ÿWPCz& …# V %a 0 Ng 0͵b‚ w@Š 4Ê Þ í †õ 0D{ 0j¿ ) m+ UNB 0J 0TÚ 0^. 0hŒ 0rô 0|f 0†â 0h 1uø 0dmU>Ñ B D3,B)_DCˆ 0@Ë AM U*X+‚0­ Ýé„v~„vÓ AOÕ$Æ$% 0Dê% D/.& B]&˜HP LaserJet 4Si/4SiMX PS 600dpiPSCRIPTÈÚØÚÚØÈÚ0nLHμ(&öy$¡¡Ó  ÓÙñÓ Ù(}(2¶à$¤¤Ý ƒöy!ÝÓ  ÓÙñÓ ÙÝ  ÝÒ°ÒÒ„°ÒÔ€X:X¼¼Ôà ` àòòÚ  Ú0Ú  Úóó- ù- ^ b_ U` Ua Db c Ed e f Ó€p DÒ -3|xp Foster & Johnson v. Shim - Opinion Ì . ' IB011C20IB011C2 .   (#Ã$òòÚ  Ú0Ú  Úóó(B3wÕ$©©Ý ƒöy!ÝÓ  ÓÙñÓ ÙÝ  Ý ÿU‹ÿÀÀÀ'í€"  Z 6Times New Roman Regular2 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`(&Times New Roman d))))'ÿÿdxd% Line 7 d++++7Border 1dd("ÿÿ$££Ò  ÒÒ  Ò€-,Cþÿ << Gÿÿ< Œ 9p`(Arial !Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€(ÔÔ€(¼ÔÓ  ÓÝ  ÝÔ€/ÔÔ€/ÔÓ  Óò òÔ YYY ÔFILEDÔ€/XÔÌÌMay€9,€1997ÌÌCecil€W.€CrowsonÌAppellate€Court€ClerkÔ  Ôó ó &Ý ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ „ ÒÔ€(XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝMr.€Shimððs€lease€required€written€approval€before€subleasing€the€property.€€While€Mr.ÏShim€did€not€obtain€written€approval€of€the€sublease€to€Mr.€Mehta,€he€apparently€obtained€Mr.ÏFosterððs€oral€authorization.€€Mr.€Foster€accepted€Mr.€Mehtaððs€lease€payments€and€apparentlyÏdecided€to€forego€requiring€written€approval.€Ì Ý ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ „ ÒÔ€(XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝIn€October€1994,€the€Foster€trust€contracted€to€sell€the€property€to€a€third€party,€despiteÏthe€provision€in€the€1987€lease€giving€Mr.€Shim€a€first€option€to€purchase.€€The€trust€warrantedÏin€the€contract€that€ð ðJay€Shim€does€not€have€an€enforceable€leasehold€interest€in€the€Property.ððÌ Ý ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ „ ÒÔ€(XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝMs.€Johnston€stated€in€an€affidavit€filed€in€the€circuit€court€that€her€attorney€providedÏher€a€copy€of€the€1987€lease€ð ðshortly€beforeðð€the€hearing€in€general€sessions€court€and€that€Mr.ÏShim€had€indicated€earlier€that€he€would€provide€her€with€a€signed€copy€of€the€lease€but€hadÏfailed€to€do€so.Ì zÝ ƒ!ÝÑ#€d#ÑÔ€(ÔÔ€(¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ „ ÒÔ€(XÔà àòòÚ  ÚÚ  ÚóóÝ  Ý›Even€though€the€courts€may€grant€a€summary€judgment€to€a€non„moving€party,€òòMarchÏGroup,€Inc.€v.€¢Bellar£,óó€908€S.W.2d€956,€958„59€(Tenn.€Ct.€App.€1995),€we€decline€to€grantÏMr.€Shim€a€summary€judgment€because€he€did€not€seek€a€summary€judgment€in€the€trial€court.€ÏWe€also€pretermit€Mr.€Shimððs€remaining€issues€in€light€of€our€decision€that€the€Foster€trustððsÏunlawful€detainer€action€was€premature.ÌPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'hStyl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$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€-‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€(ÔÔ€(¼ÔÓ  ÓÝ  ÝÑ Ü ÑÒ  ÒÒ ° ÒÒ  ÒÒ „ ÒÑ\R AØ'\ÑÑ  ÑÑ\R AØ'\ÑÑ€ÑÑ7€Ø[¼¼ddÈ7ÑÑ  ÑÑ  ÑÞ ÞÌÌÌ›à@ àÔ€(„Ôò òIN€THE€COURT€OF€APPEALS€OF€TENNESSEEÌà@ àMIDDLE€SECTION€AT€NASHVILLEÌ̜ـ€ÙßR€.0,A1-j|sþP` ç `€€@ÿRß›ÌÔ€(¼ÔÌó óLARRY€R.€FOSTER€andà àà à)ÌLINDA€H.€JOHNSTON,€Trusteesà à)Ìof€the€HENRY€ROGERS€FOSTERà à)ÌTRUST,à àà àà àà àà à)Ìà àà àà àà àà àà à)Ìà àPlaintiffs/Appellees,à àà à)Ìà àà àà àà àà àà à)à àDavidson€CircuitÌà àà àà àà àà àà à)à àNo.€¢95C£„1078Ì¢VS£.à àà àà àà àà àà à)Ìà àà àà àà àà àà à)à àAppeal€No.Ìà àà àà àà àà àà à)à à01A01„9512„CV„00569ÌJAY€W.€SHIM,à àà àà àà à)Ìà àà àà àà àà àà à)Ìà àDefendant/Appellant.à àà à)ÌÌÌà@ àAPPEAL€FROM€THE€CIRCUIT€COURT€FOR€DAVIDSON€COUNTYÌà@ àAT€NASHVILLE,€TENNESSEEÌÌà@ àTHE€HONORABLE€WALTER€C.€KURTZ,€JUDGEÌÌÌòòFor€the€Plaintiffs/Appelleesóó:à àà àà àà àòòFor€theÏDefendant/Appellantóó:ÌÌPhilip€D.€Irwinà àà àà àà àà àà àJames€C.€¢Hofstetter£ÌNeal€&€¢Harwell£à àà àà àà àà àà àNashville,€TennesseeÌNashville,€TennesseeÌÌÌÌœÌÌ›ÌÌà@ àÔ€(„Ôò òREVERSED€AND€REMANDEDó óÌÌÔ€(¼ÔÌÌÌÌœ›à àà àà àà àà àà àà àWILLIAM€C.€KOCH,€JR.,ÏJUDGEÇÑ ° ÑÑ „ ÑӀӜԀ(„Ô›à@ àò òòòO€P€I€N€I€O€NÌóóó óÌÔ€(¼Ôà àThis€appeal€involves€the€lease€of€a€grocery€store€in€Nashville.€œÏFollowing›€the€landlordððs€death,€the€trust€succeeding€to€œthe€landlordððs›€interestÏfiled€an€unlawful€¢detainer£€action€in€the€Davidson€County€General€SessionsÏCourt€seeking€to€recover€possession€of€the€property.€€The€tenant€appealed€theÏadverse€judgment€to€the€Circuit€Court€for€Davidson€County.€€The€circuit€courtÏgranted€the€trustððs€motion€for€summary€judgment€after€finding€that€the€tenantÏhad€breached€the€lease€by€failing€to€make€timely€and€sufficient€lease€payments.€ÏWe€have€determined€that€the€summary€judgment€must€be€reversed€because€theÏtrust€has€failed€to€demonstrate€that€it€was€entitled€to€a€judgment€as€a€matter€ofÏlaw.€€€€ÌÌà@ àò òI.ó óÌÌà àHenry€Rogers€Foster€owned€two€contiguous€parcels€of€property€at€theÏcorner€of€Robertson€Road€and€¢Croley£€Drive€in€Nashville.€€A€cinder€blockÏbuilding€housing€a€grocery€store€was€located€on€one€of€the€parcels.€€Mr.ÏFoster€leased€the€property€to€James€ð ðBillðð€Hood€in€June€1984.€€The€originalÏterm€of€the€lease€lasted€until€February€28,€1988,€and€the€lease€agreementÏcontained€four€œfive„year›€renewal€options.