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{\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid5440459 \f76\fs24\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 IN THE HIGH COURT OF FIJI

\par At Suva
\par Civil Jurisdiction
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par CIVIL ACTION NO. 294 OF 1992
\par 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid5440459 Between}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 :
\par 
\par }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 PETER JOHANNES ANTON HENNING
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Plaintiff
\par 
\par - and -
\par 
\par }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 WILISONI TAMAIBEKA
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Defendant
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid5440459 {\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par Mr. S. Matawalu for the Plaintiff
\par Mr. H.M. Patel for the Defendant
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx3968\faauto\rin0\lin0\itap0\pararsid5440459 {\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 RULING
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid5440459 {\b\f0\ul\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 On the }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 21st of November 1990}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 the plaintiff became the registered proprietor of a piece of land at the corner of}{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  Pender Street}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  and }{
\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Marion Street}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 on which was erected a three bedroom iron and timber dwelling house which it is common ground was in need of repair.
\par 
\par The plaintiff however did not move into the house or carry out necessary repairs to it instead he agreed with the defendant that the latter could occupy the house.
\par 
\par The plaintiff claims that they orally agreed that the defendant would take a tenancy of one year over the house from }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 January 1991}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  at a monthly rental of }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 $550}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 .}{
\f0\lang2057\langfe5129\langnp2057\insrsid5440459  }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
They also agreed that instead of paying rent the defendant would be required to undertake certain agreed improvements and repairs to the land and house up to a maximum amount of }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 $5,000}
{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  which would be }{\i\f0\lang2057\langfe5129\langnp2057\insrsid5440459 '}{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 set-off'}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  against the rental.
\par 
\par The defendant on the other hand whilst accepting that he was to carry out repairs to the house, denied that any term or rental was agreed between them.}{\f0\lang2057\langfe5129\langnp2057\insrsid5440459  }{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 He also denied that a }{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 "ceiling"}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 was fixed between them as to the cost of repairs and inferentially of the precise nature of repairs to be carried out to the premises.}{\f0\lang2057\langfe5129\langnp2057\insrsid5440459  }{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 In the result the defendant claims to have spent in the vicinity of }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 $15,000}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  on improvements and repairs to the plaintiff's property.
\par 
\par From the above it is clear that there is a serious dispute as to the terms and conditions of the oral tenancy that was agreed between the parties.
\par 
\par Learned counsel for the plaintiff submits however that even if there was a dispute between the parties that dispute could only relate to the }{\i\f0\lang2057\langfe5129\langnp2057\insrsid5440459 '}{
\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 12 month tenancy'}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  which expired at the end of }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
January 1992}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  and since then the defendant has held-over or continued on a new monthly tenancy at a newly agreed rental of }{
\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 $300}{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  per month}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 and it is pursuant to this latter tenancy that }{\f0\lang2057\langfe5129\langnp2057\insrsid5440459 '}{\f0\ul\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Notice to Quit}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
' dated }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 27th March 1992}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  was served on the defendant requiring him to vacate the plaintiff's premises within }{
\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 20 days}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  ostensibly for non-payment of rent.
\par 
\par As for the defendant's monetary claim for re-imbursement of the }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 $15,000}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  expended by him in improv
ing the plaintiff's premises, }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 (which is disputed)}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 counsel for the plaintiff submits that the defendant ought to pursue his claim through the normal channels.}{\f0\lang2057\langfe5129\langnp2057\insrsid5440459  }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
The existence of such a disputed claim in counsel's view does not and cannot amount to }{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 "a right to the possession of the land"}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  in terms of }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Section 172}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  of the }{
\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Land Transfer Act }{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 (Cap.131)}{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 .
\par 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Learned counsel for the defendant however sought by reference to the various affidavits filed by the parties to show that the dispute as to the terms and conditions o
f the defendant's acknowledged occupation of the plaintiff's premises was sufficient in itself for the Court to refuse to deal with the matter summarily.
