20001116 TZHC Dar es Salaam

CIVIL ItPP:CtL NOo 3 OF 2000 . i\.PPELL/\.NT v0rsus SLIM ;-,_. SLIM • • o C O O ~ O o O O IITiSPONDLNT The appellant and the res::;:,ondont are landlord and tenant respectively. The appellant Dr~ M0japa is the owner of a house situated on plot 63 Dlock N house number 15 alons Nya.mwezi street, Kariakoo oree. in the _city of· Dor es Salaam. It is 3 two etcry tuildini:so Whereas the c;rouncl an:1 first floors -i.-Je-.ce· aJ.i~oady comrletecl and ocCU}"iG·d by 1995, the 2nd floor was not yet cor:1:;::lded. It needed finishine; touches. HovJcvGr, the res1:,ondent wqs interested in renting it, and conduct the finishinc; touches. Ile then entered into a lernse agreerxnt with the appellant on 2.9/9/1W5 :for a. three y;eGrs term renewa.ble. f,s the respondent 1:,os doinc the so called finishing touches, he mde structural alterc1tions which led to beinr: c;iven n. notice to stop the nlter0tions or else terrriinotc his tem.ncy ogreeracnt. Tb.Gt was on 4/5/96. tfo rlid not comply with it, insteod l1e; rushed to the Ret;ioml Housing Tri.- 0 bunal where ho filed an npplico tion number 365/96 where, o,monc; other thi:ncs, ho l)rayed for perform nee of tho, contr~1ct, perm:mcnt injunction restrniY.d.ng the roopon::Icnt or his 8cents or workmon or cr:1r,loyee from cvictinn; or locld."-""lo out the o.r;-licant/respondont from tho demised r,remises or cornpen.sstion of money spent for thv constructi~n oncl loss of business.;::,.. I In their temncy a8reemcnt, the ::::ppcll.::rn.t end thG respondent hxl covenonted thJ.t the ten.::nt/rcsp::mclent should r,oy 8. rent of shs.;100,000/~: per month for the first th.rer;,) yor1rs D.hd thcit the costs of fin1.shins the entcrior parts of tho house should be deducted frorn the rent for the first throe yec..1rs. That the c0sts of finishinc should be at the maximum of shs.3,000 1 000/:z: ,::md thorefor0 1 the landlord ·was paid one yeor rent! shs.1,2OO,O00/::: on anticipr:tion that the shs.2 ,600 1 000/::, \could cover. the costs of finishins th0 interior :port of the second floor.;; ,..., ~ ,: 'r!i ~· .,,, .. 2 ;,fter the three yocirs leose l:Griod, new rent could be O[:,";t'Ced, probably an upward i11cr02se. l-1oy, 1997 tho ni:it,Gllont ii.ii.iti~tcd a vnlu:ition of tho house to bo conducted fGr tho purrosG of fixinc a stondarcl rent. From this v2lu::i.tion re1,ort, the ,sfondnrcl rent was fixed for tho flat a.nd the store .::it shs.5,580,850/=• ~)or mmur.'l or sh,s.1+56,404-/c per r,1ont11. 11.'he d'."1t 1~ ~doptd. ,::is o voluotion cbte H:rn 7/5/1997. (Noto here trot thC: tenoncy o.groe,nont wa5 1.1i th effect fro □ 28/)/1995) • Hence tho firot thrc;,e_ yorJrs term was to encl 11n 28/)/1'.)')D. ;:Lfter the DJ:>l~lic:--:tion h1s b0en filod :::t th0 h2gioru:1l dousing '.l'ribunEll, tho 'l'ribuml after heorin;::~ bnth F:irties cane to the decision th'..;t the rosrondo;:1t/opJ_,licrmt heel, ty nr!l:inc nltcn•'!otions to the flot, ho kt::1 b!'o::?c):1e;c; the covonrrnt, so his tomncy be t0rrrdnat0d forth \dth os pvr C .