JUDGMENT Honble Rakesh Tiwari, J.—Heard learned Counsel for the parties and perused the record. 2. The fact of this case, in brief, are that there were two shops No. 50/1 and 51/2 situate in Mohalla Banshipura, Surajkund, Meerut which were under the tenancy of one Khairati Lal upon whose death the tenancy devolved upon his two sons Jaspal Sharma and Surendra Kumar Sharma. However, Jaspal Sharma respondent No. 2) also died and his heirs and legal representatives, respondent Nos. 2/1 to 2/7 and respondent No. 3 are occupying the shops on a monthly rent of Rs. 60/- per month. The dispute relates to the aforesid shops which were once belonged to late Lala Baijnath who expired after executing a registered Will under which admittedly the aforesaid shops devolved upon the petitioner. In 1994 a release application under Section 21 (1) (a) of U.P. Act No. 13 of 1972 (in short the Act) was filed by late Lala Baijnath. However, on account of his death the said release application was materially amended. The petitioner in the said release application contended that : (a) The petitioner is owner and landlord of the shops in dispute which are under the tanancy of respondent Nos. 2 and 3. Their business of sports goods from the shops is lying closed as respondent No. 2 is doing job work on contract basis and respondent No. 3 has joined service with M/s. Hans Sports. (b) It was also contended that respondent Nos. 2 and 3 have acquired a shop in Mohalla Shankar Kuti, Suraj Kund, Meerut quite close to the shops in dispute and across the road and as such they do not require shops in dispute. (c) On the other hand, the petitioner has retired as a Technician from Indian Air Force and is drawing a meager pension of Rs. 2,600/- per month which is hardly sufficient to cater his basic needs. Therefore, to augment his income the shops are required for establishing himself in the business of sports material in which his younger son Amin shall assist him. The need of the petitioner is as such genuine and bona fide. 3. 2,600/- per month which is hardly sufficient to cater his basic needs. Therefore, to augment his income the shops are required for establishing himself in the business of sports material in which his younger son Amin shall assist him. The need of the petitioner is as such genuine and bona fide. 3. In support of release application, the petitioner filed affidavit of late Lala Baijnath, his own affidavit (Paper No. 22-Ga) alongwith a copy of the Will executed by late Lala Baijnath, affidavit of Vinod Kumar (Paper No. 23-Ga), one of the witnesses to the Will, affidavits of the petitioner (Paper No. 31-Ga and 53-Ga) etc. alongwith a copy of the Pass Book of his pension account. 4. Respondent Nos. 2 and 3 contested the release application by filing their written statement. 