8/10/2019 Mok Tai Dwan-1966

1/26

[1996] 1 MLJ 586

MOK TAI DWAN v KELANG PEMBENA KERETA-KERETA SDNBHDAND ANOTHER APPLICATION

Find out more

Find re!ted "omment!rie#

HIGH CO$RT %&OHOR BAHR$'MOHD GHA(ALI &

KOD NO ))-*+, OF ..*/ ORIGINATING S$MMONS NO )0-,*, OF ..*)) Novem1er ..+

Landlord and Tenant Lease Covenant to repair Lessee to keep premises 'intenantable repair fair wear and tear excepted' and 'to repair and maintain roofs'

Whether lessee's duty to replace roofs Whether roofs principal or subsidiary part ofpremises Whether replacement of roofs could be termed 'repair'

Landlord and Tenant Lease Forfeiture ispute between lessee and lessor over

repair of roofs Whether lessee could withhold rental after settin! off costs of roofrepairs Whether letter of forfeiture "ustified

Tort #nducement to breach contract #nterference with contractual relations

Lessor terminatin! lease with lessee $otice of termination !iven to sub%lessees bylessor invitin! them to enter into fresh tenancy a!reements Whether action

constitutes interference with contractual relations between lessee and sub%lessees

Words and &hrases 'epair'

Words and &hrases 'Fair wear and tear excepted'

Kelang Pembena Kereta-Kereta Sdn Bhd ('KPKK') oned a !"e#e o$ land ('the land') onh"#h %tood $"&e b"ld"ng% ('the !rem"%e%') n 1989* KPKK granted to Mo+ ,a" an

('Mo+') a lea%e o$ the land $or a term o$ %". /ear% 0la%e (g) and (+) o$ the lea%e!ro&"ded* "nter al"a* that the le%%ee %hold +ee! the !rem"%e% '"n tenantable re!a"r 2 $a"rear and tear e.#e!ted' and 'to re!a"r and ma"nta"n the roo$%' ,he term% o$ the lea%e

!erm"tted %blett"ng and %b%e3entl/ Mo+ entered "nto %e&eral %btenan#/ agreement%4rom the ot%et* the %btenant% #om!la"ned abot the #ond"t"on o$ the roo$% o$ the!rem"%e% and Mo+ #arr"ed ot re!a"r% bt to no a&a"l % Mo+'% re3e%t to KPKK tore!la#e the roo$% ere "thot %##e%%* he re!la#ed one o$ the roo$% at h"% on e.!en%ebt $a"led to get re"mbr%ement $rom KPKK ,he/ den"ed that the lea+"ng roo$% erethe"r re%!on%"b"l"t/ and ma"nta"ned that nder the term% o$ the agreement "t a% Mo+'%obl"gat"on* a% le%%ee* to re!a"r and ma"nta"n the roo$% n eng"neer'% re!ort on the#ond"t"on o$ the !rem"%e% re#ommended the re!la#ement o$ all the roo$% Matter% d"d not

"m!ro&e and the %btenant% began to lea&e and Mo+ began to "thold the rental de to

KPKK 0on%e3entl/* KPKK ga&e not"#e o$ brea#h o$ the lea%e and determ"ned and$or$e"ted the lea%e hen Mo+ d"d not a##ede to the"r demand $or the arrear% KPKK al%o"n$ormed all the %btenant% that the lea%e granted to Mo+ had been determ"ned and$or$e"ted and re3"red them to &a#ate the !rem"%e% Mo+ %oght* "nter al"a* an

())* ( +L, -.* at -./

"nn#t"on to re%tra"n KPKK $rom "nd#"ng the %btenant% to brea#h the"r agreement%"th Mo+* an "nn#t"on to re%tra"n KPKK $rom term"nat"ng the lea%e agreement beteenthem* an order that KPKK a!!o"nted a #ontra#tor to re!la#e the roo$ to one b"ld"ng andto re!a"nt the other b"ld"ng%* and a de#larat"on that the !r!orted term"nat"on o$ thelea%e be de#lared "n&al"d KPKK #la"med that Mo+ had brea#hed the term% o$ the lea%e b/not !a/"ng the rental and "n $a"l"ng to ma"nta"n the !rem"%e% "n tenantable re!a"r ,he/%oght order% re3"r"ng Mo+ and all the %btenant% to &a#ate the !ro!ert/ "th"n 7 hr%*

