ÿWPCM Róy6AÞ,‰݃$ˆ8|`w]}Ûü|Ö¦éZÅ&CÏ×PLÌ6ä­fÁ¸æç¾=PW/ÊzbE7¢§º/Â{š¾H$yÝB%ÔOÍb´$ë¶|Qýq/þŽC²FݶÉÓ£×ÐØÁ¹ Ê× µ:+Ó@F$ÿœýêó®˜Ö4¼ lij~N©MSœ³ j¤ÝTõ:V%hm˜É”(ó ­~ß@Q 0͹·ä»Íç~ÖºqºgÐÒm e=ÆÇ½Nü¨=Á½{=.2³ÿ²€ ø.¼&±9@úëÈô“æ B÷’æ4ù£V1‡@,û†5ö){5˜XÝPŸšÓÿßZ¬m™Üz~¿\п…NÝ¥›S®¸jQÉ4ÕÅm‚‚6y´fÚì“ S -’þÔ} •Üømî®Æ¸dº^@jLÑëöØí×÷‡ŸÏö«ŒItt§÷fÔ:ϧª’Ém}†œâ±3"(â1{Z·MeúÏÕô&bñß@à=p6•ÿ9VjNÍžÁÍdWù†¶CI¹lU6ƒÛ# ;2ÿÇçF$üŽ ÐÌMark€Allen,€Memphis,€Tennessee,€for€the€appellant,€Connie€Pugh.Ð n ÐÌDouglas€A.€McTyier,€Memphis,€Tennessee,€for€the€appellees,€Poplar€East€Apartments€and€H.€M.Ð þN ÐHeckle€Management€Company.Ð î> ÐÓvÓÌò òOPINIONó óÔ#†¼¨D»XX«Ó¥#ÔÔ‡X«ÓX»¼¨DÔÐ Î ÐÔ#†¼¨D»XX«Ó´#ÔÓ  ÓÔ€X«ÓX»¼¨DÔÔ‡Xg4XXX«ÓÔÓ  Óò òÌÓU Óó óà  àMs.€Connie€Pugh€entered€into€a€lease€agreement€with€Poplar€East€Apartments€(ð ðPoplar€Eastðð)Ð ª!ú  Ðfor€a€term€beginning€April€1,€1994,€and€ending€March€31,€1995.€€At€the€end€of€the€term,€the€leaseÐ –"æ! Ðautomatically€renewed€for€thirty€(30)€day€periods.€The€lease€was€terminable€with€thirty€(30)€daysÐ ‚#Ò" Ðwritten€notice,€however,€ð ðany€30€day€notice€to€terminate€.€.€.€extensions€[was]€effective€only€fromÐ n$¾# Ðthe€next€rental€payment€due€date.ðð€€Rent€was€due€on€the€firstòòóó€of€the€month,€and€a€ten€percent€(10%)Ð Z%ª $ Ðlate€charge€applied€to€payments€made€five€(5)€days€after€the€firstòòóó.€Ð F&–!% ÐÌà  àPoplar€East€filed€a€detainer€warrant€in€Shelby€County€General€Sessions€Court€against€Ms.Ð (n#' ÐPugh€on€May€5,1995,€alleging€she€was€delinquent€for€Mayððs€rent.€€A€detainer€warrant€was€served€onÐ  )Z$( ÐMs.€Pugh€on€May€10.€€The€warrant€set€a€hearing€date€of€May€23,€which€was€continued€to€June€6.€Ð ö)F%) ÐMs.€Pugh€attended€the€June€6€hearing€without€counsel.€€The€general€sessions€court€awardedÐ â*2&* Ðjudgment€to€Poplar€East€for€the€May€and€June€rent€in€the€amount€of€$1,070,€court€costs,€andÐ Î+'+ Ðpossession.€€It€is€undisputed€that,€in€the€meantime,€Ms.€Pugh€had€tendered€rent€for€May€and€June€byÐ º, (, Ðplacing€money€orders€in€the€leasing€office€drop€on€May€5€and€June€3,€respectively.€€Poplar€EastÐ ¦-ö(-ý ÐÔ_Ôasserts€that€it€did€not€negotiate€the€money€orders,€and€that€they€were€submitted€to€the€generalÐ ° Ðsessions€judge€and€marked€as€accepted€ð ðwith€reservation.ðð€€Ms.€Pugh€contends€that€the€rentalÐ œì Ðpayments€were€in€fact€accepted.Ð ˆØ ÐÌà  àMs.€Pugh€retained€counsel€to€appeal€the€judgment,€filing€an€appeal€bond€on€June€14€in€theÐ `° Ðamount€of€$250€with€the€general€sessions€court.€€On€June€19,€a€writ€of€possession€was€issued€by€theÐ L œ Ðclerk€of€the€general€sessions€court,€and€counsel€for€Poplar€East€advised€Ms.