5. The Prescribed Authority after considering the entire material on record allowed the release application vide order dated 19.6.1997 holding that the need of the petitioner for the shops is genuine and bona fide. 6. Aggrieved by the aforesaid judgment and order respondent Nos. 2 and 3 filed Misc. Rent Appeal No. 177 of 1997 which has been allowed by respondent No. 1 vide impugned order dated 6.1.2001 and dismissed the release application of the petitioner in respect of the shops in dispute. 7. By means of this writ petition, the petitioner has challenged the validity and correctness of the impugned judgment and order dated 6.1.2001 by which the release application of the petitioner in respect of the shop in dispute has been dismissed. 8. It appears from the record that the tenants have another shop just across the road measuring 35’ x 10’. In para 11 of the writ petition it is averred that respondent Nos. 2 and 3 in their written statement admitted that they have obtained a shop and a room above the same in Mohalla Shankar Kuti, Suraj Kund, Meerut on rent but the same is being used by them as a Godown and is not suited for the purposes of manufacturing Footballs in which they were alleged to be dealing. 2 and 3 in their written statement admitted that they have obtained a shop and a room above the same in Mohalla Shankar Kuti, Suraj Kund, Meerut on rent but the same is being used by them as a Godown and is not suited for the purposes of manufacturing Footballs in which they were alleged to be dealing. The reply to the aforesaid para 11 of the writ petition is given in para 17 of the counter-affidavit as under : “That in reply to the contents of paragraph 11 of the writ petition it is stated that room was taken on rent for the purpose of godown in Mohalla Shanker Kuti but as stated above that has been taken back by the landlord. Therefore, the respondents have no other accommodation to carry on business. Otherwise also it is in a lane in the residential locality which is not fit for carrying on business.” 9. Rule 16 (d) of the rules framed under the U.P. Act No. 13 of 1972 provides as under : “16. Application for release on the ground of personal requirement.—(1) In considering the requirements of personal occupation for purposes of residence by the landord or any member of his family, the prescribed authority shall, also have regard to such factors as the following. (a) .............................................................. (b) .............................................................. (c) .............................................................. (d) where the tenant’s needs would be adequately met by leaving with him a part of the building under tenancy and the landlord’s needs would be served by releasing the other part, the prescribed authority shall realease only the latter part of the building. (e) ..............................................................” 10. The ingredients of Rule 16 (d) have not been denied by the tenants. (d) where the tenant’s needs would be adequately met by leaving with him a part of the building under tenancy and the landlord’s needs would be served by releasing the other part, the prescribed authority shall realease only the latter part of the building. (e) ..............................................................” 