ÿWPC€1 d ÊP“`²ò25äÌm2 ž…-WÐ-p(|qŸÝä““}ö¡ò75éêœ:ëfÌ%Dš­ÎoÜžm»Ü^âÕ(‚Cë@, ž›6Ýf§å!nå‚,KMÃÞþÜo¼XÓf¿>¡—Þ$…Q=³àÁé)*2ÝGåöu<ñ8àûj@’í®ÅÏKneœW2zÏG!¸QׂÚ ÔƒÁë“)ï•fÓë›[º¸$ã‹ ¶(u2”eìå™6-Èé{И.]Ÿ`Qõè¡LØð/ ìkY89ߨ8áLn4Ø^ƒ`a¯ÏŸ…yòßtñ]¨lØ­¢Ñ<Õ˜ôÄ ´ð¾ÇW>_ÖF—‰*Ò饻6X‹XªqÛlæïvp缉SW€ˆ„TgcåéD %ÝÃCè0=Ä8Êç­¢¼êj`Hz °»k¬@Æ»ö‚ˆã\H{7^:zO Ù GD-·š×îÿ š™ª²‚^«®¿˜ŽÐTS*îæ}}lwý^&.²&Üí°¶t –¡x睊µ¬0À!æi‰¬Ì.Ô9å¦Û]ÒäLÙ)˜Šíƒüvø¾Ü5Ì ¶2Cª©¡þ ´U¯9…B4]»ëjö–ÏI¢§´sg\Yb#É\ %% ^ + 0ˆ7 U'N¿ w 4 z% ÒŸ q € m‚ 0D™ ÆÝ Æ£ ÆiÆ/UNõNC_E¶¤EZU>\Pš&êc 0Ås 0Ñ8 0³ 0­¼ 0§i! 0¡" 0›±" 0•L# 1uá# 72V$V$V$V$V$V$V$V$V$V$bˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ˆ$ 0Y$$$$$$$$$$$$$$$$$$$ 1eé$é$é$ 0ëN%N%-9&9& Bf-f- 0¤ƒ- D5'. D-\. 0K‰.‰. ASÔ.Æ'/ 0¤í/ 0D‘0 A«Õ0˜\\IB01S02\CLERKJACÈÈ,,,,ÈÈ0» pb1Ï (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular6hö001s02 ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt3|xÿU‹ÿÀÀÀ(#Ã$òòÚ  Ú0Ú  ÚóóLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5(ÖÃ9 Z‹6Times New Roman Regular UÝ ƒR /$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ô«ò»»ÔÝ  ÝÔ_ÔLessee€raises€a€number€of€issues€on€appeal€that€were€neither€pled€in€its€complaint€nor€tried€by€consent€in€theÐ ° Ðlower€court.€€Unless€an€unpled€claim€has€been€tried€by€consent€in€the€trial€court,€it€cannot€be€raised€for€the€first€time€onÐ qÁ Ðappealòòóó.€òòSimpson€v.€Frontier€Cmty.€Credit€Unionóó,€810€S.W.2d€147,€153€(Tenn.€1991);òò€Fidelity„Phenix€Fire€Ins.€Co.€v.Ð 2‚ ÐJacksonóó,€181€S.W.2d€625,€629€(Tenn.€1944). ¬Ý ƒR /$ÝÓ  Óà  àòòÚ  Ú3Ú  ÚóóÔ€ô«ò»»ÔÝ  ÝÔ_ÔThe€trial€court€also€found€that€Lessor€received€and€deposited€a€rental€payment€for€July€1991,€after€the€leaseÐ ° Ðwas€terminated,€June€27,€1991.€€The€trial€court€found€that€this€payment€was€deposited€in€error€and€was€immediatelyÐ qÁ Ðreturned.€€òòóóBecause€of€failure€to€cite€to€any€authority€to€support€its€contention€that€this€mistaken€ð ðacceptanceðð€was€anÐ 2‚ Ðirrevocable€waiver,€Lesseeððs€argument€is€without€merit.€€ð ðThe€law€will€not€presume€a€waiver,€and€the€party€claiming€theÐ óC Ðwaiver€has€the€burden€of€proving€it€by€a€preponderance€of€the€evidence.ððòò€€Jenkins€Subway,€Inc.€v.€Jonesóó,€990€S.W.2dÐ ´ Ð713,€722€(Tenn.€Ct.€App.€1998)(citing€òòKoontz€v.€Flemingóó,€65€S.W.2d€821,€825€(€Tenn.€Ct.€App.€1933)).ô\  `‹&Times New Roman Goldin COADetainer P.J. W.S.HighersParrishHendricksTallichetLongoriaMcMichael t]he ha[dsublesseeestoppingHeyerBallard CasNatlCrossvilleCookeville Sys JurM]erepromisorPhenixPshipServs n]oejectment HousChildressSchweikartsCrofford S.W.CutshawRuckerLoewendickDanekBrownleeKestersonThuan suaspontelicensurecomparables EvidMcDaniel CSXLindgrenKolbearguendoEntmane]xceptMadsenTompkinPhilipMorris Ý ƒR /$ÝÓ  Óà  àòòÚ  Ú4Ú  ÚóóÔ€ô«ò»»ÔÝ  ÝÔ_ÔLessee€does€not€cite€to€the€record€in€support€of€its€assertion€that€the€two€previous€trial€dates€were€postponedÐ ° Ðð ðòòsua€sponteóó.ðð€ YÝ ƒR /$ÝÓ  Óà  àòòÚ  Ú5Ú  ÚóóÔ€ô«ò»»ÔÝ  ÝÔ_ÔIn€its€brief€to€this€Court,€Lessee€has€characterized€the€trial€courtððs€exclusion€of€Dr.€Kolbeððs€testimony€asÐ ° Ðpremised€solely€upon€the€fact€that€Dr.€Kolbe€was€not€a€licensed€real€estate€appraiser.€€Nothing€in€the€record€indicates,Ð qÁ Ðas€Lessee€argues,€that€the€chancellor€made€ð ðlicensure€the€òòsine€qua€nonóó€of€whether€Dr.€Kolbe€had€sufficient€intellectualÐ 2‚ Ðcapacity€and€experience€to€serve€as€an€expert.ðð*AA ÿÿ(_17Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÔ2ÔÔ3  Ô€Ó5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó*GG ÿÿ(_16Ó ¨ý ÓÓ ° ÓÓ/%` ` ¸ hÀpÈ xÐ /ÓÔ2ÔÔ3  Ô€Ó/%` ` ¸ hÀpÈ xÐ /ÓÓ ¨ý ÓÓ ° Ó*88 ÿÿ(_15Ó  ÓÓ,"¸ ¸ hÀpÈ xÐ ,ÓÔ2ÔÔ3  Ô€Ó,"¸ ¸ hÀpÈ xÐ ,ÓÓ  Ó*55 ÿÿ(_14Ó ` ÓÓ) hÀpÈ xÐ )ÓÔ2ÔÔ3  Ô€Ó) hÀpÈ xÐ )ÓÓ ` Ó*22 ÿÿ(_13Ó ¸ ÓÓ&hhÀpÈ xÐ &ÓÔ2ÔÔ3  Ô€Ó&hhÀpÈ xÐ &ÓÓ ¸ Ó*// ÿÿ(_12Ó  ÓÓ#ÀÀpÈ xÐ #ÓÔ2ÔÔ3  Ô€Ó#ÀÀpÈ xÐ #ÓÓ  Ó*,, ÿÿ(_11Ó h ÓÓ pÈ xÐ ÓÔ2ÔÔ3  Ô€Ó pÈ xÐ ÓÓ h Ó*)) ÿÿ(_10Ó À ÓÓppÈ xÐ ÓÔ2ÔÔ3  Ô€ÓppÈ xÐ ÓÓ À Ó3#37=CIQYag­­1.a.i.(1)(a)(i)1)a)#i)- ù-6ÿÿ4HyperlinkóóòòÔ ÿ ÔóóÔ  Ô !" ÿÿ35;AGMSY_11.1.1.1.1.1.1.1.(|G2 /$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€ŸY»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôºò»»Ô #Ý ƒR /$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ô«ò»»ÔÝ  ÝÔ_ÔUnder€Rule€27(Ô_ÔiÔ_Ô)€of€the€Tennessee€Rules€of€Appellate€Procedure,€arguments€in€the€appellantððs€brief€shall€notÐ ° Ðexceed€fifty€(50)€pages,€ð ð[e]xcept€by€order€of€the€appellate€court€or€a€judge€thereof.ðð€€Tenn.€R.€App.€P.€27(Ô_ÔiÔ_Ô)(2004).€Ð qÁ ÐLesseeððs€initial€brief€contains€a€section€entitled€ð ðArgumentðð€consisting€of€slightly€in€excess€of€forty„one€pages,€whichÐ 2‚ Ðincorporates€by€reference€arguments€raised€in€its€trial€court€briefs€and€memoranda.€[Trial€briefs€are€excluded€from€theÐ óC Ðrecord.€€Tenn.€R.€App.€P.€24(a).].€€In€addition,€a€separate€section€entitled€ð ðSummary€of€Argumentðð€contains€eight€pages.€Ð ´ ÐThus,€in€reality,€Lesseeððs€argument€exceeds€the€fifty„page€limit€by€hundreds€of€pages.€Ð uÅ Ðà  àRule€27(a)(5)€of€the€Tennessee€Rules€of€Appellate€Procedure€requires€an€appellant€brief€to€contain€a€ð ðstatementÐ 6 † Ðof€the€case,€indicating€briefly€the€nature€of€the€case,€the€course€of€proceedings,€and€its€disposition€in€the€court€below.ðð€Ð ÷ G ÐTenn.€R.€App.€P.€27(a)(5).€€The€appellant€brief€in€the€instant€case€contains€a€section€entitled€ð ðStatement€of€the€Caseðð€thatÐ ¸  Ðconsists€of€some€eighty€pages,€which€includes€the€text€of€letters;€verbatim€cites€from€transcript,€the€text€from€ð ðTenantððsÐ y É  ÐConcise€Statement€of€Undisputed€Factsðð(some€five€pages);€Landlordððs€response€thereto;€and€the€text€of€Tenantððs€ninety„Ð : Š  Ðeight€proposed€findings€of€fact€and€Landlordððs€response€thereto. d(|3ÿ$££Ý ƒ£ª!ÝÑ€.ÑÑ8€ŸY»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV)ÿÿ!dxdx)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3ÿ$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€ŸY»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€•Ù»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼•Ù»»»ÔÑ8€ÓwXXdé»»d8ÑÑ  Ñà@ò ò ìàÔ‡î~v•ÙÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@òò%ìàAT€JACKSONÔ#†¼•Ù»îî~v #ԈРÓ# ÐÓ  ÓJuly€20,€2004€SessionÐ öF ÐÔ‡XÓwX»¼•ÙÔÌò òÔ#†¼•Ù»XXÓwð#Ô94òòTHóó€AERO€SQUADRON€OF€MEMPHIS,€INC.òòóó€v.€MEMPHIS„SHELBYÐ ï? ÐCOUNTY€AIRPORT€AUTHORITY€v.€SPECIALTY€RESTAURANTÐ  P ÐCORPORATIONòòóóÔ‡XÓwX»¼•ÙÔó óÐ  a ÐÌà@@½½ìàò òDirect€Appeal€from€the€Chancery€Court€for€Shelby€CountyÐ  [ Ðà@@øøìàNo.€100988„2€€€€€€Arnold€B.€Goldin,€ChancellorÐ õ E  ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<²` AßÐ ³  ÐÌà@@TTìàNo.€W2003„00227„COA„R3„CV€„€Filed€November€2,€2004Ð ¬ü  ÐÌßA€V) °°` dE<` AßÐ €Ð Ðó óÌÓ  ÓÔ‡X|*XXXÓwÔThis€appeal€involves€the€termination€of€a€commercial€real€estate€lease€agreement.€€Among€aÐ xÈ Ðmultitude€of€other€claims,€Plaintiff,€Lessee,€contends€that€Defendant,€Lessor,€breached€the€lease€€byÐ a± Ðfailing€to€provide€lessee€with€notice€of€default,€sufficient€to€satisfy€the€terms€of€the€lease.€Ð Jš ÐAdditionally,€Lessee€argues€that€Lessor€violated€section€29„18„101,€òòet€seq.óó€of€the€Tennessee€CodeÐ 3ƒ ÐAnnotated€(Forcible€Entry€and€Detainer)€by€re„entering€the€leased€premises€without€first€obtainingÐ l Ða€writ€of€possession.