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Eviction Petition to the Rent Controller (Ejectment Petition) - East Punjab Urban Rent Restriction Act, 1949, sections 13 and 13-A

At a glance

Price: ₹999 · GST included
Stamp duty: NOT non-judicial stamp paper — a pleading isn't a Stamp Act instrument.
Registration: NOTHING IS REGISTRABLE — a petition isn't an instrument (s.17); no Sub-Registrar involved, and the Controller's order is executed by a bailiff's warrant, not registered.
Witnesses: A PETITION HAS NO ATTESTING WITNESSES — signed by the party (and advocate); the affidavit by the deponent, attested by the Oath Commissioner/Notary.

₹999

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Also called

Ejectment Petition
Bedakhli Petition
Bedakhli Arzi
Bedakhli Darkhwast
Kirayedar Bedakhli Petition
Rent Petition
Rent Controller Petition
Section 13 Petition

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The ejectment petition to the Rent Controller under the East Punjab Urban Rent Restriction Act 1949 — not a notice or civil suit; s.13(1) ousts the civil court entirely where the Act applies. Covers the ordinary contested petition (s.13(2)-(3)) and the summary specified-landlord petition (s.13-A plus s.18-A, for a government employee) — answering the specified-landlord questions auto-converts the document. Answer jurisdiction first, then fill EXACTLY ONE location box — it switches paragraph 5-A (Chandigarh, pleading Vasu Dev Singh) or 5-B (Punjab, a pre-30.11.2013 letting) and the forum/court-fee sentences. CHANDIGARH: every landlord, any rent — extended via the 1974 Act, never repealed; the Rs 1,500 exemption was quashed (Vasu Dev Singh v. UoI, SC, 7.11.2006). A 6.5.2026 MHA notification tried a different statute; the High Court kept it in abeyance 29.5.2026, directing the 1949 Act continue — ask counsel for current status. Section 13-A specifically: reportedly extended to the UT by a 15.12.1986 notification, unverified against the 1974 Act's Schedule — confirm before filing. PUNJAB: only a landlord whose tenancy began before 30.11.2013, and not an NRI. The 1995 Act (commenced 30.11.2013) repealed the 1949 Act but saved it for pre-commencement, non-NRI lettings (Neeraj Malhotra v. Jaswant Singh, 2.8.2022) — give the date of letting. NOT FOR: a post-30.11.2013 Punjab tenancy (use s.20(2), Rent Act 1995, Schedule XII, before the Rent Authority); an NRI-owned Punjab property (s.24(3), pleading return for permanent residence — Krishan Kumar v. Kamla Devi, 2016(1) RCR(Rent) 525); premises outside a notified urban area (ordinary civil suit after a s.106 TPA notice); or the s.13-B NRI summary route (Punjab Act 9/2001) — displaced by s.24(3) post-2013 anyway. LADDER: Chandigarh — Civil Judges at District Courts, Sector 43, appeal to District Judge (FIFTEEN days, s.15(1)(b)), revision to the High Court (s.15(5)). Punjab — Rent Controller-cum-Civil Judge (Jr Div), same structure. TENANT'S ESCAPE: on arrears alone, tendering the whole arrears/interest/costs on first hearing defeats that ground (no 15-day window unlike the 1995 Act) — plead a second, non-curable ground (sub-letting, change of user, impairment, nuisance, four-month non-occupation, personal necessity) too. Section 13-A tenant needs a s.18-A leave-to-contest affidavit; default means facts are admitted. AFTER WINNING: s.13(4) restoration if the landlord doesn't occupy within 12 months (s.13-A: three months, or re-letting within three years); s.13(5) lets the Controller award the tenant up to Rs 100 for a frivolous petition. A wrong-Act head-note is usually amendable (Order VI Rule 17, CPC) — not automatic, costs time. DATING CAUTION: the 1995 Act's Gazette commencement notification is untraced (High Court says 30.11.2013; metadata reads 16.4.2013) — a letting between those dates sits on a fault line. Chandigarh unaffected.

