ÿWPCÝ …# VU:a %› 0û¡w@œ 4Ü ð ÿ  0? 0DL 0J 0TÚ 0^. 0hŒ 0rô 0|f 0†â 0h 1uø 0dmU*ÑB)ûDC$ AMg£´v~W BÕvÓò D3Å 0@ø AO8Ƈ 0DM D/‘ BÀ˜HP LaserJet 4SiHPPCL5MS,ü,,,,,ü0nLüÏ,c½¬AZ‹"Arial RegularX(Ó~Ð$¡¡Ñ  ÑÒH°ÒÒ°ÒÑTR[  AØ'ÿ LegalLˆhÐ (Avery 4167 Post Card AØ'ÿ LegalhÐ (Avery 4167 Post CardTÑÔ€Xm¢XXXÔÑ7€¥3XXdìXXdæ7Ñ ÿEDDÓ€R¦"3|xH(ï(3ž$¤¤Ý ƒ~Ð!ÝÑ  ÑÒH°ÒÒ°ÒÑTR[  AØ'ÿ Legal3Ø' AØ'ÿ Legalÿ3Ø'TÑÔ€Xj×XXXÔÑ7€j×XXdædæ7ÑÝ  Ýà ` àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)P ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ< Œ 9p`(Arial% Line 7 d!!!!7Border 1dd€-"Cþÿ << Gÿÿ ™Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€ ÔÑ  ÑÒ  ÒÒ H ÒÑ\R AØ'\ÑÑ#€d#ÑÝ  ÝÔ€ ÔÓ  ÓÔ YYY ÔFILEDÔ€ XÔÌÌò òJuneÏ5,Ï1997ÌÌCecilÏCrowson,ÏJr.ÌÔ€ ôÔAppellateÏCourtÏClerkó óPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'h dStyl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑGenevaÑÑ ÑÒ  h HD: Geneva ÒÒ  h HD: Geneva Ò&&&&'ÿÿdxd("ÿÿ$££Ò  ÒÒ  Ò€-‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€ ÔÑ  ÑÒ  ÒÒ H ÒÑ\R AØ'\ÑÑ#€Xd#ÑÑ#€Xd#ÑÝ  Ýò òÙ€€ÙÓ  ÓßR€#$"A1-j|` à. `€€@ÿRß›Þ ÞÌIN€THE€COURT€OF€APPEALS€OF€TENNESSEEÌÌEASTERN€SECTION€AT€KNOXVILLEó óÌÌÌÌÌÓ  ÓÌFAIRVIEW€LIMITED,€d/b/a€Fairviewà à)à àANDERSON€CIRCUITÌApartments,à àà àà àà àà à)Ìà àà àà àà àà àà à)à àà àà àà àà àà àÌà àPlaintiff/Appelleeà àà àà à)à àNO.€€03A01„9703„CV„00071Ìà àà àà àà àà àà à)à àÌv.à àà àà àà àà àà à)à àHON.€€JAMES€B.€SCOTT,€JR.,Ìà àà àà àà àà àà à)à àJUDGEÌPINKIE€DANIEL,à àà àà àà à)à àà àÌà àà àà àà àà àà àœ)›Ìà àDefendant/Appellantà àà à)à àAFFIRMEDÌÌÌÌPaul€E.€œDrozdowski,›€Oak€Ridge,€for€Appellant.ÌHarold€P.€Cousins,€Buxton€Law€Office,€Oak€Ridge,€for€Appellee.ÌÌÌÌòòò òÓ  ÓO€P€I€N€I€O€NÌÓ  ÓÌó óóóà àà àà àà àà àà àà àà àà àINMAN,€Senior€JudgeÌÌÓÓà àThe€appellant€was€evicted€from€her€apartment€for€a€violation€of€the€lease€andÏapplicable€statutory€law,€and€she€appeals.Ìà àShe€has€been€a€tenant€of€Fairview,€a€federally€subsidized€project,€for€œten›Ïyears.€€The€lease€extant€was€executed€July€21,€1995€for€a€one„year€term€and,€asÏpertinent€here,€provides€that€the€Landlord€may€terminate€it€ð ð[for]€criminal€activity€thatÏthreatens€the€health,€safety€or€right€to€peaceful€enjoyment€of€the€premises€.€.€.€.ð ð€€AnÏaddendum€to€the€lease€provides€that€the€ð ð[œt]enant›€.€.€.€shall€not€engage€in€acts€ofÏviolence€or€threats€of€violence.ððÌà àOn€May€28,€1996,€the€appellant€was€served€with€œan›€eviction€notice€advisingÏher€that€the€lease€would€terminate€on€May€31,€1996.€€This€notice€is€reproduced€inÏthe€Appendix€hereto€and€describes€the€incident€which€provoked€the€eviction€notice.€ÏReduced€to€brief€terms,€the€appellant€engaged€in€an€altercation€with€police€officersÏnear€the€apartment€occupied€by€appellantððs€mother.€€She€was€arrested€and€chargedÏwith€resisting€arrest€and€obstructing€an€officer.