ÿWPCR Ι[¸N‚³Ô!H‡þf4høå‡pÙ0´fq§/¯Õ1&H*k·Ü#Fq¨ï"'°´ó?aJ—Ÿòûi_Ú› aüéˆR!KÛG º²§½ÖXsËmVÏx#Õ&rF <$ø‰©ô Cº9Þ¹™QÖÕ4cí«÷ê …QƒK[b»é©œÁõ–Ùñ Œ3¸9«¢èià“–ÕM{©C?‡ÌBxÖÓ Uº!nÏg¯àt+Ø.¤$ f”YßRúeT ÁÎïøÿÉ©”éZ¹-ª4Xe _DQ"óž‚¥O]RÅ36†EšQÇûN˜1™H«6aP°fò :à4… [Yx¨ÃÖ´œ;MO²æ…§Tñwª…x­™Ý7ñ¿Þ!²8ÃÙÐ~®[jÀü_”ªQŸã—8Ùñ€Å>hSk°ÃÙ¾ÿñTü¥ ±×©b¨:œ…lzD*¹$ÝÇ{ù‡¾Í<øx¦34gO¯~‰ Ì’®F# )«óº”•)£Ê8¤iyFyмQŠ–]þëØªüó…Ä×Ûå·«üý»§Ôwónvm'ù‹sh5ïH£ø@Ì0Àì¬fåv{ƒ¥ß@’ò~ øÆm;Š/Ñä«øÈ˜(\¾T.ø$B²Ëo‡.«>Á_b#Á\ %  0ˆ# UN« ^ ù w z Òƒ 4U i x mz Æ‘ ÆW Æ Æã ‰©N2 0D4)xE¡£"¹ÛÛÛññññññññññññññññññbùùùùùùùùùùù D1 B222222222222222222222222 0ëOOOO B:: 0¤W D3û D-. 0K[[ AS¦Æù 0¤¿ 0Dc A«§˜HP LaserJet 4,ü,,,,,ü0»(`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman RegularÜqì(L  ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt˜L-(4® 3|xÿU‹ÿÀÀÀLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5 Ý ƒR·$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€X²;X»»ÔÝ  ÝÔ_ÔÔ€&® %XX²;ÔThe€ò òòòDucorsóóó ó€court€observed€that,€under€the€landlordððs€broad€interpretation€of€the€waiver€ofÐ ° Ðsubrogation€clause,€recovery€by€the€tenant€against€the€landlord€would€be€barred€even€if,€for€example,€theÐ ŒÜ Ðlandlord€was€in€the€construction€business€and€caused€the€tenant€to€suffer€damages€at€the€lease€premises€asÐ h¸ Ða€result€of€his€use€of€dynamite€in€blasting€at€a€construction€site€miles€away.€€ò òòòId.óóó ó€at€287.(#Ã$òòÚ  Ú0Ú  Úóó Ý ƒR·$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€X²;X»»ÔÝ  ÝÔ_ÔÔ‡&® %XX²;Ô€Planters€Gin€does€not€argue€that€it€is€a€thirty€party€beneficiary€of€the€alarm€services€contractÐ ° Ðbetween€Wells€Fargo€and€Federal€Compress,€or€that€the€alarm€services€contract€gave€rise€to€a€ð ðspecialÐ ŒÜ Ðrelationshipðð€between€Wells€Fargo€and€Planters€Gin€that€would€create€an€affirmative€duty€by€Wells€FargoÐ h¸ Ðto€act.€€òòò òSee€Bradshaw€v.€Danieló óóó,€854€S.W.2d€865,€871€(Tenn.€1993)€(citing,€òòinter€aliaóó,€Restatement€(Second)Ð D” Ðof€Torts€ðð€315€(1964)).€€Consequently,€we€do€not€address€these€arguments€in€this€appeal.Ô#†X²;X %&®~#Ô Ñ e Ñ Ñ ° ÑÑ ° Ñ Ñ ° Ñ - ù-::)÷ÿ! dxdxüÿP Pd(|G2·$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€¦\»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€X²;X»»Ô d(|3A$££Ý ƒ£ª!ÝÑ€.ÑÑ8€¦\»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3A$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€¦\»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€¦\»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÔ€¼¦\»»»ÔÑ8€²;XXdð»»d8ÑÑ  ÑÑ€dO ÑÑ€OYÑÑ€ïO Ñà@¦ ¦ ìàIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@''%ìàAT€JACKSONˆÐ È ÐÔ‡X²;X»¼¦\ÔÌò òÔ#†¼¦\»XX²;Ÿ#ÔÓ  ÓPLANTERS€GIN€COMPANYòòóó€v.€FEDERAL€COMPRESS€&€WAREHOUSEÐ Ð  ÐCOMPANY,€INC.,€òòet€alóó.Ô‡X²;X»¼¦\Ôó óÐ è8 ÐÓåÓÌà@z z ìàò òRule€3€Appeal€from€the€Circuit€Court€for€Shelby€CountyˆÐ ð @ Ðà@` ` ìàNo.€88907„5€T.D.€€€€€The€Honorable€Kay€S.€Robilio,€JudgeˆÐ à 0 ÐÌÌà@ìì*ìàßA€V) °°` d€÷E<¯` A߈Ð °  ÐÌà@» » ìàNo.€W1999„02460„Ô_ÔCOAÔ_Ô„R3„CV„€Decided€July€12,€Ô_Ô2000Ô_Ô€ˆÐ ¯ÿ  ÐÌßA€V) °°` dE<Ž` AßÐ ß  Ðó óÌThis€case€involves€a€commercial€lease€agreement€which€contained€an€exculpatory€clause€and€aÐ ŽÞ  Ðwaiver€of€subrogation€clause.€€ò òó óThe€lessee€suffered€damage€to€goods€stored€in€its€warehouse€whenÐ ~Î Ðthe€roof€of€an€adjacent€warehouse€owned€by€the€lessor€collapsed,€leaking€rainwater€into€the€lesseeððsÐ n¾ Ðwarehouse.€€The€lessee€sued€the€lessor€and€its€alarm€service€provider€for€failing€to€notify€the€fireÐ ^® Ðdepartment€about€the€water€leak€or€taking€other€appropriate€action.€€The€trial€court€granted€summaryÐ Nž Ðjudgment€in€favor€of€the€lessor€and€the€alarm€company.€€The€lessee€appeals.