JUDGMENT 1. - This second appeal filed by the plaintiff-appellant/landlord is arising out of the judgment and decree dated 27.05.1992 passed by the first appellate court of learned Civil Judge, Banswara in Civil Appeal No. 07/1991 "Bhanwar Singh v. Rajeev" reversing the judgment and eviction decree dated 28.01.1991 passed by the Munsiff & Judicial Magistrate, First Class, Banswara in Civil Suit No. 83/1986, Shri Rajeev v. Shri Bhanwarsingh , decreeing the suit for eviction filed by the plaintiff-appellant/landlord in respect of the suit shop in question situated at Mahatma Gandhi Chikitsalaya, Bansawa City on the grounds of default in payment of rent and material alterations in the shop without the consent of the landlord. 2. 2. The relevant findings of the learned courts below are quoted below for ready reference:- "order dated 28.01.1991 of the learned trial court:- fook|d la[;k nks%& 8- tSlk fd geus mij tk;k gS fd ih0M0&1 ds :i esa oknh us c;ku fn;k gS fd vafre ckj mls 20-07-1985 rd dk fdjk;k izfroknh us 1-8-1985 dks fn;k Fkk vkSj mlds ckn 21-7-1985 dks nkok nk;jh rd 11 ekg dk fdjk;k 1]100@& :i;s ckdh gSA izfroknh us Mh0M0&1 ds :i esa dFku fd;k gS fd bl nqdku dk vkt rd dksbZ fdjk;k nsuk ckdh ugha gS ijUrq izfroknh us ,slh dksbZ lk{; izLrqr ugha dh gS ftlds vk/kkj ij ;g ekuk tk lds fd 21-07-1985 ls 21-06-1986 rd dks fdjk;k mlus oknh dks vnk dj fn;k gksA QyLo:i ;g rF; fl) ik;k tkrk gS fd oknh ds izfroknh esa 11 ekg dk fdjk;k 1]100@& fMQkYV fd;k gSA 29- mijksDr lkjh foospuk ds mijkar vc U;k;ky; dks ek= ;g ns[kuk gS fd D;k izfroknh }kjk nqdku ds eq[; njokts dks dkVdj NksVk cuk nsus dk d'R; rkfRod :i ls ifjorZu dh Js.kh esa vkrk gSA 30- izfroknh i{k us gekjs le{k lq[kyky cuke Hkksiky flag] ,0vkbZ0vkj0 1973 jktLFkku ist 35( nhipan cuke vCnqy gqlSu] 1986 ( 2 ) MCY;w0,y0,u0 ist 69] ikuhjke cuke ghjkyky] vkj0,y0MCY;w0 1989 ( 1 ) ist 69( ,oa fotsUnzukFk HkkxZo cuke g"kZo)Zu oxSjk] 1988 ( 1 ) MCY;w0,y0,u0 ist 143] dks izLrqr djrs gq, vfHkopu fd;k gS fd njoktk dkVdj NksVk djus ek= ls fooknkLin ifjlj dh 'kSyh] Lo:i o cukoV esa ,slk dksbZ lkjHkwr cnyko ugha tk jgk gS ftlls mldh igpku yqIr gks tkosA vr% oknh dks csn[kyh dh fMdzh iznku ugha dh tk ldrhA 31- blds [k.Mu esa oknh us eueksgunkl 'kkg cuke fc'kqu nkl] ,0vkbZ0vkj0 1967 lqizhe dksVZ ist 643] dks izLrqr djrs gq, vfHkopu fd;k gS fd njokts dks dkVdj NksVk djuk ,slk egRoiw.kZ ifjorZu gS tks fd lkjHkwr rjhds ls ifjlj ds QzaV esa ifjorZu yk jgk gSA vr% izfroknh ds fo:) csn[kyh dh fMdzh iznku dh tkosA 32- geus nksuksa i{kksa dh rjQ ls izLrqr gq, U;k;n'"Vkarksa dk voyksdu fd;kA lq[kyky ds ekeys esa fdjk;snkj us dPph Q'kZ dks iDdh esa cny fn;k Fkk vkSj cjkens ds izos'k }kj ij ,d ydM+h dh Qzse vkSj fdokM+ yxk fn;k FkkA nhipan ds ekeys esa fdjk;snkj us bZVksa dh ijnh dh cuh gqbZ VkVh dks njoktk [kksyus ds fy, bVk fn;k Fkk] ikyhjke ds ekeys esa fdjk;snkj us ifjlj ds lkeus fLFkr pcwrjs esa rhu QqV maph o 10 QhV yach nhokj [kM+h djds mlds mij ,d ydM+h dk [kksdk 10 QhV yack vkSj lk<+s rhu QhV pksM+k j[k fn;k FkkA bu lc ekeyksa esa ekuuh; loksZPp U;k;ky; ,oa jktLFkku mPp U;k;ky; us eueksgunkl okys ekeys