€€The€General€Sessions€and€CircuitÏCourts€held€that€the€appellant€was€subject€to€eviction€under€T.C.A.€ðð€66„28„517,Ïwhich€provides€for€a€3„day€notice,€as€contrasted€to€the€lease,€which€requires,€òòinterÏaliaóó,€30€days€notice.Ìà àThe€Tennessee€Uniform€Residential€Landlord€and€Tenant€Act€(ð ðURLTAðð)€wasÏenacted€in€1975€with€the€underlying€purposes€to:Ìà0 à1)€€Simplify,€clarify,€modernize€and€revise€the€law€governing€the€rental€ofÏdwelling€units€and€the€rights€and€obligations€of€landlord€and€tenant;Ìà0 à(2)€€Encourage€landlord€and€tenant€to€maintain€and€improve€the€quality€ofÏœhousing.›Ìà0 à(3)€€Promote€equal€protection€to€all€parties;€andÌà à(4)€€Make€uniform€the€law€in€Tennessee.ÌT.C.A.€ðð€66„28„103(b).Ìà àThe€URLTA€is€to€be€liberally€construed€and€applied€to€promote€theseÏpurposes.€€T.C.A.€ðð€66„28„103(a);€€òòBeets€v.€Pioneer€Western€Properties€Co.óó,€No.Ï03A01„9506„CV„00183,€(filed€at€Knoxville,€November€28,€1995).€€€The€Act€wasÏamended€in€1983€by€adding€T.C.A.€ðð€66„28„517,€which€provides:ÌÓÓÌà0 àA€landlord€may€terminate€a€rental€agreement€within€three€(3)€days€from€theÏdate€written€notice€is€delivered€to€the€tenant€if€the€tenant€or€any€other€personÏon€the€premises€with€the€tenantððs€consent€willfully€or€intentionally€commits€aÏviolent€act€or€behaves€in€a€manner€which€constitutes€or€threatens€to€be€a€realÏand€present€danger€to€the€health,€safety€or€welfare€of€the€life€or€property€ofÏother€tenants€or€persons€on€the€premises.ÌÌà0 àThe€notice€required€by€this€section€shall€specifically€detail€the€violation€whichÏhas€been€committed€and€shall€be€effective€only€from€the€date€of€receipt€of€theÏnotice€by€the€tenant.ÌÌÓÓT.C.A.€ðð€66„28„517(a)€&€(b).Ìà àThe€URLTA€allows€a€landlord€to€terminate€a€lease€for€a€breach€of€the€rentalÏagreement€or€non„compliance€with€the€tenantððs€obligation€under€T.C.A.€ðð€66„28„401Ïby€giving€a€30„day€notice€of€the€non„compliance€and€lease€termination.€€T.C.A.€ððÏ66„28„505(a).€€If€the€tenant€cures€the€breach€or€non„compliance€within€14€days,€theÏlease€does€not€terminate.Ìà àIt€is€apparent€that€the€1983€Amendment€was€enacted€to€cure€theÏshortcomings€in€URLTA€with€respect€to€criminal€behavior.Ìà àIt€was€incumbent€upon€the€landlord€to€prove€that€the€appellant€willfullyÏcommitted€a€violent€act€or€behaved€in€a€manner€which€constituted€or€threatened€toÏbe€a€real€and€present€danger€to€the€health,€safety€or€welfare€of€the€life€or€property€ofÏother€tenants€or€person€on€the€premises.€€T.C.A.€ðð€66„28„517(a).€€While€the€trialÏjudge€made€no€findings€of€fact,€he€held€that€the€plaintiffððs€case€ð ð€is€well„taken,ððÏmeaning€that€the€material€allegations€thereof€were€proved€by€a€preponderance€ofÏthe€evidence.