€€We€affirm€in€part,Ð >Ž Ðreverse€in€part,€and€remand,€finding€that€the€exculpatory€clause€and€the€waiver€of€subrogation€clauseÐ .~ Ðin€the€lease€are€inapplicable€to€claims€arising€from€acts€unrelated€to€the€landlord„tenant€relationship,Ð n Ðand€that€the€alarm€company€had€no€affirmative€duty€to€protect€or€warn€the€lessee.Ð ^ ÐÌò òTenn.R.Civ.P.€3;€Appeal€as€of€Right;€Judgment€of€the€Circuit€Court€is€Affirmed€in€part,Ð î> ÐReversed€in€part,€and€Remandedó ó.Ð Þ. ÐÌòòHolly€Kirby€Lillard,€J.Ô#†¼¦\»àX²;[#ÔÔ‡X²;X.¼¦\Ôóó,€delivered€the€opinion€of€the€court,€in€which€òòW.€Frank€Crawford,€P.J.,Ð ¾ ÐW.S.,óó€and€òòDavid€R.€Farmer,€J.óó,€joined.Ð ®þ ÐÌAllan€B.€Thorp,€Memphis,€Tennessee,€for€the€appellant,€Planters€Gin€CompanyÐ Ž!Þ  ÐÌMichael€B.€Neal,€Elizabeth€J.€Landrigan,€Memphis,€Tennessee,€for€the€appellee,€Federal€CompressÐ n#¾" Ð&€Warehouse€Company,€Inc.Ð ^$®# ÐÌJohn€Barry€Burgess,€Memphis,€Tennessee,€for€the€appellee,€Wells€Fargo€Alarm€Services,€Inc.Ð >&Ž!% ÐÌà@55'ìàò òOPINIONó óÔ#†¼¦\»XX²;Ò #ԈР(n#' ÐÌÔ€X²;X»¼¦\Ôà  àDefendant/Appellee€Federal€Compress€&€Warehouse€Company,€Inc.€(ð ðFederal€Compressðð)Ð &*v%) Ðleased€warehouse€space€for€the€storage€of€cotton€to€Plaintiff/Appellant€Planters€Gin€CompanyÐ +f&* Ð(ð ðPlanters€Ginðð).€€The€lease€defined€the€premises€leased€by€Planters€Gin,€referred€to€as€Building€OneÐ ,V'+ Ðand€Building€Two,€as€ð ð61,188€Total€Square€Feet€consisting€of€37,500€Square€Feet€in€Building€No.Ð ö,F(, Ð1€and€23,688€Square€Feet€in€Building€No.€2.ðð€€The€lease€was€drafted€by€Federal€Compress.€€FederalÐ æ-6)-ýG ÐCompress€also€owned€a€third,€vacant€building,€Building€Three,€which€was€adjacent€to€Buildings€OneÐ ° Ðand€Two€and€not€subject€to€the€lease.€€Buildings€One€and€Two€were€separated€from€each€other€andÐ  ð Ðfrom€Building€Three€by€brick€firewalls,€and€each€building€had€its€own€roof.€€All€three€buildings€wereÐ à Ðequipped€with€a€sprinkler€system€which€was€monitored€by€Defendant/Appellee€Wells€Fargo€AlarmÐ €Ð ÐServices,€Inc.€(ð ðWells€Fargoðð)€pursuant€to€a€service€agreement€between€Federal€Compress€and€WellsÐ pÀ ÐFargo.Ð ` ° ÐÌà  àThe€lease€between€Planters€Gin€and€Federal€Compress€contained€the€following€paragraph,Ð @  Ðentitled€ð ðUpkeep€of€Premisesðð:Ð 0 € ÐÌà8  àLessee€will€at€Lesseeððs€sole€expense€keep€and€maintain€in€good€repair€the€entireÐ `  Ðleased€premises€including€interior€walls,€floors,€ceilings,€ducts,€utilities,€airÐ P  Ðconditioning,€heating€and€lighting€and€plumbing€and€also€including€the€loading€dockÐ ð@  Ðand€any€parking€area€exclusively€used€by€Lessee.€€Lessor€shall€maintain€the€sprinklerÐ à0  Ðsystem,€roof,€foundations,€and€outside€walls€(not€including€doors€and€floors);Ð Ð  Ðhowever,€Lessor€shall€not€be€obliged€to€make€any€repair€unless€it€shall€be€notified€inÐ À Ðwriting€by€Lessee€of€the€need€of€such€repair€.€.€.€.аРР ÐÌà  àOn€the€evening€of€October€27,€1996,€a€rainstorm€caused€a€portion€of€the€roof€of€BuildingÐ à ÐThree€to€collapse.€€The€roof€collapsed€onto€the€sprinkler€system€pipes€in€Building€Three,€causing€theÐ €Ð Ðpipes€to€burst.€€Rainwater€from€the€open€roof€as€well€as€water€from€the€burst€sprinkler€system€pipesÐ pÀ Ðflowed€throughout€the€night€into€Building€Three€and€eventually€into€Building€Two,€causing€damageÐ `° Ðto€Planter€Ginððs€cotton€stored€in€Building€Two.€€Although€Wells€Fargoððs€monitoring€station€receivedÐ P  Ðtrouble€signals€throughout€the€evening,€it€failed€to€notify€the€fire€department,€Federal€Compress,€orÐ @ Ðanyone€else€of€the€trouble€at€the€warehouses.€€Federal€Compress€employees€discovered€the€waterÐ 0€ Ðleak€at€6:00€a.m.€the€next€morning€when€they€arrived€for€work.