See stamp duty, registration and witnesses

What follows is written for Punjab and Chandigarh. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

NOT non-judicial stamp paper — a pleading isn't a Stamp Act instrument. It bears COURT FEE (judicial stamps); only the affidavit carries stamp duty. COURT FEE: Punjab's ad valorem slabs (2009/2010 Acts) ARE STAYED (RSA 3311/2013, order 27.11.2013) — the High Court Registry charges the un-amended 1870 table: Rs 1,126 at Rs 10,000 value, Rs 2,832 at Rs 50,000, Rs 3,320 at Rs 1,00,000, Rs 6,248 at Rs 4,00,000. Unconfirmed whether Punjab DISTRICT courts also use it. Chandigarh likely the pre-1966 position — unconfirmed. GET THE FIGURE AT THE COUNTER: typically a fixed Schedule II fee, valued at annual rent (petition) and arrears (money claim). Chandigarh: licensed vendor, District Courts, Sector 43 — ask Nazarat for the ejectment fee, vakalatnama fee, per-respondent process fee. Punjab: same three questions at the district courts, plus which table applies. REVISION to the High Court: Rs 13 (Civil Revision, checked 6 Sep 2026), annexures Rs 0.65/page, caveat Rs 6.50. District appeal: its own fee, filed within fifteen days (s.15(1)(b)). AFFIDAVIT — PUNJAB: Article 4, Schedule I-A, a small fixed sum (no table row exists — ask the vendor); NeSL/SHCIL e-stamp routes available. AFFIDAVIT — CHANDIGARH: same Article 4, small; e-Stamp via shcilestamp.com or the SCO 154-155, Deepak Tower, Sector 17-C counter (10.00-17.00). Vakalatnama: own court-fee stamp plus Advocates' Welfare Fund stamp. No gender-based concession exists for either jurisdiction.

Registration

NOTHING IS REGISTRABLE — a petition isn't an instrument (s.17); no Sub-Registrar involved, and the Controller's order is executed by a bailiff's warrant, not registered. What matters is the TENANCY DOCUMENT's registration. Chandigarh: a lease over a year is compulsory (s.17(1)(d)) — hence the eleven-month agreement's continued use; no sub-one-year duty slab, so it's stamped in the up-to-five-years row (2% plus 3% on security). Register at 30 Bays Building, Rooms 1-2, Sector 17 (12-1pm presentation, 3-5pm registration); fee 1% capped Rs 10,000 plus Rs 20 pasting; online via NGDRS — one of only eight States/UTs paying the fee online. Four months to present (s.23), four more on fine (s.25). Punjab: same s.17(1)(d) test, at the Sub-Registrar of the tehsil, via easyregistry.punjab.gov.in — 1% fee, 4%/8%/3% duty bands (confirm the 8% one-five-year figure, it looks like an error). WHY IT MATTERS: s.49 bars an unregistered-but-required lease from proving its terms — the landlord falls back on receipts/admissions (survivable, since oral tenancies are valid under the 1949 Act), but a change-of-user or covenant ground living only in an unregistered deed needs advice first.

Notarisation

THE PETITION ISN'T NOTARISED; THE AFFIDAVIT MUST BE SWORN. The petition's verification has two limbs — factual paragraphs to personal knowledge, legal/pleading paragraphs to information and advice — signed before nobody. The affidavit is sworn before an Oath Commissioner (District Judge-appointed, at/near the complex) or a Notary — either competent; courts prefer the Oath Commissioner. Bring original photo ID. SECTION 13-A: the affidavit IS the case — averring the specified landlord owns no other suitable accommodation locally (printed as paragraph 4). Swear it carefully; the tenant attacks it in his own s.18-A affidavit, and a false averment is a false affidavit, not just a lost case. Notarisation doesn't substitute for court fee, doesn't register an unregistered lease, and doesn't create evidence by itself. Documents filed with the petition need no notarisation — annexed as true copies, originals produced on request.

