A.K. Muhammed vs P.Mukundan
2025 Latest Caselaw 9636 Ker

Kerala High Court

A.K. Muhammed vs P.Mukundan on 13 October, 2025

Author: A.Muhamed Mustaque

Bench: A.Muhamed Mustaque

                                   1

RCRev.No.244 of 2023 and con.cases                    2025:KER:75886


               IN THE HIGH COURT OF KERALA AT ERNAKULAM

                                PRESENT

             THE HONOURABLE MR. JUSTICE A.MUHAMED MUSTAQUE

                                   &

            THE HONOURABLE MR. JUSTICE HARISANKAR V. MENON

        MONDAY, THE 13TH DAY OF OCTOBER 2025 / 21ST ASWINA, 1947

                          RCREV.NO.244 OF 2023

       AGAINST THE JUDGMENT DATED 13.09.2023 IN RCA NO.3 OF 2020 OF
   ADDITIONAL DISTRICT COURT & SESSIONS COURT - II & RENT CONTROL
    APPELLATE AUTHORITY, KALPETTA ARISING OUT OF THE ORDER DATED
  20.11.2019 IN RCP NO.11 OF 2016 OF MUNSIFF MAGISTRATE COURT/RENT
                     CONTROL COURT, MANANTHAVADY
                                 ---------
REVISION PETITIONERS/RESPONDENTS/RESPONDENTS:

    1       T.K.ABDUL RAFEEQUE, AGED 63 YEARS,
            S/O.LATE P.P.ABU, P.P. ABU AND SONS, DRY FISH MERCHANTS,
            ANJAM PEEDIKA, MANANATHAVADY AMSOM, VEMOM DESOM,
            MANANATHAVADY TALUK AND POST, WAYANAD, PIN - 670645.

    2       T.K.SALIM, AGED 61 YEARS,
            S/O.LATE P.P. ABU. P.P.ABU & SONS, DRY FISH MARCHANTS,
            ANJAM PEEDIKA, MANANATHAVADY AMSOM, VEMOM DESOM,
            MANANATHAVADY TALUK AND POST, WAYANAD DISTRICT,
            PIN - 670645.

    3       T.K.KABEER, AGED 58 YEARS,
            S/O.LATE P.P.ABU, P.P. ABU & SONS, DRY FISH MERCHANTS,
            ANJAM PEEDIKA, MANANATHAVADY AMSOM, VEMOM DESOM,
            MANANATHAVADY TALUK AND POST, WAYANAD DISTRICT,
            PIN - 670645.

    4       T.K.MASHOOD, AGED 56 YEARS,
            S/O.P.P.ABU, P.P ABU & SONS, DRY FISH MERCHANTS, ANJAM
            PEEDIKA, MANANATHAVADY AMSOM, VEMOM DESOM, MANANATHAVADY
            TALUK AND POST, WAYANAD DISTRICT, PIN - 670645.
                                  2

RCRev.No.244 of 2023 and con.cases                  2025:KER:75886


           BY ADVS.
           SHRI.ABRAHAM MATHEW (VETTOOR)
           SMT.VISHNUJA P.M.
           SRI.ANIL ABEY JOSE




RESPONDENTS/APPELLANTS/PETITIONERS:

    1      P.MUKUNDAN, S/O.KRISHNAN, DEEPALAYAM, DOWN BAZAR,
           MANANTHAVADY AMSOM, VEMOM DESOM, MANANATHAVADY TALUK
           AND POST, WAYANAD, PIN - 670645.

    2      KUNNUMMEL AHAMMEDKUTTY,
           S/O. MUHAMMED, FATHIMA MANZIL, CLUBKUNNU,
           MANANATHAVADY AMSOM, VEMOM DESOM, MANANATHAVADY
           TALUK AND POST, WAYANAD, PIN - 670645.

    3      K.K.BIJU., S/O. RAMAN, KINARULLAKANDIYIL,
           B.STREET, MANANATHAVADY AMSOM, VEMOM DESOM,
           MANANTHAVADY TALUK AND POST, WAYANAD,
           PIN - 670645.

