ÿWPCõ! ;# JUNU %£ 0 4© 0ÏÝb¬w@´4ôj- 0D—NÛ^ Ýé më 0J 0TL 0^  0hþ 0rf 0|Ø 0†T AQÚ 0+ 1u» 0d0 B” U>± B)ï DC AM[U*¨FÒÆ 0DÞ 0@" 0Db D/¦ BÕmò D3_[’Æíñ³v~¤vÓ"˜HP LaserJet 4SiHPPCL5MS,ü,,,,,ü0nLhÎ'í€"  Z 6Times New Roman Regular¼( ¤U$¡¡Ó  Ó((26$¤¤Ý ƒ¤U!ÝÓ  ÓÝ  ÝÒ°ÒÒX°ÒÑ  ÑÑÑÔ€XîèX¼¼Ôà ` àòòÚ  Ú0Ú  Úóó- ù- ª D« Ze¬ +­ +® +¯ /° +± ² Ó€¼ ê‚_#3|x¿  Lunnlunn v. boiler supply - opinion Î '  0 .   (#Ã$òòÚ  Ú0Ú  ÚóóD}Ð$ˆÿU‹ÿÀÀÀ2 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  Ô,-./0Cþÿ<< Cÿÿ2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)P ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ d< Œ 9p`(&Times New Roman% Line 7 d''''7Border 1dd,.(Cþÿ << Gÿÿ< Œ 9p`(Arial <Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€&ÔÔ€&¼ÔÓ  ÓÝ  ÝÝ ƒ-"ÝÝ  ÝÔ€*ÔÔ€*ÔÓ  Óò òÔ YYY ÔFILEDÔ€*XÔÌÌJuly€1,€1998ÌÌCecil€W.€CrowsonÌAppellate€Court€ClerkÔ  Ôó óƒLevel 1Level 2Level 3Level 4Level 5(3¯$¢¢Ý ƒ!ÝÝ  Ý("ÿÿ$££Ò  ÒÒ  Ò($$””ò òÚ  Ú1Ú  Úó ó11'÷ÿ dxdüÿP Pd cÝ ƒ!ÝÑ#€d#ÑÔ€&ÔÔ€&¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€&XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€lease€specifically€provided:ÌÌà8 àà àLessor€leases€to€Lessee,€to€have€and€to€hold€the€same€subject€to€all€termsÏand€conditions€set€forth€herein€for€a€term€of€three€(3)€years,€beginning€on€the€1stÏday€of€January,€1989,€and€ending€on€the€31st€day€of€December,€1992,€unlessÏsooner€terminated€as€provided€herein€(hereinafter€referred€to€as€the€ð ðTermðð).€Ì 'ÿÿdxd QÝ ƒ!ÝÑ#€d#ÑÔ€&ÔÔ€&¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€&XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€Nashville€property€was€valued€at€$150,000;€while€the€Knoxville€property€was€valuedÏat€$50,000.Ì ¼Ý ƒ!ÝÑ#€d#ÑÔ€&ÔÔ€&¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€&XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€leases€provided€that€the€properties€would€be€appraised€by€three€appraisers,€oneÏchosen€by€Boiler€Supply,€one€chosen€by€Lunn€Real€Estate€Investments,€and€the€third€appointed€byÏthe€other€two€appraisers.Ì çÝ ƒ!ÝÑ#€d#ÑÔ€&ÔÔ€&¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€&XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€provision€for€legal€expenses€in€the€lease€provided:ÌÌà8 àà àIf,€on€account€of€any€breach€or€default€by€Lessor€or€Lessee€of€theirÏobligations€to€any€of€the€parties€hereto,€under€the€terms,€covenants€and€conditionsÏof€this€Lease,€it€shall€become€necessary€for€any€of€the€parties€hereto€to€employ€anÏattorney€to€enforce€or€defend€any€of€their€rights€or€remedies€hereunder,€and€shouldÏsuch€party€prevail,€it€shall€be€entitled€to€any€reasonable€attorneysðð€fees€incurred€inÏsuch€connection.ÌPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'hStyl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑGenevaÑÑ ÑÒ  ellan Geneva ÒÒ  ellan Geneva ÒÝ ƒ!