10. The ingredients of Rule 16 (d) have not been denied by the tenants. The Prescribed Authority/Judge Small Cause Court while dealing with the question of bona fide need held : **ln~Hkkfod vko”;drk %& vkosnd ;rsUæ xqIrk us vius “kiFki= esa dgk fd og igys ,;jQkslZ esa VSDuhf”k;u FkkA vc og fjVk;j gks x;k gSA fjVk;jesUV ds ckn mls ek= :i;k 2]601isa”ku feyrh gSA bl isa”ku ds vfrfjDr mlds ikl vk; dk vU; dksbZ lk/ku ugha gSA eagxkbZ ds bl ;qx esa isa”ku dh vYi jkf”k esa xqtj&clj djuk lEHko ugha gSA vr% ;rsUæ izdk”k xqIrk LiksVZl xqM~l dk Fkksd O;kikj djuk pkgrk gSA vius “kiFki= esa vkosnd ;rsUæ izdk”k xqIrk us dgk fd mlds ifjokj esa og Lo;a] mldh iRuh rFkk nks iq= ftrsUæ o vfer gSA mldk iq= vfer ch0,l0lh0 esa i<+ jgk gSA mldh i<+kbZ esa dksbZ :fp ugha gSA vkosnd LiksVZ~l xqM~l ds vius izLrkfor dkjksckj dks vius iq= vfer ds lkFk djuk pkgrk gSA foi{kh tliky “kekZ o lqjsUæ dqekj us vius “kiFki= 39&x esa dgk fd vkosnd ;rsUæ dqekj xqIrk ds ikl eqgYyk xka/kh uxj esa dkQh cM+k edku gS] ftlls mls :i;k 2]000 ekfld fdjk;k izkIr gksrk gSA foi{khx.k tliky “kekZ o lqjsUæ dqekj “kekZ ds “kiFki= 39 x ds vuqlkj vkosnd ;rsUæ dqekj xqIrk ds ikl dkQh d`f’k Hkwfe gS ftlls mls yxHkx ,d yk[k :i;k lkykuk dh vkenuh gksrh gSA foi{kh us vius “kiFki= esa dgk fd vkosnd ;rsUæ izdk”k xqIrk us esjB ifCyd Ldwy xka/khuxj esa DydZ dh ukSdjh dj yh gS rFkk mls vc ogka ls :i;k 3]000 ekfld osru izkIr gksrk gSA vius “kiFki= esa foi{khx.k us ;g dgk fd vkosnd dk cM+k iq= ftrsUæ :M+dh esa bUthfu;j gS tgk¡ ls mls :i;k 8]000 ekfld osru izkIr gksrk gSA foi{khx.k ds “kiFki= 39&x esa dgh x;h mijksDr ckrksa dks vkosnd ;rsUæ izdk”k xqIrk us vius fjTokbZaMj “kiFki= 53&x esa xyr crk;k gSA vkosnd ;rsUnz Ádkk xqIrk ds fjTokbZaMj kiFki= 53&x ds vuqlkj mlds dksbZ d`f"k Hkwfe ugha gSA xka/khuxj esa mlds ikl iqjkuk iSr`d edku gS ftlesa vius Lo;a dh fjgk;”k gsrq dsoy ,d dejk miyC/k gSA Hkou dk dksbZ Hkh Hkkx fdjk;s ij ugha gS rFkk fdjk;s ds :i esa mls dksbZ Hkh vkenuh ugha gksrh gSA vkosnd us vius “kiFki= 31&x ij cy nsrs gq, dgk gS fd mlds ikl u rks dksbZ [ksrh gS vkSj u gh fdjk;s ls dksbZ vkenuh gksrh gSA vius “kiFki= 31&x ds iSjk 14 esa vkosnd us dgk fd og esjB ifCyd Ldwy vFkok fdlh Hkh vU; Ldwy esa dksbZ ukSdjh djrk gS rFkk bl laca/k esa foi{kh }kjk crk;h tk jgh ckrsa diksy dfYir gSA vius “kiFki= 31&x esa vkosnd us dgk fd mldk cM+k iq= ftrsUæ :M+dh ds ,d bUthfu;fjax QeZ esa Vªsfuax ys jgk gSA mls dsoy nLrkosth lcwr ugha fn;k gS ftlls ;g Kkr gks lds fd vkosnd ds ikl d`f’k Hkwfe gS rFkk d`f’k ls mls ,d yk[k :i;k lkykuk dh vkenuh gksrh gSA foi{khx.k us ,slk dksbZ lk{; ugha fn;k gS ftlls ;g fofnr gks lds fd vkosnd dks xka/khuxj okys edku ls :i;k nks gtkj fdjk;k izkIr gksrk gSA foi{khx.k us ,slk dksbZ lk{; ugha fn;k gS] ftlls ;g lkfcr gks lds fd vkosnd esjB ifCyd Ldwy esa ukSdjh djrk gS rFkk ogk¡ ls vkosnd dks :i;k rhu gtkj ekfld osru izkIr gksrk gSA fcuk fdlh lk{;] ds ek= foi{kh }kjk vfHkdFku djus ls gh] foi{kh ds vfHkdFku dks lR; ugha ekuk tk ldrkA vkosnd us vius “kiFki= 31&x ds iSjk 