabad City Courts Act 1961 the proceedings before the Court of Small Causes at Ahmedabad were governed by that Act and by virtue of the amendment made in section 28 of Bombay Act 57 of 1947 it became a court of exclusive jurisdiction to try suits proceedings claims and questions arising under that Act
Being a court governed by the Presidency Small Causes Courts Act the Ahmedabad Court of Small Causes was competent to exercise subject to the Ahmedabad City Courts Act all the powers which a Presidency Small Cause Court could exercise
Power to issue a distress warrant being expressly conferred by section 53 of the upon the Courts governed by it the Court of Small Causes Ahmedabad was competent to exercise that power
85 D E Section 28 does not make the Court of Small Causes trying suit under the Bombay Act a special Court  it is a court which is comptent to exercise all the powers conferred on it under the statute which governs it
Its power to issue distress warrant could therefore be exercised even in respect of suits and proceedings which were exclusively triable by it by virtue of the Bombay Act 57 of 1947
85 H Pendency of an application for fixation of standard rent does not suspend the court s power to issue distress warrant for until standard rent is determined or an interim order is made rent at the contractual rate is payable and process for recovery by distress warrant may always be adopted
In the present case the amount of municipal taxes was due and it was payable by the appellants
Though deposited in Court it could not be withdrawn by the respondent
The municipal taxes were therefore ill arrears and a distress warrant could be applied for under section 53 of the Presidency Small Cause Court by the respondent
It was not necessary for the respondent to approach a higher court against the erroneous order of the Small Cause Court preventing him from recovering the amount of municipal taxes
86 B G iii By the express terms of the tenancy the appellants had undertaken to pay the municipal taxes and electricity charges as part of the rent  it was not open to them to contend that these taxes and charger were not rent recoverable by the issue of a distress warrant
83 H 84 A