·,1,·~t , ... Al.1. 0 ~ i.:.:;J. cl· 1·,,, l·y 1 _ ,:....,J +1,--.-.• •!~ ,,..,.,c,ll---,nt/e1·1··1 v .......... ·-·'J. .t.,\..,_._ ,,, :....,J. t.., "'"'COll'i]y 01,,;,, t.. ... - +'r,.,t v ... ,_. ·P1~, •c,-1-..,nr1'1rrl vl I....: .u t,,._,J. ,_.l,, '-~ ~o--nt 1,c, 1. .1~ with effect frcril Hoy, 1997 to the do tc of v::i cont possession with coots. From thot ,:ociL::;ion, tho res:;:-,on:.lont fol t trot the; decision of the Region IIousin? TribuntJl wos not correct. Ho oppeole,l to tho Housinc .i\:ppool 1Irihm.:::l .-.:mcl on 3Ff:•G~,1, thu :·11iper.1l ,.r.:,s ~.llowed with co~,ts. The ,~r:-:,o-'.)l 'l'ribunol in its clecr-::o wDs spocific by sayinr~ th::1t: 2. 'I'he judc;r.icnt of the trio.l Tri'oun::il is qucish0cl and 3. 'l'he st-i nclnrd rc:nt ire, o ssessocl t:md fix•.cd n t s ·ns., 4' )-o , ocv--- -· y o f+·.1.0c t ive 1 non thl , Ai/:::, · ... rom J o_nµo. ry 2000-. +· l1-o ':'he renewable le::iso ar,reeccnt is, if the p::irtics wic-,h, extend for nnothor Hi.roe yoors up to f·brch, 2002 at a monthly rc,nt of the fixed cbnr1ard rent,. 5o I h2 :.::tE_>::11:mt s.houlcl -;7J.y D. tot:.,l ::ir:1ount of rent 1 .:irrer1rs in suD of shs.'-1,550,ooc/.. forthwith. 'I'l:1:1t dccroo is dotocl 29th L'.)_rch, 2C00 • .\t this tin.::, it was Dr. I'~:tjcipo, who wc.s dissatisfied by the ju..-:crn0nt of the ilot,sinc i\;:peal '1:rihmnl, so he- arpeolc::"i. to this court, in which I am deli vorinc; the jucl:_;mont toc1.c,y • .,, ,,,,.,,)/.~ '·· • L i, 3 /i.s it 1,0 s in the lower Tri buruls, the rorties :)re repre/3<.mtcd by le3rned counsels, \vhcreos the -:ippell:mt w.'?!s, and i,-:; represented by Isrllcl,il & Co. l;dvocatcs while the ros:pon1cnt is represented by Hyer:i fy: Co. ;~clvocot<:iSe Then the a:i_:·pellant through his counuels filed four crouncls of oppeol thot ~ 1.. '£he Hou.sin~ jppcols Tribunnl erred in low in arbitrnrily rcducins stom1ord rent to shs.450,ood/=: 2• The ,.'.1,pooh, 'l'ribunol erred in low oncl foct in orderinr:; st.:::ndord rent to be ef:i:'octive from Jam.wry, 2000. 3. The 1\rpeols Tribumi err0c: in low Dn:1. in foct in providinc for on .:ilt,)rnotive rencual cf lcose to H::irch, 2000. 4~ ;.~ peols Tribunal erred in L:iw ::mll fcict in mmrdinG ccsts to the rresent resrondent. Therefore, they rroyv:' thi~; court to set aside the jucl~r,x:mt nn~l decree of the, Eousinc; clp}:OOls Tribunnl. with costs to the ar1x:llont. The lc:irnccl cutmsels rndc detnil8c.1_. written sutmissions in Emn)ort nnc~ or,posine; the aprea 1 rospccti v8ly. I shall dispo1:oo of c::ich ;;round' of :,i·peol in tho cronclocicnl order 1 ..)''\: .n.., ~-1 s t aeJ . t:orc , f 1.· 1·ec,. 