rFkk ,d vU; loksZPp U;k;ky; }kjk gh fu.khZr ekeys vkseizdk'k cuke vej flag] 1987 ( 1 ) ,l0lh0lh0 458] dk voyacu ysrs gq, ;g vfHkfu/kkZfjr fd;k fd fdjk;snkj }kjk fd;k x;k fuekZ.k dk;Z ,slh izd'fr dk ugha Fkk ftls rkfRod :i ls ifjorZu dh Js.kh esa fxuk tk ldrk gksA eueksgunkl okys ekeys dh oknh dh rjQ ls gekjs le{k izLrqr fd;k x;k gSA vkseizdk'k okys ekeys dk fu.kZ; fdlh Hkh i{k us gekjs le{k izLrqr ugha fd;k gSA eueksgunkl esa ekeys esa ekuuh; loksZPp U;k;ky; esa izfrokfnr fd;k gS fd rkfRod :i ls ifjorZu izR;sd ekeys ds rF;ksa ,oa ifjfLFkfr;ksa ij fuHkZj djrk gS blds ckjs esa dksbZ fuf'pr ifjHkk"kk izfrokfnr ugha dh ldrhA ijUrq lk/kkj vFkksZa esa blls rkRi;Z ;gh fy;k tk ldrk gS fd ,slk egRoiw.kZ ifjorZu tks fd rkfRod :i ls vFkok lkjHkwr rjhds ls ifjlj ds QzaV dks vFkok mlds LVzDpj dks ifjofrZr djrk gks rks mls rkfRod :i ls ifjorZu dgk tk ldrk gSA mDr ekeys esa fdjk;snkj us Q'kZ dks Ms<+QhV [kksndj Q'kZ dks uhpk djrs gq, ubZ Q'kZ cukbZA njokts dks Hkh mlh vuqikr esa cM+k fd;k] flf<+;ksa dks Hkh mls vuqikr esa c<+kbZ] ,sls lHkh fuekZ.k dk;Z dks ekuuh; loksZPp U;k;ky; us u flQZ rkfRod :i ls ifjorZu ekuk cfYd blls Hkou dh 'kSyh ,oa Lo:i dks gh u;k psgjk iznku djus okyk ekukA ikyhjke ds ekeys esa fu.kZ; nsrs le; ekuuh; jktLFkku mPp U;k;ky; us ekuuh; loksZPp U;k;ky; ds vkseizdk'k okys ekeys esa fn;s x;s fu.kZ; dks m)fjr fd;k gS ftlds vuqlkj Hkou dh 'kSyh] Lo:i vkSj cukoV esa lkjHkwr ,slk cnyko vkus ij ftlls fd mldh igpku gh yqir gks tk;s rks gh rkfRod :i ls ifjorZu dgk tgk ldrk gSA vkseizdk'k okys ekeys esa fdjk;snkj us ,d ikVhZ'ku okys ,oa Vhu'ksM dk fuekZ.k dj fy;k Fkk ftls ekuuh; loksZPp U;k;ky; us rkfRod :i ls ifjorZu ugha ekuk FkkA 33- izLrqr gq, fu.kZ;ksa ds voyksdu ls Li"V gS fd vc rd rkfRod :i ls ifjorZu ds laca/k esa dksbZ fuf'pr ifjHkk"kk izfrokfnr ugha dh tk ldh gS rkfRod :i ls ifjorZu izR;sd ekeys ds rF;ksa ,oa ifjfLFkfr;ksa ij fuHkZj djrk gS eksVs :i ls ;g vko'; izfrikfnr fd;k x;k gS fd ,sls ifjorZu dk gh rkfRod :i ls ifjorZu dgk tk ldrk gS ftlls ifjlj dh 'kSyh] Lo:i ,oa cukoV esa ,slk ifjorZu gks tkos fd ftlls ifjlj dh igpku gh yqIr gks tk;sA lkFk gh bu fu.kZ;ksa esa ;g Hkh izfrokfnr gqvk gS fd ;fn ifjorZu ds QyLo:i ifjlj ds Lo:i (form) 'kSyh vFkok cukoV (structure) vFkok vkxs ds Hkkx (front) esa gh ifjorZu gks tk,A ,sls ifjorZu dks rkfRod :i ls ifjorZu ekuk tk ldrk gSA gLrxr ekeys esa izfroknh }kjk ifjlj esa tks ifjorZu fd;k tkuk fl) gqvk gS o mDr U;k;kn'"Vkarksa ds ifjizs{; esa rkfRod :i ls ifjorZu dh Js.kh esa gh ik;k tkrk gSA izfroknh }kjk ydM+h ds njokts dks dkVdj NksVk dj fn;s tkus ls ifjlj ds vkxs ds fgLls esa fcYdqy ifjorZu gks x;k gSA ftl fLFkfr esa oknh us nqdku izfroknh dks fdjk;s ij nh Fkh] ml fLFkfr esa izfroknh us vius d'R; ls rkfRod :i ls fcuk oknh dh vuqefr ds ifjorZu dj fn;k gS vkSj QyLo:i jktLFkku ifjlj fdjk;k fu;a=.k ,oa csn[kyh vf/kfu;e dh/kkjk 3 ( lh ) ds v/khu oknh dks izfroknh ds fo:) nqdku [kkyh djus dk vf/kdkjh ik;k tkrk gSA vuqrks"k 34- U;k;ky; ds le{k ;g rF; fl) gks pqdk gS fd izfroknh us 21-4-1972 dks 100@& :i;k izfrekg dh nj ls gh fooknLin ifjlj oknh ls izkIr fd;k FkkA 21-07-1985 ls 21-05-1986 rd dk