ÝÔ . ÔÔ€&ÔÔ€&¼ÔÓ  ÓÝ  ÝÒ  ÒÒ X ÒÑ „ ÑÑ\R AØ'\Ñ›Ô_ÔÑ€ÑÑ7€&¦¼¼ddÈ7ÑÑ  ÑÑ  ќԀ&„Ôò ò›Þ ÞÌÌÙ€,ÙœßR€)+(A1-j|ñþ ` ç `€€@ÿRß›à@ àIN€THE€COURT€OF€APPEALS€OF€TENNESSEEÌà@ àAT€NASHVILLEó óÌÔ€&¼ÔÌÌÌÌBOILER€SUPPLY€COMPANY,€INC.à à)Ìà àà àà àà àà àà àà à)Ìà àPlaintiff/Appellant,à àà àà à)à àDavidson€ChanceryÌà àà àà àà àà àà àà à)à àNo.€93„2848„IÌVS.à àà àà àà àà àà àà à)Ìà àà àà àà àà àà àà à)ÌLUNN€REAL€ESTATE€INVESTMENTS,à à)à àAppeal€No.ÌINC.,à àà àà àà àà àà àà à)à à01A01„9605„CH„00246Ìà àà àà àà àà àà àà à)Ìà àDefendant/Appellee.à àà àà à)ÌÌÌÌà@ àÔ€&îÔAPPEAL€FROM€THE€CHANCERY€COURTÌà@ àFOR€DAVIDSON€COUNTYÌà@ àAT€NASHVILLE,€TENNESSEEÌÌà@ àÌà@ àTHE€HONORABLE€IRVIN€H.€Ô_ÔKILCREASEÔ_Ô,€JR.,€CHANCELLORÌÌÌÌòòÔ€&¼ÔFor€Plaintiff/Appellantóó:à àà àà àà àòòFor€Defendant/Appelleeóó:ÌÌCharles€Patrick€Flynnà àà àà àà àStephen€H.€PriceÌGerald€D.€Ô_ÔNeenanÔ_Ôà àà àà àà àà àFARRIS,€Ô_ÔWARFIELDÔ_Ô€&ÏÔ_ÔKANADAYÔ_ÔÌFLYNN€AND€Ô_ÔNEENANÔ_Ôà àà àà àNashville,€TennesseeÌNashville,€TennesseeÌÌJohn€B.€Link,€IIIÌNashville,€TennesseeÌÌÌÔ€&„Ôò òÌÌà@ àAFFIRMED€AND€REMANDEDó óÌÔ€&¼ÔÌÌÌÌÌÌà àà àà àà àà àà àà àWILLIAM€C.€KOCH,€JR.,€JUDGEÇÑ X ÑÓ€ÓÔ€&„Ôò òòòà@ àO€P€I€N€I€O€Nóóó óÌÔ€&¼ÔÌà àThis€appeal€involves€a€dispute€over€the€interpretation€of€a€provisionÏallocating€the€responsibility€for€paying€legal€expenses€in€the€event€of€a€default€orÏbreach€of€two€leases.€€The€lessee€filed€suit€against€the€lessor€in€the€ChanceryÏCourt€for€Davidson€County€seeking€a€declaration€that€the€leases€had€expired€andÏrequesting€its€attorneyððs€fees€in€accordance€with€the€provisions€of€the€leaseÏagreements.€€The€trial€court€granted€the€lesseeððs€motion€for€summary€judgmentÏand€declared€that€the€leases€had€expired€but€denied€the€lesseeððs€claim€for€legalÏexpenses.€€The€lessee€has€appealed.€€We€have€determined€that€the€trial€courtÏcorrectly€interpreted€the€lease€agreements€and,€therefore,€affirm€the€summaryÏjudgment.ÌÌà@ àò òI.ó óÌÌà àWallace€Edward€Lunn,€Sr.€established€two€businesses€during€his€lifetime€„ÏBoiler€Supply€Company,€Inc.€and€Lunn€Real€Estate€Investments,€Inc.€€BoilerÏSupply€operated€out€of€two€industrial€buildings€in€Nashville€and€Knoxville€onÏproperty€leased€from€Lunn€Real€Estate€Investments.€€When€Mr.€Lunn€died€inÏ1978,€the€interests€in€the€two€businesses€were€divided€among€various€familyÏmembers.€€On€January€1,€1989,€Boiler€Supply€and€Lunn€Real€Estate€InvestmentsÏentered€into€two€new€leases€containing€an€ambiguous€provision€regarding€theirÏduration€that€stated€on€one€hand€that€the€term€of€the€lease€was€for€three€years,€butÏon€the€other€provided€that€the€lease€would€begin€on€January€1,€1989€and€end€onÏDecember€31,€1992€(a€period€of€four€years).× ƒ2 ××  ×€€ÌÌà àDisputes€among€Mr.