1 In the first r;rouncl of :i::;:,pcDl, the leornul coun,scl for the: nrpcih.lont u~bmitted trot the Ilousinc •"lil:,eah; Tribunol was wrong in rcclucinc the standorcl rent frot'!l th:it one suu_;estcd by the vr.:luer on.cl accepted by the 11esioml Housinf~ Tribuml, th:::t in fr,)m shs.456,oooj;.. per month to shs.450,000/:-:: (In actu,'.>l f.-,.c:t;, the r0nt has b0en rcclucc:d from shs.Lr5G,Lr04/::: to shs. 450,COO/::.:~ o difference of shs.6, 1+o¥/~ :r,,e:r uonth ond not r0cluccd to only shs.L,5G,ooo/::; os subr:d. ttcd). The re::ison for trot contention i,s trr:1 t the rent V✓D.s fixed b.ncl ncceptcd by the respon'.lcnt ns :,:.er su;:;missions of his le:,rhed counsel Hhcn he so icl: but the 1,roble1:1 is tho retrospective n_'}ture of the rent the tenant h:1s no rroblern nbout tho stnnd::i.rcl rent, Tho co·._msel then ccmcluJecl by sayinc tm t the l,f,p0als 'l1ribuml ei,:;;•cd in r0ducinc the ston(lc:.rcl rci1t without oven 1::;i vine reasons or even vi,si'cinr, the locu,s in quo. On tho othor hJ.nJ t Mr., IIyero , l0c1rncd cuun:: cl for the rcsi:,onr:ent 8U1)mi ttcd tlmt the :.ppealc 'l'ribuml ,:ns cnti tlcd onJ 1 :'., '.-:':ly vai :.od the standard ~con<:: fixed l; th0 Ibusing TribuDEil un~:er tr · :•·;·.,c. , • 4 conferocl upon it by1rule 43 of the Housinc .:'ippeal Tribuool U,ppeal) Rules, soverment notice No. 249. It is true that under'rule ·42 of the Housii1c ;ii,:i.:;oal Tribunal (;t::::,r,eal :iiules, the Tribunal hos powers to confirm, VDry or r0vcrse the Jocree from which an ar,peal has boon prefcrr0c.l. Rao.ding lwtween lines this rule 42, I come to Dn opinion that in or.' er that the :-,i:,pcnl Tri buml could confirm, very or rovers~ the decree, there should be an Dii:reol on that c;roum.1, contcstinG the standard rent fixed. If in tho a;;:poal there ic; no such contcot in th,..:: s ,stanck1rcl rent fixed, then it is illego.l for thu !,p 1:eal Tribu..11.al to vn.ry or revers:e : thu sbncbrd rent fixed by the Housing TribuMl. I have looked at the memornndu1;1 of DJ.'pe:::il filod .:it the Housinc hppeal Tribunal on 21/1/2000 one: I diJ.n 1 t Gee o..ny c;round challcnc;inc; the stanclord rent fixed. The C•:)trplnint wos only to the retrospective eprlication of the stanc1ord rent of .shs.456,L:-04/ 0 • On this crouncl of arpoal, I rule th,.,t the Housin[; "\j.Jpeol Tribunal erred in law in rcclucihc the standord rent from the one fix(ld by the Hou.sine Tribunol, Hithout c;iving ren,sons and 1minly en .::i point not su1Jj(:;ct of a~::;_'.;eDl before it. Thus the stanclard rent fi:;cc:1 by the: Ii,msinc Tribunal biJt:d.r,,;-; its J.ecif,ion on the VDluotion ro1:.,t.5rt ir:3 rec,torf,d c1s tho proper stnnJarJ. rent ar;plice1blc. For the scccm'-1 0r,J1.md of n:;_;pecil, Hr. K':1lolo, le<-1rned counsel for the nppell:mt suhri.ttcd th:1t the 11 ocionnl Housing Tribunal ':JDS correct to fix the sta.nd.:m:.1. rent un,-.:er sc:::ction 12 (i) (b) of the Rent l1estriction ;ict, 19L14, an:l therefore the Housinr; .