re3"r"ng Mo+ to !a/ the arrear% o$ rental and re3"r"ng Mo+ and the %btenant% to !a/me%ne !ro$"t% andor damage% Mo+ #ontended that* b/ &"rte o$ #l o$ the lea%e*

http://ezproxy.um.edu.my:2068/my/legal/search/runRemoteLink.do?bct=A&risb=21_T20499308343&homeCsi=346466&A=0.8199344435380933&urlEnc=ISO-8859-1&&remotekey1=CASE-REF(1996%201%20MLJ%20586)&remotekey2=All%20Subscribed%20Commentary%20Sources&dpsi=0HYK&service=QUERY&origdpsi=0HYK&linktype=RCL&id=id1http://ezproxy.um.edu.my:2068/my/legal/search/runRemoteLink.do?bct=A&risb=21_T20499308343&homeCsi=346466&A=0.8199344435380933&urlEnc=ISO-8859-1&&remotekey1=CASE-REF(1996%201%20MLJ%20586)&remotekey2=All%20Subscribed%20Commentary%20Sources&dpsi=0HYK&service=QUERY&origdpsi=0HYK&linktype=RCL&id=id1

8/10/2019 Mok Tai Dwan-1966

2/26

tenantable re!a"r% broght on b/ $a"r ear and tear ere KPKK'% obl"gat"on* that KPKKa% obl"ged to e$$e#t rea%onable re!a"r% !on be"ng g"&en not"#e and that* "th regard%to the roo$%* he a% onl/ obl"ged to re!a"r and ma"nta"n them bt not to re!la#e them a%a ne %tr#tre Mo+ al%o #onter#la"med "n relat"on to tort"o% #ond#t o$ KPKK "nrong$ll/ deal"ng "th the %btenant% andor rong$ll/ !ro#r"ng brea#he% o$ the"r%btenan#"e% and !ra/ed $or damage% Both a#t"on% ere tr"ed together b/ #on%ent o$ all

!art"e% "th the "%%e o$ l"ab"l"t/ to be determ"ned $"r%t

Hed* allo"ng Mo+'% a!!l"#at"on "n !art

(1)

:n the $a#t% and on a !ro!er #on%tr#t"on o$ #l o$ the lea%e* the dt/ tore!la#e the roo$% and to bear the #o%t% "n#rred thereon a% on the le%%or*KPKK ,he roo$% ere be/ond re!a"r de to '$a"r ear and tear' and needed to

be re!la#ed and a##ord"ngl/ Mo+ a% e.#e!ted $rom h"% #o&enant to re!a"r,he roo$% $ormed the !r"n#"!al* not a %b%"d"ar/* !art o$ the b"ld"ng% a% the"r

e."%ten#e a% &"tal "n relat"on to the %age o$ the !rem"%e% 4rthermore*

re!la#"ng the roo$% old amont to !tt"ng the !rem"%e% "nto a better %tateo$ re!a"r than that "n h"#h the/ ere at the #ommen#ement o$ the lea%e;the re!la#ement o$ the roo$% #old not be termed 're!a"r%' "th"n the term% o$the #o&enant ,h%* Mo+ had not brea#hed h"% #o&enant to re!a"r a% there!la#ement o$ the roo$ a% not "th"n the #ontem!lat"on o$ #l (g) and (h)o$ the lea%e (%ee !! 6

8/10/2019 Mok Tai Dwan-1966

3/26

Kelang Pembena Kereta-Kereta Sdn Bhd ('KPKK') mem!n/a" %eb"dang tanah ('tanah"t') d"mana l"ma bah bangnan telah d"d"r"+an d" ata%n/a ('!rem"% "t') alam 1989*KPKK member"+an Mo+ ,a" an ('Mo+') %at !aa+an tanah "t nt+ tem!oh enamtahn 4a%al (g) dan (+) !aa+an "t mem!ernt++an* antara la"nn/a* bahaa!ener"ma !aa+an har% menalan+an !emba"+an %!a/a !rem"% "t berada 'dalam+eadaan /ang boleh d"d"am"d"%ea 2 ha% dan l%h /ang mna%abah d"+e#al"+an' dan