€€These€renewal€options€could€beÏð ðexercised€automatically€without€the€necessity€of€notice€to€œOwner.ð𛀀The€leaseÏagreement€also€required€lease€payments€starting€at€$525€per€month€butÏpermitted€the€œlandlord›€to€raise€the€lease€payments€by€$50€per€month€in€everyÏodd„numbered€year.ÌÌà àOn€March€27,€1987,€Mr.€Hood€assigned€the€lease€to€Jay€Shim.€€ThreeÏdays€later,€œMessrs.€Foster€and€Shim›€negotiated€a€new€lease€containingÍessentially€the€same€provisions€as€those€in€Mr.€Hoodððs€lease.€€The€initial€termÏof€Mr.€Shimððs€lease€was€from€April€1,€1987€to€February€28,€1988,€and€theÏlease€contained€four€œfive„year›€automatic€renewal€options.€€The€lease€paymentsÏbegan€at€$650€per€month€and€could€be€raised€by€$50€per€month€in€every€odd„numbered€year.€€The€$25€difference€between€Mr.€Shimððs€initial€monthly€Ïpayments€and€the€payments€under€Mr.€Hoodððs€lease€plays€a€significant€role€inÏthis€dispute.€€ÌÌà àIn€May€1988,€Mr.€Shim€sublet€the€grocery€store€to€¢Amal£€G.€Mehta.€ÏThe€terms€of€this€agreement€tracked€those€in€Mr.€Shimððs€lease;€however,€theÏsublease€required€Mr.€Mehta€to€pay€Mr.€Shim€$850€per€month€and€providedÏthat€Mr.€Shim€could€increase€the€rent€$50€per€month€in€odd„numbered€years.€ÏAt€the€outset€of€the€sublease,€Mr.€Mehta€sent€the€monthly€lease€paymentsÏdirectly€to€Mr.€Foster.œ× ƒ1 ××  ×›ÌÌà àOwnership€of€the€property€passed€to€the€Henry€Rogers€Foster€trust€afterÏMr.€Fosterððs€death€in€1994.€€Larry€Foster€and€Linda€Johnston,€Mr.€FosterððsÏchildren,€were€the€trustees.€€In€apparent€ignorance€of€the€1987€lease€betweenÏher€father€and€Mr.€Shim,€Ms.€Johnston,€informed€Mr.€Shim€in€August€1994Ïthat€the€trust€considered€him€to€be€a€month„to„month€tenant€because€he€did€notÏhave€an€enforceable€lease.œ× ƒ2 ××  ×›€€She€also€informed€Mr.€Shim€that€the€property€wasÏfor€sale€and€that€he€would€be€required€to€vacate€the€premises€in€thirty€days€ifÏthe€œproperty›€sold.ÌÌà àMr.€Shim,€like€Ms.€Johnston,€did€not€have€a€signed€copy€of€the€1987Ïlease.€€In€December€œ1994,›€he€began€making€the€lease€payments€directly€to€theÏFoster€trust.€€His€December€1994€payment€was€consistent€with€the€1987€leaseÏbut€was€thirteen€days€late.€€After€Mr.€Shim€did€not€make€the€January€1995Ïlease€payment€on€time,€Mr.€Foster€wrote€him€a€letter€on€January€10,€1995,Ïstating:ÌÓÓÌà8 àà8 àà àThis€letter€serves€as€notification€that€you€areÏdelinquent€on€the€rent€for€the€Robertson€RoadÏProperty.€€This€is€the€second€time€in€the€last€threeÏmonths€that€you€have€been€in€arrears.€€Let€meÏremind€you€that€payment€is€due€on€the€first€of€eachÏmonth.