fdjk;k 1]100@& :i;k vnk ugha fd;k ftls oknh izkIr djus dk vf/kdkjh gSA pwafd izfroknh us/kkjk 133 ds rgr vufUre fdjk;k fu/kkZj.k ds vkns'k dh ikyuk esa mDr 11 ekg dk p<+k fdjk;k vnk dj fn;k gS vr% mDr vnk;xh dk le;kstu p<+s fdjk;s esa fd;k tk ldrk gSA 35- tgka rd fdjk;k vnk djus esa dh xbZ pwd ds vk/kkj ij csn[kyh dk iz'u gS gLrxr ekeys esa izfroknh }kjk/kkjk 13 ( 3 ) ds rgr vfUre fdjk;k fu/kkZj.k ds vkns'k dh ikyuk esa p<+k fdjk;k tek djk nsus vkSj blds ckn dksbZ pwd ugha djus dk rF; gekjs le{k izdV gqvk gSA vr% fdjk;k vnk;xh esa pwd ds vk/kkj izfroknh dks csn[ky ugha fd;k tk ldrkA ijUrq oknh us U;k;ky; ds le{k ;g fl) djok fn;k gS fd izfroknh us fdjk;s ds ifjlj esa rkfRod :i ls fcuk oknh dh vuqefr ds ifjorZu dj fn;k gSA vr%/kkjk 13 ( 1 ) ( lh ) ds rgr izfroknh dks fooknkLin nqdku ls csn[ky fd;k tk ldrk gSA vkns'k oknh dk nkok fo:) izfroknh lO;; Lohdkj fd;k tkrk gSA oknh ds i{k esa ,oa izfroknh ds fo:) vkKfIr tkjh dh tkos fd vkt ls nks ekg i'pkr izfroknh oknxzLr nqdku ftldk fd of.kZr okn&i= ds iSjk la[;k ,d esa fn;k x;k gS dks [kkyh dj mldk fjDr dCtk oknh ds fliqnZ djsxkA fjDr dCtk izkIr gksus rd oknh izfroknh ls vkt ls izfrekg 100@& :i;k dh nj ls ehuizksfQV izkIr djus dk Hkh vf/kdkjh gksxkA Sd/- ( fot; dqekj O;kl ) eqaflQ ,oa U;kf;d eftLVzsV] izFke oxZ] ckalokM+k jkt0 order dated 27.05.1992 of the learned appellate court:- fook|d la[;k 2 oknh lk{; esa ih0M0&1 jktho ljkZQ xokg us c;ku fd;k gS fd izfroknh us fnukad 20-7-1965 rd dk fdjk;k oknh dks vnk dj fn;k ,oa bl laca/k esa oknh }kjk izfroknh dks nh xbZ jlhn dh dkmUVj QkbZy izn'kZ&1 gSA izfroknh Mh0M0&1 viuh izfr ijh{kk esa ;g Lohdkj fd;k gS fd mlus 20-7-1985 rd dk tks fdjk;k oknh dks vnk fd;k mldh jlhn izn'kZ&1 gS ysfdu mlds i'pkr Hkh izfroknh oknh dks fdjk;k vnk djuk c;ku djrk gS ,oa dFku djrk gS fd oknh us mls ckn esa vnk fd;s x;s fdjk;s dh jlhnsa ugha nhA esjh jk; esa izfroknh dk mDr dFku fd mlus ckn esa Hkh fdjk;k vnk fd;k fo'okl fd;s tkus ;ksX; ugha gSA izfroknh us vius oknksRrj esa dgha Hkh vfHkokd ugha fy;k fd mlus izn'kZ&1 jlhn ls fn;s x;s fdjk;s ds i'pkr Hkh oknh dks fdjk;k vnk fd;k ysfdu oknh us mls jlhn ugha nhA ,slh fLFkfr esa vc mDr vfHkopuksa ls fHkUu lk{; izLrqr djus ds fy;s izfroknh Lora= ugha gSA vius vfHkopuksa esa izfroknh us dgha ;g Li"V ugha fd;k gS fd mlus oknh }kjk crk;s vuqlkj 21-7-1985 ls 6 ekg ls vf/kd dk fdjk;k oknh dks vnk dj fn;k ,oa oknh us ekaxus ds mijkUr Hkh jlhn ugha nh cfYd izfroknh us oknh ds Li"V vfHkopuksa ds mijkar Hkh bl fo"k; esa dksbZ vfHkokd fdlh izdkj dk ugha fy;k gSA mDr rF; vius vki esa ;g n'kkZus ds fy;s i;kZIr gS fd vfHkopuksa ds nkSjku oknh us mDr rF;ksa dk tokc ugha nsdj ekSu jgdj mDr rF;ksa dh ekSu laLohd'fr nh gSA mijksDr foospu ds vk/kkj ij eSa bl fu"d"kZ ij igqaprk gwa fd oknh viuh lk{; o Lo;a izfroknh ds vfHkopuksa rFkk lk{; ls ;g izekf.kr djus esa lQy gqvk gS fd izfroknh us fnukad 21-7-1985 ls vkxs 6 ekg ls vf/kd dk fdjk;k oknh dks fof/kd izko/kkuksa ds vuq:i vnk ugha dj vnk;xh fdjk;s esa O;frdze fd;k gSA v/khuLFk U;k;ky; ds le{k ;g rF; izdV fd;k x;k fd v/khuLFk U;k;ky; }kjk izfroknh ds ftEes vo/kkfjr cdk;k fdjk;k] lwn vkfn dks