€Lunnððs€family€eventually€caused€them€to€redistributeÏtheir€interests€in€the€two€corporations.€€In€May€1990,€the€family€agreed€thatÏWallace€Edward€Lunn,€Jr.€would€acquire€all€the€stock€in€Boiler€Supply€that€hadÏbeen€previously€held€by€other€family€members€and,€in€return,€that€he€wouldÏrelinquish€his€interests€in€the€other€assets€in€his€fatherððs€estate,€including€LunnÏReal€Estate€Investments.€€Part€of€this€agreement€included€amendments€to€the€1989Ïleases€providing€(1)€that€the€leases€could€be€extended€following€the€end€of€theirÏinitial€terms€at€Lunn€Real€Estate€Investmentsðð€option,€(2)€that€Boiler€Supply€couldÏpurchase€the€properties€if€Lunn€decided€to€extend€the€leases,€(3)€that€the€purchaseÏprice€for€the€properties,€if€Boiler€Supply€elected€to€purchase€them,€would€be€theÏgreater€of€$200,000× ƒ6 ××  ×€or€average€appraised€value€of€the€properties,× ƒ7 ××  ×€and€(4)€thatÏthe€leases€would€terminate€in€ninety€days€if€Lunn€Real€Estate€Investments€rejectedÏBoiler€Supplyððs€proposed€contract€to€purchase€the€properties.ÌÌà àAs€the€end€of€1991€approached,€Boiler€Supply€wrote€Lunn€Real€EstateÏInvestments€to€inquire€whether€it€intended€to€extend€the€leases€beyond€their€three„year€term.€€Lunn€Real€Estate€Investments€responded€that€discussions€concerningÏthe€extension€of€the€leases€were€premature€because€the€leases€did€not€expire€untilÏDecember€31,€1992.€€On€January€2,€1992,€Boiler€Supply€formally€notified€LunnÏReal€Estate€Investments€that€its€three„year€leases€had€expired€and€that€it€wasÏholding€over€on€a€month„to„month€basis€under€the€leasesðð€holdover€clauses.€€LunnÏagain€responded€that€the€initial€terms€of€the€leases€did€not€expire€until€DecemberÏ31,€1992.€€ÌÌà àIn€May€1992,€Boiler€Supply€offered€to€purchase€the€properties€forÏ$240,000.€€Lunn€Real€Estate€Investments€rejected€the€offer€on€the€ground€that€itÏwas€premature.€€In€December€1992,€Boiler€Supply€again€offered€to€purchase€theÏproperties,€this€time€for€$200,000.€€Lunn€Real€Estate€Investments€again€declinedÏBoiler€Supplyððs€offer€and€informed€Boiler€Supply€that€it€had€decided€to€extendÏthe€term€of€both€leases.€€Thereafter,€in€March€1993,€Boiler€Supply€again€offeredÏto€purchase€the€properties.€€Both€parties€designated€appraisers,€but€when€BoilerÏSupply€did€not€receive€the€results€of€Lunn€Real€Estate€Investmentsððs€appraisal,€itÏsubmitted€an€offer€to€purchase€the€properties€for€$221,500.€€Lunn€Real€EstateÏInvestments€rejected€this€offer,€as€it€had€the€preceding€two€offers.ÌÌÌÌÌà àIn€September€1993,€Boiler€Supply€sued€Lunn€Real€Estate€Investments€in€theÏChancery€Court€for€Davidson€County€alleging€that€the€leases€had€expired€and€thatÏLunn€Real€Estate€Investments€had€not€acted€in€good€faith€when€it€refused€to€turnÏover€its€appraisal€information.