€€Lessee€appeals€from€the€trial€courtððs€final€judgment€in€favor€of€Lessor.€€WeÐ U Ðaffirm€as€modified.Ð î> ÐÔ#†XÓwXXX|*û#ÔÔ#†¼•Ù»XXÓwâ#ÔÔ‡XÓwX»¼•ÙÔÌÓïÓÌò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmed€asÐ ©ù ÐModified€and€Remandedó óÐ “ã ÐÌòòÓ  ÓÔ#†¼•Ù»àXÓwT#ÔÔ‡XÓwX.¼•ÙÔDavid€R.€Farmer,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòW.€Frank€Crawford,€P.J.,€W.S.,óóÐ f¶ Ðand€òòHolly€M.€Kirby,€J.óó,€joined.Ð O Ÿ ÐÌLarry€E.€Parrish,€Memphis,€Tennessee,€for€the€appellants,€94òòthóó€Aero€Squadron€of€Memphis,€Inc.€andÐ !"q! ÐSpecialty€Restaurant€Corporation.Ð  #Z" ÐÔ#†¼•Ù»XXÓwN #ÔÔ‡XÓwX»¼•ÙÔÌR.€Grattan€Brown,€Jr.,€William€L.€Hendricks,€Jr.,€and€Jeremy€G.€Alpert,€Memphis,€Tennessee,€forÐ Ü$, $ Ðthe€appellee,€Memphis„Shelby€County€Airport€Authority.Ð Å%!% ÐÌÌÓ ÓÌò òOPINIONó óÔ#†¼•Ù»XXÓwû #ÔÔ‡XÓwX»¼•ÙÔÐ i)¹$) ÐÌÔ#†¼•Ù»XXÓw #ÔÔ‡XÓwX»¼•ÙÔÔ‡X|*XXXÓwÔò òòòóóòòÓ  Óóóó óà  àOn€January€4,€1978,€Memphis„Shelby€County€Airport€Authority€(ð ðLessorðð)€and€94òòthóó€AeroÐ <+Œ&+ ÐSquadron€of€Memphis,€Inc.€(ð ðLesseeðð)€entered€into€a€long„term€lease€agreement€for€premisesÐ %,u', Ðlocated€at€the€Memphis€International€Airport.€€Under€the€lease,€Lessee€agreed€to€construct,€at€itsÐ -^(- Ðown€cost,€a€restaurant€complex,€including€parking,€landscaping,€and€an€access€road.€€The€leaseÐ ÷-G).ý Ðalso€provided€that,€upon€the€termination€of€the€lease,€ð ðany€buildings€and€improvementsÐ ° Ðremaining€on€the€demised€premises€.€.€.€shall€òòipso€factoóó€.€.€.€vest€in€and€become€the€property€ofÐ ™é ÐLessor,€free€and€clear€of€all€liens€and€encumbrances,€subject€only€to€Lesseeððs€rights€of€removalÐ ‚Ò Ðof€trade€equipment€.€.€.€.ðð€€òòóóThe€lease€had€a€base€term€of€twenty€years,€with€two€options€forÐ k» Ðrenewal€periods€of€ten€years€each.€€òòóóMinimum€rent€was€set€at€$2,000€per€month.€€Ð T¤ ÐÌà  àFromòòóó€1980€to€March,€1988,€Lessee€built,€operated,€and€maintained€on€the€leased€premisesÐ & v Ða€restaurant€facility€known€as€the€ð ð91òòstóó€Bomb€Group€Restaurant.ðð€€Specialty€RestaurantsÐ  _ ÐCorporation€(ð ðSpecialtyðð),€Lesseeððs€parent€company€and€third„party€defendant,€joined€in€theÐ ø H Ðexecution€of€the€lease€for€the€purpose€of€guaranteeing€the€obligations€of€Lessee€from€theÐ á 1  Ðinception€of€the€lease€and€continuing€for€a€two„year€period€following€the€date€the€restaurantÐ Ê   Ðopened€for€business.€€Specialty€is€a€corporation€organized€under€the€laws€of€California.Ð ³  ÐÌà  àThe€91òòstóó€Bomb€Group€Restaurant€is€best€characterized€as€an€ð ðairport€theme€restaurant,ððÐ …Õ  Ðconsisting€of€a€free€standing€restaurant€located€on€an€airport€adjacent€to€a€runway.€€ò òó óDavidÐ n¾  ÐTallichet€(Mr.€Tallichet)€is€the€founder€and€president€of€Specialty€and,€since€1959,€has€eitherÐ W§  Ðoperated€or€leased€up€to€eighty„four€restaurants€throughout€the€United€States.€€òòóóArthur€LongoriaÐ @ Ð(Mr.€Longoria),€a€licensed,€practicing€attorney,€was€employed€by€Specialty€from€1988€to€1995.€Ð )y ÐMr.€Longoria€served€as€ð ðmanager€of€transactions,ðð€and,€in€that€role,€was€directly€in€charge€ofÐ b Ðhandling€the€lease€at€issue€in€this€case.€€Jerry€McMichael€(Mr.€McMichael)€began€working€forÐ ûK ÐLessor€in€1988€and€was€responsible€for€all€matters€pertinent€to€this€appeal.€€He€testified€at€trialÐ ä4 Ðon€behalf€of€Lessor.€€Ð Í ÐÌà  àPursuant€to€the€lease€agreement,€Lessee€covenanted€to,€òòinter€aliaóó,€€maintain€the€premisesÐ Ÿï Ðin€good€order€and€repair€and€keep€the€restaurant€open€for€business.€€These€specific€covenantsÐ ˆØ Ðwere€found€in€Articles€10€and€11of€the€lease.€€òòóóArticle€24€of€the€lease€contained€a€terminationÐ qÁ Ðclause€and€right€of€reentry€clause.€€òòóóUnder€Article€24.(4)€of€the€lease,€Lessor€had€the€ð ðright€toÐ Zª Ðterminate€this€agreement€in€its€entirety€immediately€upon€the€happening€of€.€.€.€[t]heÐ C“ Ðabandonment€or€discontinuance€of€the€operation€and€services€by€the€Lessee.ðð€€òòóóIn€addition,€thisÐ ,| Ðpower€of€termination€clause€gave€Lessor€the€right€to€terminate€the€lease€upon€the€ð ðfailure€by€theÐ e ÐLessee€to€perform,€keep€and€observe€any€other€of€the€terms,€covenants€and€conditions€in€[theÐ þN Ðlease]€.€.€.€after€the€expiration€of€thirty€(30)€days€from€the€date€written€notice€ha[d]€been€given€toÐ ç 7 Ðthe€Lessee€by€the€Lessor€to€correct€such€default€or€breach.ðð€€òòóóLessorððs€right€of€reentry€under€theÐ Ð!   Ðlease€provided€as€follows:Ð ¹" ! ÐÌà8  àIn€the€event€of€the€cancellation€or€termination€of€this€Lease€by€the€Lessor€theÐ ‹$Û# ÐLessor€may€immediately€or€at€any€time€thereafter€re„enter€the€demised€premisesÐ t%Ä $ Ðor€any€part€thereof€in€the€name€of€the€whole€and€repossess€and€have€the€same€asÐ ]&­!% Ðof€Lessorððs€former€estate€and€remove€therefrom€all€goods€and€chattels€notÐ F'–"& Ðproperly€belonging,€€and€expel€said€Lessee€and€all€other€persons€who€may€be€inÐ /(#' Ðpossession€of€said€demised€premises,€and€that,€too,€without€demand€or€notice.Ð)h$(Ð Ð  Ðâ âÐ *Q%) ÐUnder€the€lease,€all€notices€were€to€be€in€writing€and€sent€by€registered€mail€to€the€addressesÐ ° Ðspecified€in€the€lease€or€to€such€address€as€was€designated€thereafter€by€either€party.€€Pursuant€toÐ ™é Ðthe€lease,€notice€was€effective€on€the€date€of€dispatch.€€Ð ‚Ò Ðâ âÌà  àThe€restaurant€opened€for€business€in€1980,€but,€due€to€a€salmonella€incident€thatÐ T¤ Ðoccurred€in€1981,€the€restaurant€never€achieved€continued€success.€€According€to€Mr.€Tallichet,Ð =  Ðthe€salmonella€incident€ð ðdestroyedðð€the€restaurant.€€In€March€1988,€due€to€a€lack€of€profitability,Ð & v ÐLessee€closed€the€restaurant.€€Lessee€neither€requested€nor€received€authorization€from€LessorÐ  _ Ðbefore€discontinuing€restaurant€operations.€€Between€March€1988€and€June€27,€1991,€the€date€theÐ ø H Ðlease€was€officially€terminated,€the€restaurant€remained€closed€and€vacant.€€òòóóDespite€continuedÐ á 1  Ðassurances€from€Lessee€that€it€was€progressing€towards€finding€an€assignee€or€sublessee,€theÐ Ê   Ðrestaurant€remained€closed.€€òòóóDuring€these€three€years,€Lessee€made€no€attempt€to€reopen€andÐ ³  Ðoperate€the€restaurant.€€òòóóFrom€the€time€Lessee€discontinued€restaurant€operations€until€June,€1991,Ð œì  ÐLessee€continued€to€make€rental€payments,€albeit€sometimes€delinquent,€and€Lessor€acceptedÐ …Õ  Ðthose€rental€payments.€€Meanwhile,€Lessor€cooperated€with€Lesseeððs€efforts€in€transferring€theÐ n¾  Ðlease,€and€on€occasion€Lessor€itself€sought€potential€subtenants€for€the€premises.€€Ð W§  ÐÌà  àBy€April,€1991,€the€restaurant€and€surrounding€area€were€in€a€state€of€disrepair.€€AÐ )y Ðsection€of€ceiling€had€collapsed€as€a€result€of€flooding€from€a€burst€pipe.€€Overgrown€grass,Ð b Ðweeds,€shrubs€and€debris€covered€the€grounds.€€òòóóThe€military€aircraft€relics€located€about€theÐ ûK Ðpremises€had€been€neglected€and€were€missing€parts.€€òòóóSecurity€fencing€around€the€facility€wasÐ ä4 Ðnot€in€compliance€with€FAA€and€Airport€Safety€Regulations.€€òòóóThe€structure€had€been€vandalized,Ð Í Ðand€there€was€evidence€that€homeless€persons€were€using€the€building€for€shelter.€€òòóóIn€sum,€theÐ ¶ Ðpremises€appeared€dilapidated€and€abandoned.