€Pugh€by€letter€thatÐ 8 ˆ Ðð ð[f]unds€[she]€recently€[had]€paid€[would]€be€accepted€with€reservation€to€proceed€to€possession.ðð€Ð $ t ÐThe€letter€further€advised€Ms.€Pugh€that€she€ð ðshould€vacate€immediately€or€face€eviction.ðð€€The€writÐ  ` Ðof€possession€was€executed€on€June€30,€and€Ms.€Pugh€and€her€minor€child€were€evicted€from€theirÐ ü L  Ðapartment€at€Poplar€East.€€Their€possessions€were€placed€outside€in€the€rain€and€were€consequentiallyÐ è 8  Ðdamaged.€€Ð Ô$  ÐÌà  àIn€March€of€1997,€Ms.€Pugh€filed€a€complaint€against€Poplar€East€in€circuit€court,€allegingÐ ¬ü  Ðunlawful€ouster€under€Tenn.€Code.€Ann.€ðð€66„28„504,€the€applicable€section€of€the€UniformÐ ˜è  ÐResidential€Landlord€and€Tenant€Act€(ð ðURTLAðð).€€In€her€complaint,€Ms.€Pugh€alleged€that€PoplarÐ „Ô  ÐEast€breached€the€lease€and€unlawfully€ousted€her€after€accepting€her€May€and€June€rents.€€PoplarÐ pÀ ÐEast€moved€for€summary€judgment€in€September€of€2000.€€In€its€motion€Poplar€East€asserted:€(1)Ð \¬ Ðthat€pursuant€to€Tenn.€Code€Ann.€ðð€29„18„130(b)(2),€the€appeal€bond€posted€by€Ms.€Pugh€wasÐ H˜ Ðinsufficient€to€forestall€execution€of€the€writ€of€possession€and€(2)€any€payments€tendered€by€Ms.Ð 4„ ÐPugh€were€accepted€under€full€reservations€of€rights€in€accordance€with€the€lease€contract€and€Tenn.Ð  p ÐCode€Ann.€ðð€66„28„508.€€The€circuit€court€awarded€summary€judgment€to€Poplar€East€in€August€ofÐ  \ Ð2001,€and€Ms.€Pugh€filed€a€timely€notice€of€appeal€to€this€Court.Ð øH Ðò òÌÓ  ÓòòIssuesóóó óÐ Ð  ÐÓ—ÓÌà  àThe€issues€before€this€Court,€as€submitted€by€Ms.€Pugh,€are:Ð ¤ô ÐÌà8  à(1)à0` Ð Ð àWhether€a€triable€issue€of€fact€exists€that€Appelleeððs€(Landlord)€[accepted]Ð |Ì Ðthe€Appellantððs€(Tenantððs)€rental€payments€and€re„established€the€relationshipÐ h¸ Ðof€Landlord€and€Tenant€precluding€the€entry€of€summary€judgment€for€theÐ T ¤ ÐAppellees€(Landlords).Ð@!` Ð ` Ð  ÐÌà8  à(2)à0` Ð Ð àIn€a€wrongful€eviction€under€Tenn.€Code€Ann.€ðð€66„28„504,€was€AppelleeððsÐ #h! Ð(Landlordððs)€post„judgment€notice€of€acceptance€of€rental€payments€withÐ $T" Ðreservation€sufficient€to€justify€the€eviction€of€Appellant€(Tenant)€where€theÐ ð$@ # ÐAppellant€(Tenant)€had€paid€rent€through€the€end€of€the€term?ÐÜ%,!$` Ð ` Ð  ÐÌà  àWe€believe€the€issue€is€more€correctly€stated€as€whether€the€trial€court€correctly€determinedÐ ´'#& Ðthat€there€were€no€genuine€issues€of€material€fact€relevant€to€the€question€of€whether€Poplar€EastÐ  (ð#' Ðunlawfully€ousted€Ms.€Pugh€pursuant€to€the€Uniform€Residential€Landlord€and€Tenant€Act€asÐ Œ)Ü$( Ðcodified€at€Tenn.