izfroknh us fof/kd izko/kkuksa ds vUrxZr vnk;xh oknh dks dj nh vr% dsoy bl vk/kkj ij fd izfroknh us vnk;xh fdjk;s esa 6 ekg ls vf/kd fdjk;k vnk ugha dj O;frdze fd;k gS ek= ds vk/kkj ij vf/kfu;e dh/kkjk 136 esa of.kZr fof/kd izko/kkuksa ds vk/kkj ij csn[kyh dh fMdzh ikfjr ugha dh tk ldrhA fook|d la[;k 2 mijksDr izdkj fu.khZr fd;k tkrk gSA ekuuh; jktLFkku mPp U;k;ky; us ikyhjke ds ekeys esa ekuuh; mPpre U;k;ky; }kjk izfrikfnr mDr fl)kUr dk voyEcu ysrs gq, ;g vo/kkfjr fd;k gS fd pcwrjs ij [kks[kk j[kuk vFkok 3 QhV mapkbZ dh inhZ dh nhokj cukuk] rkfRod o lkjHkwr fuekZ.k dh ifjHkk"kk esa ugha vkrs gSaA izLrqr izdj.k esa tSlk fd geus mij dgk gS fd izfroknh us nqdku dk 'kVj tks 6 QhV dk Fkk mls uhps ls dkV dj ,d QhV mapkbZ de dj ikap QhV dj nh gSA ysfdu mDr fuekZ.k ;k ifjorZu ifjo/kZu esjh jk; esa rkfRod ifjo/kZu dh ifjHkk"kk esa ugha vkrk gSA fdjk;snkj us viuh lqfo/kk ds fy;s 'kVj dh mapkbZ ds ckjs esa 'kVj cukdj vFkok mDr 'kVj dks iqu% O;ofLFkr dj iqu% iwoZ izd'fr dh tk ldrh gSA bl izdkj izfroknh }kjk 'kVj ds dkVus ls gqvk ifjo/kZu esjh jk; esa vLFkkbZ izd'fr dk gS ,oa bl ifjo/kZu dks rkfRod ifjo/kZu ugha dgk tk ldrk gS nqdku ds [kkyh gksus ij ,slk IysVQWkeZ gVk;k tk ldrk gSA ekuuh; mPpre U;k;ky; us vkseizdk'k okys ekeys esa ;g ekuk gS fd pcwrjk vkfn dk fuekZ.k tks fd;k tkrk gS og fdjk;snkj vius fdjk;s'kqnk ifjlj ds lq[k lqfo/kk ds mi;ksx ds fy;s ;fn djrk gS ,oa IysVQkeZ LFkkbZ fuekZ.k dh ifjHkk"kk esa ugha vkrk gS ,slk fuekZ.k vLFkkbZ gksus ls mls rkfRod ifjo/kZu o ifjorZu ugha ekuk tk ldrkA bl izdkj nqdku ds Q'kZ esa fd;k x;k [kM~Mk vFkok nqdku dk Q'kZ lkekU; Q'kZ ls dqN uhpk dj fy;k tkus dk rF; Hkh esjh jk; esa vLFkkbZ ifjorZu gSA mDr [kM~Ms dks iqu% Hkjk tk ldrk gSA izfroknh }kjk fd;s x;s mijksDr ifjorZu ifjo/kZu ls nqdku ds <+kaps esa fdlh izdkj dk egRoiw.kZ rkfRod ifjorZu ugha gqvk gSA dsoy ek= vLFkkbZ ifjo/kZu ds vk/kkj ij ;g mi/kkj.kk ugha cukbZ tk ldrh gS fd mDr ifjo/kZu rkfRod vFkok lkjHkwr ifjorZu gSA rkfRod ifjorZu fuf'pr :i ls izR;sd ekeys ds rF; o ifjfLFkfr ij fuHkZj djrk gSA blds ckjs esa ls izR;sd ekeys ds rF; o ifjfLFkfr ij fuHkZj djrk gSA blds ckjs esa dksbZ fuf'pr ifjHkk"kk ugha nh tk ldrhA ysfdu fdlh ifjlj ds lkeus ds Hkkx esa vFkok mlds <+kaps esa fd;k x;k ifjorZu rkfRod ifjo/kZu ekuk x;k gSA oknh ds fo}ku vf/koDrk us ,0vkbZ0vkj0 1967 ,l0lh0 643 eueksgunkl uthj ds vk/kkj ij rdZ fn;k gS fd izfroknh us mdr uthj esa izfrikfnr fl)kUr ds vuqlkj nqdku ds QzUV vFkok <+kaps esa ifjo/kZu fd;k gSA esjh fouez jk; esa nqdku ds vkxs pcwrjk vFkok IysVQkeZ lkeus dh rjQ cuk;s tkus tSlk fd mij dgk x;k gS vLFkkbZ ifjorZu ifjo/kZu gSA ,slh fLFkfr esa dsoy ek= blfy, fd mDr ifjorZu nqdku ds lkeus fd;k x;k gS bl ifjorZu dks rkfRod ifjo/kZu ugha dgk tk ldrkA mijksDr leLr foospu ds vk/kkj ij ,oa ekuuh; jktLFkku mPp U;k;ky; }kjk vkseizdk'k okys ekeys esa izfrikfnr fl)kUr ,oa ekuuh; jktLFkku mPp U;k;ky; }kjk ikyhjke okys ekeys esa izfrikfnr fl)kUrksa ds vk/kkj ij eSa bl fu"d"kZ ij igqaprk gwa fd izfroknh }kjk fd;k x;k ifjorZu ifjo/kZu fooknxzLr nqdku esa rkfRod ifjo/kZu ugha gSA bl vk/kkj ij izfroknh dks fooknxzLr ls csn[ky ugha fd;k tk ldrkA