Ð Ÿï ÐÌà  àBy€early€April,€1991,€in€addition€to€the€unkempt€condition€of€the€premises€and€closure€ofÐ qÁ Ðthe€business,€Lesseeððs€rent€was€in€arrears.€€Further,€Lessee€had€failed€to€maintain€a€currentÐ Zª Ðcertificate€of€insurance€coverage€as€required€by€the€lease.€€òòóóOn€April€8,€1991,€Lessor€mailed€aÐ C“ Ðletter€to€Lessee,€via€certified€mail,€giving€notice€of€these€defaults€and€demanding€Lessee€correctÐ ,| Ðthe€defaults€within€the€time€provided€under€the€lease.€€òòóóIn€this€letter,€Lessor€stated,€in€all€capitalÐ e Ðletters,€ð ðPLEASE€CONSIDER€THIS€YOUR€NOTICE€TO€CORRECT€THE€DEFAULTSÐ þN ÐENUMERATED€ABOVE.ðð€€Ð ç 7 ÐÌà  àBetween€April€23€and€June€27,€1991,€Lessor€and€Lessee€corresponded€by€telephone€andÐ ¹" ! Ðletter.€€Lessee€made€repeated€representations€indicating€it€would€cure€all€the€breaches€andÐ ¢#ò" Ðmaintaining€confidence€in€finding€a€successor€to€the€lease.€€òòóóOn€May€17,€1991,€thirty„nine€daysÐ ‹$Û# Ðafter€the€April€8€default€notice,€Lessee€mailed€a€current€certificate€of€insurance€to€Lessor.€€In€itsÐ t%Ä $ Ðaccompanying€letter,€Lessee€represented€that€it€had€ð ðcommenced€to€make€arrangements€in€orderÐ ]&­!% Ðto€clean€up€the€debris€and€make€repairs€to€the€security€fencing.ðð€€òòóóAdditionally,€in€the€May€17Ð F'–"& Ðletter,€Lessee€stated€that€it€hoped€to€have€an€executed€sublease€agreement€ready€for€LessorððsÐ /(#' Ðapproval€during€the€week€of€May€20òòthóó.€€òòóóLessee,€however,€never€executed€the€sublease€and€neverÐ )h$( Ðcompleted€any€transaction€for€the€transfer€of€the€lease.€€On€May€24,€1991,€Lessor€faxed€to€LesseeÐ *Q%) Ðsix€pages€of€landscaping€contractors€copied€from€the€Memphis€area€yellow€pages.€€Despite€thisÐ ê*:&* Ðassistance,€the€run„down€condition€of€the€premises€was€never€remedied.Ð Ó+#'+ Їà  àOn€June€27,€1991,€eighty€days€after€the€notice€of€default,€Lessor€mailed€to€Lessee€aÐ ° Ðnotice€of€termination€of€the€lease,€effective€immediately.€€On€or€about€that€date,€Lessor€placed€aÐ ™é Ðpadlock€on€the€gate€to€the€facility.€€Despite€notice€of€termination,€Lessee€mailed€and€LessorÐ ‚Ò Ðinadvertently€deposited€a€rent€check€for€the€month€of€July.€€When€Lessor€became€aware€of€thisÐ k» Ðmistake,€Lessor€returned€a€check€in€the€same€amount€to€Lessee.€€Lessee€continued€to€make€rentalÐ T¤ Ðpayments€for€the€months€of€August€and€September,€each€of€which€was€returned€by€LessorÐ =  Ðwithout€depositing.€€Ð & v ÐÌÓ  Óò òòòProcedural€HistoryÐ ø H ÐÓ  Óó óóóÌà  àTo€describe€the€thirteen€years€of€litigation€preceding€this€appeal€as€ð ðprotractedðð€would€beÐ É   Ðan€understatement.€€The€record€on€appeal€is€congested€with€a€myriad€of€pre„trial€motions,Ð ²  Ðdiscovery€motions,€trial€memoranda,€post„trial€motions,€and€the€like.€€Lessee€commenced€thisÐ ›ë  Ðcase€on€January€24,€1992.€€In€its€complaint€for€declaratory€judgment,€filed€in€the€Shelby€CountyÐ „Ô  ÐChancery€Court,€Lessee€alleged€that€Lessor€breached€the€termination€provisions€of€the€lease,€andÐ m½  ÐLessee€sought€specific€performance€of€the€lease.€€òòóóOn€April€28,€1992,€Lessor€answered€andÐ V¦  Ðcounter„claimed,€averring€that€Lessee€in€fact€breached€the€lease€through€multiple€defaults.€Ð ? ÐLessor€also€included€a€third„party€complaint€against€Specialty,€asking€the€court€to€hold€SpecialtyÐ (x Ðresponsible€as€successor€to€the€duties€and€responsibilities€of€Lessee€under€the€lease.€€On€AugustÐ a Ð26,€1992,ò ò€ó óthe€trial€court€granted€Lessorððs€Motion€to€Require€an€Election€of€Remedies,€estoppingÐ úJ ÐLessee€from€seeking€specific€performance€because€Lessee€had€told€Lessor€that€it€was€seekingÐ æ6 Ðmoney€damages€only,€and,€based€on€those€representations,€Lessor€had€entered€into€another€lease.€Ð Ï ÐÌÌà  àBoth€parties€subsequently€filed€motions€for€summary€judgment.€€ò òó óOn€June€23,€1993,€theÐ ŠÚ Ðtrial€court€entered€an€order€denying€both€partiesðð€summary€judgment€motions.€€After€severalÐ sà Ðmotions,€responses€and€a€hearing,€on€March€4,€1994,€the€trial€court€entered€an€order€allowingÐ \¬ ÐLessor€to€demolish€the€building€located€on€the€demised€premises.€€On€August€31,€1993,Ð E• ÐSpecialty€filed€a€voluntary€petition€in€bankruptcy€in€a€California€bankruptcy€court,€seekingÐ .~ Ðreorganization€under€Chapter€11.€€Pursuant€to€11€U.S.C.€ðð€362(a),€an€automatic€stay€was€placedÐ g Ðon€all€proceedings€in€the€trial€court€until€Specialtyððs€Chapter€11€affairs€were€concluded,€andÐ  P ÐLessee€gave€notice€to€this€effect€on€September€14,€1993.€€Except€for€the€order€permitting€theÐ é 9 Ðdemolition€of€the€restaurant,€all€action€in€this€case€ceased€until€after€Specialty€emerged€fromÐ Ò!"  Ðbankruptcy.€Ð »" ! ÐÌà  àTrial€was€set€for€November€28,€2000.€€On€November€3,€2000,€Lessee€filed€its€firstÐ $Ý# Ðproposed€amended€complaint.€€In€its€proposed€amended€complaint,€Lessee€presented€severalÐ v%Æ $ Ðtheories€of€recovery,€including€conversion,€trespass,€and€inverse€condemnation€that€were€notÐ _&¯!% Ðalleged€in€the€original€complaint€filed€over€eight€years€before.€€On€November€8,€2000,€LessorÐ H'˜"& Ðfiled€and€the€court€heard€Lessorððs€motion€to€strike€the€amended€complaint.€€At€this€hearing,€theÐ 1(#' Ðcourt€gave€Lessee€the€option€to€amend€the€complaint€ð ðanyway€you€feel€like€you€want€toðð€orÐ )j$( Ðproceed€on€the€original€complaint.€€Because€of€the€quickly€approaching€trial€date€and€the€newÐ *S%) Ðâ âclaims€presented€in€the€amended€complaint,€the€trial€court€made€its€permission€to€amendÐ ì*<&* Ðcontingent€on€the€granting€of€a€trial€continuance€to€Lessor.€€òòóóLessee€opted€not€to€amend€itsÐ ° Ðcomplaint.Ð ™é Ðâ âÌà  àThe€bench€trial€began€on€November€28,€2000€and€continued€for€five€days.€€The€courtÐ k» Ðfiled€written€findings€of€fact€and€conclusions€of€law,€ruling,€among€other€things,€that€Lessee€wasÐ T¤ Ðin€default€of€the€lease;€that€Lessor€had€properly€given€notice€of€those€defaults€and€properlyÐ =  Ðterminated€the€lease;€that€pursuant€to€the€lease,€as€the€prevailing€party,€Lessor€was€entitled€toÐ & v Ðreasonable€attorneysðð€fees;€and€that€Specialty,€because€of€its€complete€dominion€and€control€overÐ  _ ÐLessee,€was€liable€for€the€contractual€obligations€of€Lessee.€€òòóóOn€November€14,€2002,€the€trialÐ ø H Ðcourt€entered€final€judgment€awarding€Lessor€$41,458.71€in€discretionary€litigation€costs€andÐ á 1  Ð$381,689.75€in€attorneysðð€fees,€for€a€total€judgment€of€$423,148.46.€€Courts€costs€were€assessedÐ Ê   Ðagainst€Lessee€and€Specialty.€€òòóóLessee€appealed.׃T×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ׀Р³  ÐÌà  àAlthough€Lessee€lists€nineteen€issues€on€appeal,׃œ ×Ý ƒ #ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€we€perceive€the€issues€as€follows:Ð …Õ  ÐÌà8  àà ` à(1)€€Whether€the€trial€court€erred€in€finding€that€Lessee€defaulted€on€theÐ W§  Ðlease€and€that€Lessor€properly€gave€notice€of€those€defaults€and€properlyÐ @ Ðterminated€the€lease.Ð)yÐ Ð  ÐÌà8  àà ` à(2)€€Whether€the€trial€court€erred€in€failing€to€find€that€by€reentering€theÐ ûK Ðpremises€without€a€writ€of€possession,€Lessor€was€in€violation€of€section€29„18„Ð ä4 Ð101,€òòet€seqóó.€of€the€Tennessee€Code.ÐÍÐ Ð  ÐÌà8  àà ` à(3)€€Whether€the€trial€court€erred€in€allowing€Lessee€to€amend€itsÐ Ÿï Ðcomplaint€only€if€Lessee€agreed€to€a€trial€continuance.