ÌÌà8 àà8 àà àThis€is€also€a€reminder€to€you€that€onÏFebruary€1st,€1995€your€monthly€payment€willÏincrease€to€œ850.00›€dollars€per€month.ÌÌÓ€ÓMr.€Shim€responded€with€a€$775€payment€„€the€amount€required€by€the€1984Ïlease.€€Apparently,€Mr.€Shim€had€decided€that€the€lease€payments€should€beÏgoverned€by€the€1984€lease€because€Ms.€Johnston€had€informed€him€that€heÏdid€not€have€an€enforceable€lease€and€because€he€could€not€recall€signing€theÏ1987€lease.€€ÌÌà àMr.€Shim€made€the€February€1995€lease€payment€on€time€but€theÏamount€of€the€payment€was€œ$825›€rather€than€$850€as€required€by€the€1987Ïlease.€€On€February€3,€1995,€Mr.€Foster€sent€Mr.€Shim€another€letter€stating:ÌÓÓà8 àà8 àà àThanks€for€sending€your€Feb.€rent€payment€onÏtime.€€However,€your€rent€for€Feb.€had€beenÏincreased€to€œ$850.00›€per€month.€€We€only€receivedÏ$825.00.€This€serves€as€notice€that€you€are€$25.00€inÏarrears€for€Feb.ÌÌà8 àà8 àà àAlso,€your€payment€for€Jan.€1995€should€haveÏbeen€œ$800.00.›€€You€only€paid€œ$775.00.›€€Therefore,Ïyou€are€also€$25.00€in€arrears€for€Jan.ÌÌà8 àà8 àà àYour€attention€to€this€matter€would€be€greatlyÏappreciated.ÌÌÌÓ€Óà àThe€Foster€trustððs€lawyer€notified€Mr.€Shim€on€February€16,€1995,€thatÏthe€trust€had€terminated€the€lease€because€the€January€lease€payment€was€lateÏand€insufficient.€€On€March€1,€1995,€the€trust€filed€an€unlawful€¢detainer£€actionÏin€the€Davidson€County€General€Sessions€Court.€€At€the€hearing€in€generalÏsessions€court,€the€Foster€trust€produced€a€signed€copy€of€the€1987€lease,Ïnotwithstanding€its€earlier€insistence€that€Mr.€Shim€did€not€have€anÏenforceable€leaseœ.× ƒ3 ××  ×›€€The€general€sessions€court€awarded€the€trust€possession€ofÏthe€property€and€dismissed€Mr.€Shimððs€counterclaim€for€overpayment€of€rent.€ÏMr.€Shim€perfected€a€de€novo€appeal€to€the€Circuit€Court€for€DavidsonÏCounty.ÌÌÌà àThe€Foster€trust€moved€for€a€summary€judgment€shortly€after€the€caseÏwas€docketed€in€the€circuit€court.€€On€August€œ18,€1995,›€the€circuit€court€foundÏthat€œMessrs.›€Shim€and€œFoster›€had€entered€into€a€valid€lease€on€or€about€MarchÏ30,€1987,€that€Mr.€Shim€had€defaulted€by€failing€to€pay€rent€when€due€for€theÏmonths€of€January,€February,€and€March€1995,€that€the€Foster€trust€hadÏprovided€Mr.€Shim€timely€written€notice€of€the€breach€and€had€given€him€inÏexcess€of€thirty€days€to€remedy€the€breach,€and€that€Mr.€Shim€had€notÏremedied€the€breach.€€Accordingly,€the€trial€court€granted€the€Foster€trust€aÍsummary€judgment€terminating€the€lease€and€awarding€œthe€trust›€possession€ofÏthe€premises.ÌÌà@ àò òII.ó óÌÌà àWe€turn€first€to€a€threshold€issue€concerning€the€circuit€courtððs€subjectÏmatter€jurisdiction€over€this€case.