Witnesses

A PETITION HAS NO ATTESTING WITNESSES — signed by the party (and advocate); the affidavit by the deponent, attested by the Oath Commissioner/Notary. The Petitioner signs four places (petition, verification, affidavit, its verification) — every co-owner all four, and swears their own affidavit (one signed by one of several invites objection). A company/firm/trust signs through an authorised person with authority filed; an advocate signs below and files a vakalatnama per petitioner. What a petition actually needs is FACT witnesses per ground: arrears (account books, receipts, bank statement, postal proof); sub-letting (neighbour, signboard, GST registration, utility connection, written admission); impairment (dated photos, engineer's report); nuisance (neighbours' complaints, police diary); ceasing to occupy (nil-consumption bills, closed-shutter photos, neighbour's deposition); personal necessity (Petitioner and family, present accommodation's rent agreement, medical evidence). Every witness must attend the fixed hearing with photo ID. SERVICE is where petitions lose time: a complete set per respondent, process fee at Nazarat; on s.13-A, copies MUST go with the summons or the proceeding is vitiated. Keep registered-post proof of pre-litigation notices — persuades substituted service.

Talk to a lawyer about this document₹3,539 including GST (₹2,999 + 18% GST), per documentRequest Stamp Paper

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IN THE COURT OF THE RENT CONTROLLER, Chandigarh
(the Civil Judge (Junior Division) exercising the powers of a Rent Controller under the East Punjab Urban Rent Restriction Act, 1949)

Rent Petition No. ______________ of 20______
(number to be allotted by the Registry on institution)

Jurisdiction for which this petition is drawn: Punjab
Where the demised premises lie: Tehsil and District Ludhiana, Punjab

READ THIS BEFORE THE PETITION IS SIGNED, SWORN OR PRESENTED. This petition is drawn for Punjab. Exactly one of the two location lines above must have printed - the Punjab line for a Punjab property, the Chandigarh line for a property in the Union Territory. If both printed, or if neither did, the wrong location box was filled in on the form, the wrong set of local paragraphs has printed below, and this petition is wrong on its face. Four further checks, each of which the form cannot make for you, and every one of which has sunk a real petition:

(a) PUNJAB AND THE DATE OF LETTING. If the Punjab line printed, paragraph 4 must show a date of letting BEFORE 30.11.2013, and paragraph 5-B must have printed. A Punjab letting on or after 30.11.2013 is not governed by this Act at all: it is governed by the Punjab Rent Act, 1995, the remedy is an application under sub-section (2) of section 20 in the Form specified in Schedule XII, and this is the wrong document for it. For a property in the Union Territory the date of letting makes no difference, because the 1949 Act applies there whenever the premises were let.

(b) AT LEAST ONE GROUND, WITH ITS PARTICULARS. Paragraph 8 names the principal ground at its head. Below that head there must appear at least one block of particulars, and one of those blocks must be the block for the ground so named. A paragraph 8 that names a ground and gives no particulars pleads nothing: it will be returned at the counter or dismissed at the threshold.

(c) SECTION 13-A, THE CLASS OF BUILDING, AND THE HEAD OF THE PETITION. If paragraph 1-A has printed, then paragraph 3 must describe the demised premises as a residential building or as a scheduled building, and the head of this petition must name section 13-A read with section 18-A. Section 13-A gives a specified landlord immediate possession of those two classes of building and of nothing else. If paragraph 3 says a non-residential building or rented land, take out the specified-landlord answers and plead bona fide personal necessity under sub-section (3) of section 13 instead. Conversely, if the head of this petition names section 13-A and paragraph 1-A has not printed, the specified-landlord questions were left blank and the petition names a provision it does not plead.

(d) ORAL OR WRITTEN. If paragraph 4 describes the tenancy as oral and then also gives the date of a written instrument, one of those two answers is wrong. Fix it before anybody swears the affidavit.

IN THE MATTER OF:

Sh. Harbans Lal Sharma, aged about 68 years, son of Late Sh. Ram Lal Sharma, resident of House No. 1234, Sector 21-B, Chandigarh 160022; mobile +91 XXXXX XXXXX; email harbanslal.sharma@example.com.