ЈØÐ Ð  ÐÌà8  àà ` à(4)€€Whether€the€trial€court€erred€in€excluding€the€proffered€testimony€ofÐ Zª ÐLesseeððs€expert,€Philip€Kolbe,€Ph.D.ÐC“Ð Ð  Їà8  àà ` à(5)€€Whether€the€trial€court€erred€in€denying€Tenantððs€motion€to€appoint€aÐ ° ÐSpecial€Master€for€the€calculation€of€compensatory€damages.ЙéÐ Ð  ÐÌà8  àà ` à(6)€€Whether€the€trial€court€erred€in€granting€Lessorððs€motions€òòin€limineÐ k» Ðóóexcluding€deposition€testimony,€where€deponents€were€California€residents€andÐ T¤ Ðno€advance€notice€was€given€that€the€depositions€were€intended€to€be€used€asÐ =  Ðevidence.Ð& vÐ Ð  ÐÌÓ  Óò òòòStandard€of€ReviewÐ ø H Ðóóó óÓ  ÓÌà  àThe€standard€of€review€of€a€trial€court€sitting€without€a€jury€is€òòde€novoóó€upon€the€record€ofÐ É   Ðthe€trial€court.€òò€Wright€v.€City€of€Knoxvilleóó,€898€S.W.2d€177,€181€(Tenn.€1995).€€Theò ò€ó ótrial€courtððsÐ ²  Ðfindings€of€fact€are€presumed€correct,€unless€the€preponderance€of€the€evidence€is€otherwise.€Ð žî  ÐTenn.€R.€App.€P.€13(d)(2003).€€On€issues€of€witness€credibility,€the€trial€court€is€able€to€observeÐ ‡×  Ðwitness€testimony€and€evaluate€a€witnessððs€demeanor.€€Thus,€the€courtððs€assessment€of€aÐ pÀ  Ðwitnessððs€credibility€will€not€be€disturbed€without€clear€and€convincing€evidence€to€the€contrary.€Ð Y©  ÐòòWells€v.€Tenn.€Bd.€of€Regentsóó,€9€S.W.3d€779,€783€(Tenn.€1999).€€On€questions€purely€of€law,€noÐ B’ Ðpresumption€of€correctness€attaches€to€the€trial€courtððs€conclusions,€which€are€reviewed€òòde€novoóó.€Ð +{ ÐTenn.€R.€App.€P.€13(d);€òòBowden€v.€Wardóó,€275€S.W.3d€913,€916€(Tenn.€2000).€€Ð d ÐÓ  Óòòò òÌLaw€and€AnalysisÐ å5 ÐÌó óóóÓ  ÓÓ  Ó(1)€€òòBreach€of€LeaseóóÐ µ ÐÓ¨QÓÌà  àIn€its€brief,€Lessee€presents€an€array€of€issues€that€all€seem€to€drive€towards€one€questionÐ ‡× Є€„€€whether€the€Lessor€breached€the€lease€by€failing€to€give€proper€notice€of€default€and€notice€ofÐ pÀ Ðtermination€of€the€lease.€€Lessee€also€contends€that€Lessor€waived€any€breach€of€the€lease€on€theÐ Y© Ðpart€of€Lessee€by€accepting€rental€payments€during€the€months€the€restaurant€was€closed€throughÐ B’ Ðthe€date€of€termination,€July€27,€2001.Ð +{ ÐÌÓ  Óà @ àà @` àà @¸ à(a)€€òòSufficiency€of€NoticeóóÐ ýM ÐÓTÓÌà  àThe€interpretation€of€lease€terms€is€governed€by€traditional€rules€of€contract€construction.€Ð Ï!  ÐòòPlanters€Gin€Co.€v.€Federal€Compress€and€Warehouse€Co.óó,€78€S.W.3d€885,€889€(Tenn.€2002)Ð ¸"! ÐWhen€construing€contracts,€the€words€contained€within€the€instrument€should€be€given€theirÐ ¡#ñ" Ðplain,€ordinary€meaning,€and,€ð ðin€the€absence€of€fraud€or€mistake,€a€contract€must€be€interpretedÐ Š$Ú# Ðand€enforced€as€written,€even€though€it€contains€terms€which€may€be€thought€harsh€or€unjust.ðð€Ð s%à $ ÐòòHeyer„Jordan€&€Assoc.,€Inc.€v.€Jordanóó,€801€S.W.2d€814,€821€(Tenn.€Ct.€App.€1990)(citingÐ \&¬!% ÐòòBallard€v.€North€Am.€Life€&€Cas.€Co.óó,€667€S.W.2d€79€(Tenn.€Ct.€App.€1983)).€€If€the€contractÐ E'•"& Ðlanguage€is€unambiguous,€the€written€terms€control,€not€the€ð ðunexpressed€intention€of€one€of€theÐ .(~#' Ðparties.ðð€òò€Sutton€v.€First€Natððl€Bank€of€Crossvilleóó,€620€S.W.2d€526,€530€(Tenn.€Ct.€App.€1981).€Ð )g$( ÐThe€rights€and€obligations€of€parties€to€a€contract€are€determined€by€the€terms€written€in€theÐ *P%) Ðagreement.€€òòCookeville€Gynecology€&€Obstetrics,€P.C.€v.€Southeastern€Data€Sysóó.,€884€S.W.2dÐ é*9&* Ð458,€461ð!ð62€(Tenn.€Ct.€App.€1994).Ð Ò+"'+ Їà  àThe€lease€at€issue€in€this€case€clearly€and€unambiguously€obligated€Lessee€to€performÐ ° Ðcertain€covenants.€€Under€the€lease,€Lessee€agreed€to,€among€other€things,€continuously€operate€aÐ ™é Ðrestaurant€and€maintain€the€premises€in€good€order€and€repair.€€There€is€no€serious€dispute€thatÐ ‚Ò ÐLessee€failed€to€perform€these€covenants.€€Restaurant€operations€were€shut€down€beginningÐ k» ÐMarch,€1988,€and€the€condition€of€the€premises€deteriorated€steadily€thereafter.€€The€lease,€by€itsÐ T¤ Ðterms,€granted€Lessor€the€right€to€terminate€the€lease€for€these€defaults.€€The€chancellor€foundÐ =  Ðthat€Lessee€ð ðmade€numerous€representations€.€.€.€that€[it€would]€.€.€.€assign€or€sublease€theÐ & v Ðpremises€to€a€third€party€that€would€re„open€the€restaurant€or€use€the€property€for€another€validÐ  _ Ðbusiness€purpose.ðð€€The€trial€court€further€found€that,€relying€on€these€representations,€LessorÐ ø H Ðwas€induced€to€permit€Lessee€to€continue€under€the€lease.€€òòóóLessor€attempted€to€assist€Lessee€inÐ á 1  Ðits€purported€efforts€to€find€a€subtenant€and€procure€landscaping€services€to€restore€the€premisesÐ Ê   Ðto€an€acceptable€condition.€€Pursuant€to€the€lease,€Lessee€was€given€affirmative€notice€to€correctÐ ³  Ðthese€defaults€within€thirty€days€of€the€notice,€dated€April€8,€1991.€€Lessee€did€not€cure€theseÐ œì  Ðdefaults,€and€on€June€27,€1991,€some€two€and€one„half€months€after€the€notice€of€default,€LessorÐ …Õ  Ðmailed€a€letter€of€termination€of€the€lease€effective€immediately.€€These€findings€by€theÐ n¾  Ðchancellor€are€amply€supported€by€the€record.€€Ð W§  ÐÌà  àLessee€first€contends€that€the€April€8,€1991€notice€of€default€was€unreasonable€because€itÐ )y Ðwas€insufficient€to€put€Lessee€on€notice€that,€if€Lessee€failed€to€cure€the€defaults,€Lessor€wouldÐ b Ðterminate€the€lease.€€The€record,€on€the€other€hand,€paints€a€much€different€picture.€€BesidesÐ ûK Ðindicating€to€Lessee€that€rent€was€outstanding€and€that€Lesseeððs€certificate€of€insurance€hadÐ ä4 Ðexpired,€the€April€8òòthóó€letter€recited,€in€relevant€part,€the€following:€ð ðArticle€24€of€the€leaseÐ Í Ðprovides€for€immediate€termination€of€the€lease€upon€ððthe€abandonment€or€discontinuance€of€theÐ ¶ Ðoperation€and€service€by€Lessee.ðð€€We€feel€that€this€situation€has€occurred.ðð€€The€letter€continuedÐ Ÿï Ðby€restating€Article€24€of€the€lease€which€provides€for€termination€of€the€lease€for€failure€toÐ ˆØ Ðperform€the€covenants€within€the€lease,€ð ðafter€the€expiration€of€thirty€(30)€days€from€the€dateÐ qÁ Ðwritten€notice€has€been€given€to€the€Lessee€by€the€Lessor€to€correct€such€default€or€breach.ðð€€òòóóAtÐ Zª Ðthe€close€of€this€paragraph€in€the€letter,€Lessor€included€the€following€statement€in€all€capitalÐ C“ Ðletters,€ð ðPLEASE€CONSIDER€THIS€YOUR€NOTICE€TO€CORRECT€THE€DEFAULTSÐ ,| ÐENUMERATED€ABOVE.ðð€€òòóóMoreover,€ò òó ówhen€asked€to€review€this€letter€at€the€trial,€CEO€andÐ e ÐPresident€of€Lessee,€David€Tallichet,€testified€that€ð ð[the€letter]€does€look€like€a€notice€of€default.ðð€Ð þN ÐIt€is€clear€from€the€record€that€the€notice€of€default€was€unmistakable,€and€Lessee€clearlyÐ ç 7 Ðunderstood€the€purpose€of€the€letter.Ð Ð!   Ðò òó óÌà  àLessee€also€contends€that€Lessor€improperly€terminated€the€lease€by€regaining€possessionÐ ¢#ò" Ðof€the€premises€without€seeking€a€writ€of€possession.€€As€stated€previously,€the€record€reflectsÐ ‹$Û# Ðthat€Lessee€was€in€breach€of€numerous€provisions€of€the€lease.€€After€putting€Lessee€on€notice€ofÐ t%Ä $ Ðcertain€defaults€and€failing€to€cure€those€problems,€Lessor€was€well€within€its€rights€under€theÐ ]&­!% Ðlease€to€terminate.€€Lesseeððs€primary€contention,€however,€deals€with€the€manner€in€whichÐ F'–"& ÐLessor€proceeded€after€the€June€27,€1991€letter€of€termination.