           BY ADVS.
           SHRI.V.V.SURENDRAN
           SRI.P.A.HARISH
           SMT.SHILPA K.

THIS RENT CONTROL REVISION HAVING BEEN FINALLY HEARD ON 13.10.2025,
ALONG WITH RCRev..245/2023, 246/2023 AND CONNECTED CASES, THE COURT
ON THE SAME DAY DELIVERED THE FOLLOWING:
                                    3

RCRev.No.244 of 2023 and con.cases                    2025:KER:75886



               IN THE HIGH COURT OF KERALA AT ERNAKULAM

                                PRESENT

             THE HONOURABLE MR. JUSTICE A.MUHAMED MUSTAQUE

                                   &

            THE HONOURABLE MR. JUSTICE HARISANKAR V. MENON

        MONDAY, THE 13TH DAY OF OCTOBER 2025 / 21ST ASWINA, 1947

                         RCREV. NO. 245 OF 2023

       AGAINST THE JUDGMENT DATED 13.09.2023 IN RCA NO.4 OF 2020 OF
   ADDITIONAL DISTRICT COURT & SESSIONS COURT - II & RENT CONTROL
    APPELLATE AUTHORITY, KALPETTA ARISING OUT OF THE ORDER DATED
  20.11.2019 IN RCP NO.12 OF 2016 OF MUNSIFF MAGISTRATE COURT/RENT
                     CONTROL COURT, MANANTHAVADY
                               -------------
REVISION PETITIONERS/RESPONDENTS/RESPONDENTS:

    1       A.K. MUHAMMED, AGED 56 YEARS,
            S/O. LATE KUNJIRAYAN,A.K. FOOTWEARS,
            ANJAM PEEDIKA, MANANATHAVADY AMSOM,
            VEMOM DESOM, MANANATHAVADY TALUK AND POST,
            WAYANAD DISTRICT, PIN - 670645.

    2       A.K.MAJEED, AGED 42 YEARS,
            S/O. LATE KUNJIRAYAN, A.K. FOOTWARES,
            ANJAM PEEDIKA, MANANATHAVADY AMSOM, VEMOM DESOM,
            MANANATHAVADY TALUK AND POST, WAYANAD DISTRICT,
            PIN - 670645.

            BY ADVS.
            SHRI.ABRAHAM MATHEW (VETTOOR)
            SRI.ANIL ABEY JOSE
            SMT.VISHNUJA P.M.


RESPONDENTS/APPELLANTS/PETITIONERS:
     1     P.MUKUNDAN, S/O. KRISHNAN, DEEPALAYAM, DOWN BAZAR,
           MANANTHAVADY AMSOM, VEMOM DESOM, MANANATHAVADY TALUK
           AND POST, WAYANAD DISTRICT, PIN - 670645.
                                   4

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     2     KUNNUMMEL AHAMMEDKUTTY, S/O.MUHAMMED, FATHIMA MANZIL,
           CLUBKUNNU, MANANATHAVADY AMSOM, VEMOM DESOM,
           MANANATHAVADY TALUK AND POST, WAYANAD DISTRICT,
           PIN - 670645.

     3     K.K.BIJU., S/O. RAMAN, KINARULLAKANDIYIL, B.STREET,
           MANANATHAVADY AMSOM, VEMOM DESOM, MANANTHAVADY TALUK
           AND POST, WAYANAD DISTRICT, PIN - 670645.


           BY ADVS.
           SHRI.V.V.SURENDRAN
           SRI.P.A.HARISH
           SMT.SHILPA K.