5 ij cy nsrs gq, dgk fd mls isa”ku ds :i esa ek= :i;k 2]601 ekfld izkIr gksrk gSA bl isa”ku ds vfrfjDr mlds ikl vkenuh dk vU; dksbZ L=ksr ugha gSA isa”ku ls izkIr vYijkf”k esa xqtj clj djus ds ctk; ;fn vkosnd fjVk;jesUV ds ckn viuk Lora= O;olk; djuk pkgrk gS rks blesa dqN Hkh vuqfpr ugha gSA ;g mldk vf/kdkj gSA foi{kh mlds bl vf/kdkj dk guu ugha dj ldrkA dke djus rFkk lEeku iw.kZ 16. In respect of the comparative hardship the Prescribed Authority/Judge Small Cause Court has held that : **rqyukRed dfBukbZ %& foi{khx.k us vius “kiFki= 39&x esa dgk gS fd oknxr nqdku esa foi{khx.k rFkk mlds iwoZ muds firk QqVcky cukus dk dkjksckj fiNys 50 o’kksZ ls djrs pys vk jgs gSaA oknxr nqdku esa mudk ,d LFkkfir O;olk; u’V gks tk;sxkA foi{khx.k dk dFku gS fd QqVcky cukus dk mudk O;olk; ,d iqjkuk o Hkyha izdkj LFkkfir O;olk; gSA mUgsa ns”k&fons”k ls QqVcky cukus dk vkMZj izkIr gksrk gSA mudh cuk;h QqVcky ns”k&fons”k esa tkrh gSA mDr O;olk; ij foi{khx.k lSYlVSDl o bUdeVSDl Hkh nsrs gSaA mijksDr lkjh ckrksa dks ;fn T;ksa dk R;ksa lR; eku fy;k tk; rks Hkh edkunkj dh ln~Hkkfod vko”;drk dks utj vankt djds ek= mijksDr vk/kkjksa ij fueqZfDr izkFkZuk i= vLohd`r ugha fd;k tk ldrkA oknxr nqdku dk Lokeh vkosnd gSA lEifÙk ds mi;ksx dk izFke vf/kdkj lEifÙk ds Lokeh dk gksrk gSA ;g ugha gks ldrk fd vius Lo;a dh ln~Hkkfod vko”;drk gksus ds ckotwn edkunkj lEifÙk dk iz;ksx u dj ldsa rFkk fdjk;snkj lEifÙk ij bl vk/kkj ij tek jgs fd lEifÙk ls foLFkkfir gksus ij mldk O;olk; u’V gks tk;sxkA ,slk dksbZ dkj.k ugha gS fd oknxr nqdku ds vfrfjDr vU; fdlh LFkku ij foi{khx.k viuk O;olk; ugha dj ldrsA ,slk ekuus dk dksbZ dkj.k ugha gS fd esjB esa foi{khx.k dks dksbZ vU; nqdku fdjk;s ij ugha fey ldrh vFkok os dksbZ nqdku Ø; ugha dj ldrsA bl lR; gS fd Hkou ds fueqZDr gksus ij fdjk;snkj dks izR;sd ekeys esa dqN u dqN dfBukbZ vo”; gksrh gSa ijUrq ;g dfBukbZ ek= gh] vkosnd ds fueqZfDr izkFkZuki= dks vLohd`r djus ds fy, i;kZIr ugha gS] fo”ks’kr% rc tc fd edkunkj dh vius Lo; gsrq okLrfod o ln~Hkkfod vko”;drk gksA^^ 12. The release application of the landlord under Section 21 (1) (a) of U.P. Act No. 13 of 1972 was allowed directing the tenant to pay an amount equal to two years rent to the landlord as compensation in view of proviso to Section 21 (1) (a) of the Act. “21. The release application of the landlord under Section 21 (1) (a) of U.P. Act No. 13 of 1972 was allowed directing the tenant to pay an amount equal to two years rent to the landlord as compensation in view of proviso to Section 21 (1) (a) of the Act. “21. Proceedings for release of building under occupation of tenant.—(1) The Prescribed Authority may, on an application of the landlord in that behalf order the eviction of a tenant from the building under tenancy or any specified part thereof if, it is satisfied that any of the following grounds exists, namely— (a) that the building is bona fide required either in its existing form or after demolition and new construction by the landlord for occupation by himself or any member of his family, or any person for whose benefit