€€We€will€separately€address€theÐ /(#' Ðissue€of€whether€a€writ€of€possession€was€necessary€in€this€case.Ð )h$( ÐÌÓ  Óà @ àà @` àà @¸ à(b)€€òòWaiveróóÐ ê*:&* ÐÓEkÓÐ Ó+#'+ Ðà  àLessee€also€asserts€waiver€on€the€part€of€Lessor.€€The€fact€that€Lessor€assisted€Lessee€inÐ ° Ðits€efforts€to€find€a€subtenant,€while€accepting€rental€payments€for€the€months׃×Ý ƒ #ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×€of€April,€May,Ð ™é Ðand€June€1991€does€not,€as€Lessee€suggests,€serve€as€a€waiver€of€Lessorððs€rights€under€the€lease.€Ð ‚Ò ÐWaiver€is€commonly€defined€as€the€ð ðvoluntary€relinquishment€of€a€known€right[,]€established€byÐ k» Ðexpress€declarations€or€acts€manifesting€an€intent€not€to€claim€the€right.ðð€€òòTenn.€Asphalt€Co.€v.Ð T¤ ÐPurcell€Enter.,€Inc.óó,€631€S.W.2d€439,€444€(Tenn.€Ct.€App.€1982).€€In€general,€by€acceptingÐ =  Ðbenefits€under€a€contract€with€knowledge€of€a€breach,€the€non„breaching€party€waives€the€breach.€Ð & v Ð17€Am.€Juròò.óó€2dòò€Contracts€óóðð€447€(1964).€€The€analysis,€however,€does€not€stop€there,€asÐ  _ ÐTennessee€law€also€holds:Ð ø H ÐÌà8  à[M]ere€efforts€on€the€part€of€an€innocent€party€to€persuade€the€promisor,€whoÐ Ê   Ðrepudiates€his€agreement,€to€reject€that€repudiation€and€proceed€honorably€in€theÐ ³  Ðperformance€of€his€agreement€have€been€held€not€to€involve€a€waiver€of€theÐ œì  Ðinnocent€partyððs€right€to€avail€himself€of€the€breach€after€the€efforts€finally€proveÐ …Õ  Ðunsuccessful.Ðn¾ Ð Ð  ÐÌòòId.;€W.F.€Holt€Co.€v.€A&E€Elec.€Co.,€Inc.óó,€665€S.W.2d€722,€733€(Tenn.€Ct.€App.€1983).Ð @ ÐNegotiating€with€another€party€in€the€face€of€a€breach€by€that€party€will€not€constitute€a€waiver,Ð )y Ðwhere€such€action€was€the€result€of€misrepresentation€by€the€breaching€party.€òò€W.F.€Holt€Co.óó,Ð b Ð665€S.W.2d€at€733ð!ð34.€€Ô#†XÓwXXX|*” #ÔÔ‡X|*XXXÓwÔWaiver€may€also€be€shown€by€ð ðexpress€declaration;€or€by€acts€andÐ ûK Ðdeclarations€manifesting€an€intent€and€purpose€not€to€claim€the€supposed€advantage;€or€by€courseÐ ä4 Ðof€acts€and€conduct,€or€by€so€neglecting€and€failing€to€act,€as€to€induce€a€belief€that€it€was€[theÐ Í Ðpartyððs]€intention€and€purpose€to€waive.ðð€€òòÔ#†XÓwXXX|*gs#ÔÔ‡X|*XXXÓwÔJenkins€Subway,€Inc.€v.€Jonesóó,€990€S.W.2d€713,€722Ð ¶ Ð(Tenn.€Ct.€App.€1998)Ô#†XÓwXXX|*"u#ÔÔ‡X|*XXXÓwÔ(quoting€òòBaird€v.€Fidelity„Phenix€Fire€Ins.€Co.óó,€162€S.W.2d€384,€389Ð Ÿï Ð(Tenn.€1942)).Ð ˆØ ÐÓ€ O !"(ÿÿ03#ÓÓ?+° °` ¸ hÀpÈ xÐ °œX?ÓÔ#†XÓwXXX|*Ãu#ÔÔ‡X|*XXXÓwÔÌà  àIn€this€case,€Lessor€never€indicated€that€it€was€releasing€or€waiving€its€rights€under€theÐ Zª Ðlease€by€cooperating€with€Lesseeððs€attempts€to€cure€the€defaults.€€In€fact,€there€is€nothing€in€theÐ C“ Ðrecord€to€indicate€Lessee€ever€asserted€a€waiver€on€the€part€of€Lessor.€€On€repeated€occasions,Ð ,| ÐLessee€represented€that€it€was€close€to€finding€a€subtenant€and€was€arranging€to€have€theÐ e Ðpremises€repaired.€€In€reliance€on€Lesseeððs€repeated€assurances,€Lessor€cooperated€with€LesseeÐ þN Ðin€working€towards€an€amicable€resolution.€€While€attempting€to€cure€the€numerous€defaults,Ð ç 7 ÐLessee€remained€obligated€under€the€lease€to€pay€rent.€€By€accepting€those€rental€payments,Ð Ð!   ÐLessor€was€not€waiving€any€breach€on€the€part€of€Lessee€because€Lessee€understood€that€itÐ ¹" ! Ðremained€obligated€under€the€lease€to€operate€a€restaurant€or€find€a€suitable€replacement€andÐ ¢#ò" Ðrestore€the€premises€to€a€good€state€of€repair€and€condition.€€When€it€became€apparent€thatÐ ‹$Û# ÐLessee€was€either€unwilling€or€unable€to€fulfill€these€promises,€Lessor€terminated€the€lease.€€WeÐ t%Ä $ Ðhold€the€trial€court€did€not€err€in€finding€that€Lessor€did€not€waive€the€covenants€under€the€leaseÐ ° Ðby€accepting€rental€payments€after€the€notice€of€default.Ð ™é ÐÌÓ  Óà @ àà @` à(2)€òòReentry€Without€Writ€of€PossessionóóÐ k» ÐÓ"}ÓÌà  àSoon€after€Lessorððs€July€27,€1991,€letter€of€termination,€Lessor€went€onto€the€premisesÐ =  Ðand€placed€a€padlock€on€the€outside€gate.€€Lessor€proceeded€in€this€fashion€based€upon€the€right„Ð & v Ðof„reentry€provision€in€the€lease,€which€states€as€follows:€ð ðIn€the€event€of€the€cancellation€orÐ  _ Ðtermination€of€this€Lease€by€the€Lessor€the€Lessor€may€immediately€or€at€any€time€thereafter€re„Ð ø H Ðenter€the€demised€premises€or€any€part€thereof€in€the€name€of€the€whole€and€repossess€and€haveÐ á 1  Ðthe€same€as€of€Lessorððs€former€estate.€.€.€.ðð€€Lessor€contends,€and€Lessee€vehemently€disputes,Ð Ê   Ðthat€under€the€facts€of€this€case€Lessor€was€not€required€to€resort€to€the€courts€to€reenter€andÐ ³  Ðrepossess€the€premises.€€Lessor€bases€its€argument€on€the€existence€of€the€bargained„for€right„of„Ð œì  Ðreentry€provision€in€the€lease€and€the€fact€that€the€premises€had€been€vacant€for€three€years.€Ð …Õ  ÐLessee€argues€that€despite€the€unoccupied€appearance€of€the€building,€Lessee€was€still€inÐ n¾  Ðð ðpossessionðð€of€the€premises,€thus€Lessor€was€required€to€seek€a€writ€of€possession€under€sectionÐ W§  Ð29„18„101,€òòet€seq.óó€of€the€Tennessee€Code€(Forcible€Entry€and€Detainer).€Ð @ ÐÌà  àSince€1821,€Tennessee€has€had€a€statute€that€ð ðcreates€a€right€to€bring€a€cause€of€action€forÐ b Ða€writ€of€possession€when€a€lessee€remains€on€the€leased€property€after€the€lease€has€beenÐ ûK Ðterminated.ðð€òò€Cain€Pððship€Ltd.€v.€Pioneer€Inv.€Servs.€Co.óó,€914€S.W.2d€452,€456€(Tenn.€1996).€Ð ä4 ÐSection€29„18„101€of€the€Tennessee€Code€provides€that€ð ð[n]o€person€shall€enter€upon€any€lands,Ð Í Ðtenements,€or€other€possessions,€and€detain€or€hold€the€same,€but€where€entry€is€given€by€law,Ð ¶ Ðand€then€only€in€a€peaceable€manner.ðð€€Tenn.€Code€Ann.€ðð€29„18„101€(1999€Supp.).€€TheÐ Ÿï Ðlegislative€intent€behind€the€creation€of€Forcible€Entry€and€Detainer€(FED)€actions€was€toÐ ˆØ Ðprovide€a€streamlined€summary€procedure€to€determine€the€rights€to€possession€of€land,€inÐ qÁ Ðcontrast€to€the€old€formal€common€law€ejectment€action.€€òòNewport€Hous.€Auth.€v.€Ballardóó,€839Ð Zª ÐS.W.2d€86€(Tenn.€1992).€€FED€proceedings€also€serve€the€function€of€preventing€violence€andÐ C“ Ðbreaches€of€the€peace€that€result€from€the€inherent€friction€caused€by€repossessing€propertyÐ ,| Ðthrough€self„help.€€òòChildress€v.€Blackóó,€17€Tenn.€317,€320€(1836);€35A€Am.€Juròò.óó€2d€òòForcibleÐ e ÐEntry€and€Detaineróó€ðð€6€(2001).€€To€avoid€these€conflicts,€the€party€seeking€to€repossess€the€landÐ þN Ðmust€do€so€with€the€aid€of€a€writ€of€possession€issued€by€the€court.€€òòHayes€v.€SchweikartsÐ ç 7 ÐUpholstering€Co.óó,€402€S.W.2d€472,€484€(Tenn.€Ct.€Appòò.€óó1965).Ð Ð!   ÐÌà  àThe€cases€construing€Tennessee€FED€law€hold€that,€absent€abandonment€or€surrender€ofÐ ¢#ò" Ðthe€premises€by€the€tenant,€the€landlord€is€required€to€seek€a€writ€of€possession€before€reenteringÐ ‹$Û# Ðthe€land.€òò€Cain€Pððshipóó,€914€S.W.2d€at€456ð!ð57;òò€Matthews€v.€Croffordóó,€167€S.W.€695,€698€(Tenn.Ð t%Ä $ Ð1914);òò€Hayes,óó€402€S.W.2d€at€484;€òòCutshaw€v.€Campbellóó,€3€Tenn.€App.€666,€688ð!ð89€(1925);Ð ]&­!% ÐòòWilliam€B.€Tanner€Coóó.€òòv.€United€Statesóó,€No.€C„75„337,€1976€WL€1065,€at€*4€(W.D.€Tenn.€JuneÐ F'–"& Ð16,€1976)òòóó.