THIS RENT CONTROL REVISION HAVING BEEN FINALLY HEARD ON 13.10.2025,
ALONG WITH RCRev..244/2023 AND CONNECTED CASES, THE COURT ON THE SAME
DAY DELIVERED THE FOLLOWING:
                                    5

RCRev.No.244 of 2023 and con.cases                    2025:KER:75886



               IN THE HIGH COURT OF KERALA AT ERNAKULAM

                                PRESENT

             THE HONOURABLE MR. JUSTICE A.MUHAMED MUSTAQUE

                                   &

            THE HONOURABLE MR. JUSTICE HARISANKAR V. MENON

        MONDAY, THE 13TH DAY OF OCTOBER 2025 / 21ST ASWINA, 1947

                         RCREV. NO. 246 OF 2023

       AGAINST THE JUDGMENT DATED 13.09.2023 IN RCA NO.5 OF 2020 OF
   ADDITIONAL DISTRICT COURT & SESSIONS COURT - II & RENT CONTROL
    APPELLATE AUTHORITY, KALPETTA ARISING OUT OF THE ORDER DATED
  20.11.2019 IN RCP NO.13 OF 2016 OF MUNSIFF MAGISTRATE COURT/RENT
                     CONTROL COURT, MANANTHAVADY
                                  -------
REVISION PETITIONER/RESPONDENT/RESPONDENT:

            ALIYASSAN FATHIMA, AGED 78 YEARS,
            W/O.PULIYULLATHIL ABDULLA, NAZEER MANZIL,
            CLUBKUNNU, MANANATHAVADY AMSOM, VEMOM DESOM,
            MANANATHAVADY TALUK AND POST, WAYANAD,
            PIN - 670645.

            BY ADVS.
            SHRI.ABRAHAM MATHEW (VETTOOR)
            SRI.ANIL ABEY JOSE
            SMT.VISHNUJA P.M.

RESPONDENTS/APPELLANTS/PETITIONERS:

    1       P.MUKUNDAN, S/O. KRISHNAN, DEEPALAYAM, DOWN BAZAR,
            MANANTHAVADY AMSOM, VEMOM DESOM, MANANATHAVADY TALUK
            AND POST, WAYANAD DISTRICT, PIN - 670645.

    2       KUNNUMMEL AHAMMEDKUTTY, S/O. MUHAMMED,
            FATHIMA MANZIL, CLUBKUNNU, MANANATHAVADY AMSOM,
            VEMOM DESOM, MANANATHAVADY TALUK AND POST,
            WAYANAD DISTRICT, PIN - 670645.
                                   6

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     3     K.K.BIJU, S/O. RAMAN, KINARULLAKANDIYIL,
           B.STREET, MANANATHAVADY AMSOM, VEMOM DESOM,
           MANANTHAVADY TALUK AND POST, WAYANAD DISTRICT,
           PIN - 670645.

           BY ADVS.
           SHRI.V.V.SURENDRAN
           SRI.P.A.HARISH
           SMT.SHILPA K.

THIS RENT CONTROL REVISION HAVING BEEN FINALLY HEARD ON 13.10.2025,
ALONG WITH RCRev..244/2023 AND CONNECTED CASES, THE COURT ON THE SAME
DAY DELIVERED THE FOLLOWING:
                                    7

RCRev.No.244 of 2023 and con.cases                    2025:KER:75886



               IN THE HIGH COURT OF KERALA AT ERNAKULAM

                                PRESENT

             THE HONOURABLE MR. JUSTICE A.MUHAMED MUSTAQUE

                                   &

            THE HONOURABLE MR. JUSTICE HARISANKAR V. MENON

        MONDAY, THE 13TH DAY OF OCTOBER 2025 / 21ST ASWINA, 1947

                         RCREV. NO. 247 OF 2023

       AGAINST THE JUDGMENT DATED 13.09.2023 IN RCA NO.2 OF 2020 OF
   ADDITIONAL DISTRICT COURT & SESSIONS COURT - II & RENT CONTROL
    APPELLATE AUTHORITY, KALPETTA ARISING OUT OF THE ORDER DATED
  20.11.2019 IN RCP NO.10 OF 2016 OF MUNSIFF MAGISTRATE COURT/RENT
                     CONTROL COURT, MANANTHAVADY
                                   ------
REVISION PETITIONERS/RESPONDENTS/RESPONDENTS:

    1       THIRUVOTH REVINDRAN, AGED 75 YEARS,
            S/O.KALLIKELAN, MANAGING PARTNER,
            SADANANDA STORES, D'CURZ COTTAGE,
            CHOOTTAKKADAVU ROAD, ANANATHAVADY AMSOM,
            VEMOM DESOM, MANANATHAVADY TALUK AND POST,
            PIN - 670645.