it is held by him, either for residential purposes or for purposes of any profession, trade, or calling or where the landlord is the trustee of a public charitable trust, for the objects of the trust; (b) that the building is in a dilapidated condition and is required for purposes of demolition and new construction : Provided that .................................... Provided further that if any application under Clause (a) is made in respect of (any building let out exclusively for non-residential purposes), the prescribed authority while making the order of eviction shall, after considering all relevant facts of the case, award against the landlord to the tenant (an amount not exceeding two years’ rent) as compensation and may, subject to rules, impose such other conditions as it thinks fit : Provided also that no application under Clause (a) shall be entertained— (i) ..................................................................................... (ii) .................................................................................... (iii) ................................................................................... .......................................................................................... Explanation—In the case of a residential building— (i) Where the tenant or any member of his family who has normaly been residing with him or is wholly dependant on him has built or has otherwise acquired in a vacant state or has got vacated after acquisition a residential building in the same city, municipality, notified area, or town area no objection by the tenant against an application under this sub-section shall be entertained; ................................................................................” 13. The appellate Court considered the respective submissions and cases of the parties on the question of bona fide need as well as comparative hardship and held as under : **vihykFkhZx.k ds fo}ku vf/koDrk }kjk bl rF; ij vR;f/kd cy fn;k x;k fd iwoZ esa ih0 ,0 okn la0 114@94 Jh cStukFk ds ikl vikj py ,oa vpy lEifÙk FkhA vr% bl dkj.k mlds i{k esa fookfnr lEifÙk fdlh Hkh izdkj foeqDr ugha dh tk ldrh FkhA blds vfrfjDr D;ksafd muds iq=ksa ,oa iq=o/kqvksa ds ikl Hkh vikj lEink Fkh vr% blh nqHkkZouk ls xzflr gksdj cStukFk }kjk fookfnr lEifÙk dks izR;FkhZ dks olh;r }kjk gLrkarfjr dj fn;k x;k vU;Fkk fookfnr lEifÙk fdlh Hkh izdkj foeqDr ugha gks ldrh FkhA mDr lEcU/k esa izR;FkhZ@izkFkhZ ds fo}ku vf/koDrk us ;g rdZ fn;k fd fdlh Hkh O;fDr dks viuh lEifÙk dks fdlh Hkh O;fDr dks olh;r djus dk vf/kdkj izkIr gS vkSj ;fn Lo0 cStukFk us ,slk fd;k rks muds }kjk dksbZ Hkh fof/k fo:) dk;Z ugha fd;k x;kA blh lanHkZ esa dqN egRoiw.kZ lqlaxr rF; bl izdkj gS fd ih0 ,0 okn la0 114@94 Lo0 cStukFk }kjk fnukad 15-11-1994 dks vihykFkhZx.k ds fo:) viuh ln~Hkkfod vko”;drk ds vk/kkj ij izsf’kr fd;k x;k FkkA ftlds ek/;e ls mUgksaus dFku fd;k Fkk fd mudk ,d cM+k ifjokj gS ftlesa cgq,a] ikS= c/kw,a] ikSf=;ka o ikS= gSa vkSj mu lc ij e`rd cStukFk dks O;; djuk iM+rk gS pwafd Lo0 cStukFk ds ikl