Ìà àOur€review€is€òòde€novoóó€on€the€record,€accompanied€by€the€presumption€thatÏthe€trial€courtððs€findings€of€fact€are€correct,€unless€the€evidence€otherwiseÍpreponderates.€€T.R.A.P.€13(d).€€The€presumption€of€correctness€applies€to€theÏfindings€of€fact€and€not€to€conclusions€of€law.€€òòœHillsboro›€Plaza€Enterprises€v.€Moonóó,Ï860€S.W.2d€45,€47€(Tenn.€App.€1993).Ìà àThe€evidence€accredited€by€the€trial€judge€revealed€the€following:Ìà àThe€incident€involving€the€appellant€and€the€Oak€Ridge€Police€referred€to€inÏthe€termination€notice€occurred€on€Saturday,€May€25,€1996,€on€the€premises€ofÏFairview€Apartments.€€Fairview€Apartments€is€an€apartment€complex€housing€œ246Ïpeople,€about€one„half€of€whom€are›€children€and€approximately€26%€are€elderly.Ìà àOn€that€day,€the€appellant€called€the€Oak€Ridge€Police€to€come€to€theÏFairview€Apartments€to€hear€a€complaint€about€her€nephew.€€Two€Oak€Ridge€PoliceÏofficers,€Officer€McCoy€and€Sgt.€Nall,€responded€to€œher›€call.€€Sgt.€Nall€arrived€firstÏand€was€œinterviewing›€her€œwhen›€Officer€McCoy€arrived€and€entered€the€apartment€toÏinterview€œher›€relatives€while€Sgt.€Nall€continued€to€speak€with€the€appellant.Ìà àOfficer€McCoy€returned€outside€œand€joined›€Sgt.€Nall€and€the€appellant.€€AfterÏa€discussion€with€Sgt.€Nall,€œthe›€officers€œdecided€not€to›€œplace›€any€charges€againstÏanyone,€œwhich€upset€the›€œappellant,€who€returned€to›€the€apartment€with€the€twoÏpolice€œofficers.€€She›€wanted€a€warrant€taken€against€her€nephew€and€œthreatenedÏthat›€if€the€police€werenððt€going€to€take€care€of€the€matter€she€would€take€care€of€itÏherself.€€She€told€the€police€officers€that€if€they€didnððt€take€care€of€the€matter€thenÏshe€would€just€have€to€kill€everybody€in€the€apartment€and€the€police€would€comeÏback€and€find€bodies€later.Ìà àThe€police€then€observed€the€outline€of€a€heavy€pointed€object€in€the€frontÏpocket€of€the€robe€she€was€wearing.€€They€were€concerned€that€it€was€a€weapon.€ÍWhen€asked€what€was€in€her€pocket,€she€withdrew€a€key€that€did€not€match€theÏoutline€of€the€object.€€When€the€officers€again€asked€her€what€was€in€her€pocket,€sheÏdid€not€respond€but€reached€for€her€œpocket;€Officer›€McCoy€œthen€grabbed›€her€handÏand€told€her€he€would€have€to€see€what€was€in€the€pocket.€€She€became€extremelyÏagitated€and€resisted€physically€and€tried€to€free€her€hands€and€scratched€theÏofficer.€€She€continued€to€resist€and€had€to€be€handcuffed.€€Throughout€this€incident,Ïthe€appellant€was€using€profane,€loud,€obnoxious€and€belligerent€language€in€theÏapartment€common€area€in€the€presence€of€other€œpersons.›Ìà àThe€object€was€removed€from€her€pocket€and€was€discovered€to€be€a€pair€ofÏneedle„nose€pliers.Ìà àAppellant€argues€that€her€conduct€was€not€sufficiently€serious€as€to€justify€theÏeviction€and€cites€us€to€the€case€of€òòInvestors€Diversified€Property€Mgmt.,€Inc.