€€Even€though€Mr.€Shim€apparently€concedesÏthat€the€trial€court€has€subject€matter€jurisdiction€to€hear€de€novo€appeals€fromÏgeneral€sessions€court,€he€asserts€that€the€œunlawful€detainer€action€wasÏsomehow€›transformed€into€an€equitable€proceeding€œwhen€he€asserted€equitableÏdefenses€against€the€Foster€trustððs€unlawful€¢detainer£€claim.€€Accordingly,€Mr.ÏShim€asserts€that€Tenn.€Code€Ann.€ðð€16„10„111€(1980)€required€the€trial€courtÏto€transfer€the€case€to€the€chancery€court€when€he€objected€to€the€trial€courtððsÏjurisdiction.€€We€have€determined€that€Mr.€Shimððs€reliance€on€Tenn.€CodeÏAnn.€ðð€16„10„111€is€misplaced.ÌÌà àThe€concept€of€subject€matter€jurisdiction€relates€to€a€courtððs€power€toÏadjudicate€a€particular€type€of€dispute.€€òòTurpin€v.€Conner€Bros.€ExcavatingÏCo.,óó€761€S.W.2d€296,€297€(Tenn.€1988);€òòStandard€Sur.€&€Casualty€Co.€v.ÏSloan,óó€180€Tenn.€220,€230,€173€S.W.2d€436,€440€(1943).€€Only€theÏconstitution,€the€common€law,€or€a€legislative€act€can€confer€subject€matterÏjurisdiction€on€a€court.€€òòKane€v.€Kane,óó€547€S.W.2d€559,€560€(Tenn.€1977);ÏòòComputer€¢Shoppe£,€Inc.€v.€State,óó€780€S.W.2d€729,€734€(Tenn.€Ct.€App.€1989).€ÏIt€cannot€be€conferred€by€the€acts€or€status€of€the€parties.€€òòShelby€County€v.ÏCity€of€Memphis,óó€211€Tenn.€410,€413,€365€S.W.2d€291,€292€(1963);€òòBrown€v.ÏBrown,óó€198€Tenn.€600,€618,€281€S.W.2d€492,€501€(1955).€€ÌÌà àUnlawful€¢detainer£€actions€such€as€the€one€involved€in€this€case€may€beÏfiled€in€either€general€sessions€court,€circuit€court,€or€chancery€court.€ÏòòRobinson€v.€Easter,óó€208€Tenn.€147,€149,€344€S.W.2d€365,€365„66€(1961).€ÏThus,€unquestionably,€the€general€sessions€court€had€subject€matterÏjurisdiction€to€adjudicate€the€Foster€trustððs€unlawful€¢detainer£€warrant.€€òòSeeóóÏTenn.€Code€Ann.€ðð€29„18„107€(1980).€€It€is€equally€clear€that€the€circuit€courtÏhad€subject€matter€jurisdiction€to€over€Mr.€Shimððs€de€novo€appeal€from€theÏgeneral€sessions€judgment€against€him.€€òòSeeóó€Tenn.€Code€Ann.€ðððð€16„10„112€&Ï16„15„729€(1994).ÌÌà àMr.€Shimððs€argument€on€subject€matter€jurisdiction€overlooks€twoÏsignificant€limitations€on€the€application€of€Tenn.€Code€Ann.€ðð€16„10„111.€ÏFirst,€the€statute€does€not€apply€to€cases€in€which€the€circuit€court€is€exercisingÏappellate€jurisdiction€over€cases€appealed€from€the€general€sessions€court.€Ïòò¢Riden£€v.€Snider,óó€832€S.W.2d€341,€343€(Tenn.€Ct.€App.€1991).€€Second,€theÏstatute€does€not€€apply€to€causes€of€action€that€may€be€filed€in€either€a€court€ofÏlaw€or€a€court€of€equity.