vk; dk dksbZ L=ksr ugha gS vr% bl dkj.k og vius ifjokj ds fdlh Hkh O;fDr dks dqN Hkh ugha ns ikrs gSa ftlls mudks vikj d’V gksrk gSA mudks fdjk;s dh ek= 200 :i;s vkenuh gS ftlls mudh xqtj clj ugha gks ikrh vkSj og [kkyh iM+s jgrs gSaA bl dkj.k mudh lsgr Hkh [kjkc gks x;h gS og fookfnr nqdku esa [ksy lkexzh dk Fkksd O;kikj djuk pkgrs gSaA mDr okni= vkus ds mijkUr vihykFkhZx.k dh vksj ls izfrokni= izsf’kr fd;k x;k ftlds ek/;e ls ;g dFku fd;k x;k fd Lo0 Jh cStukFk dh mez yxHkx 80 o’kZ gS vkSj og pyus fQjus esa vleFkZ gSa blds vfrfjDr Lo0 Jh cStukFk ds ikl 47 nqdkus vius LokfeRo dh gSa rFkk ,d cQZ[kkuk Hkh gS ek= vihykFkhZx.k dks ijs”kku djus dh fu;r ls izLrqr ih- ,- okn izsf’kr fd;k x;k gSA ;fn Jh cStukFk dksbZ dk;Z Hkh djuk pkgrs gSa rks mlds ikl vius LokfeRo dh dbZ nqdkus [kkyh iM+h gSa ftlesa og lqfo/kkiw.kZ dksbZ Hkh dkjksckj dj ldrs gSaA vihykFkhZx.k ds firk fookfnr nqdku esa 1954 ls fdjk;snkj gSa vkSj vius [ksy lkexzh dk dkjksckj dj jgs gSaA vihykFkhZx.k ds firk dh e`R;q ds mijkar vc og fookfnr lEifÙk esa dkjksckj dj jgs gSaA izfrokni= vkus ds mijkUr Lo0 cStukFk }kjk 19-7-1995 dks “kiFki= izsf’kr fd;k x;k ftlesa muds }kjk viuh vk;q 70 o’kZ dfFkr dh xbZ rFkk “kiFki= dkxt la[;k 17&x dh /kkjk 8 esa ;g Li’V :i ls mfYyf[kr fd;k x;k **”kiFkdrkZ ,d 70 o’khZ; O;fDr gS vkSj HkyhHkkafr dkjksckj djus esa l{ke gSA “kiFkdrkZ dk;Z djus ds fy, l{ke gS vkSj mldh lsgr Hkh Bhd gS vkSj og c[kwch dke dj ldrk gSA vr% mDr lEcU/k esa fopkj.k U;k;ky; }kjk fudkyk x;k fu’d’kZ fdlh Hkh izdkj fLFkj jgus ;ksX; ugha gS ,oa ifjfLFkfr;ka bl vksj Li’V :i esa bafxr djrh gSa fd izkFkhZ }kjk viuh ln~Hkkfod vko”;drk dks fdlh Hkh izdkj fl) ugha fd;k gSA tgk¡ rd rqyukRed dfBukbZ dk iz”u gSA vihykFkhZx.k us Li’V :i ls mfYyf[kr fd;k gS fd og fookfnr lEifÙk esa 1954 ls fdjk;snkj gS vkSj muls igys mlds firk blh lEifÙk esa viuk dkjksckj djrs pys vk jgs gSa vius mDr rF; dh iqf’V esa vihykFkhZx.k }kjk vk;dj ,oa fcØhdj foHkkx ds nLrkost “kiFki= dkxt la0 39 x dh vuqyafXudkvksa ds :i esa izsf"kr fd;s ftlls nf”kZr gksrk gS fd vihykFkhZx.k blh fookfnr lEifÙk ls viuk dkjksckj dj jgs gSaA vr% mDr lEcU/k esa fopkj.k U;k;ky; }kjk fudkyk x;k fu’d’kZ fdlh Hkh izdkj fLFkj jgus ;ksX; ugha gS ,oa ifjfLFkfr;ka bl vksj Li’V :i ls bafxr djrh gSa fd izkFkhZ }kjk viuh ln~Hkkfod vko”;drk dks fdlh Hkh izdkj fl) ugha fd;k gSA tgk¡ rd rqyukRed dfBukbZ dk iz”u gSA vihykFkhZx.k us Li’V :i ls mfYyf[kr fd;k gS fd og fookfnr lEifÙk esa 1954 ls fdjk;snkj gS vkSj muls igys mlds firk blh lEifÙk esa viuk dkjksckj djrs pys vk jgs gSa vius mDr rF; dh iqf’V esa vihykFkhZx.k }kjk vk;dj ,oa fcØhdj foHkkx ds nLrkost “kiFki= dkxt la0 39&x dh vuqyafXudkvksa ds :i esa izsf’kr fd;s ftlls nf”kZr gksrk gS fd vihykFkhZx.k blh fookfnr lEifÙk ls viuk dkjksckj dj jgs gSaA vfHkys[k ij ;g Hkh nf”kZr gS vihykFkhZx.k yEcs vjls ls fdjk;snkj gSaA mDr lanHkZ esa izR;FkhZ@izkFkhZ ds fo}ku vf/koDrk us ;g rdZ fn;k fd vihykFkhZx.k us Lo;a ;g Lohdkj fd;k gS fd muds ikl eksgYyk “kadj dqVh esa vUnj dh rjQ ,d dejk gSA vr% ,slh fLFkfr esa vihykFkhZx.k us vius “kiFki= ds ek/;e ls ;g dFku fd;k