€€Although€other€states€allow€a€commercial€tenant€to€waive€its€statutory€protectionÐ /(#' Ðfrom€self„help€repossession€through€a€right„of„reentry€clause,€in€Tennessee,€ð ðthe€action€ofÐ )h$( Ðunlawful€detainer€is€the€legal€substitute€for€personal€entry.ðð€òò€Matthewsóó,€167€S.W.€at€698.€€òòóóInÐ *Q%) ÐòòCutshaw€v.€Campbellóó,€this€Court€stated,€ð ðthe€jurisdiction€of€the€courts€to€determine€theseÐ ê*:&* Ðquestions€of€disputed€sovereignty€cannot€be€delegated€to€individuals.ðð€òò€Cutshawóó,€3€Tenn.€App.€atÐ Ó+#'+ Ð688.€€The€court€further€stated€that€even€if€the€right„of„reentry€provision€undertook€to€allow€forÐ ° Ðself„help,€ð ðit€was€right€in€the€teeth€of€the€law,€subversive€of€its€peaceful€process,€and€void.ðð€€òòIdóó.Ð ™é ÐÌà  àIn€its€brief€to€this€Court,€Lessor€cites€òòNashville€Record€Productions,€Inc.€v.€Mr.Ð k» ÐTransmission,€Inc.óó,€623€S.W.2d€281€(Tenn.€Ct.€App.€1981),€for€the€proposition€that,€pursuant€to€aÐ T¤ Ðright„of„reentry€clause,€a€commercial€landlord€may€repossess€leased€premises€without€a€writ€ofÐ =  Ðpossession.€òòóó€The€primary€issue€in€òòNashville€Record€óówas€whether€a€lease€provision€could€waiveÐ & v Ðthe€common€law€requirement€that€rent€be€demanded€before€a€forfeiture€could€be€declared.€òò€Idóó.€atÐ  _ Ð282.€€In€òòNashville€Recordóó,€the€tenant€was€in€default€for€failure€to€pay€rent,€and€after€severalÐ ø H Ðnotices€to€cure,€the€landlord€declared€the€lease€forfeited.€€òòId.óó€€The€landlord€then€brought€an€actionÐ á 1  Ðto€recover€possession€in€March€1980,€which€was€ultimately€granted€by€the€trial€court€in€OctoberÐ Ê   Ð1980.€€òòIdóó.€at€283.€€In€May€1980,€subsequent€to€the€initiation€of€the€possession€action,€the€tenantÐ ³  Ðvacated,€whereupon€the€landlord€locked€the€premises.€€The€appeal€by€the€landlord€centeredÐ œì  Ðaround€whether€it€was€entitled€to€rents€from€the€time€the€tenant€vacated€in€May€through€the€timeÐ …Õ  Ðthe€writ€of€possession€was€issued€in€October.€òò€Idóó.€€This€Court€denied€the€landlord€rent€for€thoseÐ n¾  Ðmonths€during€which€the€premises€were€vacant€but€no€order€of€possession€had€yet€been€issuedÐ W§  Ðbecause€we€found€that€the€landlord€had€possession€and€use€of€the€premises€from€the€time€ofÐ @ Ðactual€repossession€forward.€€òòIdóó.€at€284.òò€€óóThe€leaseððs€right„of„reentry€clause€had€no€bearing€onÐ )y Ðthe€holding€in€òòNashville€Recordsóó,€as€the€landlord€gained€possession€by€initiating€the€FED€action.€Ð b ÐòòIdóó.€at€283.€€òòNashville€Recordsóó€is€not€determinative€to€the€case€at€bar€because€the€landlord€thereÐ ûK Ðdid,€in€fact,€seek€and€obtain€a€writ€of€possession€pursuant€to€section€29„18„127€of€the€TennesseeÐ ä4 ÐCode.Ð Í ÐÌà  àOther€states€have€adapted€their€FED€law,€either€by€statute€or€case€law,€to€allow€forÐ Ÿï Ðreentry€without€judicial€process€in€the€commercial€lease€context.€€òòSee,€e.g.,€Rucker€v.€Wynnóó,€441Ð ˆØ ÐS.E.2d€417,€419€(Ga.€Ct.€App.€1994);€òòClark€v.€Service€Auto€Co.óó,€108€So.€704,€707€(Miss.€1926)òòóó.€Ð qÁ ÐIn€those€states,€a€commercial€landlord€may€reenter€under€a€right„of„reentry€provision€to€effect€aÐ Zª Ðself„help€repossession€without€judicial€process€if€the€repossession€can€be€achieved€without€aÐ C“ Ðbreach€of€the€peace.€€òòRuckeróó,€441€S.E.2d€at€420;€òòCraig€Wrecking€Co.€v.€S.G.€Loewendick€&€Sons,Ð ,| ÐInc.óó,€526€N.E.2d€321,€326€(Ohio€Ct.€App.€1987);€òòLiberty€Indus.€Park€Corp.€v.€ProtectiveÐ e ÐPackaging€Corp.óó,€335€N.Y.S.2d€333,€336ð!ð37€(N.Y.€Sup.€Ct.€1972)òòóó.€òòóó€By€statute€in€Georgia,€in€anyÐ þN Ðòòresidentialóó€lease,€a€landlord€or€tenant€may€not€waive€any€rights€or€obligations€contained€in€theÐ ç 7 Ðsections€covering€dispossession€proceedings.€€Ga.€Code.€Ann€ðð€44„7„2€(2003).ò òó ó€òòóó€Therefore,Ð Ð!   ÐGeorgia€courts€have€held€that,€by€implication,€commercial€lessors€may€avoid€FED€proceedingsÐ ¹" ! Ðthrough€the€inclusion€of€default€and€right„of„reentry€provisions.€òò€Colonial€Self„Storage€of€SouthÐ ¢#ò" ÐEast,€Inc.€v.€Concord€Props.,€Inc.óó,€249€S.E.2d€310,€311€(Ga.€Ct.€App.€1978).€€Tennesseeððs€FEDÐ ‹$Û# Ðstatute,€however,€does€not€distinguish€between€residential€and€non„residential€property.Ð t%Ä $ ÐÌà  àUnder€the€facts€of€this€case,€despite€the€lease€provision€for€reentry,€Lessor€was€requiredÐ F'–"& Ðto€seek€a€writ€of€possession€before€reentering€the€premises.€€In€this€case,€however,€Lessor€wouldÐ /(#' Ðhave€been€entitled€to€possession€had€it€proceeded€according€to€the€unlawful€detainer€statute,€andÐ )h$( ÐLessee€has€failed€to€show€any€actual€damages€suffered€from€Lessorððs€failure€to€seek€and€obtain€aÐ *Q%) Ðwrit€of€possession€before€repossessing€the€property.€€Thus,€Lessee€is€entitled€to€nominal€damagesÐ ê*:&* Ðonly.€òò€Cutshawóó€òòv.€Campbellóó,€3€Tenn.€App.€666,€689€(1925)(holding€that€tenant€who€wasÐ Ó+#'+ Ðunlawfully€dispossessed€but€had€no€rights€in€the€property€after€the€date€of€termination€entitled€toÐ ° Ðnominal€damages€only).Ð ™é ÐÌÓ  Óà @ àà @` à(3)€€òòPermission€to€Amend€Complaint€Made€Contingent€on€Continuance€of€TrialÐ k» ÐÓ.¢ÓÌà  àóóUnder€Rule€15.01€of€the€Tennessee€Rules€of€Civil€Procedure,€once€a€responsive€pleadingÐ ; ‹ Ðis€served€or€the€time€allowed€for€amendment€has€expired,€a€party€may€amend€the€partyððsÐ $ t Ðpleadings€ð ðonly€by€written€consent€of€the€adverse€party€or€by€leave€of€court;€and€leave€shallÐ  ] Ðfreely€be€given€when€justice€so€requires.ðð€€Tenn.€R.€Civ.€P.€15.01€(2004).€€The€ruleððs€provisionÐ ö F Ðthat€ð ðleave€shall€be€freely€givenðð€has€been€liberally€construed€to€ð ðlessen[]€the€exercise€of€pre„Ð ß /  Ðtrial€discretion€on€the€part€of€the€trial€judge.ðð€€òòBranch€v.€Warrenóó,€527€S.W.2d€89,€91ð!ð92€(Tenn.Ð È   Ð1975).€€Therefore,€the€court€should€freely€grant€the€amendment,€so€long€as€prejudice€to€theÐ ±  Ðopposing€party€can€be€avoided.€€òòHarden€v.€Danek€Med.,€Inc.óó,€985€S.W.2d€449,€454€(Tenn.€Ct.Ð šê  ÐApp.€1998);€òòCampbell€County€Bd.€of€Educ.€v.€Brownlee„Kesterson,€Inc.óó,€677€S.W.2d€457€(Tenn.Ð ƒÓ  ÐCt.€App.€1984).€€The€court,€however,€retains€discretion€to€condition€the€amendment€in€order€toÐ l¼  Ðminimize€prejudice€to€the€opposing€party€in€maintaining€his€or€her€action€or€defense.€€ForÐ U¥  Ðexample,€the€court€may€condition€the€amendment€on€the€granting€of€a€continuance€or€the€postingÐ >Ž Ðof€a€bond.€€òòGardiner€v.€Wordóó,€731€S.W.2d€889,€892ð!ð93€(Tenn.€1987).€€The€trial€judgeððs€decisionÐ 'w Ðð ðwill€not€be€reversed€unless€[an]€abuse€of€discretion€is€shown.ðð€òò€Hardenóó,€985€S.W.2d€at€454Ð ` Ð(quoting€òòWelch€v.€Thuanóó,€882€S.W.2d€792,€793€(Tenn.€Ct.€App.€1994)).Ð ùI ÐÌà  àHere,€Lessee€filed€its€original€complaint€on€January€24,€1992.€€The€case€finally€went€toÐ Ë Ðtrial€on€November€28,€2000.€€According€to€Appellantððs€brief,€the€case€was€first€set€for€trial€onÐ ´ ÐFebruary€12,€1999€but€was€postponed€by€the€trial€judge€until€October€1999.€€The€October€trialÐ í Ðdate€was€further€postponed€until€November€28,€2000.€€Lessee€argues€that€both€of€theseÐ †Ö Ðcontinuances€were€on€the€trial€courtððs€own€motion.׃×Ý ƒ #ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×Ð o¿ ÐÌà  àDuring€a€pre„trial€hearing€on€August€16,€2000,€the€trial€judge€set€a€deadline€of€NovemberÐ A‘ Ð1,€2000€for€the€filing€of€any€additional€court€documents.