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Block Text;}}{\*\rsidtbl \rsid3735725\rsid3953604\rsid7031329}{\*\generator Microsoft Word 10.0.6612;}{\info{\title IN THE HIGH COURT OF FIJI (AT SUVA)}{\author Amelia Rasovo}{\operator blake_r}{\creatim\yr2004\mo8\dy30\hr11\min19}
{\revtim\yr2004\mo8\dy31\hr8\min35}{\version4}{\edmins2}{\nofpages3}{\nofwords707}{\nofchars4032}{\*\company Judicial Department}{\nofcharsws4730}{\vern16389}}
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\qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 IN THE HIGH COURT OF FIJI}{
\b\fs24\lang2057\langfe5129\langnp2057\insrsid3953604\charrsid3953604 
\par }{\b\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 (AT SUVA)
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 CIVIL ACTION NO. HBC 123 OF 2002S
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 Between:
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 JAI NARAYAN
\par }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 Plaintiff
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 and
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 MOHAMMED AIYUB KHAN
\par }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 Defendant
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par R.P. Singh for the Plaintiff
\par M.V. Bhai for the Defendant
\par 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 JUDGMENT
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par These are summary proceedings for possession of premises let by the Plaintiff to the Defendant brought pursuant to the provisions of Section 169 of the Land Transfer Act (Cap 131).
\par 
\par It is not disputed that the premises, a \'93boy house\'94 were let to the Defendant on a monthly tenancy by the Plaintiff who is their registered owner.
\par 
\par Only two issues are in dispute.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 The first is whether the premises are a dwelling house subject to the provision
s of the Fair Rents Act (Cap 269).}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 The second is whether the notice to quit served on the Defendant}{
\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 (Exhibit B to the Plaintiff\rquote 
s supporting affidavit filed on 22 March 2002) complies with the requirements of Section 89 (2) (b) of the Property Law Act (Cap 130).}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
The second issue only falls to be decided if the first favours the Plaintiff since it is not disputed that the notice does not comply with the requirements of paragraph (v) of the proviso to Section 19 of the Fair Rents Act.
\par 
\par Both the Plaintiff and the Defendant valued the premises.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
The Plaintiff exhibited a Suva City Council Building Permit which estimates the premises to be worth $15,000.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
How this estimate was reached was, however, not}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 revealed.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 The Defendant exhibited a valuation prepared by a registered valuer, one Ramesh Behari, who valued the \'93boy house\'94 at $11,000.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  
}{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 The relevance of these figures is that the Fair Rents Act does not apply to premises of which the statutory value exceeds $12,000 (Section 24 (a)).
\par 
\par Mr. Singh referred me to }{\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 Billy Ah Koy v. Patel}{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
 (1979) 25 FLR 49 as authority for two propositions which I accept.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
The first is that the onus rests on the Defendant tenant to prove that the Act applies and secondly that the \'93statutory value\'94 of the premises is as defined in the Act.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
There was no evidence that when he valued the premises Mr. Behari was a valuer appointed under the provisions of the Act and therefore the valuation produced by the Defendant was not a statutory value as defined.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 Accordingly I find that the Fair Rents Act has no application to these premises.
\par 
\par The first issue having been resolved in favour of the Plaintiff the only remaining question is whether the notice to quit was good.
\par 
\par As will be seen from the notice, the first paragraph, after stating \'93\'85.. we hereby give you notice to quit and give vacant possession \'85.\'94 does not go on to state by which date possession is to be given.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 The only words referrable to the period of the notice are to be found in the second paragraph of the notice which reads:
\par 
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 \'93
TAKE NOTICE therefore that if you fail to vacate the premises within one month as from the date hereof our instructions are to take civil proceedings against you for eviction \'85\'94
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par }\pard\plain \s15\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 \fs24\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
It was not disputed, and I accept, that the period of notice been given was \'93within one month as from the date hereof\'94.
\par }\pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par Mr. Bhai submitted that the words \'93within one month\'94 mean that the period being granted was less then one month required by the Land Transfer Act.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 I do not agree.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 As can be seen from the Shorter Oxford English 
Dictionary:
\par 
\par }\pard\plain \s16\ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid3953604 \fs24\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 \'93
In the limits of a period of time, most usually (\'93within\'94 means) before the end of, after not more than \'85..\'94
\par }\pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 \fs20\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par In }{\fs24\ul\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 R v. IRC ex parte Knight}{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604  [1973] 3 All ER 721 it was held that}{
\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 \'93within three years\'94 means \'93not later than 3 years\'94.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 In my opinion \'93within one month\'94 means \'93not later than one month\'94.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 Since at least one month\rquote s notice is required by section 89 (2) (b) I find that the length of time for compliance with the notice \'93within one month\'94 to be good.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 There is however a final problem upon 
which I was not addressed by counsel but which is indirectly referred to in paragraph 5 of the supporting affidavit and in paragraph 3 of the affidavit in reply.
\par 
\par According to the Plaintiff\rquote s affidavit the notice to quit was served on the Defendant on 9 February 2002.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
According to the Defendant it was not served upon him until 13 February 2002.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
Whichever is correct, both these dates are several days later than the date which the notice bears, namely 6 February 2002.
\par 
\par In my opinion the words \'93as from the date hereof\'94 can only to taken to refer 6 February 2002 since the notice does not include or refer to any other date.}{\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{
\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 Even if the Plaintiff\rquote s date of service is accepted the period of notice actually given to the Defendant was shorter by several days than the minimum of one month required.}{
\fs24\lang2057\langfe5129\langnp2057\insrsid3953604  }{\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 In these circumstances I find that a \'93legal notice to quit\'94
 as required by Section 169 (c) of the Land Transfer Act was not served on the Defendant and accordingly these proceedings for possession must fail.
\par 
\par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7031329 {\b\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid7031329 M.D. Scott
\par Judge
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3953604 {\fs24\lang2057\langfe5129\langnp2057\insrsid3735725\charrsid3953604 
\par 27 January 2003
\par }}