Ð  p ÐÌà  àThe€lease€between€Planters€Gin€and€Federal€Compress€contained€an€exculpatory€clauseÐ P Ðrequiring€Planters€Gin€to€hold€harmless€and€indemnify€Federal€Compress€from€liability€for€any€lossÐ ð@ Ðsustained€by€Planters€Gin.€€The€lease€also€required€Planters€Gin€to€obtain€public€liability€insuranceÐ à0 Ðnaming€Federal€Compress€as€an€insured€party€and€insurance€covering€the€contents€of€Buildings€OneÐ Ð  Ðand€Two€with€a€waiver€of€subrogation€clause€in€favor€of€Federal€Compress.€€Paragraph€25€of€theÐ À! Ðlease,€entitled€ð ðDamages€and€Accidents,ðð€stated:Ð °"  ÐÌà8  àLessee€agrees€to€hold€harmless€and€indemnify€Lessor€from€and€against€any€liabilityÐ $à" Ðor€loss€.€.€.€arising€out€of€any€cause€associated€with€Lesseeððs€business€or€use€of€theÐ €%Ð # Ðpremises.€€In€addition,€Lessee€agrees€to€provide€public€liability€insurance€namingÐ p&À!$ ÐLessor€as€additional€insured€to€protect€Lessor€from€risks€customarily€covered€by€suchÐ `'°"% Ðinsurance€.€.€.€.€€Lessee€also€shall€carry€contents€coverage€on€its€contents€with€aÐ P( #& Ðwaiver€of€subrogation€clause€as€to€Lessor.Ð@)$'Ð Ð  ÐÌà  àPursuant€to€the€lease,€Planters€Gin€purchased€a€marine€open€cotton€insurance€policy€fromÐ  +p&) ÐCotton€Fire€&€Marine€Underwriters€which€insured€the€cotton€stored€in€Buildings€One€and€Two.€Ð ,`'* ÐHowever,€the€insurance€policy€did€not€contain€a€waiver€of€subrogation€clause€as€required€by€theÐ ° Ðlease.Ð  ð ÐÌà  àThe€alarm€service€contract€between€Federal€Compress€and€Wells€Fargo€contained€a€provisionÐ €Ð Ðlimiting€the€duties€and€the€liability€of€Wells€Fargo.€€The€contract€stated:Ð pÀ ÐÌà8  àIt€is€understood€and€agreed€by€[Federal€Compress]€that€Wells€Fargo€Alarm€is€not€anÐ P   Ðinsurer;€that€the€sums€payable€hereunder€to€Wells€Fargo€Alarm€by€[FederalÐ @  ÐCompress]€are€based€upon€the€value€of€services€offered€and€the€scope€of€liabilityÐ 0 € Ðundertaken€and€such€sums€are€not€related€to€the€value€of€property€belonging€toÐ  p  Ð[Federal€Compress]€or€to€others€located€on€[Federal€Compressððs]€premises€.€.€.€.€Ð `  Ð[Federal€Compress]€agrees€that€Wells€Fargo€Alarm€shall€not€be€liable€for€any€ofÐ P  Ð[Federal€Compressððs]€losses€or€damages,€irrespective€of€origin,€to€person€or€toÐ ð@  Ðproperty,€whether€directly€or€indirectly€caused€by€agreement€or€by€negligent€acts€orÐ à0  Ðomissions€of€Wells€Fargo€Alarm,€its€agents€or€employees.ÐÐ Ð Ð  ÐÌà  àAn€insurance€adjuster€retained€by€Cotton€Fire€&€Marine,€Robert€Prinz€(ð ðPrinzðð),ò ò€ó óstated€thatÐ ° ÐParagraph€25€of€the€lease€conflicted€with€the€marine€open€cotton€insurance€policy,€such€that€ð ðthereÐ  ð Ðmay€not€have€been€any€insurance€coverage€for€the€loss€of€October€27,€1996.ðð€€Prinz€stated€that,€inÐ à Ðaccordance€with€the€insurance€policy,€Cotton€Fire€&€Marine€agreed€to€reimburse€Planters€Gin€forÐ €Ð Ðits€loss€by€ð ðloan€receiptðð€in€the€amount€of€$220,550.48€on€the€condition€that€Planters€Gin€file€suitÐ pÀ Ðð ðagainst€the€party€who€it€is€believed€owes€for€the€loss,€with€the€insurer€to€bear€the€expense€of€theÐ `° Ðlitigation.ððÐ P  ÐÌà  àOn€July€11,€1997,€Planters€Gin€filed€a€lawsuit€against€Federal€Compress€and€Wells€Fargo.€Ð 0€ ÐIn€the€lawsuit,€Planters€Gin€alleged€that:Ð  p ÐÌà8  à[Ô_Ôa]sÔ_Ô€a€direct€and€proximate€result€of€the€roof€collapse,€the€burst€water€pipes,€and€theÐ P Ðfailure€of€Wells€Fargo€to€notify€the€fire€department,€to€notify€appropriate€persons€atÐ ð@ ÐFederal€Compress,€or€to€take€other€appropriate€action,€large€quantities€of€waterÐ à0 Ðcontinued€to€flow€into€[Building€Three,]€such€that€water€then€flowed€from€[BuildingÐ Ð  ÐThree]€into€[Building€Two]€where€the€water€did€substantial€damage€to€PlanterððsÐ À! Ðcotton.