Mutation After Death Assistance For Residential Property

Mutation After Death Assistance For Residential Property raises a familiar set of questions: who has to sign, what has to be checked, where the matter is decided and what it will involve. This page answers them. The firm of Advocate B.K. Singh handles this work from offices in Dwarka, New Delhi and Vaishali, Ghaziabad.

In short. Mutation after death is the change of a deceased owner's name to the legal heirs or will beneficiaries in the municipal, development authority, society or revenue records. The heirs apply with the death certificate, proof of heirship or the will, consent or relinquishment papers from other heirs and the title documents. Mutation records who pays tax and dues; it does not by itself decide title.

When an owner dies, the property does not freeze. Tax bills keep coming in the old name, the society keeps writing to a person who is no longer there, and the first time anyone tries to sell, lease or mortgage the property, the buyer's lawyer or the bank asks a simple question: in whose name do the records stand? Mutation after death is the paperwork that answers that question. It moves the entry from the deceased owner to the people who now hold the property, either the legal heirs under the law of succession or the beneficiaries named in a will.

The work sounds clerical, and in an undisputed family it often is. It becomes legal work when there are many heirs, when one of them lives abroad or is a minor, when there is a will that someone does not like, when the property is leasehold and the authority wants its own set of papers, or when the land is agricultural and a different succession rule applies. This page explains how mutation after death works across these situations, what each office usually asks for, and where families lose months.

Law

Hindu Succession Act 1956, Indian Succession Act 1925 or the applicable personal law decide who inherits; municipal laws, lease terms of the authority and land revenue laws (Delhi Land Revenue Act 1954, UP Revenue Code 2006, Haryana Land Revenue Act 1887) govern the record change

Forum

Municipal corporation property tax department, development authority or L&DO for leasehold property, Tehsildar for agricultural land, housing society or RWA for membership records

Time limit

No single deadline to apply, but delay causes penalty on dues and trouble at the time of sale; appeals against a revenue mutation order carry short limits, often 30 days, so read the order

Documents

Death certificate, title papers of the deceased, proof of heirship or the will, family tree affidavit, consent or relinquishment from other heirs, identity proof, latest tax and dues receipts

Cost

Mutation or substitution charges of the authority, stamp duty and registration fee only if a relinquishment, release or settlement deed is registered, and documentation costs; check the current schedule

Who applies

Any legal heir or will beneficiary, usually all heirs together or one heir with the written consent of the others

What mutation after death means, and what it does not do

Mutation after death is the substitution of the heirs' or beneficiaries' names in place of the deceased owner in a public record. The record may be the property tax register of the municipal corporation, the allotment or lease file of a development authority, the khatauni or jamabandi in the revenue office, or the membership register of a housing society. Each of these is a separate record kept by a separate office, so one mutation rarely covers everything.

Mutation is a fiscal and administrative entry. It tells the office whom to bill, whom to send notices to, and whom to treat as the holder for its own purposes. It does not create title and it does not take title away. The Supreme Court and the High Courts have said this many times: a mutation entry is evidence of possession and of who pays revenue, and the right to the property comes from succession law, a will or a registered document. That is why a mutation in the wrong person's name can be corrected, and why a correct mutation will not save a family from a later suit if the heirship itself was wrongly stated.

For heirs this has two practical results. First, getting the mutation done does not end the matter if another heir disputes the will or the family tree. Second, not getting it done does not mean you have lost the property; your right comes from the death and the law of succession, not from the register. But a buyer, a bank or a tenant will usually insist on seeing your name in the records before they deal with you.

Who can apply for mutation after the owner's death

Any person who claims the property because of the owner's death can apply: a legal heir under the applicable succession law, a beneficiary under a will, a surviving joint owner, or a nominee where a statute or society rule gives the nominee a role. In practice most offices want either all the heirs to apply together or one heir to apply with notarised consent or a no objection affidavit from each of the others.

A surviving joint owner is in a different position from an heir. If a flat was bought jointly by husband and wife and one dies, the survivor holds his or her own share already; only the deceased spouse's share passes by succession or will. Many families assume the survivor automatically gets the whole flat. Under Indian law that happens only where the document clearly creates a joint tenancy with a right of survivorship, which is rare. Usually the deceased's half goes to his or her heirs, which may include children and a parent, not only the spouse.