\;;pec-ils Tribuna.l vias ·.:n:o~s nn al terinc; the cor:lEKmcin[; ;:oto of the stoncbrd rent. 'l1he Re_r;:irn::il Ilcusinc Tribmm.l iG 01.lccc::J to be correct in fixinr; the stond,:1rcl rent c:.1s en the dote the volucJtion re)ort w;,;s !1l':l:1e, th.-::t is M:iy, 1997. On the other h:.·-iri.d., Jvlr. Hyera loc,rncd v: '".Stl for the rosJ_)onr::1ent cubrrii tted thot it i,s not the V8luer Nho fi:x.0d the stondorcl rent, but the tribunol and he cited tho provisions of .section 17 ( 1) of the Ticnt Ucstrictfrn .!~ct, 19040 Ho insistccl thot the stoE(;::1r:J rent r:m,st 11c oss0,ss0d by the Tribunal. He fimlly concurcd v!i th the rulinc of tho . ',rpcol.s 'I'ribunnl th.at the stondci:r{i rent should commence 6n Jonunry, 2000 oncl nc,t eorlior. ~·,s fror.1 tho sul:missionc; of tho lo::,rneJ c01mscls, Mr~ Kalolo for the o:; ,peJ.lr:int rolfo,,: in his subr1issions o section 12 ( 1) (b). Mr. llyer:i, to roprcduce the :::,:::iid sections for cosy of follmmr>~ • 5 . ; Section "12(1)(b} - Tho 'l'ribunol s:b.oll, in relation to ovory ront redriction ::ireci \·1ithin its jurisdiction, h'.lve powcr to cl0 c1ll thincs which it is re:quire::icl ore ernprowervcl to cto by or un,kr the provisions of this :-,ct, ::incl without pre ju.dice to the c;cnern.li ty of the (b) to detcri:1in0 or o.,ssoss from time: to tir:10 the sbnd£ird rent of ony promises ei thcr on the 0.1,plicr:ition of :my person intorcstt:id or o:i: its own r.10tLm; s. 17 (1) ,.s frcr;1 the effective :1.::ite, the sbndorcl rent in 1 , res1iect of .:my premise:,::, shall l;.e :m onnu.:11 runt to be os,seu..::-cx1 by thG 'lribun::il which .sh::111 not exceed tl10 tobl of m1 :Juount oqml to fourteen pcrcehturn in the co sG of rE.:clid:::mt bl r,re:mises ~ c:mc1 d . chtcon 1~c:rcenturn~ ip. tho c;J e <:)f cornr:1ci'cial prer:1ise,s, of the repb ccuent cost or , voluo of Hw premiGos. UnJ0r l:Yc:ction 12 ( 1) (b) at,;.;ve, the .Jor cc ~J..:1or.1 i,op. cn Ifousinc Tril.iunDl h:.s the 1Jo1:1ers to detcr:nine or osce:sc from t1m0 to tiDc the sbn~lord rent <;if ony prernis.sos ct the ,:replication of any person or on its own r1otio11. In this o 1,1;;1icotioni ncd.ther the: ni:plicant/rcspon,1-:mt nor the orpcllnnt did ,:,:-ply fo1~ the nsse,ssraent of the st,mcbrd 1~ent • The iscuo :.;roc;c du:rinz; the heoring Qf the o:,J?li~otion D.s th0 Cl}·Pel.bnt '. h:tcl en[;cii:Ed Ct V.JluG to ½:thi& the suit prer:ri.ses ~or the puri)ose of house rent, whi:cl1 wuuld be effective .-:iftcr the fir.st three yc::'.rs of the ngrcer::Jont i-:oulcl hove ~"-~:,::.:.'0cl. S0condly+ tho court on its ·ovm r;1otion clid not assess tho btc:nc1c:rd runt until uhcn it delivered its rulin[~ 011 21/12/1999. D·,;;r •·ct;,., -ioi. 1, "( (1) c.L -,-t:' tl1c )C·,, t'~,, "lr,0,Li --r1-L' r~11t. • .J t wh"1cn i., s 1.s th 1 .; ,Jt.i .. ,,c.,, '~-1- ct~11·· 1 • .