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LEE PHAK KONG vs BESTWAY FORTUNE SDN BHD & ANOR AND OTHER CASES - High Court Malaya Ipoh
"], ["2024 Supreme(SRI)(SC) 12666"], ["2024 Supreme(HK)(HKLdT) 29"], ["2024 Supreme(Online)(Bom) 1617"], ["2024 Supreme(Online)(Bom) 1616"], ["2024 0 Supreme(Bom) 60"], ["2024 0 Supreme(Guj) 1102"], ["2024 Supreme(US)(ca9) 157"]LEE PHAK KONG vs BESTWAY FORTUNE SDN BHD & ANOR AND OTHER CASES - High Court Malaya Ipoh
"], ["2024 Supreme(US)(ca9) 157"], ["2024 Supreme(HK)(HKLdT) 29"], ["2024 Supreme(Online)(Bom) 1617"], ["2024 0 Supreme(Guj) 1102"]
Renting property should mean peace of mind, but what happens when a landlord, trespasser, or third party disrupts your ? This is a common yet critical issue in landlord-tenant disputes across India. The —often —protects tenants from unlawful interference. But when is it breached, and what remedies are available?
In this post, we dive into cases on breach of covenant of peaceful and quiet enjoyment, drawing from landmark judgments under the , particularly Section 108(c). We'll explore legal principles, remedies, and practical advice, helping tenants and property owners navigate these disputes effectively. Note: This is general information based on case law; consult a legal professional for advice tailored to your situation.
The covenant for quiet enjoyment is a fundamental promise in leases and conveyances. Under , the shall be deemed to contract with the that, if the latter pays the rent reserved by the lease and performs the contract binding on the , he may hold the property during the time limited by the lease, without interruption. 1981 0 Supreme(Kar) 135 2006 0 Supreme(Mad) 302
This implied covenant ensures the tenant's possession is undisturbed. As noted in case law, it extends against disturbances by the or persons claiming under them. 2006 0 Supreme(Mad) 302 Courts consistently recognize breaches as material violations, entitling occupants to remedies like damages, refunds, or . 1964 0 Supreme(Ker) 311 1945 0 Supreme(Nagpur) 80
Legal precedents affirm that breaches occur from disturbances affecting possession or enjoyment, whether by landlords or third parties. Here's a breakdown:
Landlords can breach this covenant through direct interference, such as or obstruction. In one case, dispossession due to the landlord's acts was held to constitute a breach, allowing the tenant to claim damages or a refund of consideration. 1964 0 Supreme(Ker) 311
Similarly, or disturbance by lessors entitles lessees to damages and costs. 1945 0 Supreme(Nagpur) 80 For instance, obstructing a tenant's right of way—essential for business operations like a printing press—was deemed a breach under Section 108(c), warranting an injunction. The court emphasized the tenant's , including access rights. 1981 0 Supreme(Kar) 135
Interference isn't limited to landlords. Trespassers or unauthorized claimants can trigger liability if they disrupt possession. A wrongful claimant dispossessing the appellant was ruled a breach, with remedies including refunds or . 1964 0 Supreme(Ker) 311
Disturbances by trespassers affecting possession also qualify, as confirmed in related holdings. 1945 0 Supreme(Nagpur) 80 However, proof is key: In a dispute over sludge removal rights under a license, the court found no breach because evidence didn't show interference with the licensee's specific rights post-agreement date. The licensee had exclusive title only to sludge discharged after , and lacked proof of invasion thereof. 1959 0 Supreme(Cal) 199
Courts offer robust remedies:- Damages: For losses from interference. 1964 0 Supreme(Ker) 311 1945 0 Supreme(Nagpur) 80- Refund of Consideration: Including rent or sale price if possession is lost. 1964 0 Supreme(Ker) 311- : To halt ongoing disturbances, like obstructions. 1981 0 Supreme(Kar) 135- : Allows relief when possession is interrupted by landlords. 2025 0 Supreme(Ker) 2369
These apply whether the covenant is contractual or statutory.