Nominees cause the most confusion. A nomination in a housing society, a bank account or an allotment file tells the institution whom to deal with. Courts have generally treated a nominee as holding for the legal heirs unless a specific law clearly says otherwise. So a society may record the nominee as member, but the other heirs keep their right to claim their shares, and a careful buyer will ask for their consent too.

Basis of the claim and what offices usually ask for

Succession law decides who the heirs are

Before any form is filled, someone has to work out correctly who inherits and in what shares. For a Hindu, Sikh, Jain or Buddhist male who dies without a will, Section 8 of the Hindu Succession Act 1956 gives the property first to the Class I heirs: widow, sons, daughters, mother, and the heirs of predeceased children. They take equally, and the mother takes a share alongside the widow and children. For a Hindu female, Section 15 lays down a different order, with special rules for property she inherited from her father or husband. A will made under Section 30 overrides these rules for the testator's own property.

Since the 2005 amendment, daughters are coparceners in a joint Hindu family with the same rights as sons. If the property is ancestral or coparcenary, the deceased's share has to be worked out first, before succession is applied to that share. This step is often skipped, and the result is a mutation that does not match the legal position.

Muslim succession follows personal law, with fixed shares for sharers and residuaries, and a Muslim can bequeath only up to one third of the estate by will without the heirs' consent. Christians and Parsis are covered by the Indian Succession Act 1925. Agricultural land can follow a different rule altogether, which is explained below. Getting the heirs and shares right at this stage saves a rejection later and, more seriously, avoids a mutation that one heir can attack years afterwards.

Which office records the change: one property, several records

Most urban properties appear in at least two or three records, and the heirs need to update each one. In Delhi, the property tax wing of the Municipal Corporation of Delhi or the NDMC keeps the tax record; DDA keeps the record for flats and plots it allotted, and the Land and Development Office keeps it for leasehold properties under the Central Government. In Noida and Greater Noida, the authority's records for leasehold plots and flats matter more than anything else, and the authority handles transfers after death through its own procedure. In Ghaziabad, the GDA handles its allotted properties and the Nagar Nigam handles house tax. In Haryana, HSVP handles its sector plots and the municipal body handles property tax.

Agricultural land and village land are recorded in the revenue records: the khatauni in Uttar Pradesh, the khatauni or record of rights in rural Delhi, and the jamabandi in Haryana, with the mutation entered by the Patwari or Lekhpal and sanctioned by the Tehsildar or another revenue officer. A flat in a cooperative group housing society also needs the society's share certificate and membership register changed, and a builder flat that has not yet been conveyed needs the builder's records changed.

Electricity, water and gas connections are not mutation, but heirs usually want them changed too. Those offices usually ask for proof of ownership, so getting the main mutation done first makes the rest easier. A useful habit is to list every record the property appears in on the first day and tick them off one by one.

How mutation after death is done, step by step

The sequence below works for most urban and rural properties. The office and the forms change; the logic does not.

1. Get the death certificate and the title papers together

   Obtain enough certified copies of the death certificate from the registrar of births and deaths. Collect the deceased owner's title document, whether a sale deed, conveyance deed, allotment letter, lease deed or khatauni extract, along with any earlier mutation letter.

2. Work out the heirs and their shares

   Draw the family tree with dates of death of anyone who died earlier. Apply the right succession law, check whether a will exists, and decide whether any heir will relinquish in favour of another. This is the step where a lawyer's review pays for itself.

3. Settle the family arrangement before applying

   If one heir is to take the whole property, decide now whether that will be done by a registered relinquishment or release deed, a family settlement, or simply consent to joint mutation followed by a later deed. Each route has different stamp duty and different legal effect.

4. Prepare affidavits, consents and indemnity

   Most offices want a family tree affidavit, no objection affidavits from heirs not applying, an indemnity bond protecting the office against later claims, and sometimes a newspaper publication. Draft them in the office's format and get them attested as required.

5. Apply to each office

   File the application online where the portal allows it, otherwise at the counter, with the fee or charges. Keep the acknowledgement number. For revenue land, apply to the Tehsildar or through the state portal, and the Lekhpal or Patwari will report on the claim.

6. Respond to notices and objections

   The office may issue a public notice or notice to the other heirs. Attend hearings, answer queries in writing and do not let a deficiency letter sit. If an objection comes, the matter becomes a disputed mutation and needs evidence.