__ ~, 1 "' ,.,~• ·". fixcc.l by the tri:m11Dl ~1ft0r its ossessr:1ent. Fron the record~ the Tribunol o.sscssecl the ,3h,mbrd 'rent on 21/12/99 ,'lhcn it delivered its judcmcnt • but the Tritu11.:,l for no kno\Jn roosons, it ordered th.:,t thu rent be with effect frc-rn May, 19')7 1;1hcn th0 v.:-1lu:::1tion wos mode. 'l1h,'.Jt \K'lS wr(m{_s• I scty so bc·c:.mse tho ::irpellont ho,1 not .:;::·,r-liccl for the: nssessi:1ent of the new rent ~J:.:isinc: 0n the valuotion report~ IL::cl he done so, then it would lie r,r·oi;e·r for the 11cc;ionol Eousinr.; 'lribunnl to ,'.JDsess :rnc.l ~;.rJer th::it thG r 6 Tribuml on its own riotion o,:s.sessed the .stor;dard rent, then the cffoctivo ,:late should h:we been thot of •thq second. tern of ten:,ncy :1,r_~reerJcnt. Thnt is to SJY 29/9/99. I my so becnuse the pDrtics htd. oc:r,::ed in their tenancy ocreer:ient th:::t thstdurinc the fir.st three years of tenancy 1 tho rent should be shs.100 1 O00/: fi.-x:ed. Thus it could not be eh,.:mcecl to hwe it cor:irxmce e,::irlier them 29/9/2000. It could be loe;ic<1lly be ordered to ccrnr.mnce on the second terr:i of the temncy ocreenont v;hich is 30/9/99 anJ not Moy, 1997 wheri. the first three years term of the first h,rn wos in proc;ress. For this reason therefore, Loth th0 iieciotwl IIousin;; 'l:ribunol r.mJ 'tho .i.~.:~ wls Tribuml ordc.•recl the revised r(.;nt to ccr,1r.1encc in Eay, 19')7 Qnd the ;<:pe:::ils TribunnJ by orJerin::: tho now rent to cor:r,,1(-.mce l.?n Jd1uory, 2000. lifter sayin0 so, I rule th.-:1 t the now stondnrd rent should commence on 1st October, 1999. The npp0llont hod suLr:tlttod in. the third crouncl of o.gle.'11 thot the },pp2als Tril:unn1 err<::d in law nncl in L1ct in proviclinc for on oltcr11c,tivc rc-newol of le.::,sc to h:::rch, 2002 while the loncllorJ h0cl ismwd notice to the res:L:ondent for thu lotter to vaca.te thu zui t r:ri.;nri.sos c,,s it ht!S 1x,en h:id octu:.·,lly ch:rnccd or prer::iisec hence a l;reoch cf tho covenant. The ref.,ronclent wo,s · just a.llow0d to finish the unfinishod ports -::ut not to nr,lrn any structur2.l altcr:itions. 'l'he end choncecl :._~l~1c0,'..:; set for fi'x:ine,: toilets; somo orisin.-'Jl w:::J.ls h:1c.l boca c1imolishcxl. ,~ctu:clly, the interior are:::i never looke,l n.s pC:r oricLwl plons or structures. On this :;oint, Lr. IIyero., leorncd coum;;el submitted thot thc1, 1,,-JE:r• no :r-0::isons for evictinc the recpon:'.ent os th0rc wos no 12vi::}ence o:f:' cl1C1n;::0 of c; tructur.::11 or desie:n of tho : romises • H•i bo.sod his ,:x,:;inion on the volu:1tion ro 1 ort where it i3 soid tho.t the :)rer;iiA.eG \·Jero good .st:;:-uctur,;l and ckcorativo state or repairs. I o.m sorry, I clont ,-:icrce ui th the subr.:1i1:.,sions of th,: loorncd cou.'1.Sels. The evidonce lu.s shown th:::it ,sorJ8 oricin::il ;,,ollr, h'.:lc: been dci:1,ilished, ,somo doors blocked nnd chc.,nces in i'lnces sot for toilets. 