esjh jk; esa v/khuLFk U;k;ky; us fooknxzLr ifjorZu ifjo/kZu dks rkfRod ifjorZu ekudj rF;kRed Hkwy dh gSA vr% mDr fook|d la[;k 3 ckcr v/khuLFk U;k;ky; }kjk fudkyk x;k fu"d"kZ dks vikLr fd;k tkrk gSA " 3. The learned counsel for the plaintiff/appellant/landlord, Mr. Manish Shishodia submits that the learned appellate court has erred in law in holding that so far as alterations effected by the defendant by way of lowering the floor of the suit premises by about 2 & 1/2 feet, raising a platform outside and inside the premises to run Paan Shop therein and reducing the height of the door/shutter to five feet, which was earlier six feet are concerned they do constitute material alteration in the suit premises. All these alterations have been effected by the defendant-tenant in the suit premises without the permission of the plaintiff and they necessarily change the form of the accommodation and constitute material alterations as rightly held by the learned trial court. The finding of the learned trial court was wholly based on the relevant material available on record and the evidence of the parties. He therefore, submits that the learned appellate court has erred in law in reversing the finding of the learned trial court on the issue, as the said alterations in the suit shop in question have been admittedly effected by the defendant. They have substantially changed the form and are in the nature of permanent construction and as such the learned appellate court erred in law in holding that the alterations are not material alterations, but are of temporary nature. The construction has resulted in permanent changes in the suit premises in question affecting the form and structure of the building and the same cannot be easily removed. Therefore, under these circumstances, the construction and/or alteration came within the expressing 'material alteration' as rightly held by the learned trial court. About default in payment of rent, Mr.Manish Shishodia submitted that no rent whatsoever has been paid by the tenant ever since the filing of suit and hence, multiple defaults have taken place. He relied upon the judgments of this Court in the cases of Ranchod Mal & Anr. v. Govind Prasad & Ors. - 2012 (2) RCJ 231 (Raj.) and Prakash Chand & Ors. v. Firm Pohap Singh Kishan Sahai & ors. - 2006 (4) RLW 2763 . 4. On the other hand, the learned counsels Mr.Aript Bhoot and Ms. He relied upon the judgments of this Court in the cases of Ranchod Mal & Anr. v. Govind Prasad & Ors. - 2012 (2) RCJ 231 (Raj.) and Prakash Chand & Ors. v. Firm Pohap Singh Kishan Sahai & ors. - 2006 (4) RLW 2763 . 4. On the other hand, the learned counsels Mr.Aript Bhoot and Ms. Arpita Bhoot appearing for the defendant-respondent/tenant have supported the impugned order passed by the learned appellate court, reversing the judgment and decree passed by the learned trial court decreeing the suit for eviction in favour of the plaintiff-appellant/landlord. In support of his submissions, Mr. Arpit Bhoot relied on the decision of this Court in the case of Shyamlal v. Ramdeo Kolyawat (S.B.Civil Second Appeal No. 102/1998 - decided on 22.09.2015) . 