€€The€court€stated€to€counsel€for€bothÐ *z Ðparties€that€it€wanted€to€maintain€a€ð ðdrop„deadðð€trial€date€and€have€ð ðno€more€surprise€motions.ðð€Ð c ÐCounsel€for€both€parties€agreed€that€nothing€further€would€be€filed€past€that€date.€€òòóóIn€fact,Ð üL ÐLesseeððs€counsel€made€repeated€statements€that€he€did€not€want€to€file€anything€else.€€òòóóOn€AugustÐ å 5 Ð29,€2000,€the€trial€court€issued€a€scheduling€order€instituting€a€November€1,€2000€deadline€forÐ Î!  Ðthe€filing€of€any€additional€court€documents.€€Ð ·"! ÐÌà  àOn€November€3,€2000,€Lessee€filed€a€motion€to€amend€its€complaint.€€This€motion€wasÐ ‰$Ù# Ðfiled€two€days€after€the€agreed€upon€deadline,€almost€nine€years€after€the€original€complaint,€andÐ r% $ Ðthree€weeks€before€trial.€€The€proposed€amended€complaint€included€claims€for€relief€that€wereÐ [&«!% Ðnot€pled€in€the€original€complaint,€including€claims€for€trespass,€conversion,€and€inverseÐ D'”"& Ðcondemnation.€€Lessee€argued€in€the€trial€court€that€the€amended€complaint€would€do€nothingÐ -(}#' Ðmore€than€memorialize€the€theories€of€recovery€Lessee€had€been€claiming€throughout€the€pre„Ð )f$( Ðtrial€stages€of€this€case,€and€that€Lessor€was€on€notice€that€Lessee€was€pursuing€these€claims.€€OnÐ ° ÐNovember€8,€2000,€Lessor€filed€a€motion€to€strike€Lesseeððs€proposed€amended€complaint.€€At€theÐ ™é ÐNovember€8,€2000€hearing€on€this€matter,€the€chancellor€stated€to€Lesseeððs€counsel€that€he€wouldÐ ‚Ò Ðallow€Lessee€to€ð ðamend€this€lawsuit€anyway€you€feel€like€you€want€to,ðð€but€that€he€was€notÐ k» Ðgoing€to€require€the€Lessor€to€go€to€trial€on€November€28òòthóó.€€Therefore,€Lessee€had€the€option€toÐ T¤ Ðamend€its€complaint€and€have€the€trial€postponed€or€go€to€trial€as€scheduled€on€the€originalÐ =  Ðcomplaint.€€Lessee€chose€the€latter.€€In€light€of€the€looming€trial€date€and€the€assertion€of€newÐ & v Ðclaims€in€the€proposed€amended€complaint,€we€cannot€say€the€chancellor€abused€his€discretionÐ  _ Ðby€conditioning€leave€to€amend€on€Lesseeððs€agreement€to€a€continuance€of€the€trial.Ð ø H ÐÌÓ  Óà @ àà @` à(4)€€òòProffered€Expert€Testimony€of€Philip€Kolbe,€Ph.€D.׃×Ý ƒ #ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×Ð Ê   ÐÓúµÓÌà  àóóIn€this€case,€Lessee€sought€to€recover€damages€for€the€cost€of€reconstruction,€lost€profits,Ð šê  Ðand€the€value€of€the€leasehold€interest.€€Proceeding€to€trial,€Lesseeððs€primary€expert€witness€onÐ ƒÓ  Ðthe€issue€of€damages€was€Philip€Kolbe,€Ph.D.€(ð ðDr.€Kolbeðð),€a€professor€of€finance€and€realÐ l¼  Ðestate€at€the€University€of€Memphis.€€òòóóBoth€parties€and€the€chancellor€conducted€a€lengthy€òòvoirÐ U¥  Ðdireóó€of€Dr.€Kolbe.€€During€the€questioning,€Dr.€Kolbe€responded€that€he€never€saw€the€actualÐ >Ž Ðpremises€or€any€of€the€building€plans.€€His€opinion€as€to€construction€costs€was€based€on€generalÐ 'w Ðknowledge€rather€than€any€specific€factual€basis€pertaining€to€the€premises€at€issue.€€He€did€notÐ ` Ðcome€prepared€to€testify€to€the€value€of€comparable€real€estate€and€could€not€remember€theÐ ùI Ðnames€of€people€he€spoke€with€regarding€comparable€real€estate€values.€€òòóóDr.€Kolbeððs€valuation€ofÐ â2 Ðthe€leasehold€interest€was€based€on€òòóócomparables€to€which€he€could€not€identify€and€two€offersÐ Ë Ðfor€the€leased€premises€that,€according€to€Mr.€Tallichet,€ð ðnever€materialized.ðð€€òòÐ ´ ÐÌà  àóóUnder€Rule€702€of€the€Tennessee€Rules€of€Evidence,€a€witness€may€testify€in€the€form€ofÐ „Ô Ðopinion€on€scientific,€technical,€or€other€specialized€matters.€€Tenn.€R.€Evid.€702€(2004).€€BeforeÐ m½ Ða€court€will€allow€such€expert€testimony,€the€proponent€must€first€show€that€(1)€the€witness€isÐ V¦ Ðð ðqualified€as€an€expert€by€knowledge,€skill,€experience,€training,€or€education[,]ðð€and€(2)€theÐ ? Ðtestimony€will€ð ðsubstantially€assist€the€trier€of€fact€to€understand€the€evidence€or€to€determine€aÐ (x Ðfact€in€issue.ðð€òò€Idóó.€€If€the€underlying€facts€or€data€upon€which€the€witness€bases€his/her€opinionÐ a Ðð ðindicate€lack€of€trustworthiness,ðð€the€court€must€disallow€the€so„called€expert€testimony.€€Tenn.Ð úJ ÐR.€Evid.€703€(2004);€òòMcDaniel€v.€CSX€Transp.,€Inc.óó,€955€S.W.2d.€257,€265€(Tenn.€1997).€€TheÐ ã 3 Ðqualification€of€a€witness€as€an€expert€is€a€preliminary€question€for€the€trial€judge.€€Tenn.€R.Ð Ì!  ÐEvid.€104(a)(2004);€òòMcDanielóó,€955€S.W.2d.€at€263.€€The€trial€courtððs€ruling€on€the€admissibilityÐ µ"! Ðof€ð ðexpertðð€testimony€may€only€be€reversed€upon€a€showing€that€the€courtððs€decision€wasÐ ž#î" Ðarbitrary€or€an€abuse€of€discretion.€€òòMcDanielóó,€955€S.W.2d€at€263ð!ð64€(citing€òòState€v.€Ballardóó,Ð ‡$×# Ð855€S.W.2d€557,€562€(Tenn.€1992));€òòLindgren€v.€City€of€Johnson€Cityóó,€88€S.W.3d€581,€585Ð p%À $ Ð(Tenn.€Ct.€App.€2002)(citing€òòWhite€v.€Vanderbilt€Universityóó,€21€S.W.3d€215,€231€(Tenn.€Ct.Ð Y&©!% ÐApp.€1999)).Ð B'’"& Їà  àThe€chancellor€noted€that€he€was€predisposed€to€admit€the€testimony€of€Dr.€Kolbe€andÐ ° Ðremarked€that€Dr.€Kolbeððs€resume€and€background€was€impressive.€€Yet,€in€this€case,€theÐ ™é Ðchancellor€found€that€Lessee€had€failed€to€carry€its€burden€in€qualifying€Dr.€Kolbe€as€an€expert€inÐ ‚Ò Ðthe€proposed€areas€of€testimony€because€the€factual€bases€for€the€proffered€testimony€lackedÐ k» Ðreliability€and€trustworthiness.€€òòóóAfter€reviewing€the€record,€there€was€ample€evidence€to€supportÐ T¤ Ðthe€trial€courtððs€decision€to€exclude€Dr.€Kolbeððs€proffered€expert€testimony.Ð =  ÐÌÓ  Óà @ àà @` à(5)€€òòFailure€to€Appoint€Special€MasteróóÐ  _ ÐÓeÅÓÌà  àAfter€the€trial€on€the€merits,€Lessee€filed€a€motion€to€appoint€a€special€master€to€report€onÐ á 1  Ðthe€amount€of€damages€suffered€by€Lessee.€€The€trial€court€took€no€action€on€this€motion,Ð Ê   Ðpresumably€because€the€court€found€that€Lessee€was€in€breach€and€consequently€was€not€entitledÐ ³  Ðto€damages.Ð œì  ÐÌà  àIn€general,€the€decision€whether€to€appoint€a€special€master€is€within€the€discretion€of€theÐ n¾  Ðtrial€court.€€Tenn.€R.€Civ.€P.€53.01€(2004)(ð ðThe€court€in€which€any€action€is€pending€òòmay€óóappointÐ W§  Ða€Special€Master€therein.ðð).€€Lessee€argues€that€the€trial€court€has€no€discretion€in€whether€toÐ @ Ðappoint€a€special€master€to€make€a€recommendation€on€the€amount€of€damages.€€In€support€ofÐ )y Ðthis€argument,€Lessee€cites€òòProvident€Life€&€Accident€Insurance€Co.€v.€Globe€Indemnity€Co.óó,€3Ð b ÐS.W.2d€1057€(Tenn.€1928).€€In€òòProvident€Lifeóó,€the€Tennessee€Supreme€Court€held€that,€in€casesÐ ûK Ðinvolving€complicated€accountings,€the€matter€should€be€referred€to€a€special€master€after€theÐ ä4 Ðbasis€for€the€accounting€has€been€determined€by€the€trial€judge.€€òòProvident€Lifeóó,€3€S.W.2d€atÐ Í Ð1058.€€Assuming,€òòarguendoóó,òò€óóthat€a€trial€judge€is€required€to€appoint€a€special€master€to€assessÐ ¶ Ðdamages,€here,€the€chancellor€found€that€Lessee€had€breached€the€lease€and€was€not€entitled€toÐ Ÿï Ðdamages.€€Therefore,€this€issue€is€moot,€as€the€appointment€of€a€special€master€would€haveÐ ˆØ Ðserved€no€purpose.