а" Ð Ð  ÐÌPlanters€Gin€claimed€that€Federal€Compress€and€Wells€Fargo€failed€to€exercise€reasonable€care€inÐ $à" Ðdiscovering€that€the€roof€over€Building€Three€had€collapsed€and€that€large€amounts€of€water€wereÐ €%Ð # Ðflowing€from€Building€Three€into€Building€Two.€€€It€sought€damages€of€$250,000€caused€as€a€resultÐ p&À!$ Ðof€the€water€leak.€Ð `'°"% ÐÌà  àFederal€Compress€filed€a€motion€for€summary€judgment,€arguing€that€Paragraph€25€of€itsÐ @)$' Ðlease€with€Planters€Gin€allocated€the€risk€of€loss€or€damage€to€the€cotton€stored€in€Building€Two€toÐ 0*€%( ÐPlanters€Gin.€€Federal€Compress€asserted€that,€in€light€of€the€clause,€Planters€Gin€could€not€recoverÐ  +p&) Ðagainst€Federal€Compress€for€any€loss€or€damage.€€Wells€Fargo€also€filed€a€motion€for€summaryÐ ,`'* Ðjudgment,€arguing€that€the€provisions€in€Wells€Fargoððs€alarm€service€contract€with€Federal€CompressÐ ° Ðrelieved€it€of€any€liability€for€loss€or€damage€suffered€by€Planters€Gin.€€The€trial€court€entered€ordersÐ  ð Ðgranting€summary€judgment€in€favor€of€both€Federal€Compress€and€Wells€Fargo.€€From€these€orders,Ð à ÐPlanters€Gin€now€appeals.Ð €Ð ÐÌà  àAs€to€Federal€Compress,€Planters€Gin€contends€on€appeal€that€Paragraph€25€of€its€lease€doesÐ ` ° Ðnot€apply€under€these€circumstances€because€the€claim€against€Federal€Compress€arises€out€of€theÐ P   Ðlandownerððs€negligence€regarding€property€adjacent€to€the€leased€property,€not€negligence€of€theÐ @  Ðlandlord€regarding€the€leased€property.€€Planters€Gin€also€contends€that€the€provisions€contained€inÐ 0 € ÐParagraph€25€do€not€relieve€Federal€Compress€of€liability€for€its€own€negligence€because€they€do€notÐ  p  Ðspecify€that€Federal€Compress€is€to€be€indemnified€against€liability€arising€out€of€its€own€negligence.€Ð `  ÐFederal€Compress€argues€on€appeal€that€Planters€Ginððs€lawsuit€against€it€violated€Paragraph€25€ofÐ P  Ðthe€lease€because€it€is€in€effect€a€subrogation€claim,€since€Planters€Gin€was€paid€by€its€insurer€in€theÐ ð@  Ðform€of€a€ð ðloan€receipt,ðð€a€loan€without€interest€to€be€repaid€only€out€of€the€proceeds€of€any€recoveryÐ à0  Ðagainst€Federal€Compress.Ð Ð  ÐÌà  àAs€to€Wells€Fargo,€Planters€Gin€argues€on€appeal€that€the€trial€court€erred€in€dismissing€itsÐ ° Ðaction€against€Well€Fargo€because€Wells€Fargo€had€a€duty€to€Planters€Gin€despite€the€absence€of€aÐ  ð Ðcontractual€relationship€between€the€Planters€Gin€and€Wells€Fargo.€€Planters€Gin€contends€that€theÐ à Ðalarm€service€contract€between€Wells€Fargo€and€Federal€Compress€does€not€relieve€Wells€Fargo€ofÐ €Ð Ðliability€to€Planters€Gin.Ð pÀ ÐÌà  àPlanters€Gin€first€argues€that€the€trial€court€erred€in€granting€summary€judgment€in€favor€ofÐ P  ÐFederal€Compress.€€Planters€Gin€asserts€that€the€subject€of€the€lease€was€Buildings€One€and€Two€andÐ @ Ðthat€Paragraph€25€should€not€release€Federal€Compress€from€liability€for€negligence€occurring€onÐ 0€ Ðproperty€not€subject€to€the€lease.€€Planters€Gin€argues€that€the€negligent€conduct€alleged€in€this€case,Ð  p Ðthe€failure€to€maintain€the€roof€over€Building€Three€and€to€monitor€the€sprinkler€system,€wasÐ ` Ðcommitted€by€Federal€Compress€in€its€capacity€as€an€adjacent€landowner€and€not€as€the€lessor€of€theÐ P Ðproperty€which€was€subject€to€the€lease.€€Planters€Gin€asserts€that€Paragraph€25€was€not€intended€toÐ ð@ Ðapply€to€acts€committed€as€an€adjacent€landowner.€€It€notes€that€a€contract€is€to€be€construed€againstÐ à0 Ðits€author,€in€this€case,€Federal€Compress.Ð Ð  ÐÌà  àFederal€Compress€argues€that€Paragraph€25€was€intended€to€place€all€risk€of€loss€uponÐ °"  ÐPlanters€Gin€and€to€relieve€Federal€Compress€from€responsibility€for€any€and€all€losses€to€theÐ  #ð! Ðcontents€stored€in€Planters€Ginððs€lease€space,€however€caused.