    2       O.P.SIVIKALA, AGED 70 YEARS,
            W/O.LATE THIRUVOTH SIVADASAN, MANAGING PARTNER,
            SADANANADA STORES, MANANATHAVADY AMSOM, VEMOM DESOM,
            MANANATHAVADY TALUK AND POST, PIN - 670645.
            BY ADVS.
            SHRI.ABRAHAM MATHEW (VETTOOR)
            SRI.ANIL ABEY JOSE
            SMT.VISHNUJA P.M.

RESPONDENTS/APPELLANTS/PETITIONERS:

    1       P.MUKUNDAN, AGED 80 YEARS, S/O. KRISHNAN,
            DEEPALAYAM, DOWN BAZAR, MANANTHAVADY AMSOM,
            VEMOM DESOM, MANANATHAVADY TALUK AND POST,
            PIN - 670645.
                                   8

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     2     KUNNUMMEL AHAMMEDKUTTY, AGED 73 YEARS,
           S/O.MUHAMMED, FATHIMA MANZIL, CLUBKUNNU,
           MANANATHAVADY AMSOM, VEMOM DESOM,
           MANANATHAVADY TALUK AND POST, PIN - 670645.

     3     K.K.BIJU, AGED 44 YEARS, S/O. RAMAN,
           KINARULLAKANDIYIL, B.STREET, MANANATHAVADY AMSOM,
           VEMOM DESOM, MANANTHAVADY TALUK AND POST,
           PIN - 670645.

           BY ADVS.
           SHRI.V.V.SURENDRAN
           SRI.P.A.HARISH

THIS RENT CONTROL REVISION HAVING BEEN FINALLY HEARD ON 13.10.2025,
ALONG WITH RCRev..244/2023 AND CONNECTED CASES, THE COURT ON THE SAME
DAY DELIVERED THE FOLLOWING:
                                9

RCRev.No.244 of 2023 and con.cases               2025:KER:75886



                           ORDER

[RCRev. Nos.244, 245, 246, and 247 of 2023]

A.Muhamed Mustaque, J.

These Rent Control Revision Petitions are filed by the

tenants aggrieved by the order under Section 11(3) of the

Kerala Building (Lease and Rent Control) Act, 1965 (for short,

the 'Act'). The landlords approached the Rent Control Court

seeking eviction under Section 11(3) and 11(4)(iv) of the Act.

Section 11(3) is related to the ground of bona fide need either

for occupation of the landlords or for the occupation of the

dependant. Section 11(4) (iv) is related to the ground for

reconstruction. The Rent Controller dismissed the Rent

Control Petitions.

2. The landlords took up the matter in appeals. The

appellate authority reversed the order of the Rent Control

Court under Section 11(3) of the Act. The landlords' case is

that they intend to reconstruct the building and are willing to

RCRev.No.244 of 2023 and con.cases 2025:KER:75886

offer rooms in the reconstructed building to the tenants,

without reducing the plinth area, and is prepared to provide a

reasonable plinth area upon reconstruction. There cannot be

much dispute as to the fact that the building is located in an

important part of Mananthavady Town. The building, as it

stands now, is not suitable for modification. The landlords are

of the view that they can earn more income if new

construction is put in place of the present building. The

landlords are, in fact, prompted to seek eviction to generate

income, rather than occupying the building themselves after

reconstruction. The landlords have no objection in offering

rooms after reconstruction to the tenants. If that be the case,

this eviction can only fall under Section 11(4)(iv) and not

under Section 11(3). Under Section 11(4)(iv), the tenants

would be entitled to the first option for occupying the rooms

after reconstruction. The law accords such protection to the

tenants.