'rhose ore true r.:lterotions onu nut fini,shinr~. This view Hou tho vic'w Gf thiE: com·t in Umojn. ikitel '.)7f\) ( '1'./ \, .... • ••• /7 7 (1) In controctual tencincy, the terr.1 'rei:cirj does not include structur,::l alterntions • • to the premises but meens r;cin t.:::ininc, the promises in tho same Gtc\ te in which they tiC:l'G' ot the comrnencemont of the tono.ncy • (2) 3ectior~ 29 of tho Rent :Jestriction ,\ct, 1962, (h()W section 35 ( 1) of tho ffont l{estriction ,.ct, -17/198?) clrcnm o •Jisti11ction between 1 ' ke0: in[; oud nc,intnininc r<ecr;1iscs in n atote of ,structural rclx::iira ond m,,re t:r;oint::m,::mce;; • . Dy orinlocy, this c-:,Ge relates to the D.;:-r,eol 1,0fore ma, only thc,t in the forr.1er, the ctfatinctic:n is thcit of re1;::iir while in th(J ccise 1:e fore this court, tho issue is ,; finishinc': c:rn ..:.pp:coecl to koepinc tho structurol co:n :lition of tho houco in the form it v,1;::s 'before the oltorr:itions 1 Tho r0spondont in o.lter.3tin~: tlw structure of the promises by demolishinc some ,-1311,s nnd blockin::: somo doors omountetl into o.l teration of the structure of tk· premiGos cove11011t, from the 12ndlord~ ft ctmounts to hreoch of the Thcveluer comrxmtod tl:nt the prcrdsos wos in r~ood structurol Dmd decorntivu conditic-n. It is true. Dut he to.lkod of wlut ho sm-1 aml not on how tho oricinol 1::L:ns of the: preraises were before the alterations. ~l'hus his orinion doc;_:_, not mean th:,t thero wos no chon3c::s structur-?lly '. and decor,'.)tive. On this issue~ I ncrt,c with tho :1ucicmol Eom;inc 'l'ribunol thot the trctions b;:i · '. - res:cm.:knt to nl tor tho structure of the premises amounted to brc,c1ch of tho tenoncy DJLl he; Vias r:i.ch'cly or.:lerecl to V,Jcote th0 suit prcr.1iscs forth,·.Ji th. 11:ivinc rec.checl thnt c~ccision, I come to "the conclusion thot subject to the variotions in tl1c, dDte of the C<..~mmencornent of the ·n: '._\ rent to be pid 1 the d0cision .~,f the ,'.rpeols Trihun::i1. is qut1shed cmd the o:.;.\;eol i::, :}llowod with costs to the on:iollont both in thin ccu.rt 2nd the () () " . I . The tcsrcnd<:;nt i.s to v,:1cate tho suit premises ond is ci ven up to 30th Ifoveni'..:·cr, 20CO to r;i ve v::i cont r·osGession nnc.1 to 1_:oy oll the arre,::is .::,f the r(mt if he hod n,:;t pGid te; the last doy h0 v,:..,cc1tes, thnt is on or bofore 30th Novem1x,r, 200J• It it, so ordered. '~:; :;,, •: .r ·;t.-·. :; 1:0;{.o Moncmto ,Tl.JDC[! 16?,1"1'/2000 16/11/200C Coror:i: E··.mento, J • Nr. Kololo ... ]tor the :"rpelbnt Vir. I0loJ.o/IIycra - :F\ir th0 rccyonclent Court: 'rhe jucl1J1cnt hn(, b0en re,:id in the 1:;resence of the r,.::irties. ·/'\\\.,:· t . oI{. ftJn011.to JffilGE 1G/11/2000 ••