€€Federal€Compress€also€argues€thatÐ $à" Ðmaintaining€the€roof€over€Building€Three€and€the€sprinkler€system€are€ð ðnatural€activitiesðð€for€aÐ €%Ð # Ðlandlord€and€precisely€the€types€of€risks€Paragraph€25€was€designed€to€allocate€to€Planters€Gin.Ð p&À!$ ÐÌà  àA€motion€for€summary€judgment€should€be€granted€when€the€movant€demonstrates€that€thereÐ P( #& Ðare€no€genuine€issues€of€material€fact€and€that€the€moving€party€is€entitled€to€a€judgment€as€a€matterÐ @)$' Ðof€law.€€ò òòòSeeóóó ó€Tenn.R.Civ.P.€56.04.€€The€party€moving€for€summary€judgment€bears€the€burden€ofÐ 0*€%( Ðdemonstrating€that€no€genuine€issue€of€material€fact€exists.€€òòò òSeeó óóó€òòò òBain€v.€Wellsó óóó,€936€S.W.2d€618,€622Ð  +p&) Ð(Tenn.1997).€€On€a€motion€for€summary€judgment,€the€court€must€take€the€strongest€legitimate€viewÐ ,`'* Ðof€the€evidence€in€favor€of€the€nonmoving€party,€allow€all€reasonable€inferences€in€favor€of€thatÐ ° Ðparty,€and€discard€all€countervailing€evidence.€€òòò òSeeó óóó€ò òòòid.óóó ó€€In€òòò òByrd€v.€Halló óóó,€847€S.W.2d€208Ð  ð Ð(Tenn.1993),€our€Supreme€Court€stated:Ð à ÐÌà8  àOnce€it€is€shown€by€the€moving€party€that€there€is€no€genuine€issue€of€material€fact,Ð pÀ Ðthe€nonmoving€party€must€then€demonstrate,€by€affidavits€or€discovery€materials,€thatÐ ` ° Ðthere€is€a€genuine,€material€fact€dispute€to€warrant€a€trial.€€In€this€regard,€Rule€56.05Ð P   Ðprovides€that€the€nonmoving€party€cannot€simply€rely€upon€his€pleadings€but€mustÐ @  Ðset€forth€specific€facts€showing€that€there€is€a€genuine€issue€of€material€fact€for€trial.Ð0 €Ð Ð  ÐÌò òòòId.óóó ó€at€211€(citations€omitted)€(emphasis€omitted).Ð `  ÐÌà  àSummary€judgment€is€appropriate€only€when€the€facts€and€the€legal€conclusions€drawn€fromÐ ð@  Ðthe€facts€reasonably€permit€only€one€conclusion.€€ò òòòSeeóóó ó€òòò òCarvell€v.€Bottomsó óóó,€900€S.W.2d€23,€26€(Tenn.Ð à0  Ð1995).€€Since€only€questions€of€law€are€involved,€there€is€no€presumption€of€correctness€regardingÐ Ð  Ða€trial€courtððs€grant€of€summary€judgment.€€òòò òSeeó óóó€òòò òBainó óóó,€936€S.W.2d€at€622.€€Therefore,€our€review€ofÐ À Ðthe€trial€courtððs€grant€of€summary€judgment€is€òòde€novoóó€on€the€record€before€this€court.€€òòò òSeeó óóó€òòò òWarrenÐ ° Ðv.€Estate€of€Kirkó óóó,€954€S.W.2d€722,€723€(Tenn.€1997).Ð  ð ÐÌà  àThe€cardinal€rule€in€interpreting€written€instruments€is€to€ascertain€the€intention€of€the€partiesÐ €Ð Ðand€to€give€effect€to€that€intention€consistent€with€legal€principles.€€òòò òSeeóóó ó€ò òòòBurks€v.€Belz-WilsonÐ pÀ ÐPropertiesóóó ó,€958€S.W.2d€773,€776€(Tenn.€Ct.€App.€1997).€€When€clear€contract€language€reveals€theÐ `° Ðintent€of€the€parties,€there€is€no€need€to€apply€rules€of€construction.€€òòò òSeeó óóó€òòò òWarren€v.€Metro.€Govððt€ofÐ P  ÐNashville€and€Davidson€Countyó óóó,€955€S.W.2d€618,€623€(Tenn.€Ct.€App.€1997).€€A€contract€isÐ @ Ðambiguous€only€when€it€is€of€uncertain€meaning€and€may€fairly€be€understood€in€more€ways€thanÐ 0€ Ðone;€a€strained€construction€may€not€be€placed€on€the€language€used€to€find€an€ambiguity€where€noneÐ  p Ðexists.€€ò òòòSeeóóó ó€òòò òEmpress€Health€and€Beauty€Spa,€Inc.€v.€Turneró óóó,€503€S.W.2d€188,€190-91€(Tenn.€1973).€Ð ` ÐWe€are€to€consider€the€agreement€as€a€whole€in€determining€whether€the€meaning€of€the€contract€isÐ P Ðclear€or€ambiguous.€€ò òòòSeeóóó ó€ò òòòGredig€v.€Tennessee€Farmers€Mut.€Ins.€Co.,óóó ó€891€S.W.2d€909,€912€(Tenn.Ð ð@ ÐCt.€App.1994).€€Ambiguous€language€is€construed€most€strongly€against€the€author€of€the€language.€Ð à0 Ðòòò òSeeó óóó€òòò òBurks,ó óóó€958€S.W.2d€at€777€(citing€òòò òFuller€v.€Orkin€Exterminating€Co.ó óóó,€545€S.W.2d€103,€107Ð Ð  Ð(Tenn.€Ct.€App.