gS fd ;g dejk xksnke Lo:i gS vkSj xyh esa dkQh vUnj gS ftlls fdlh Hkh izdkj dkjksckj djuk lEHko ugha gSA i”pkrorhZ “kiFki=ksa esa vihykFkhZx.k us ;g Hkh dFku fd;k gS fd og mDr dejk muds }kjk foeqDr dj fn;k gS ftldks izR;FkhZ us badkj fd;k gSA vihykFkhZx.k bl rF; dks fl) djus esa vlQy jgs gSa fd mDr dejk muds }kjk foeqDr dj fn;k gSA blh lUnHkZ esa izR;FkhZ ds fo}ku vf/koDrk us ;g rdZ fn;k gS fd ;fn mudks dkjksckj dh vko”;drk Fkh rks muds }kjk bl lEifÙk dks [kkyh ugha fd;k tkrkA eSa fo}ku vf/koDrk ds mDr rdZ ls iwjh rjg lger gw¡ ysfdu ;fn rdZ ds :i esa ;g eku Hkh fy;k tk;s fd vihykFkhZx.k ds ikl mDr dejk gS rc Hkh pwafd mDr dejk O;olk; ds fy, mi;qZDr ugha gS ;g ugha dgk tk ldrk fd vihykFkhZx.k ds ikl fookfnr lEifÙk ds vfrfjDr vU; lEifŸk Hkh dkjksckj ds fy, miyC/k gS] vfHkys[k ls ;g Hkh nfkZr gS fd vihykFkhZx.k vk;djnkrk gS vkSj mudk vPNk dkjksckj py jgk gS tgk¡ rd izkFkhZ@izR;FkhZ dh rqyukRed dfBukbZ dk iz”u gS og ,d lsokfuo`Ùk VSDuhf”k;u gS ftuds }kjk viuh isa”ku ds lEcU/k esa dksbZ fof”k’V nLrkost izsf’kr ugha fd;k x;k blds vfrfjDr muds }kjk vius cM+s iq= dh vkenuh ds lEcU/k esa dksbZ nLrkost izsf’kr ugha fd;k x;k ftudks os is”k dj ldrs FksA ;g lgh gS fd lEifÙk ds mi;ksx dk izFke vf/kdkj lEifÙk ds Lokeh dk gksrk gSA ysfdu m0 iz0 vf/kfu;e la- 13 lu~ 72 ds bl vf/kdkj dks lekIr dj fn;k x;k gS ,oa fdjk;snkj ls Lokeh rHkh lEifÙk [kkyh djk ldrk gS tc mldks lEifÙk dh ln~Hkkfod vko”;drk gks ysfdu tSlk fd Åij foosfpr fd;k x;k gS fd izkFkhZ dks fookfnr lEifÙk dh fdlh Hkh izdkj ln~Hkkfod vko”;drk ugha gS vkSj nqHkkZouk ls xzflr gksdj gh mlds i{k esa olh;r fu’ikfnr dh x;h gS ftlls fd fof/k ds izkfo/kkuksa ds vuq:i lEifÙk dks [kkyh djk;k tk lds fdlh Hkh O;fDr dks ,slk vf/kdkj ugha fn;k tk ldrk ftlls fd og fof/k ds izkfo/kkuksa dks rksM+us ejksM+us ds fy, Lora= gksA vihykFkhZx.k ds fo}ku vf/koDrk dh vksj ls mDr lanHkZ esa 1984 ,0vkj0lh0 ist 293 ,oa 1987 ,0vkj0lh0 1 ist 425 ds fu.kZ;ksa ds vfHkyEc fy;s x;s ftlesa ekuuh; mPp U;k;ky; us ;g vfHkfu/kkZfjr fd;k gS fd ;fn ekfyd o fdjk;snkj dh vko”;drk leku gS rc ,slh fLFkfr esa /kkjk 21 ¼1½ , ds v/khu izkFkZuki= Lohdkj djus ds fy, vko”;d gS fd ekfyd }kjk dqN fof”k’V vfrfjDr ifjfLFkfr;k¡ mfYyf[kr dh tk;s vU;Fkk foeqDr dk izkFkZuk i= Lohdkj ugha fd;k tkuk pkfg, ysfdu izLrqr okn esa bl izdkj dh dksbZ Hkh vfrfjDr ifjfLFkfr esa izR;FkhZ@izkFkhZ crkus esa iwjh rjg vlQy jgk gSa ,oa pwafd vihykFkhZx.k fookfnr lEifÙk esa ,d yEcs vlsZ ls viuk dkjksckj dj jgs gSaA vr% ,slh fLFkfr esa rqyukRed dfBukbZ fdlh Hkh izdkj izR;FkhZ@izkFkhZ ds i{k esa ugha dgh tk ldrh gSA mDr lEcU/k esa fopkj.k U;k;ky; }kjk fudkyk x;k fu’d’kZ fdlh Hkh izdkj fLFkj jgus ;ksX; ugha gSA^^ 14. From a perusal of the above, it appears that the appellate authority has given a finding of fact that the vacant accommodation which is available is not suitable for the business of manufacture and sale of sports goods as it is situate in a Gali. It cannot be said that there is any alternate accommodation available to the tenant. This finding appears to be perverse and against the provisions of the Act. In