7. Collect the order and update the rest

   Obtain the mutation letter, substitution letter or updated record extract. Use it to update the society, the electricity and water connection, the bank, the insurer and any tenant. File copies with the title papers for the next transaction.

Most delays come from the second and third steps being skipped. Families apply first and argue about shares later, and the office then receives contradictory affidavits.

Documents for mutation after death

Mutation on the basis of a will

A will lets the beneficiary apply in his or her own name, but offices treat wills with caution because they are the most common source of later disputes. A registered will is easier, because the Sub-Registrar's endorsement shows that the testator appeared and admitted execution. An unregistered will is perfectly valid in law, but the office will usually ask for affidavits of the attesting witnesses, an indemnity bond, and sometimes the written consent of the natural heirs.

Probate is not compulsory for any will in Delhi or anywhere else in India, because the Repealing and Amending Act 2025, which received assent on 20 December 2025, omitted Section 213 of the Indian Succession Act 1925, which had made probate compulsory for wills made within, or relating to immovable property within, the old presidency towns of Calcutta, Madras and Bombay. Probate is still available under the rest of the Act. Authorities and banks still sometimes ask for probate, especially where the will is unregistered, the heirs object, or the value is high. If an heir has objected, probate or a declaratory decree is usually the only way forward, because a mutation officer cannot decide whether a will is genuine. Our page on probate documentation explains that route.

When Advocate B.K. Singh looks at a will before a mutation application, the first thing he checks is whether the will actually covers this property and whether the testator owned it outright at death. Wills often describe property loosely, leave out a property bought later, or try to bequeath a share in joint family property that the testator could not dispose of in full. Those gaps are much easier to handle before filing than after an objection.

When one heir takes the whole property: relinquishment and family settlement

Families often agree that the mother, or one son who lives in the house, should hold the property. Consent affidavits are enough for many offices to record that heir's name, but a consent affidavit is not a transfer. In law, each heir still owns his or her share, and the property cannot be sold cleanly without them. A buyer's lawyer will spot this immediately.

The clean way to put the whole property in one name is a registered relinquishment or release deed by the other heirs, or a registered family settlement deed. Section 17 of the Registration Act 1908 makes registration compulsory for non-testamentary documents that create or extinguish rights in immovable property of value above one hundred rupees, and Section 49 says an unregistered document of that kind cannot affect the property. Stamp duty on a release between close relatives is concessional in several states; check the current rate. Our pages on relinquishment deed drafting and family settlement deeds go into the drafting.

Do the deed first and the mutation second. If you mutate the property jointly in all names now and do the deed later, you pay for two record changes and you create a period in which any one heir can block a sale, take a loan on his share, or fall out with the others.

Agricultural land: succession and mutation in the revenue records

Mutation after death of agricultural land is called varasat or naamantaran in Uttar Pradesh and is recorded in the khatauni. Under the UP Revenue Code 2006, heirs must report the succession, the Lekhpal makes an enquiry, and the Tehsildar orders the entry under Sections 33 to 35. Undisputed cases are usually disposed of after a proclamation inviting objections. UP also runs online applications and status checks through the state land records and revenue court portals. An appeal against the Tehsildar's order usually lies to the Sub-Divisional Officer, and the period is short; check the order.

For agricultural land, the order of succession may not be the Hindu Succession Act at all. The UP Revenue Code has its own order of succession for bhumidhari land, and in Delhi succession to agricultural land has long been governed by the Delhi Land Reforms Act 1954, a position that has been challenged in the courts. In Haryana, mutation of inherited land is entered by the Patwari and attested by a revenue officer under the Haryana Land Revenue Act 1887, after which the jamabandi is updated. Before applying, confirm which succession rule the revenue office will apply and whether there is any pending challenge that affects it.

Revenue offices work through the Lekhpal or Patwari's report. If the report is wrong, for example because a heir was left out or a share was miscounted, file objections at once. A wrong khatauni entry is not fatal, but correcting it later means a revenue appeal or a declaratory suit, and in the meantime the land cannot be sold or used as security with confidence.

Leasehold property: substitution with DDA, L&DO, Noida, GDA and HSVP

For leasehold property the landlord is an authority, and the authority's own record is what matters for any future sale. DDA, the Land and Development Office, the Noida and Greater Noida authorities, GDA and HSVP each have their own procedure and checklist for transfer after death, often called mutation or substitution. They usually want an indemnity bond, an affidavit about the heirs, consent of all heirs or a registered relinquishment, a newspaper notice in some cases, and payment of any dues on the file.