€v.ÏBrownóó,€LEXIS€621€(Tenn.€App.€1988),€wherein€eviction€was€found€œunjustified›€whereÏa€tenantððs€son€sexually€assaulted€another€tenantððs€child.€€The€son€was€eleven€yearsÏold€with€no€prior€history€of€violence,€and€there€was€no€evidence€that€the€evictedÏtenant€knew€of€her€sonððs€tendency€to€commit€a€sexual€assault.€€The€œinapposition›€ofÏòòBrownóó€is€obvious.Ìà àTo€accord€the€appellant€the€relief€she€seeks€would€be€to€substitute€ourÏjudgment€for€that€of€the€trial€judge,€which€is€not€a€permitted€function.€€There€is€littleÏdoubt€that€the€conduct€of€the€appellant€was€within€the€œprohibition›€of€the€statute;€she€Ïcommitted€a€violent€act€and€threatened€the€lives€of€other€persons€on€the€premises.€ÏThe€result€may€appear€harsh,€since€she€is€disabled€and€has€limited€means;€but€œanyÏamelioration€is€with›€the€landlord,€not€with€œus,€because€the€evidence€does€notÍpreponderate€against€the€judgment.›Ìà àThe€judgment€is€affirmed.€€In€our€discretion,€costs€are€assessed€to€theÏappellee.ÌÌÓÓà àà àà àà àà àà à__________________________________Ìà àà àà àà àà àà àWilliam€H.€Inman,€Senior€JudgeÌÌÌÌÌCONCUR:ÌÌÌÌ_______________________________ÌDon€T.€McMurray,€JudgeÌÌÌÌ_______________________________ÌCharles€D.€Susano,€Jr.,€Ô% € ÔJudge€€€€€€€€€€€€€ÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌÌò òòòÓ  ÓAPPENDIXóóó óÌÓ  ÓÌò òÓ  ÓFairview€Apartmentsó óÌ100€Utica€CircleÌOak€Ridge,€TN€€37830ÌÓ  ÓÌMay€28,€1996ÌÌMs.€Pinkie€DanielÌ303€Utica€CircleÌOak€Ridge,€TN.€€37830ÌÌSUBJECT:€€Eviction€NoticeÌÌDear€Ms.€Daniel:ÌÌà àYou€are€hereby€given€written€notice€pursuant€Tennessee€Code€66„28„517€ofÏthe€Uniform€Residential€Landlord€and€Tenant€Act.€€Termination€of€Lease€AgreementÏdue€to€violence€or€threats€to€health,€safety€or€welfare€of€persons€or€property.ÌÌà àYou€are€in€material€non„compliance€with€the€terms€and€conditions€set€forth€inÏyour€Lease€Agreement.ÌÌòòÓ  ÓThe€Lease€Agreement€will€terminate€on€MAY€31,€1996óóÌÌÓ  ÓReason€for€termination€of€Lease€Agreement€is€as€follows:ÌÌOn€œ4„29„96›€an€Oak€Ridge€Police€Officer€was€called€to€Ms.€Cluster€DanielððsÏapartment€#103€Utica€Circle,€Oak€Ridge€to€help€keep€peace€while€the€Manager€ofÏFairview€Apartments€spoke€in€person€to€Ms.€Cluster€Daniel.€€You€became€violentÏand€threatening€physically€to€the€officer€present.€€A€report€was€made€by€the€officer€inÏwhich€you€stated€you€were€very€disruptive.ÌÌOn€5„25„96,€you€were€arrested€outside€of€apartment€#103€for€resisting€arrest€andÏobstructing€an€officer.€€Resisted€a€frisk€in€order€to€subdue€a€possible€attack€with€a€6"Ïpair€of€needle€nose€pliers.€€You€continued€to€fight,€scream€and€resist€arrest€in€whichÏforce€had€to€be€used.€€You€continued€to€resist€arrest€while€in€the€police€car€in€whichÏyou€had€been€handcuffed€and€broke€free€and€resisted€again€as€officers€handcuffedÏyou€again.