this regard reference of Explanation (1) to Rule 21 (1) (a) of the Act may be made as under : “Explanation—In the case of a residential building- (i) where the tenant or any member of his family who has normally been residing with him or is wholly dependant on him has built or has otherwise acquired in a vacant state or has got vacated after acquisition a residential building in the same city, municipality, notified area, or town area no objection by the tenant against an application under this sub-section shall be entertained;” 15. A perusal of the aforesaid Explanation provides that if the tenant has or has acquired an accommodation in a vacant situation then he cannot get benefit of Section 21 (1) (a) of the Act and such objection is not maintainable. Furthermore, it has come on record that though the landlord has several shops but none of them are vacant and available to them as the same are on rent which fetch him only about Rs. 2,000/- which is insufficient for his livelihood. The comparative hardship is not to be seen with the angle that there are a number of shops or accommodation in the name of the landlord but with the angle of availability of the accommodation/shop which is required. It has come on record that the respondent tenants are earning handsome amounts from their business and are paying income tax and sales tax although allegedly he has a shop in the Gali. He can take another shop on rent wherever he desires though manufacture of sports goods does not require a shop at a permanent place in the market. 16. The appellate authority has dismissed the appeal of the petitioner only on the ground that the petitioner is a retired technician and he has not submitted any papers regarding his possession and also regarding the income of his elder son. 17. 16. The appellate authority has dismissed the appeal of the petitioner only on the ground that the petitioner is a retired technician and he has not submitted any papers regarding his possession and also regarding the income of his elder son. 17. Every adult member of the landlord’s family is entitled to do his separate business. Bona fide need or comparative hardship for starting a business in the disputed shop is not based upon pension of the petitioner or the income of his son. It is to be seen that the need is genuine. Even if the income is low, business can be started by taking loan from the bank and if there is sufficient income it can be started from its own sources by the prospective entrepreneur. U.P. Act No. 13 of 1972 does not require any such consideration on the basis of which the appeal of the petitioner has been dismissed. In fact, it appears that the respondent has another shop of 35’ x 10’ just across and in front of the shop in dispute premises in which he is doing his business and not in a Gali. 18. In view of the aforesaid discussion, the writ petition is allowed. The impugned order passed by the appellate Court is quashed and that of the trial Court is upheld. No order as to costs. Petition Allowed. ————