Unearned increase, misuse charges and pending lease rent are common surprises. Transfer by inheritance is usually not treated as a sale, so unearned increase does not normally arise on succession itself, but old breaches on the file will be raised. A property that was converted to freehold before death is simpler; the municipal mutation and the conveyance deed in the deceased's name are usually enough. If it has not been converted, heirs often do the mutation and then apply for freehold conversion in their own names.

For Noida and Greater Noida, the authority's transfer memorandum or equivalent letter after death is the document buyers and banks will look for. In Haryana, HSVP handles transfer of an estate plot after the allottee's death through its online system, and it expects the papers in a specific order. Each authority revises its checklist from time to time, so download or collect the current one before preparing affidavits.

How the work changes with the type of property

A flat in a group housing society usually needs three changes: the society's membership and share certificate, the authority or builder record, and the property tax record. If the flat is in a cooperative society under the Delhi Cooperative Societies Act 2003, the Registrar of Cooperative Societies may also have to approve the change in membership. A builder flat sold before the conveyance deed was executed is harder, because the deceased held only an allotment; the builder will substitute the heirs under the buyer agreement and may ask for its own indemnity.

Commercial and industrial property brings in more parties. An industrial plot from DSIIDC, UPSIDA or HSIIDC, or a unit in an SEZ, is held under a lease with conditions about the permitted activity, and transfer after death may need the approval of the authority or the Development Commissioner. A shop in a commercial complex often has a maintenance agency and fire safety records in the owner's name. If the property is let out, the tenant should be told in writing to pay the heirs, and the rent agreement should be updated.

Village abadi or lal dora property and houses in unauthorised colonies often have no registered title at all. Mutation in the municipal record may be based on possession papers, GPA chains or a registration certificate, and the heirs will need to show the deceased's possession as well as their own heirship. Our page on lal dora documentation covers that evidence.

How it changes with the heirs: NRIs, minors, banks and businesses

An heir living abroad does not need to fly in for most mutations. He or she can sign a consent affidavit or a power of attorney before the Indian embassy or consulate, or before a local notary with apostille, and send it to the family. If the heir is relinquishing, the release deed has to be registered, which can be done through a properly attested power of attorney holder. Remember that the power of attorney itself must authorise the specific act.

A minor heir's share cannot be given up or sold by the parents on their own say. A natural guardian can manage a minor's property, but under the Hindu Minority and Guardianship Act 1956 the court's permission is needed to transfer it. Mutation recording the minor as a co-owner is fine; a relinquishment on behalf of the minor is not.

If the deceased had a home loan, the bank holds the title papers and has a mortgage. Mutation can go ahead, but the bank will want to know who the heirs are, and it may call on any loan insurance, guarantor or the heirs to settle the loan. Heirs are liable only to the extent of the estate they inherit, not personally beyond it. Where property stands in the name of a company or LLP, the death of a director or partner does not need a mutation at all; the entity continues. A partnership firm's property is different, and the partnership deed decides what happens.

Objections and disputed mutation after death

Once an heir files an objection, the mutation officer has to decide on the basis of the record before him, but he cannot decide complicated questions of title, the genuineness of a will, or whether a family settlement was made. In revenue matters the Tehsildar may decide on the basis of possession and the documents produced and leave the parties to a civil suit; in municipal and authority matters the office often simply keeps the file pending until a court decides.

That is why a contested mutation is usually a symptom, not the real dispute. The real dispute is about the will, the shares or a claim that the property was self-acquired or ancestral. It goes to the civil court as a declaration suit or a partition suit, sometimes with an injunction to stop the other side from selling meanwhile. A declaration suit must generally be filed within three years of the right to sue accruing under Article 58 of the Limitation Act 1963.

In disputed mutations that reach Advocate B.K. Singh's office, the weak point is usually not the law but the record: an heir who signed a consent years ago now denies it, an affidavit was attested without the deponent's identity being checked, or the death certificate shows a different address from the title deed. Keeping clean, signed and dated papers at the start avoids most of these fights.