... PETITIONER (LANDLORD)

VERSUS

Sh. Rakesh Kumar Bansal, son of Sh. Om Parkash Bansal, in occupation at Shop No. 7, Sector 22-D, Chandigarh 160022.

... RESPONDENT (TENANT)

Petition under sub-section (2) of section 13 of the East Punjab Urban Rent Restriction Act, 1949 for an order of ejectment directing the Respondent to put the Petitioner in vacant and peaceful possession of the demised premises described in the Schedule below, for the recovery of the arrears of rent with interest thereon, and for damages for use and occupation and the costs of these proceedings.

Valued for the purpose of court fee at ₹78,000 (Rupees Seventy Eight Thousand only).

RESPECTFULLY SHOWETH:

THE PETITIONER AND HIS TITLE. That the Petitioner is the owner of the demised premises described in the Schedule at the foot of this petition, having acquired the same by purchase under a registered sale deed, the particulars whereof are: Sale Deed No. 4172 dated 11.08.2004, registered with the Sub-Registrar, U.T. Chandigarh. The Petitioner is entitled to receive the rent of the demised premises on his own account and is accordingly the landlord thereof within the meaning of clause (c) of section 2 of the East Punjab Urban Rent Restriction Act, 1949 (hereinafter called "the Act"). Copies of the documents of title are filed herewith.

1-A. THE PETITIONER IS A SPECIFIED LANDLORD. That the Petitioner holds, or has held, an appointment in public service in the post of Superintendent Grade-I under the Office of the Registrar General, Punjab and Haryana High Court, and retired, or is due to retire, from that appointment on 1 April 2026. A certificate to that effect, issued by the Registrar General, Punjab and Haryana High Court as the authority competent to remove the Petitioner from service, is filed with this petition, together with the Petitioner's affidavit that he does not own and possess any other suitable accommodation in the local area in which he intends to reside. The demised premises being a residential building, they are of a class in respect of which section 13-A of the Act confers a right on a specified landlord. The Petitioner is therefore a specified landlord within the meaning of the Act, this petition is presented within one year prior to, or within one year after, the date of his retirement, and a right to recover immediately the possession of the demised premises has accrued to the Petitioner under section 13-A of the Act. The Petitioner has not previously obtained possession of any residential building or scheduled building in that local area in the exercise of the right conferred by section 13-A.

THE RESPONDENT. That the Respondent is in occupation of the demised premises as the tenant of the Petitioner and is a tenant within the meaning of clause (i) of section 2 of the Act. The relationship of landlord and tenant subsists between the Petitioner and the Respondent, and the Respondent has been paying, or has been liable to pay, rent to the Petitioner throughout. The Petitioner discloses, of his own motion, that the Respondent has at some time denied the relationship of landlord and tenant. The particulars of that denial, and of the Petitioner's answer to it, are as follows.

By his reply dated 02.09.2026 to the Petitioner's notice the Respondent asserted for the first time, after seventeen years of paying rent against receipts, that he had purchased the demised premises from the Petitioner's late father under an oral agreement. No such agreement exists, no consideration was ever paid, and the Respondent produced rent receipt No. 44 dated 06.03.2025 in his own name to the Municipal Corporation in the same month.

Questions about this document

Does the Eviction Petition to the Rent Controller (Ejectment Petition) - East Punjab Urban Rent Restriction Act, 1949, sections 13 and 13-A need stamp paper or stamp duty in Punjab and Chandigarh?

NOT non-judicial stamp paper — a pleading isn't a Stamp Act instrument. It bears COURT FEE (judicial stamps); only the affidavit carries stamp duty.

COURT FEE: Punjab's ad valorem slabs (2009/2010 Acts) ARE STAYED (RSA 3311/2013, order 27.11.2013) — the High Court Registry charges the un-amended 1870 table: Rs 1,126 at Rs 10,000 value, Rs 2,832 at Rs 50,000, Rs 3,320 at Rs 1,00,000, Rs 6,248 at Rs 4,00,000. Unconfirmed whether Punjab DISTRICT courts also use it. Chandigarh likely the pre-1966 position — unconfirmed.