'nt+ memba"+" dan men/elenggara+an bmbng' S/arat-%/arat !aa+an "tmembenar+an !en/eaan +e#"l dan Mo+ +emd"ann/a telah mema%+" bebera!a

!eran"an !en/eaan +e#"l ar" mla lag"* !en/ea +e#"l mengad tentang +eadaanbmbng !rem"% "t dan Mo+ telah mela++an +era memba"+" teta!" "an/a t"da+

ber+e%an :leh +erana !erm"ntaan Mo+ +e!ada KPKK nt+ menggant"+an bmbng "tt"da+ bera/a* bel"a !n menggant"+an %at dar"!ada bmbng "t menggna+anangn/a %end"r" teta!" gagal menda!at !emba/aran bal"+ dar"!ada KPKK Mere+amena$"+an bahaa bmbng /ang bo#or "t adalah tanggngaab mere+a danmengamb"l !end"r"an bahaa d" baah %/arat-%/arat !eran"an "t adalah obl"ga%" Mo+*%ebaga" !ener"ma !aa+an* nt+ mem!erba"+" dan men/elenggara+an bmbng "tSat la!oran rtera tentang +eadaan !rem"% "t menge%/or+an !enggant"an +e%emabmbng "t Keadaan t"da+ bertambah ba"+ dan !en/ea +e#"l mla men"nggal+an

!rem"% "t dan Mo+ mla t"da+ member"+an ba/aran %ea /ang +ena d"ba/ar +e!adaKPKK :leh "t* KPKK member"+an not"% +emng+"ran !aa+an "t dan menamat+an dan

mel#t ha+ !aa+an "t a!ab"la Mo+ t"da+ ber%et +e!ada tntan mere+a nt+tngga+an %ea ter%ebt KPKK ga member"tah +e%ema !en/ea +e#"l bahaa

!aa+an /ang d"ber"+an +e!ada Mo+ telah d"tamat+an dan d"l#t ha+ dan menghenda+"mere+a %!a/a mengo%ong+an !rem"% "t Mo+ memohon* antara la"nn/a* %at "nn+%"nt+ men/e+at KPKK dar"!ada mendorong !en/ea +e#"l nt+ memn g+"r" !eran"anmere+a dengan Mo+* %at "nn+%" nt+ men/e+at KPKK dar"!ada menamat+an!eran"an !aa+an d" antara mere+a* %at !er"ntah %!a/a KPKK melant"+ %eorang+ontra+tor nt+ menggant"+an bmbng %alah %at dar"!ada

())* ( +L, -.* at -.)

bangnan ter%ebt dan nt+ menge#at bangnan-bangnan /ang la"n* dan %at

de+lara%" bahaa !enamatan !aa+an /ang d"+ata+an "t adalah t"da+ %ah KPKKmengata+an bahaa Mo+ telah meng"ng+ar" %/arat-%/arat !aa+an "t a!ab"la d"a t"da+memba/ar %ea dan gagal men/elenggara+an !rem"% "t dalam +eadaan 'tenantable

repair' KPKK memohon !er"ntah /ang menghenda+" Mo+ dan +e%ema !en/ea +e#"lmengo%ong+an !rem"% "t dalam ma%a 7 am* menghenda+" Mo+ memba/ar tngga+an

%ea dan menghenda+" Mo+ dan !en/ea +e#"l memba/ar ha%"l !erantaraan danatagant" rg" Mo+ berhah bahaa* memandang+an $a%al !aa+an "t* +era !emba"+anha% dan l%h /ang mna%abah %!a/a !rem"% "t berada dalam +eadaan /ang bolehd"d"am"d"%ea mer!a+an obl"ga%" KPKK* bahaa KPKK har% menalan+an +era!emba"+an /ang ber!attan %ele!a% d"ber" not"%* dan bahaa ber+enaan denganbmbng* d"a %end"r" #ma har% memba"+" dan men/elenggara+an mere+a teta!" b+an

menggant"+an mere+a %ebaga" %tr+tr bar Mo+ ga menntt bala% ber+enaan

dengan +ela+an KPKK /ang ber%"$at tort +et"+a berr%an %e#ara %alah dengan !en/ea+e#"l danata #ba mem!eroleh" %e#ara %alah +emng+"ran !en/eaan +e#"l* lal Mo+memohon nt+ gant" rg" Keda-da t"nda+an telah d"b"#ara+an ber%ama dengan