Delay, refusal and what you can do about it

Undisputed mutations still stall, usually because of a pending deficiency letter, a missing no dues certificate or a file that has not moved. Start with a written reminder that cites the acknowledgement number, then use the grievance channel of the authority. Delhi's Right of Citizen to Time Bound Delivery of Services Act 2011, the UP Janhit Guarantee Adhiniyam 2011 and the Haryana Right to Service Act 2014 set time limits for notified services, and mutation is notified for many offices; where it is, the Act gives you an appeal to a designated officer.

An RTI application asking for the file notings and the status of your application often moves a file faster than another visit. If the office refuses mutation by a reasoned order, look for the statutory appeal: revenue orders go up the revenue hierarchy, and municipal and authority orders usually have an internal appeal or review. Where there is no appeal and the refusal is plainly arbitrary, a writ petition under Article 226 before the High Court is possible, but courts will not decide title in a writ, so it works only where the heirship is undisputed.

Do not pay any intermediary to speed up a mutation. Apart from the obvious legal risk, a mutation obtained irregularly is easy for an aggrieved heir to set aside, and it taints the title for every later buyer.

Common mistakes in mutation after death

• Leaving out an heir. Married daughters, the deceased's mother and children of a predeceased son are the heirs most often missed. A mutation that omits a Class I heir is open to challenge.
• Treating consent as a transfer. A no objection affidavit lets one heir's name go on the record; it does not give that heir the other shares. Use a registered release deed where that is the intention.
• Assuming the spouse takes everything. Under Section 8 of the Hindu Succession Act the widow shares equally with the children and the mother of the deceased.
• Updating only one record. A municipal mutation does nothing to the authority's lease file or the revenue khatauni. Each record needs its own application.
• Ignoring the minor's share. Parents cannot relinquish a minor heir's share without court permission. Plan the transaction around it.
• Waiting years. Dues pile up, documents get lost, witnesses to a will die and heirs move or fall out. The cost of mutation rises with time.

What to do this week

Order extra copies of the death certificate, find the original title papers, and write down every record in which the property appears. Draw the family tree and check whether a will exists, including with the family lawyer, the bank locker and the Sub-Registrar's office if the deceased may have registered one. Then talk to the other heirs about who will hold the property before anyone signs an affidavit.

If the property is also to be sold soon, read our pages on transmission of property and title verification, because a buyer will ask about the succession chain as well as the mutation. If you want the papers checked before you act, the team of Advocate B.K. Singh at Legals365 can review them and tell you the next step through the talk to a lawyer page.

Residential property: what changes

Residential property covers houses, builder floors, flats in group housing societies and apartments in developer projects. It is the property people care about most, and the law gives it more protection than commercial premises: consumer remedies against builders, rent control for old tenancies, special rules for senior citizens and family members. It also carries more family disputes than any other kind of asset.

The documents depend on the type. For an independent house or builder floor in Delhi, ask for the chain of sale deeds or the conveyance deed from DDA, the sanctioned building plan, the completion certificate, mutation in MCD records, the latest property tax receipt and electricity and water bills. For a flat in a cooperative group housing society, ownership runs through membership: the share certificate, the society's NOC and the Registrar of Cooperative Societies' approval of the transfer matter as much as the deed. For a flat in a developer project in Noida, Greater Noida or Gurugram, check the RERA registration, the builder-buyer agreement, the occupancy certificate, the tripartite sub-lease or conveyance deed, and whether the builder has paid the land dues to the authority, since unpaid dues have held up registration for thousands of buyers.

Stamp duty is charged on the higher of the price and the circle rate. Delhi charges women buyers a lower rate, and joint purchases fall in between; Uttar Pradesh and Haryana have their own concessions. Registration is at the sub-registrar office for the area, with both parties and two witnesses present. After registration, mutation in the municipal or authority record should be applied for, since it governs property tax and later dealings, even though mutation is not proof of title.

Disputes tend to fall into a few groups. Against builders: delayed possession, reduced area, poor construction and missing amenities, which go to the RERA authority or the consumer commission at the buyer's choice. Between landlord and tenant: old tenancies with rent up to ₹3,500 a month in Delhi are governed by the Delhi Rent Control Act 1958, where eviction for the landlord's bona fide need under section 14(1)(e) is the usual route; newer tenancies are contractual and go to the civil court or the rent authority under any new tenancy law the state has adopted. Within families: partition, wills and succession, and disputes over who may live in the house. Senior citizens can approach the Maintenance Tribunal under the Maintenance and Welfare of Parents and Senior Citizens Act 2007, which in appropriate cases has ordered children to vacate a parent's house. A wife's right to reside in the shared household under the Domestic Violence Act 2005 can also affect who stays in a property.