€€You€were€out€of€control€with€the€arresting€officers€in€[illegible]€youÏscreamed,€fought€and€threatened€violence.€€You€made€comments€that€you€wouldÏjust€kill€them€then,€(apparently€family€members)€and€the€police€would€have€to€comeÏback€to€find€the€bodies.ÌÌSee€Paragraph€#13€General€Restrictions€„„€13.c.€engage€in€or€permit€unlawfulÏactivities€in€the€unit,€in€the€common€areas€or€on€the€project€grounds.€€SeeÏParagraph€#13€part€E.€€Tenant€agrees€not€to€make€or€permit€noises€or€acts€that€willÏdisturb€the€rights€or€comfort€of€œnieghbors[sic›].ÌÌSee€Paragraph€#23.€€The€Landlord€may€terminate€this€agreement€for:€€1)€materialÏnon„compliance€„„€2)€failure€of€tenant€to€carry€out€obligations€under€any€StateÏLandlord€and€Tenant€Act€or;€3)€criminal€activity€that€threatens€the€health,€safety,€orÏright€to€peaceful€enjoyment€of€the€premises€by€other€tenants.€€Material€Non„compliance€includes€1)€one€or€more€substantial€violations€of€the€lease;€2)€repeatedÏminor€violations€of€the€lease€that:€€A)€disrupt€the€œlivability[sic›]€of€the€project,€B)Ïadversely€affect€the€health€or€safety€of€any€person€or€the€right€of€any€tenant€to€theÏquiet€enjoyment€of€the€leased€premises€C)€interfere€with€the€Management€of€theÍproject.ÌÌSee€Lease€house€rules:€€#22€Tenants€shall€not€use€profane,€obscene,€or€abusiveÏlanguage€nor€make€threats€or€harassment€type€comments€to/or€againstÏmanagement€or€Landlord.€€Tenant€is€obligated€for€herself€and€others€under€him/herÏnot€to€permit€or€do€anything€that€will€annoy,€harass,€embarrass,€or€inconvenienceÏany€other€tenant€or€occupant€on€adjoining€properties.€€See€rules€#23€Violation€ofÏany€one€of€the€House€Rules€will€be€considered€just€cause€for€termination€afterÏprevious€warning.ÌÌ9„22„92€complaint€from€a€resident€of€your€harassing€him.€€10„26„92€œharrassing[sic›]Ïanother€resident.€€11„25„92€œharrassment[sic›]€of€tenants,€threats€œinterferring[sic›]€withÏManagement€and€other€residents.€€8„13„92€disrupting€office,€œharrassing[sic›]Ïmanager.€€10„28„93€threatened€maintenance€man€with€a€shotgun€(verbal€threats).ÌÌYou€have€received€numerous€notices€in€regards€to€your€œbehaviour[sic›].ÌÌà àBe€advised€that€should€litigation€result,€you€have€the€right€to€defend€theÏaction€in€court.€€The€Landlord€agrees€to€rely€only€upon€those€termination€groundsÏcited€in€this€notice.ÌÌà àBe€further€advised€that€you€the€Tenant€œagrees[sic›]€to€pay€LandlordððsÏreasonable€attorneyððs€fees,€as€well€as€all€expenses€and€court€costs,€for€theÏenforcement€and/or€defense€by€the€Landlord€of€any€provisions€of€this€agreement,€ifÏso€ordered€by€the€court.ÌÌSincerely,ÌÌÌs/Connie€McDonaldÌManagerÌÌCM/cmÌCC:€€fileÌ€€€€€€€€AttorneyÌ€€€€€€€€Reed€F.€McCandless€Co.,€Inc.