Not all breaches are equal. A (e.g., one-time dispossession) triggers damages from that point, with standard limitation periods. A (e.g., ongoing interference) may extend remedies and toll limitations, as it affects possession persistently. Courts distinguish these for limitation purposes under the . 1915 0 Supreme(Mad) 50
Further cases enrich this landscape:- The Indian under doesn't explicitly include quiet enjoyment, but disturbances to possession may deem it affected, especially if tied to title conveyed. Some rulings assume inclusion, subject to statutory charges like . 1985 0 Supreme(Ker) 121- In sales or leases, the covenant protects against disturbances, reinforcing TPA Section 108(c). However, invalid transactions (e.g., unapproved lease assignments under ) nullify tenant rights. 2006 0 Supreme(Mad) 302
Exceptions exist: Minor disturbances may not qualify as , and might invoke constitutional bars like . 2004 6 Supreme 613 1915 0 Supreme(Mad) 50
This covenant is implied in most leases, per TPA Sections 108 and 117. Breaches are actionable even without explicit clauses if possession is impacted. Limitation periods vary: single breaches start from disturbance date; continuous ones may not be time-barred. 1915 0 Supreme(Mad) 50 1931 0 Supreme(Nagpur) 58
In summary, courts vigilantly uphold quiet enjoyment as a core tenant right. While these cases provide guidance—such as no breach without proof of specific invasion 1959 0 Supreme(Cal) 199—outcomes depend on facts. This analysis draws from referenced judgments; it's not legal advice. For personalized help, contact a property law expert.
References:1. 2025 0 Supreme(Ker) 2369: Landlord-tenant suspension doctrine.2. 1931 0 Supreme(Nagpur) 58: Limitation for breaches.3. 1964 0 Supreme(Ker) 311: Implied covenant remedies.4. 1945 0 Supreme(Nagpur) 80: breaches and damages.5. 1915 0 Supreme(Mad) 50: Continuous vs. single breaches.6. 2004 6 Supreme 613: Sovereign act exceptions.7. 2006 0 Supreme(Mad) 302: TPA 108(c) disturbances.8. 1985 0 Supreme(Ker) 121: Title and quiet enjoyment.9. 1981 0 Supreme(Kar) 135: Right of way injunction.10. 1959 0 Supreme(Cal) 199: License breach proof.
#QuietEnjoyment #TenantRights #PropertyLaw
It does, however, extend to all acts of the landlord himself which interrupt the enjoyment whether they are lawful or not5. An act may constitute a breach of the covenant even where, apart from the covenant, the landlord has the right to do the act complained of6." ... The covenant usually provides for quiet enjoyment 'without interruption by the landlord or any persons rightfully claiming under or in trust for him' or 'without any lawful interruption by the landlord....
It is sought to be contended that construction on Plot No.3 in breach of negative covenant would affect beneficial use of Plot No.6 which is sold to Currimbhoy Orphanage. ... The learned Judge further observed that construction in breach of the restrictive covenant would affect value of the land or mode of occupation of plot No.6 by or on behalf of the Trust. ... or any remedy which he may have in respect of breach thereof.” ... It is the case of the Plaintiffs that the said construction, which is in #H....
in other cases. ... In holding the 1986 Quiet Title Act amendments applicable to the CNMI under Covenant § 502 in Northern Mariana Islands, as noted above, we explained that “the 1986 amendments became part of the Quiet Title Act.” 279 F.3d at 1073. ... In Northern Mariana Islands, we considered whether amendments to the Quiet Title Act were applicable to the CNMI under the terms of the Covenant. ... We ultimately determined that they were, concluding: Because the Qui....
The Defendants are therefore in breach of the second obligation of a lessor relating to the handing over of peaceful possession. ... Chief Justice Bertram thereafter went onto state that, “the really relevant obligation is that next stated by Vanderlinden, namely, ‘For quiet enjoyment of the thing let, both on the part of the lessor and others.’" ... of the Defendants, meant that the Plaintiff did not receive peaceful possession of the said premises and hence was deprived of the use and enjoy....
On the one hand, in Well Century Holdings Limited , supra, the Court of Appeal stated at §64 as follows: “A breach of the covenant for quiet enjoyment can be of many types. ... With respect, the Applicant appears to have failed to understand the section 58 requirement which begins by “A right of re-entry or forfeiture under any proviso or stipulation in a lease for a breach of any covenant or condition i....