\par 
\par There was, to adopt the dictum of }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Gould V.P.}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  in }{
\b\f0\ul\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Shyam Lal v. Eric Martin Schultz}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 18 F.L.R. 152
}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  when he said at }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 p.154}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 , }{
\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 "... complicated questions of fact (which) cannot be adequately investigated and dealt with on a summary proceeding in Chambers."}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par 
\par In }{\b\f0\ul\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Ram Devi v. Satya Nand Sharma and Maya Wati}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  }{
\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Civil Appeal No. 46 of 1985}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  however, the Fiji Court of Appeal
 reaffirmed and refined the above dictum when it said in its judgment at }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 page 5}{\f0\lang2057\langfe5129\langnp2057\insrsid5440459 :}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  
\par 
\par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid5440459 {\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 "It is true that orders under that section}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  (referring to Section 169 of the Land Transfer Act)}{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 will not be made on disputed facts or in complicated law situations - but that must mean }{\b\i\f0\ul\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 bona fide}{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 fact dispute arising from the evidence, or legal points which cannot be simply identified."}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid5440459 {\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par In this case I cannot agree that there is any relevant }{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 "}{\b\i\f0\ul\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 bona fide}{
\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  fact dispute arising from the evidence"}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 .}{\f0\lang2057\langfe5129\langnp2057\insrsid5440459  }{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Even though the defendant denies that there was any agreement for him to vacate the premises after }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 12 months}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 , he does accept that }{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
"... after the completion of the renovation the plaintiff and me agreed to the payment of ($300) per month as evidenced by the plaintiff's letter to me ..."}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par 
\par That letter which forms an }{\i\f0\lang2057\langfe5129\langnp2057\insrsid5440459 '}{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 annexure'}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 to the defendant's affidavit of }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 14th July 1992}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  is incorrectly dated as }{
\i\f0\lang2057\langfe5129\langnp2057\insrsid5440459 '}{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 6th January 1992'}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  and purports to grant the defendant a further 
}{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 3 months}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  occupancy of the plaintiff's premises }{
\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 "... at a rental cost of $300 per month ..."}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par 
\par It is common ground that the defendant has not paid any rent to the plaintiff during the entire course of living on the plaintiff's premises and even after the above-mentioned letter.
\par 
\par }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Section 89(2)(b) }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 of the }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Property Law Act}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 (Cap.130)}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  reads}{
\f0\lang2057\langfe5129\langnp2057\insrsid5440459 :}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  
\par 
\par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\tx-1440\faauto\rin0\lin1440\itap0\pararsid5440459 {\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 "(2)\tab 
In the absence of express agreement between the parties, a tenancy of no fixed duration in respect of which the rent is payable weekly, monthly or yearly or for any other recurring period may be terminated by either party giving to the other written noti
ce as follows}{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid5440459 :}{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid5440459 {\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par }\pard \ql \fi-720\li2160\ri0\nowidctlpar\tx-1440\faauto\rin0\lin2160\itap0\pararsid5440459 {\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 (b)\tab 
Where the rent is payable for any recurring period of less then one year, notice for at least a period equal to one rent period under the tenancy and expiring at any time, whether at the end of a rent period or not."}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid5440459 {\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par In this case the rental was payable monthly and the }{\b\f0\lang2057\langfe5129\langnp2057\insrsid5440459 '}{\b\f0\ul\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Notice to Quit}{
\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 '}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  which was served on the defendant on the }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
27th of March, 1992}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  gave him }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 30 days}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 to vacate the premises.}{\f0\lang2057\langfe5129\langnp2057\insrsid5440459  }{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 The notice expired on the }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
27th of May, 1992}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  and these present proceedings were instituted on the }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 2nd o
f July 1992 (i.e. over 2 months after the notice had expired)}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 .
\par 
\par I am satisfied that the plaintiff's }{\i\f0\lang2057\langfe5129\langnp2057\insrsid5440459 '}{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 notice to quit'}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  was a }{
\b\i\f0\lang2057\langfe5129\langnp2057\insrsid5440459 '}{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Legal notice to quit'}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  in terms of }{
\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Section 169(c)}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  of the }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Land Transfer Act}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  }{\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 (Cap.131)}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
 and furthermore that the defendant has not proven to my satisfaction that he has a right to possession of the plaintiff's land as he is obliged to do in terms of }{\b\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Section 172}{
\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  of the }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 Land Transfer Act}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459  }{
\i\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 (Cap. 131)}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 .
\par 
\par Accordingly there will be an order for vacant possession in favour of the plaintiff with costs to be taxed if not agreed.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx3968\faauto\rin0\lin0\itap0\pararsid5440459 {\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 (D.V. Fatiaki)
\par }{\b\f0\ul\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 JUDGE}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid5440459 {\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par }{\b\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 At Suva,
\par 25th September, 1992}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par }\pard \qr \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid5440459 {\f0\lang2057\langfe5129\langnp2057\insrsid5440459 HBC0294R.92S}{\f0\lang2057\langfe5129\langnp2057\insrsid1659359\charrsid5440459 
\par }}