Ð qÁ ÐÌÓ  Óà @ àà @` à(6)€€òòTrial€Courtððs€Exclusion€of€Deposition€Testimony€of€California€DeponentsÐ C“ ÐÓ£ÌÓÌà  àóóOn€April€1,€1998,€Lessorððs€counsel€gave€notice€to€Lessee€that€it€would€be€traveling€toÐ c ÐCalifornia€and€taking€a€number€of€depositions€of€Specialty€employees,€namely€Mr.€Longoria€andÐ üL ÐGloria€Madsen.€€The€depositions€were€taken€during€the€week€of€April€14,€1998,€and€LesseeððsÐ å 5 Ðcounsel€was€present.€€After€Lessor€finished€his€direct€examination€of€the€first€deponent,€Mr.Ð Î!  ÐLongoria,€Lessee€began€questioning€Mr.€Longoria.€€At€that€point,€Lessorððs€counsel€objected€toÐ ·"! Ðany€evidentiary€use€at€trial€by€Lessee€of€the€deposition€testimony€of€Mr.€Longoria.€€LessorððsÐ  #ð" Ðcounsel€stated€that€he€had€given€notice€that€the€deposition€was€for€discovery€only€and€not€forÐ ‰$Ù# Ðevidentiary€use.€€òòóóLesseeððs€counsel€stated€his€understanding€that€the€law€made€no€distinctionÐ r% $ Ðbetween€a€ð ðdiscoveryðð€deposition€and€an€ð ðevidentiaryðð€deposition.€€òòóóBoth€parties€made€aÐ [&«!% Ðstatement€for€the€record,€and€Lesseeððs€counsel€continued€questioning.€€òòóóUpon€the€close€ofÐ D'”"& ÐLesseeððs€questioning€of€Mr.€Longoria,€which€concluded€the€following€morning,€Lessorððs€counselÐ -(}#' Ðdid€not€conduct€a€redirect€examination.€€Ð )f$( ÐÌà  àBefore€the€trial,€Lessor€filed€a€motion€òòin€limineóó€to€exclude€the€use€by€Lessee€in€its€case„Ð è*8&* Ðin„chief€of€the€deposition€testimony€of€Mr.€Longoria€and€Ms.€Madsen€.€€In€support€of€thisÐ Ñ+!'+ Ðmotion,€Lessor€argued,€òòinter€aliaóó,€that€(1)€Lessee€failed€to€give€notice€of€intention€to€take€theÐ ° Ðdeposition€of€Mr.€Longoria€as€required€by€Rule€30.02€of€the€Tennessee€Rules€of€Civil€Procedure,Ð ™é Ð(2)€Lessor€was€not€given€ð ðreasonable€noticeððof€Lesseeððs€intention€to€use€the€depositionÐ ‚Ò Ðtestimony€pursuant€to€Rule€32.01(3)(B),€and€(3)€Lessor€would€be€denied€its€right€of€cross„Ð k» Ðexamination€if€Lessee€were€allowed€to€use€the€deposition€testimony€as€evidence€at€trial.€€OralÐ T¤ Ðargument€was€held€on€the€matter,€and€the€trial€court€granted€Lessorððs€motion€òòin€limineóó,€thusÐ =  Ðexcluding€the€use€of€the€deposition€testimony€at€trial.€€Lessee€filed€a€motion€to€reconsider€andÐ & v Ðmemorandum€in€support€thereof,€arguing€that€Tennessee€law€makes€no€distinction,€with€respectÐ  _ Ðto€use€at€trial,€between€ð ðevidentiaryðð€and€ð ðdiscoveryðð€depositions.€€Ð ø H ÐÌà  àRule€32.01€of€the€Tennessee€Rules€of€Civil€Procedure€governs€the€use€of€depositions€inÐ Ê   Ðcourt€proceedings.€€Rule€32.01(3)(B)€provides€in€relevant€part:Ð ³  ÐÌà8  àAt€the€trial€.€.€.€any€part€or€all€of€a€deposition,€so€far€as€admissible€under€the€rulesÐ …Õ  Ðof€evidence€applied€as€though€the€witness€were€then€present€and€testifying,€mayÐ n¾  Ðbe€used€against€any€party€who€was€present€or€represented€at€the€taking€of€theÐ W§  Ðdeposition€or€who€had€reasonable€notice€thereof,€in€accordance€with€the€followingÐ @ Ðprovisions:€Ð)yÐ Ð  ÐÌà8  à.€.€.€.ÐûKÐ Ð  ÐÌà8  à(3)€€The€deposition€of€a€witness,€whether€or€not€a€party,€may€be€used€by€any€partyÐ Í Ðfor€òòany€óópurpose€if€the€court€finds:€.€.€.€(B)€that€the€witness€is€at€a€greater€distanceÐ ¶ Ðthan€100€miles€from€the€place€of€trial€or€hearing€or€is€out€the€state[.]ПïÐ Ð  ÐÓ€ÓÌÓ€ÓTenn.€R.€Civ.€P€32.01(3)(B).Ð üL ÐÌà  àRule€32.01(3)€is€the€counterpart€to€the€former€testimony€hearsay€exception,€RuleÐ Î Ð804(b)(1)€of€the€Tennessee€Rules€of€Evidence.€òò€Seeóó€Tenn.€R.€Civ.€P.€32.01,€AdvisoryÐ · ÐCommission€Comment€to€1990€Amendment;€òòsee€alsoóó€Robert€Banks,€Jr.€&€June€F.€Entman,Ð  ð ÐTennessee€Civil€Procedure€ðð€8„7(e)€(2d€ed.€2004).€€The€Advisory€Commission€Comment€to€RuleÐ ‰Ù Ð32.01€further€provides€that€ð ð[e]xcept€with€respect€to€some€experts,€a€deposition€is€admissible€asÐ r  Ðsubstantive€evidence€at€trial€if€the€deponent€is€unavailable€to€give€live€testimony.ðð€€Tenn.€R.€Civ.Ð [!«  ÐP.,€Advisory€Commission€Comment€to€2001€Amendment.Ð D"”! ÐÌà  àHere,€the€deponents€would€clearly€meet€the€standard€of€ð ðunavailabilityðð€for€both€RuleÐ $f# Ð32.01(3)(B)€of€the€Tennessee€Rules€of€Civil€Procedure€and€Rule€804(a)(6)€of€the€TennesseeÐ ÿ$O $ ÐRules€of€Evidence,€as€both€deponents€resided€in€California.€€With€regards€to€Mr.€Longoria,Ð è%8!% Ðhowever,€he€appeared€and€testified€at€trial.€€Therefore,€the€exclusion€of€his€deposition€testimonyÐ Ñ&!"& Ðis€rendered€moot,€and€if€the€trial€court€erred€by€excluding€the€use€of€his€deposition,€that€error,€ifÐ º' #' Ðany,€would€be€harmless€error.€€With€regards€to€the€exclusion€of€Ms.€Madsenððs€testimony,€LesseeÐ £(ó#( Ðhas€not€shown€the€relevance€of€her€testimony,€either€in€its€brief,€at€oral€argument€or€in€the€courtÐ Œ)Ü$) Ðâ âbelow.€€Thus,€we€are€unable€to€determine€how€Lessee€was€prejudiced,€if€at€all,€by€the€trial€courtððsÐ u*Å%* Ðexclusion€of€Ms.€Madsenððs€deposition€testimony.€òò€Tompkin€v.€PhilipMorris€USA,€Inc.óó,€362€F.3dÐ ° Ð882€(6th€Cir.€2004).Ð ™é Ðâ âÌòòò òÓ  ÓóóòòConclusionÐ k» Ðó óóóÓ  ÓÌà  àFor€the€foregoing€reasons,€we€affirm€the€findings€of€the€court€below€that€Lessee€breachedÐ < Œ Ðthe€lease€by€failing€to€cure€a€number€of€defaults,€of€which€Lessee€was€put€on€adequate€notice.€Ð % u ÐWe€further€hold€that€the€trial€court€did€not€err€in€conditioning€leave€to€amend€Lesseeððs€complaintÐ  ^ Ðupon€a€trial€continuance.€€In€addition,€we€hold€the€trial€court€did€not€err€in€excluding€LesseeððsÐ ÷ G Ðproffered€expert€witnessððs€testimony€or€in€excluding€the€deposition€testimony€of€two€CaliforniaÐ à 0  Ðdeponents.€€The€trial€courtððs€failure€to€appoint€a€Special€Master€was€also€not€error.€€We€do,Ð É   Ðhowever,€hold€that€the€trial€court€erred€in€failing€to€find€that€Lessor€was€required€to€seek€a€writ€ofÐ ²  Ðpossession€before€repossessing€the€leased€premises.€€However,€having€further€determined€thatÐ ›ë  ÐLessee€suffered€no€damages€as€a€result€thereof,€the€judgment€of€the€trial€court€is€modified€toÐ „Ô  Ðaward€Lessee€nominal€damages€in€the€amount€of€$100.00.Ð m½  ÐÌà  àThe€pivotal€issue€in€this€protracted€litigation€is€breach€of€the€lease€agreement.€€TheÐ ? Ðchancellor€found€Lessee€to€be€in€breach,€and€we€concur.€€While€Lessor€has€not€appealed€theÐ (x Ðaward€of€attorneyððs€fees€and€costs,€we€will€nonetheless€address€the€award€since€we€haveÐ a Ðdetermined€that€the€court€below€was€in€error€in€ruling€that€Lessor€could€enter€the€premisesÐ úJ Ðwithout€first€obtaining€a€writ€of€possession.Ð ã3 ÐÌà  àThe€lease€provides€that€ð ðin€the€event€of€any€legal€action€or€suit€resulting€from€any€defaultÐ µ Ðof€this€Lease,€the€prevailing€party€shall€be€entitled€to€receive€reasonable€attorneyððs€fees.ðð€€InÐ žî Ðview€of€the€fact€Lessor€prevailed€on€the€pivotal€issue€of€breach,€we€consider€Lessor€to€be€theÐ ‡× Ðprevailing€party,€notwithstanding€the€Lesseeððs€entitlement€to€nominal€damages.€€Therefore,€theÐ pÀ Ðaward€of€attorneyððs€fees€and€costs€is€affirmed.Ð Y© ÐÌà  àCosts€of€this€appeal€are€taxed€to€the€appellant,€94òòthóó€Aero€Squadron€of€Memphis,€Inc.€andÐ +{ ÐSpecialty€Restaurant€Corporation,€and€their€surety.Ð d ÐòòóóÔ#†XÓwXXX|*Gw#ÔÔ#†¼•Ù»XXÓwu #ÔÔ‡XÓwX»¼•ÙԀРýM ÐÔ#†¼•Ù»XXÓwtí#ÔÔ€XÓwX»¼•ÙÔÌÌà  àà ` àà ¸ àà  àà h àà À àà  à___________________________________€Ð ¸"! Ðà  àà ` àà ¸ àà  àà h àà À àà  àDAVID€R.€FARMER,€JUDGE