RCRev.No.244 of 2023 and con.cases 2025:KER:75886

In such circumstances, we are of the view that the

impugned order has to be modified, and the order of eviction

has to be in accordance with law under Section 11(4)(iv) and

not under Section 11(3) of the Act. Thus, the impugned order

granting eviction under Section 11(3) of the Act is set aside,

allowing eviction under Section 11(4)(iv). We make it clear

that the tenants would be entitled to exercise the first option

to occupy the building, and the landlords shall not offer the

rooms to others without offering such rooms to the tenants.

If they cannot agree upon the rent, the landlords are free to

approach the Rent Control Court for the fixation of fair rent.

The landlords also shall reconstruct the building within one

year of eviction.

Accordingly, the Rent Control Revision Petitions are

allowed, modifying the impugned order. If an execution

petition is filed and the landlords produce the approved plan

and permit, the execution court shall grant the tenants a

RCRev.No.244 of 2023 and con.cases 2025:KER:75886

reasonable time to vacate the tenanted premises. We make it

clear that the period fixed for reconstruction shall commence

only from the date on which vacant possession of the tenanted

premises is handed over to the landlords.

Sd/-

A.MUHAMED MUSTAQUE JUDGE

Sd/-

HARISANKAR V. MENON JUDGE ln

RCRev.No.244 of 2023 and con.cases 2025:KER:75886

PETITIONERS' ANNEXURES:

ANNEXURE A1 A TRUE COPY OF THE SAID RCP NO. 11 OF 2016 DATED 18-10-2016 FILED BY THE RESPONDENTS HEREIN BEFORE THE HON'BLE RENT CONTROLLER(MUNSIFF- MAGISTRATE), MANANTHAVADY

RCRev.No.244 of 2023 and con.cases 2025:KER:75886

PETITIONERS' ANNEXURES:

ANNEXURE 1 A TRUE COPY OF THE SAID RCP NO. 12 OF 2016 DATED 18-10-2016 FILED BY THE RESPONDENTS HEREIN BEFORE THE HON'BLE RENT CONTROLLER(MUNSIFF- MAGISTRATE), MANANTHAVADY.

RCRev.No.244 of 2023 and con.cases 2025:KER:75886

PETITIONER'S ANNEXURES:

ANNEXURE A1 A TRUE COPY OF THE SAID RCP NO. 13 OF 2016 DATED 18-10-2016 FILED BY THE RESPONDENTS HEREIN BEFORE THE HON'BLE RENT CONTROLLER(MUNSIFF- MAGISTRATE), MANANTHAVADY.

RCRev.No.244 of 2023 and con.cases 2025:KER:75886

PETITIONERS' ANNEXURES:

ANNEXURE A1 A TRUE COPY OF THE JUDGMENT PASSED BY THIS HON'BLE COURT IN WPC NO. 20095 OF 2014 DATED

OF 2016 OF THE HON'BLE RENT CONTROLLER, MANANTHAVADY AND CONNECTED CASES.

ANNEXURE A2 A TRUE COPY OF THE JUDGMENT DATED 01-03-2016 PASSED BY THIS HON'BLE COURT IN W.A.NO. 231 OF 2015 AND MARKED AS B8 IN RCP NO. 10 OF 2016 OF THE HON'BLE RENT CONTROLLER, MANANTHAVADY.

ANNEXURE A3 A TRUE COPY OF THE PLAINT IN O.S. NO. 198 OF 2016 FILED BEFORE THE HON'BLE MUNSIFFS COURT, MANANTHAVADY AND MARKED AS EXT. A10 IN RCP NO. 10 OF 2016.

ANNEXURE A4 A TRUE COPY OF RCP NO. 10 OF 2016 DATED 18-10- 2016 FILED BY THE PETITIONER BEFORE THE HON'BLE RENT CONTROLLER, MANANTHAVADY.