5. Having heard the learned counsels for the parties and having perused the judgments and decree of both the courts below, the present second appeal filed by the plaintiff/appellant/landlord deserves to be allowed. 6. This Court in the case of Prakash Chand & Ors. v. Firm Pohap Singh Kishan Sahai & Ors. - 2006 (4) RLW 2763 held as under:- "Thus, it is clear that notwithstanding the failure on the part of landlord to apply to court for striking out the defence of tenant, the tenant is not absolved either from its obligation to regularly deposit and pay the rent under Sub-section (4) but also to establish before the court that he has done so, if he intends to take advantage of no decree of eviction on the ground of first default under Section 13 (6) of the Act. The proviso to Sub-section (6) denies the benefit of no decree for eviction in the ground of default if such default is committed for the second time. In the present case, the tenant does not appear to have brought anything before the courts below nor even before this Court that he has regularly and punctually paid the rent in accordance with Sub-section (4) of Section 14 of the Act, he has chosen to merely harp upon the findings of the two courts below that there was no default on the part of the tenant which findings do not appear to be based on any material on record. Despite the contention of the learned Counsel for landlord raised in this Curt also that the tenant has defaulted in payment of rent as agreed and as determined by the court on 13.9.1976, learned Counsel for tenant instead of taking this opportunity to place on the record of this Court the evidence showing upto date and regular payment of rent by the tenant, chose to object to even raising of this contention by the learned Counsel of the landlord. This with respects, cannot be said to be enough and justified and therefore, the findings of the two courts below which are laconic and not based on material before it that there was no default on the part of the tenant cannot be sustained, more so, as the said findings have been given on the basis of landlord not filing application for striking out the defence of tenant rather than based on any proof of such regular payment/deposit of rent by the tenant. In the absence of tenant having shown in any manner before the two courts below and even before this Court that he has regularly and punctually complied with the mandatory provisions of Section 13 (4) of the Act and made deposit of the rent in accordance with Section 13 (4) of the Act, the decree of eviction on the ground of even default deserves to be given in favour of the landlord. The tenant cannot be allowed to take advantage of the inaction on the part of landlord of not filing any application for striking out the defence of the defendant which so happened in the present case and it would be putting premium on default of tenant by allowing him to take advantage of his own default. The said issue No. 4 is, therefore, accordingly decided in favour of the appellant-landlord and against the tenant." 