GET THE FIGURE AT THE COUNTER: typically a fixed Schedule II fee, valued at annual rent (petition) and arrears (money claim). Chandigarh: licensed vendor, District Courts, Sector 43 — ask Nazarat for the ejectment fee, vakalatnama fee, per-respondent process fee. Punjab: same three questions at the district courts, plus which table applies.

REVISION to the High Court: Rs 13 (Civil Revision, checked 6 Sep 2026), annexures Rs 0.65/page, caveat Rs 6.50. District appeal: its own fee, filed within fifteen days (s.15(1)(b)).

AFFIDAVIT — PUNJAB: Article 4, Schedule I-A, a small fixed sum (no table row exists — ask the vendor); NeSL/SHCIL e-stamp routes available.

AFFIDAVIT — CHANDIGARH: same Article 4, small; e-Stamp via shcilestamp.com or the SCO 154-155, Deepak Tower, Sector 17-C counter (10.00-17.00).

Vakalatnama: own court-fee stamp plus Advocates' Welfare Fund stamp. No gender-based concession exists for either jurisdiction.

Does the Eviction Petition to the Rent Controller (Ejectment Petition) - East Punjab Urban Rent Restriction Act, 1949, sections 13 and 13-A need registration in Punjab and Chandigarh?

NOTHING IS REGISTRABLE — a petition isn't an instrument (s.17); no Sub-Registrar involved, and the Controller's order is executed by a bailiff's warrant, not registered.

What matters is the TENANCY DOCUMENT's registration. Chandigarh: a lease over a year is compulsory (s.17(1)(d)) — hence the eleven-month agreement's continued use; no sub-one-year duty slab, so it's stamped in the up-to-five-years row (2% plus 3% on security). Register at 30 Bays Building, Rooms 1-2, Sector 17 (12-1pm presentation, 3-5pm registration); fee 1% capped Rs 10,000 plus Rs 20 pasting; online via NGDRS — one of only eight States/UTs paying the fee online. Four months to present (s.23), four more on fine (s.25).

Punjab: same s.17(1)(d) test, at the Sub-Registrar of the tehsil, via easyregistry.punjab.gov.in — 1% fee, 4%/8%/3% duty bands (confirm the 8% one-five-year figure, it looks like an error).

WHY IT MATTERS: s.49 bars an unregistered-but-required lease from proving its terms — the landlord falls back on receipts/admissions (survivable, since oral tenancies are valid under the 1949 Act), but a change-of-user or covenant ground living only in an unregistered deed needs advice first.

What does the Eviction Petition to the Rent Controller (Ejectment Petition) - East Punjab Urban Rent Restriction Act, 1949, sections 13 and 13-A cost on Kaagazaat?

₹999, GST included.

Launch period: downloads are free for now. The prices shown apply once payments open.

Does the Eviction Petition to the Rent Controller (Ejectment Petition) - East Punjab Urban Rent Restriction Act, 1949, sections 13 and 13-A need witnesses?

A PETITION HAS NO ATTESTING WITNESSES — signed by the party (and advocate); the affidavit by the deponent, attested by the Oath Commissioner/Notary.

The Petitioner signs four places (petition, verification, affidavit, its verification) — every co-owner all four, and swears their own affidavit (one signed by one of several invites objection). A company/firm/trust signs through an authorised person with authority filed; an advocate signs below and files a vakalatnama per petitioner.

What a petition actually needs is FACT witnesses per ground: arrears (account books, receipts, bank statement, postal proof); sub-letting (neighbour, signboard, GST registration, utility connection, written admission); impairment (dated photos, engineer's report); nuisance (neighbours' complaints, police diary); ceasing to occupy (nil-consumption bills, closed-shutter photos, neighbour's deposition); personal necessity (Petitioner and family, present accommodation's rent agreement, medical evidence).

Every witness must attend the fixed hearing with photo ID. SERVICE is where petitions lose time: a complete set per respondent, process fee at Nazarat; on s.13-A, copies MUST go with the summons or the proceeding is vitiated. Keep registered-post proof of pre-litigation notices — persuades substituted service.

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