It is sought to be contended that construction on Plot No.3 in breach of negative covenant would affect beneficial use of Plot No.6 which is sold to Currimbhoy Orphanage. ... The grievance of the plaintiff is that the Defendant has commenced construction in breach of the said covenant and has sought demolition of the said construction by enforcing the said negative covenant in Indentures dated 23/05/1890 and 02/04/1957. ... The learned Judge further observed that construction in breach....
It is sought to be contended that construction on Plot No.3 in breach of negative covenant would affect beneficial use of Plot No.6 which is sold to Currimbhoy Orphanage. ... The grievance of the plaintiff is that the Defendant has commenced construction in breach of the said covenant and has sought demolition of the said construction by enforcing the said negative covenant in Indentures dated 23/05/1890 and 02/04/1957. ... The learned Judge further observed that construction in breach....
It is sought to be contended that construction on Plot No. 3 in breach of negative covenant would affect beneficial use of Plot No. 6 which is sold to Currimbhoy Orphanage. ... The grievance of the plaintiff is that the Defendant has commenced construction in breach of the said covenant and has sought demolition of the said construction by enforcing the said negative covenant in Indentures dated 23/05/1890 and 02/04/1957. ... The learned Judge further observed that construction in breach#HL_EN....
As regards the lease of the open land with permission to the lessee to construct and build for its quiet enjoyment with appropriate covenants and the lessee with permission constructed the building and by complying with the covenants of the lease was in quiet enjoyment. ... The case of the original petitioner does not fall in the 2nd and 3rd types of lease, where with the grant of patta, the title has been vested in the grantee or where the lease of the open land has been granted with the permission to lessee to construc....
Because of that, there has been no breach of the covenant in the Deed of Mutual Covenant. ... In a sense, it could be said that any breach of covenant is, strictly speaking, incapable of remedy. ... ... But in most cases relief will be granted on the breach being remedied and on terms as to costs.” 39. ... The first is to enable a lessee in breach of covenant to have the opportunity to remedy th....
No doubt, the covenant for quiet enjoyment extends against the disturbance of the lessee's possession by the lessor or by persons claiming under him. It is contended that under Section 108(c) T.P. Act, the Second Defendant is entitled to be in possession and enjoyment of the demised property against the disturbance of the lessee's possession by the Lessor / Devasthanam. Act, the lessor is deemed to contract with the lessee that he may hold the property during the time limit by the lease, without interruption.
The Indian covenant for title does not include a covenant for quiet enjoyment; but some Nagpur cases seem to assume that it does." I see no reason to differ from the view, that if the right to be in possession and enjoyment is part of the title conveyed, a disturbance of such possession and enjoyment may be deemed to affect the title". Al is subject to the statutory charge under S.55(4) of the Transfer of Property Act, and the seller is entitled to take all necessary steps to preserve his security. 8. On an anxious consideration of these decisions, we are clearly of the view that the covenan....
That concept is incorporated in our law by provision made in S. 108 (c) of the T, p. Act which reads: "the lessor shall be deemed to contract with the lessee that, if the latter pays the rent reserved by the lease and performs the contract binding on the lease, he may hold the property during the time limited by the lease without interruption. " Mulla in his commentary on the T. P. Act, Sixth Edition, at page 689 speaking on this aspect states "covenant for quiet enjoyment - The Covenant implied by t3fis section is the absolute covenant expressed in an English lease. The ex....
The principle deducible from them appears to be that title which is covenanted for under the section includes, depending on the nature of the title conveyed, the right of the vendee to be in possession and enjoyment of the property and so a disturbance of such possession and enjoyment necessarily affects the title conveyed and constitutes a breach or infringement of the covenant implied by the section. The conveyance of title under Ext. P-2, was voidable at the option of Mohammed, and that opinion he has exercised. The decided cases on the subject to which my attention has been dra....
The eighth covenant is the covenant of quiet and peaceful possession during the period of license, on the licensee paying the rent reserved and performing the terms of the tenancy. (b) On the expiration of the said term the Corporation shall have the right to dispose of the sludge in any way they like....."
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