7. Similarly, in the case of Ranchod Mal & anr. v. Govind Prasad & ors. - 2012 (2) RCJ 231 (Raj.) , this Court reiterated the said legal position in the following terms:- "18. The said issue No. 4 is, therefore, accordingly decided in favour of the appellant-landlord and against the tenant." 7. Similarly, in the case of Ranchod Mal & anr. v. Govind Prasad & ors. - 2012 (2) RCJ 231 (Raj.) , this Court reiterated the said legal position in the following terms:- "18. Thus, the conduct of the defendant - tenant is very clear and consistently defaults actually every month stood committed by him and he has put up a stubborn and brazen face before the Court every time that the Courts determine the rent and arrears and he deposits the arrears of rent, as if payment of monthly rent by him under the rent note agreement was not an obligation upon him. Actually, multiple defaults stood committed and not only second default and, therefore, there was no escape but to pass an eviction decree against the defendants-tenants in the present suit No. 44/95. 19. The protection and the benefit or the leniency granted to the tenant under Section 13(6)of the Act is only for the first and bona fide lapse on his part and that benefit is also given upon deposit or payment of arrears of rent by him, but here the defendant tenant seems to be in habit of nonpayment the rent to the landlord, though it was as minimal as Rs. 55/- per month and this case is a clearly bad example of undue advantage taken by the tenant of the protection of law given to tenant, subject to conditions which have to be strictly complied with and essentially fulfilled. Such protection is not available to such tenants, who are in the habits of committing defaults in payment of monthly rent to the landlord and then taking up the technical pleas like in the present case that the Court did not give any benefit of Section 13(6) at the time of deciding the previous suit No. 708/77 on 18.11.77 or 18.08.1990 while disposing of the suit and, therefore, the second default for the period 19.10.90 to 2.3.95 is not actually the "second default", but becomes the first default. Such a blatant and frivolous plea cannot be and should not have been entertained by the Courts below, but unfortunately it has not been entertained by the Courts below, but the long drawn legal battle up to High Court has just given the undue advantage to the defendant tenant in the present case." 8. On the other hand, the judgment in the case of Shyamlal (supra) relied upon by Mr.Arpit Bhoot, learned counsel appearing for the defendant-respondent/tenant is of little help to the defendant-respondent/tenant, as the facts of the present case are clearly distinguishable and the nature of material alterations here are different. 