€€òòHamilton€¢Natððl£€Bank€v.€Champion,óó€202€Tenn.€205,Ï212„13,€303€S.W.2d€731,€734€(1957);€òòHarris€v.€¢Buchignani£óó,€199€Tenn.€105,Ï111„12,€285€S.W.2d€108,€111€(1955);€òòMorgan€v.€¢Layne£,óó€165€Tenn.€513,€516„17,€56€S.W.2d€161,€162€(1933).ÌÌà àUnlawful€¢detainer£€actions€are€statutory€substitutes€for€essentially€legalÏactions.€€òòNewport€¢Hous£.€Auth.€v.€¢Ballard£,óó€839€S.W.2d€86,€88„89€(Tenn.Ï1992).€€They€may€be€filed€in€the€general€sessions€court,€the€circuit€court,€orÏthe€chancery€court.€€In€this€case,€the€Foster€trust€elected€to€file€its€unlawfulÏ¢detainer£€claim€in€the€general€sessions€court,€and€the€circuit€court€wasÏexercising€its€appellate€jurisdiction€over€the€case€when€Mr.€Shim€perfected€hisÍde€novo€appeal.€€Accordingly,€the€trial€court€had€two€independent€grounds€forÏdenying€Mr.€Shimððs€motion€to€transfer€the€case€to€chancery€court.ÌÌà@ àò òIII.ó óÌÌà àBecause€the€evidence€is€essentially€undisputed,€the€controlling€issue€onÏthis€appeal€is€whether€the€Foster€trust€demonstrated€that€it€is€entitled€to€aÏjudgment€as€a€matter€of€law.€€Mr.€Shim€asserts€that€the€Foster€trust€was€notÏentitled€to€a€judgment€as€a€matter€of€law€because€its€notices€of€default€wereÏinsufficient€and€its€¢possessory£€action€was€premature.€€We€agree€on€bothÏcounts.ÌÌà àAmong€a€landlordððs€most€basic€rights€is€the€right€to€receive€rent.€€òòSeeóó€5ÏòòThompson€on€Real€Propertyóó€ðð€40.03(a),€at€9€(David€A.€Thomas,€ed.€1994)Ï(ð ðThompsonðð).€€Accordingly,€a€landlord€may€terminate€a€lease€for€non„payment€of€rent€if€the€right€has€been€included€in€the€lease.€€òòNashville€RecordÏProds.,€Inc.€v.€Mr.€Transmission,€Inc.,óó€623€S.W.2d€281,€283€(Tenn.€Ct.€App.Ï1981).€€Since€terminating€a€lease€results€in€forfeiture€of€the€tenantððs€interest€inÏthe€property,€landlords€must€comply€strictly€with€the€termination€provisionsÏin€the€lease.€€òòArlen€Realty,€Inc.€v.€Dozier,óó€393€So.€2d€489,€491€(Ala.€Civ.ÏApp.€1980);€òò¢Korte£€v.€National€Super€¢Mkts£.,€Inc.óó,€528€¢N.E.2d£€10,€14€(Ill.€App.ÏCt.€1988);€Thompson,€ðð€40.08(b)(2),€at€59.€ÌÌà àLandlords€must€also€exercise€their€power€of€termination€unequivocally.€ÏòòJack€Moritz€Co.€Management€v.€Walker,óó€429€¢N.W.2d£€127,€130€(Iowa€1988);Ïòò¢Josephson£€v.€National€Screen€Serv.€Group,€Inc.,óó€810€S.W.2d€708,€709€(Mo.ÏCt.€App.€1991);€2€Milton€¢R.€Friedman£,€òòFriedman€on€Leasesóó€ðð€16.2,€at€1077Ï(4th€ed.€1997).€€Accordingly,€this€court€has€held€that€a€landlordððs€letterÍrequesting€a€tenant€to€pay€delinquent€taxes€was€not€an€effective€notice€ofÏtermination€because€it€did€not€state€that€the€landlord€considered€the€lease€to€beÏin€default.