A few habits prevent most problems. Never buy on a GPA and agreement to sell alone. Insist on the occupancy or completion certificate. Keep original documents safe and certified copies handy. And put family arrangements about a house in writing, ideally a registered partition or family settlement, before a death or a marriage breakdown turns them into litigation.

Frequently asked questions

How long does mutation after death take?

An undisputed municipal or tehsil mutation is usually done in a few weeks once all papers are filed. Leasehold substitution with an authority, mutation on an unregistered will, or any case with an objection can take several months. Time-bound service laws in Delhi, UP and Haryana give you a remedy if a notified service is delayed.

Is mutation after death compulsory?

There is no penalty for simply not doing it in most urban records, but revenue laws expect heirs to report succession, and you cannot sell, mortgage or lease the property cleanly without it. Property tax and other dues also keep accruing in the deceased's name, which creates problems later.

Can one legal heir apply for mutation alone?

Yes, one heir can apply, but most offices will want consent or no objection affidavits from all the other heirs, or will issue notice to them. Without that, the office may record all heirs jointly or keep the application pending.

Does mutation give ownership of the property?

No. Mutation is a fiscal record of who pays tax and is treated as the holder for the office's purposes. Ownership comes from succession law, a will or a registered document, and a mutation entry can be corrected if it is wrong.

Is probate needed for mutation in Delhi?

Probate is not legally compulsory for a will in Delhi or anywhere else in India, since section 213 of the Indian Succession Act was omitted by the Repealing and Amending Act 2025. Some authorities and banks still ask for it, especially for an unregistered will or where heirs object, and if a dispute arises probate or a court decree is usually the way forward.

What is a legal heir certificate and do I need one?

It is a certificate from the revenue authority naming the heirs of the deceased, issued in Delhi by the SDM or Tehsildar and in UP by the tehsil. Some offices ask for it; others accept a family tree affidavit with consents. It does not decide shares in disputed cases.

My mother is the nominee in the society. Does she get the flat?

The society will usually record the nominee as member, but courts have generally treated a nominee as holding for all legal heirs unless a specific law says otherwise. The other heirs keep their shares unless they release them by a registered deed.

Can an NRI heir sign mutation papers from abroad?

Yes. Consent affidavits and powers of attorney can be attested at the Indian embassy or consulate, or notarised and apostilled locally. A release deed still has to be registered in India, which an authorised attorney can do.

What if another heir objects to the mutation?

The office will treat it as a disputed mutation. It can decide on possession and the papers, but it cannot decide whether a will is genuine or what the shares are, so the real dispute usually goes to the civil court through a declaration or partition suit.

Do we pay stamp duty for mutation after death?

Mutation itself attracts only the office's charges. Stamp duty and registration fee arise if the heirs execute a relinquishment, release or family settlement deed, and several states give concessional rates between close relatives. Check the current rate before drafting.

The deceased had a home loan. Can we still get mutation?

Yes. The bank holds the title papers and its mortgage continues, but mutation in the heirs' names can proceed. The heirs will have to deal with the loan, through any loan insurance, settlement or continuing the EMIs, and are liable only up to the value of what they inherit.

How is mutation of agricultural land after death different?

It is done in the revenue records by the Lekhpal or Patwari and Tehsildar, and the order of succession may come from the state land law rather than the Hindu Succession Act. Appeals go up the revenue hierarchy, often within a short time limit.

Should I go to RERA or the consumer commission against my builder?

You can choose either, as the Supreme Court held in Newtech Promoters v State of UP (2021), but not both for the same relief. RERA is often quicker for refund or delay interest under section 18; the consumer commission can also award compensation for deficiency in service. The choice depends on the amount, the relief you want and how far the project has progressed.

Can my son be evicted from my house if he harasses me?

In many cases, yes. The Maintenance Tribunal under the Senior Citizens Act 2007 has power to protect a parent's property and life, and courts have upheld eviction orders against children in suitable cases. The parent's ownership of the house and evidence of ill-treatment are the key facts.