9. This Court is satisfied that the first appellate court has erred in reversing the well reasoned findings of the learned trial court on the issue of material alterations. The nature of alterations in the shop carried out by the defendant-tenant to carry on business of Paan Shop, namely, raising platform, digging the floor of the shop etc., are definitely material alterations, which have changed the structure of the shop itself and such shop cannot be used for any other purpose and since the same was admittedly done without the consent of the landlord, the mischief is clearly covered by Section 13(1)(c) of the Act. Moreover, the decree of eviction also deserves to be upheld on the ground of multiple defaults in payment of rent, since no rent was paid by the defendant-tenant to the landlord for such a long period ever since the filing of suit or at least after the decree of eviction was passed against the defendant-tenant, even by now, and therefore, in view of the aforesaid judgments of this Court, the eviction decree deserves to be upheld on default in payment of rent as well as material alterations without the consent of the landlord. 10. Accordingly, the present second appeal filed by the plaintiff-appellant/landlord is allowed and setting aside the judgment and decree passed by the learned appellate court dated 27.05.1992, reversing the judgment and decree passed by the learned trial court dated 28.01.1991, it is directed that the defendant-respondent/tenant shall hand over the peaceful and vacant possession of the suit shop to the plaintiff/appellant/landlord within a period of one year i.e. on or before 30.09.2016 and shall pay mesne profit @ Rs. 2,000/- per month (Rupees Two Thousand only) commencing from the month of November, 2015 and will further continue to pay the mesne profit each month by 15th day of the next succeeding month or in advance to the plaintiff-appellant/landlord also and in case there is any default in payment of mesne profit, the period of One Year for eviction shall stand reduced and the decree of eviction would become executable forthwith. The defendant-respondent/tenant shall also clear all the arrears of rent and mesne profit and pay the same to the appellant/plaintiff-landlord within three months from today, otherwise the same will bear interest @9% per annum. The defendant/respondent-tenant shall also not sub-let, assign or part with the possession of the suit shop or any part thereof in favour of any one else and would not create any third party interest in the same during the aforesaid period and if it is so done, the same would be treated as void. The defendant/respondent/tenant shall furnish a written undertaking incorporating the aforesaid conditions in the trial court within one month and one copy thereof along with affidavit, in this Court. It is made clear that if the peaceful and vacant possession of the suit premises is not handed over to the appellant-plaintiff/landlord within a period of One Year from today or mesne profits are not paid as directed above, besides the expeditious execution of the decree in normal course, the appellant-plaintiff/landlord shall also be entitled to invoke the contempt jurisdiction of this Court. No costs. A copy of this judgment be sent to both the learned Courts below and the parties concerned forthwith.Appeal allowed. *******