€€òòTurner€v.€Yow,óó€657€S.W.2d€94,€97€(Tenn.€Ct.€App.€1983).€€ÌÌà àThe€1987€lease€agreement€contained€Mr.€Shimððs€covenant€that€he€wouldÏpay€rent€in€accordance€with€the€provisions€of€the€lease€agreement.€€It€alsoÏcontained€a€provision€governing€the€procedure€to€be€followed€if€Mr.€ShimÏfailed€to€pay€his€rent.€€This€provision€states,€in€part,€that€ÌÓÓà8 àà8 à€€€€Should€Tenant€default€by€failure€to€pay€rent€orÏfailure€to€comply€materially€with€the€otherÏconditions€set€forth€herein,€and€should€such€defaultÏcontinue€for€a€period€of€thirty€(30)€days€after€writtenÏnotice€of€such€default,€then€Owner€shall€immediatelyÏhave€the€right€to€take€action€to€enforce€his€rights€asÏprovided€herein,€unless€Tenant€shall€have,€within€theÏthirty„day€period,€cured€the€default.€€Should€tenantÏfail€to€cure€the€default€within€the€prescribed€time,ÏOwner€may€continue€the€lease€and€recover€damages;Ïor€enter€and€take€possession€of€the€premises€andÏ¢rerent£€same,€holding€Tenant€responsible€for€anyÏreasonably€foreseeable€damages€which€occurredÏbecause€of€the€default.ÌÌÓ€ÓMs.€Shimððs€lease€clearly€conditions€the€right€to€terminate€on€the€landlord€firstÏgiving€clear,€unequivocal€notice€of€default€and€on€affording€the€tenant€thirtyÏdays€within€which€to€cure€the€default.ÌÌà àNeither€the€January€10,€1995€letter€nor€the€February€3,€1995€letterÏstated€clearly€that€the€Foster€trust€considered€Mr.€Shim€to€be€in€default€or€thatÏit€had€elected€to€exercise€its€right€to€terminate€the€lease.€€Both€letters€couldÏreasonably€have€been€interpreted€as€simple€reminders€regarding€the€promptÏpayment€of€the€correct€amount€of€rent.€€The€first€formal€notice€Mr.€ShimÏreceived€that€the€Foster€trust€had€elected€to€terminate€the€lease€was€theÍFebruary€16,€1995€letter€from€the€trustððs€lawyer.€€It€follows€that€the€FosterÏtrustððs€unlawful€¢detainer£€action€filed€on€March€1,€1995€was€premature.€€òòSeeóóÏòòCoin€Laundry€Equip.€Co.€v.€Gilbert,óó€597€So.€2d€926,€927€(Fla.€Dist.€€Ct.€App.Ï1992).ÌÌ›à@ àò òIV.ó óÌÌà àWe€reverse€the€summary€judgment€and€remand€the€case€for€furtherÏproceedings€consistent€with€this€opinion.¢œ× ƒ4 ××  ×›£€€We€also€tax€the€costs€of€this€appealÏto€the€Henry€Rogers€Foster€trust€for€which€execution,€if€necessary,€may€issue.ÌÓÓÌÌÌà àà àà àà àà àà àà à____________________________Ìà àà àà àà àà àà àà àWILLIAM€C.€KOCH,€JR.,ÏJUDGEÌÌÌCONCUR:ÌÌÌ________________________________ÌHENRY€F.€TODD,€¢P.J.£,€M.S.€ÌÌÌ________________________________ÌBEN€H.€¢CANTRELL£,€JUDGE€œÓ€ÓÑ7€Aؼ¼d¼¼d7ÑÓÓ›