€1975));€ò òòòsee€alsoóóó ó€òòò òChazen€v.€Trailmobile,€Inc.óóó ó,€384€S.W.2d€1,€4€(Tenn.€1964)€(statingÐ À! Ðthat€a€lease€is€to€be€construed€most€strongly€against€the€drafter€of€the€instrument).Ð °"  ÐÌà  àIn€ò òòòInterested€Underwriters€at€Lloydððs€v.€Ducors,€Inc.óóó ó,€478€N.Y.S.2d€285€(App.€Div.€1984)Ð $à" Ð(Silverman,€J.,€dissenting)€ò òòòaffððdóóó ó€491€N.Y.S.2d€620,€481€N.E.2d€252€(N.Y.€1985),€the€landlord€andÐ €%Ð # Ðtenant€entered€into€a€commercial€lease€agreement€containing€an€exculpatory€clause€requiring€aÐ p&À!$ Ðwaiver€of€subrogation.€€òòò òId.ó óóó€at€286.€€The€clause€provided:Ð `'°"% ÐÌà8  à[Ô_Ôn]othingÔ_Ô€contained€hereinabove€shall€relieve€Tenant€from€liability€from€fire€or€otherÐ @)$' Ðcasualty.€€Notwithstanding€the€foregoing,€each€party€shall€look€first€to€any€insuranceÐ 0*€%( Ðin€its€favor€before€making€any€claim€against€the€other€party€for€recovery€for€loss€orÐ  +p&) Ðdamage€resulting€from€fire€or€other€casualty,€and€to€the€extent€that€such€insurance€isÐ ,`'* Ðin€force€and€collectible€and€to€the€extent€permitted€by€law,€Landlord€and€Tenant€eachÐ ° Ðhereby€releases€and€waives€all€right€of€recovery€against€the€other€or€anyone€claimingÐ  ð Ðthrough€or€under€each€of€them€by€way€of€subrogation€or€otherwise.ÐàÐ Ð  ÐÌò òòòId.óóó ó€at€286.€€The€premises€leased€by€the€tenant€were€adjacent€to€vacant€premises€owned€by€theÐ pÀ Ðlandlord.€€ò òòòSeeóóó ó€ò òòòid.óóó ó€at€286.€€A€fire€occurred€on€the€landlordððs€vacant€property€causing€damage€to€theÐ ` ° Ðpremises€leased€by€the€tenant.€€The€tenantððs€insurer€reimbursed€the€tenant€for€its€losses€but€then€suedÐ P   Ðthe€landlord€through€its€right€of€subrogation€to€recover€the€amount€paid€to€the€tenant.€€ò òòòSeeóóó ó€ò òòòid.óóó ó€at€286.€Ð @  ÐThe€landlord€argued€that€the€waiver€of€subrogation€clause€contained€in€the€lease€barred€recovery€byÐ 0 € Ðthe€tenant€against€the€landlord€for€any€damages€or€losses.€€ò òòòSeeóóó ó€ò òòòid.óóó ó€at€286.Ð  p  ÐÌà  àThe€court€in€ò òòòDucorððsóóó ó€held€that€the€lease€agreement€should€be€construed€in€light€of€the€limitedÐ P  Ðlegal€relationship€into€which€the€parties€had€entered€by€executing€the€lease€agreement,€namely,€thatÐ ð@  Ðof€landlord€and€tenant.€€òòò òId.ó óóó€at€287.€€The€court€noted€that,€throughout€the€lease,€the€parties€wereÐ à0  Ðreferred€to€exclusively€as€ð ðlandlordðð€and€ð ðtenant.ðð€€ò òòòId.óóó ó€at€287.€€It€also€found€that€the€partiesððÐ Ð  Ðrespective€rights€and€duties€under€the€lease€limited€the€risks€allocated€between€them€to€those€arisingÐ À Ðout€of€the€landlordððs€ownership€and€the€tenantððs€use€of€the€lease€premises.€€It€found€no€evidence€thatÐ ° Ðthe€parties€intended€to€allocate€all€possible€risks€of€loss€between€them€to€insurers,€and€particularlyÐ  ð Ðnot€risks€arising€from€acts€ð ðwholly€unrelated€to€the€landlord€and€tenant€relationship€and€committedÐ à Ðby€a€third„party€who€happens€to€be€the€landlord.ðð׃×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€òòò òId.ó óóó€at€287.€€Consequently,€the€court€held€that€theÐ €Ð Ðparties€intended€only€ð ðto€waive€their€subrogation€rights€against€each€other€for€risks€arising€out€of€theÐ pÀ Ðrelationship€to€which€they€were€committing€themselves,€òòviz.óóò ò,ó ó€landlord€and€tenant,€and€no€other.ðð€€òòò òId.ó óóó;Ð `° Ðò òòòsee€alsoóóó ó€òòò òMillican€of€Washington,€Inc.€v.€Wienker€Carpet€Service,€Inc.óóó ó,€722€P.2d€861,€862„863Ð P  Ð(Wash.€Ct.€App.€1986)€(holding€that€waiver€of€subrogation€in€commercial€lease€applied€only€toÐ @ Ðdamages€or€losses€to€property€subject€to€the€lease).Ó °X°œXÓÐ 0€ ÐÌà  àIn€this€case,€the€legal€relationship€into€which€Planters€Gin€and€Federal€Compress€entered€byÐ ` Ðexecuting€the€lease€agreement€was€that€of€ð ðlessorðð€and€ð ðlessee.