€Code€Ann.€ðð€66„28„101,€òòò òet€seqóóó ó.,€and€that€Poplar€East€was€entitled€to€a€judgmentÐ x*È%) Ðas€a€matter€of€law.Ð d+´&* ЇÓ  Óò òòòStandard€of€Reviewóóó óÐ ° ÐÓnÓÌà  àThis€is€an€appeal€from€an€award€of€summary€judgment.€€Ô#†X«ÓXXXg46 #ÔÔ‡Xg4XXX«ÓÔOur€review€of€an€award€of€summaryÐ „Ô Ðjudgment€is€òòò òde€novoóóó ó,€with€no€presumption€of€correctness€accorded€to€the€judgment€of€the€trial€court.€Ð pÀ Ðòòò òCarvell€v.€Bottomsó óóó,€900€S.W.2d€23,€26€(Tenn.€1995).€Ô#†X«ÓXXXg4##ÔÔ‡Xg4XXX«ÓÔSummary€judgment€is€appropriate€where€thereÐ \¬ Ðis€no€genuine€issue€regarding€material€facts€relevant€to€a€claim,€and€the€moving€party€is€entitled€toÐ H ˜ Ða€judgment€as€a€matter€of€law.€€Tenn.€R.€Civ.€P.€56.04.€€In€determining€whether€to€award€summaryÐ 4 „ Ðjudgment,€the€court€must€view€the€evidence€in€the€light€most€favorable€to€the€nonmoving€party,Ð  p Ðdrawing€all€reasonable€inferences€in€favor€of€the€nonmoving€party.€€òòò òStaples€v.€CBL€&€Assocs.ó óóó,€15Ð  \ ÐS.W.3d€83,€89€(Tenn.€2000).€òòò òó óóóWhen€a€party€makes€a€properly€supported€motion€for€summaryÐ ø H  Ðjudgment,€the€burden€shifts€to€the€nonmoving€party€to€establish€the€existence€of€disputed€materialÐ ä 4  Ðfacts.òòò ò€€Id.€€óóó óÔ#†X«ÓXXXg4a #ÔÔ‡Xg4XXX«ÓÔSummary€judgment€should€be€awarded€only€when€a€reasonable€person€could€reach€onlyÐ Ð  Ðone€conclusion€based€on€the€facts€and€inferences€drawn€from€those€facts.òòò ò€€Id.€ó óóóÔ#†X«ÓXXXg4Í##ÔÔ‡Xg4XXX«ÓÔÐ ¼  ÐÌÓ  Óò òòòAnalysisóóó óÐ ”ä  ÐÓ%ÓÌà  àThe€dispositive€issue€in€this€case,€as€we€perceive€it,€is€whether€Poplar€East€unlawfully€oustedÐ h¸ ÐMs.€Pugh€from€her€apartment€on€June€30.€€The€URLTA€provides:€Ð T¤ ÐÌà8  àIf€the€landlord€unlawfully€removes€or€excludes€the€tenant€from€the€premises€orÐ ,| Ðwillfully€diminishes€service€to€the€tenant€.€.€.€the€tenant€may€recover€possession€orÐ h Ðterminate€the€rental€agreement€and,€in€either€case,€recover€actual€damage€sustainedÐ T Ðby€the€tenant,€and€punitive€damages€when€appropriate,€plus€a€reasonable€attorneyððsÐ ð@ Ðfee.€€If€the€rental€agreement€is€terminated€under€this€section,€the€landlord€shall€returnÐ Ü, Ðall€prepaid€rent€and€security€deposits.€€ÐÈÐ Ð  ÐÌTenn.€Code€Ann.€ðð€66„28„504€(1993).€€The€act€further€provides:€Ð  ð ÐÌà8  àIf€the€landlord€accepts€rent€without€reservation€and€with€knowledge€of€the€tenantÐ xÈ Ðdefault,€the€landlord€by€such€acceptance€condones€the€default€and€thereby€waivesÐ d´ Ðsuch€landlordððs€right€and€is€estopped€from€terminating€the€rental€agreement€as€to€thatÐ P   Ðbreach.€€Ð