Broad meaning of renovation under rent control law can include demolition and reconstruction when genuine need is proved.

"Renovation" under the Saurashtra Rent Control Act was construed broadly to mean more than ordinary repairs and, in the statutory context, could extend to demolition of an existing structure and reconstruction on the same site. The tenant-reentry scheme and the contrast with earlier rent law supported that reading. The landlord's claim of reasonable and bona fide requirement was assessed on surrounding facts, including the building's age, poor ventilation, low level and steps already taken for rebuilding, which were treated as showing a real and honest need for renovation.

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Issues: (i) Whether the expression "renovation" in Section 13(1)(h) of the Saurashtra Rent Control Act, 1951 includes demolition of an existing building and reconstruction on the same site; (ii) Whether the landlord had established that the premises were reasonably and bona fide required for renovation.

Issue (i): Whether the expression "renovation" in Section 13(1)(h) of the Saurashtra Rent Control Act, 1951 includes demolition of an existing building and reconstruction on the same site.

Analysis: The expression "renovation" was not defined and had to be construed according to its ordinary meaning in context. The provision used the words "repairs or renovation" disjunctively, showing that renovation was intended to mean something more than repairs. The legislative history, the contrast with the earlier Bombay Act, the absence of the word "dilapidated" in the Saurashtra Act, and the scheme of tenant re-entry under Section 16 supported a broader construction. The Court held that renovation is not confined to repairs and may extend to demolition of the old structure and construction of a new building on the same site.

Conclusion: The term "renovation" includes demolition and reconstruction on the same site.

Issue (ii): Whether the landlord had established that the premises were reasonably and bona fide required for renovation.

Analysis: Bona fide requirement means a real and honest need, not a mere desire. Reasonableness and bona fides had to be assessed from surrounding circumstances, including the age and condition of the building, its ventilation, level, utility, the landlord's capacity to rebuild, and preparatory steps taken. On the facts found, the shops were very old, poorly ventilated, below road level, and the landlord had already taken concrete steps towards reconstruction. Those circumstances showed a genuine and reasonable need to demolish and rebuild.

Conclusion: The landlord proved that the premises were reasonably and bona fide required for renovation.

Final Conclusion: The decrees for eviction were upheld, and both second appeals failed.

Ratio Decidendi: Where a rent-control provision permits eviction for premises reasonably and bona fide required for repairs or renovation, "renovation" may include demolition and reconstruction if the statutory context supports a broader meaning, and bona fide requirement is established by a real, honest, and reasonable need proved from the surrounding circumstances.

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