ðð€€The€lease€defined€the€leaseÐ P Ðpremises€as€Building€One€and€Building€Two.€€Throughout€the€lease,€and€in€Paragraph€25€inÐ ð@ Ðparticular,€Federal€Compress€and€Planters€Gin€are€referred€to€almost€exclusively€as€ð ðlessorðð€andÐ à0 Ðð ðlessee.ðð€€The€lease€does€not€refer€to€the€partiesðð€rights€and€duties€with€respect€to€property€not€subjectÐ Ð  Ðto€the€lease.€€Ambiguities€in€a€contract€are€to€be€construed€against€the€party€who€drafted€it,€in€thisÐ À! Ðcase,€Federal€Compress.€€ò òòòSee€Burksó óóó,€958€S.W.2d€at€777;€ò òòòsee€also€Ducorððsó óóó,€478€N.Y.S.2d€at€277„278,Ð °"  Ðòòò òandó óóó€ò òòòMillicanó óóó,€722€P.2d€at€866.€€The€lease€agreement€must€be€construed€in€light€of€the€legalÐ  #ð! Ðrelationship€into€which€the€parties€entered€by€executing€the€lease.€€ò òòòSeeóóó ó€ò òòòDucorsóóó ó,€478€N.Y.S.2d€at€287.€Ð $à" ÐConsequently,€we€find€that€the€parties€intended€that€Paragraph€25€of€the€lease,€the€exculpatory€clauseÐ €%Ð # Ðand€the€requirement€of€a€waiver€of€subrogation€rights,€pertain€only€to€risks€arising€out€of€the€lessor„Ð p&À!$ Ðlessee€relationship.€€Accordingly,€the€grant€of€summary€judgment€to€Federal€Compress€must€beÐ ° Ðreversed.Ð  ð ÐÌà  àOur€holding€as€to€Paragraph€25€of€the€lease€Ô_ÔpretermitsÔ_Ô€Planters€Ginððs€argument€that€theÐ €Ð Ðexculpatory€clause€in€Paragraph€25€does€not€release€Federal€Compress€from€its€own€liability,€as€wellÐ pÀ Ðas€Federal€Compressðð€argument€that€the€lawsuit€by€Planters€Gin€is€in€effect€a€Ô_ÔsubrogationÔ_Ô€claimÐ ` ° Ðwhich€violates€Paragraph€25,€despite€the€ð ðloan€receiptðð€arrangement€between€Planters€Gin€and€itsÐ P   Ðinsurer.Ð @  ÐÌà  àPlanters€Gin€also€argues€on€appeal€that€the€trial€court€erred€in€granting€summary€judgmentÐ  p  Ðin€favor€of€Wells€Fargo.€€Planters€Gin€asserts€that€Wells€Fargo€owed€a€common€law€tort€duty€toÐ `  ÐPlanters€Gin,€apart€from€any€contractual€obligation,€to€warn€or€to€take€other€action€once€it€had€noticeÐ P  Ðof€trouble€at€Planters€Ginððs€warehouse,€noting€that€the€burden€on€Wells€Fargo€was€slight€and€the€riskÐ ð@  Ðof€harm€to€Planters€Gin€was€foreseeable.€€Planters€Gin€argues€that€failure€of€Wells€Fargo€to€do€soÐ à0  Ðwas€negligence.€€Wells€Fargo€argues€that€it€owed€no€duty€to€Planters€Gin€to€act€on€its€behalf.Ð Ð  ÐÌà  àTo€establish€negligence,€the€plaintiff€must€prove€each€of€the€following€elements:€(1)€a€dutyÐ ° Ðof€care€owed€by€the€defendant€to€the€plaintiff,€(2)€conduct€by€the€defendant€falling€below€theÐ  ð Ðapplicable€standard€of€care€amounting€to€a€breach€of€that€duty,€(3)€an€injury€or€loss,€(4)€causationÐ à Ðin€fact,€and€(5)€proximate,€or€legal,€cause.€€ò òòòSeeóóó ó€òòò òÔ_ÔMcClungÔ_Ô€v.€Delta€Square€Ltd.€Partnershipó óóó,€937Ð €Ð ÐÔ_ÔS.W.2dÔ_Ô€891,€894€(Tenn.€1996);€òòò òMcCall€v.€Wilderó óóó€,913€Ô_ÔS.W.2dÔ_Ô€150,€153€(Tenn.€1995)ò òòòóóó ó.Ð pÀ ÐÌà  àThe€existence€of€a€duty€of€care€owed€by€the€defendant€to€the€plaintiff€is€a€question€of€law€forÐ P  Ðthe€court€which€requires€consideration€of€whether€ð ðthe€interest€of€the€plaintiff€which€has€sufferedÐ @ Ðinvasion€was€entitled€to€legal€protection€at€the€hands€of€the€defendant.ðð€€ò òòòBradshaw€v.€Danielóóó ó,€854Ð 0€ ÐÔ_ÔS.W.2dÔ_Ô€865,€870€(Tenn.€1993)€(quoting€W.€Page€Ô_ÔKeetonÔ_Ô€òòet€al.óó,€Ô_ÔProsserÔ_Ô€and€Ô_ÔKeetonÔ_Ô€on€the€Law€ofÐ  p ÐTorts€ðð€37€at€236€(5th€ed.€1984)).Ð ` ÐÌà  àDuty€of€care€is€ð ðthe€legal€obligation€owed€by€defendant€to€plaintiff€to€conform€to€aÐ ð@ Ðreasonable€person€standard€of€care€for€protection€against€unreasonable€risks€of€harm.ðð€€òòò òÔ_ÔMcClungÔ_Ô€v.Ð à0 ÐDelta€Square€Ltd.€Partnershipó óóó,€937€Ô_ÔS.W.2dÔ_Ô€891,€894€(Tenn.