!er%etan +e%ema !"ha+* dan "% l"ab"l"t" d"tent+an dl

Di4utu#5!n* membenar+an %ebahag"an !ermohonan Mo+

(1)

Meng"+t $a+ta dan ata% !enta$%"ran aar $a%al !aa+an "t* tga%

menggant"+an bmbng "t dan memb"a/a" +o% /ang d"belana+an terleta+!ada !ember" !aa+an* KPKK Bmbng "t t"da+ da!at d"!erba"+" +erana

'ha% dan l%h' dan ter!a+%a d"gant"+an dan oleh "t Mo+ d"+e#al"+andar"!ada aadn/a nt+ membat +era memba"+" Bmbng "t membent+

8/10/2019 Mok Tai Dwan-1966

4/26

bahag"an tama* dan b+an bahag"an %b%"d"ar"* bangnan "t +erana+edan mere+a adalah !ent"ng ber+enaan dengan !enggnaan !rem"%"t Lag"!n* !enggant"an bmbng "t %amalah dengan meleta++an !rem"%"t dalam +eadaan /ang leb"h ba"+ dar"!ada +eadaann/a !ada !ermlaan!aa+an "t; !enggant"an bmbng "t t"da+ boleh d"terma+an %ebaga"'!emba"+an' meng"+t %/arat-%/arat aad "t :leh "t* Mo+ t"da+

memng+"r" aadn/a nt+ membat +era memba"+" +erana !enggant"anbmbng "t b+an dalam ang+aan $a%al (g) dan (h) !aa+an "t (l"hat m%

6

8/10/2019 Mok Tai Dwan-1966

5/26

Collins v Winter 2 3nor[197] CDLA 9

C Thomson 2 Co Ltd v eakin 2 :rs[1957] 0h 66; [1957] 7 ll @A ?61

Felton 2 3nor v 1ri!htwell 2 3nor[196=] CDLA 7=6

5rei! v #nsole[19=8] ? ll @A 9; [19=8] 1 LA ?B 717; [1891E9] ll @A Ae! ?88

Loh 4oldin!s 0dn 1hd v &e!lin evelopment 0dn 1hd 2 3nor[198] 7 MLJ 1>%?-/ of ())? and$orthe !la"nt"$$ "n :r"g"nat"ng Smmon% Co 7-=?= o$ 199?Tan 4in! =uan! 8Tam Chen! @au Tan 2 Co9$or the %e#ond* $orth and %".th de$endant%"n :r"g"nat"ng Smmon% Co 7-=?= o$ 199?$! Chew 4or 8Len! 2 Co9$or the $"$th de$endant "n :r"g"nat"ng Smmon% Co 7-=?= o$199?

3di adlan 8+ak $! 0hao 2 =ee9$or the %e&enth de$endant "n :r"g"nat"ng Smmon% Co

7-=?= o$ 199?3ishah ani 8Lim 4an 2 Teoh9$or the e"ghth de$endant "n :r"g"nat"ng Smmon% Co 7-

=?= o$ 199?

C"nth de$endant d"d not a!!ear and a% not re!re%entedMOHD GHA(ALI &

Both the%e a#t"on% ere heard together "th the #on%ent o$ all !art"e% and the

ba#+grond to the d"%!te "% a% $ollo%

Kelang Pembena Kereta-Kereta Sdn Bhd ('KPKK') "% the reg"%tered !ro!r"etor o$ a !"e#e

o$ "nd%tr"al land held nder >,(A) 191= Lot Co ,L: 1995 "n the ton%h"! o$ Johor Bahr('the land') ,here are $"&e blo#+% o$ b"ld"ng% %tand"ng !on the land h"#h are re$erred

to #olle#t"&el/ a% Co 6* Jalan Lang+a%+a* 8

8/10/2019 Mok Tai Dwan-1966

6/26

B/ a lea%e dated 1< g%t 1989* KPKK granted to one Mr Mo+ ,a" an ('Mo+')* a lea%eo$ the land $or a term o$ %". /ear% #ommen#"ng 1 :#tober 1989 and term"nat"ng on ?