€1996);€òòò òsee€alsoó óóó€òòò òMcCall€v.€Wilderó óóó,€913Ð Ð  ÐÔ_ÔS.W.2dÔ_Ô€150,€153€(Tenn.€1995).€€The€ð ðimposition€of€a€legal€duty€reflects€societyððs€contemporaryÐ À! Ðpolicies€and€social€requirements€concerning€the€right€of€individuals€and€the€general€public€to€beÐ °"  Ðprotected€from€anotherððs€act€or€conduct.ðð€€ò òòòÔ_ÔMcClungÔ_Ôóóó ó,€937€Ô_ÔS.W.2dÔ_Ô€at€894„895.€€ð ðIndeed,€it€has€beenÐ  #ð! Ðstated€that€ððduty€is€not€sacrosanct€in€itself,€but€is€only€an€expression€of€the€sum€total€of€thoseÐ $à" Ðconsiderations€of€policy€which€lead€the€law€to€say€that€the€plaintiff€is€entitled€to€protection.ðð€ðð€€òòò òId.ó óóóÐ €%Ð # Ð(quoting€W.€Page€Ô_ÔKeetonÔ_Ô€òòet€al.óó,€Ô_ÔProsserÔ_Ô€and€Ô_ÔKeetonÔ_Ô€on€the€Law€of€Torts€ðð€53€at€358€(5th€ed.€1984)).Ð p&À!$ ÐÌà  àAlthough€all€persons€have€a€duty€to€use€reasonable€care€to€refrain€from€conduct€that€willÐ P( #& ÐÔ_ÔforeseeablyÔ_Ô€cause€injury€to€others,€as€a€general€rule,€one€person€owes€no€affirmative€duty€to€protectÐ @)$' Ðor€warn€others€endangered€by€the€conduct€of€a€third€party.€€ò òòòSeeóóó ó€ò òòòBradshawóóó ó,€854€Ô_ÔS.W.2dÔ_Ô€at€870;Ð 0*€%( Ðò òòòNewton€v.€Ô_ÔTinsleyÔ_Ôóóó ó,€970€Ô_ÔS.W.2dÔ_Ô€490,€492€(Tenn.€Ct.€App.€1997).€€In€explaining€the€reluctance€to€findÐ  +p&) Ðnonfeasance€a€basis€of€liability,€the€Tennessee€Supreme€Court€has€stated:Ð ,`'* Їà8  àIn€determining€the€existence€of€a€duty,€courts€have€distinguished€between€action€andÐ ° Ðinaction.€€Professor€Prosser€has€commented€that€ð ðthe€reason€for€the€distinction€mayÐ  ð Ðbe€said€to€lie€in€the€fact€that€by€ððmisfeasanceðð€the€defendant€has€created€a€new€riskÐ à Ðof€harm€to€the€plaintiff,€while€by€ððnonfeasanceðð€he€has€at€least€made€his€situation€noÐ €Ð Ðworse,€and€has€merely€failed€to€benefit€him€by€interfering€in€his€affairs.ððÐpÀÐ Ð  ÐÌòòò òBradshawó óóó,€854€S.W.2d€at€870€(quoting€Prosser€and€Keeton€ðð€56,€at€373€(5th€ed.€1984)).Ð P   ÐÌà  àIn€this€case,€Wells€Fargo€agreed€in€its€alarm€services€contract€with€Federal€Compress€toÐ 0 € Ðmonitor€the€premises€subject€to€Federal€Compressðð€lease€with€Planters€Gin.€€Planters€Gin€claims€thatÐ  p  ÐWells€Fargo€owes€a€common€law€tort€duty€to€Planters€Gin€to€warn€or€to€take€other€action€once€it€hadÐ `  Ðnotice€of€trouble€at€Planters€Ginððs€warehouse.׃×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€€ò òòòóóó óHowever,€under€the€circumstances€of€this€case,€weÐ P  Ðmust€hold€that€Wells€Fargo€has€no€affirmative€common€law€duty€to€act,€to€protect€or€warn€PlantersÐ ð@  ÐGin.€€òòò òSeeóóó ó€ò òòòBradshawóóó ó,€854€S.W.2d€at€870.€€Accordingly,€we€affirm€the€trial€courtððs€grant€of€summaryÐ à0  Ðjudgment€in€favor€of€Wells€Fargo.Ð Ð  ÐÌà  àIn€summary,€we€find€that€Paragraph€25€of€the€lease€between€Planters€Gin€and€FederalÐ ° ÐCompress€is€inapplicable€to€actions€not€arising€out€of€the€lessor„lessee€relationship.€€Consequently,Ð  ð Ðthe€trial€courtððs€grant€of€summary€judgment€to€Federal€Compress€is€reversed€and€the€cause€remandedÐ à Ðfor€further€proceedings€consistent€with€this€Opinion.€€We€find€that€Wells€Fargo€had€no€affirmativeÐ €Ð Ðcommon€law€duty€to€act€to€protect€or€warn€Planters€Gin.€€Therefore,€the€trial€courtððs€grant€ofÐ pÀ Ðsummary€judgment€to€Wells€Fargo€is€affirmed.Ð `° ÐÌà  àThe€decision€of€the€trial€court€is€affirmed€in€part,€reversed€in€part,€and€remanded€as€set€forthÐ @ Ðabove.€€Costs€are€taxed€equally€to€Appellant€Planters€Gin€and€to€Appellee€Federal€Compress,€forÐ 0€ Ðwhich€execution€may€issue€if€necessary.Ð  p ÐÌà  àà ` àà ¸ àà  àà h àà À àà  àHOLLY€KIRBY€LILLARD,€J.Ð P Ðà  àà ` àà ¸ àà  àà h àà À àà  àW.€FRANK€CRAWFORD,€P.J.,€W.S.Ð ð@ Ðà  àà ` àà ¸ àà  àà h àà À àà  àDAVID€R.€FARMER,€J.