€€Boiler€Supply€requested€the€trial€court€toÏconstrue€the€terms€of€the€leases,€to€determine€the€rights€of€the€parties,€and€toÏdeclare€that€the€leases€and€their€amendments€were€terminated.€€It€also€requestedÏthe€trial€court€to€award€legal€expenses€pursuant€to€a€provision€in€the€leases.× ƒ8 ××  ×€ÏLunn€Real€Estate€Investments€responded€to€the€complaint€by€asserting€that€BoilerÏSupply€had€failed€to€maintain€the€property€in€good€condition€and€that€the€partiesÍhad€been€unable€to€agree€whether€the€properties€should€be€appraised€ð ðas€isðð€or€ð ðasÏrepaired.ðð€€It€also€asserted€that€Boiler€Supplyððs€offers€to€purchase€the€propertyÏhad€not€been€timely.ÌÌà àIn€June€1995€Boiler€Supply€moved€for€a€summary€judgment€based€on€itsÏclaims€that€the€leases€had€expired€because€Lunn€Real€Estate€Investments€had€failedÏto€properly€exercise€its€option€to€continue€the€leases€past€their€original€terms€andÏhad€refused€to€accept€its€offers€to€purchase€the€property.€€At€the€hearing€on€theÏsummary€judgment€motion,€Lunn€Real€Estate€Investments€conceded€that€theÏoriginal€leases€expired€on€December€31,€1991€and€abandoned€its€claims€thatÏBoiler€Supply€had€failed€to€maintain€the€property.€€On€August€18,€1995,€the€trialÏcourt€granted€Boiler€Supply€a€summary€judgment€and€declared€that€the€leases€hadÏterminated.€€When€Boiler€Supply€pressed€for€its€legal€expenses,€the€trial€courtÏheld€that€it€was€not€entitled€to€its€legal€expenses€because€Lunn€Real€EstateÏInvestments€had€not€breached€or€defaulted€during€the€original€term€of€the€leases.€ÏBoiler€Supply€filed€this€appeal€after€the€trial€court€denied€its€motion€to€alter€orÏamend€its€order€granting€the€summary€judgment.ÌÌÌÌà@ àò òII.ó óÌÌà àUnder€the€ð ðAmerican€Ruleðð€followed€in€Tennesseeððs€courts,€losing€partiesÏneed€not€pay€the€legal€expenses€of€prevailing€parties€unless€required€either€byÏstatute,€contract,€or€some€other€recognized€equitable€ground.€€òòSee€Kultura,€Inc.€v.ÏSouthern€Leasing€Corp.óó,€923€S.W.2d€536,€540€(Tenn.€1996);€òòKimbrough€v.ÏUnion€Planters€Natððl€Bankóó,€764€S.W.2d€203,€205€(Tenn.€1989).€€This€appealÏinvolves€a€contractual€fee„shifting€provision.ÌÌà àContracting€parties€remain€free€to€agree€to€allocate€the€responsibility€toÏpay€legal€expenses€caused€by€a€breach€in€their€contract.€€These€agreements€areÏsubject€to€the€normal€canons€of€contract€construction.€€Accordingly,€courts€mustÏconstrue€these€agreements€as€written,€òòsee€Associated€Press€v.€WGNS,€Inc.óó,€48ÏTenn.€App.€407,€417,€348€S.W.2d€507,€511„12€(1961),€and€must€also€give€effectÏto€the€partiesðð€intentions€consistent€with€legal€principles.€€òòSee€Bob€PearsallÏMotors,€Inc.€v.€Regal€Chrysler„€Plymouth,€Inc.óó,€521€S.W.2d€578,€580€(Tenn.Ï1975).€€We€must€also€construe€the€agreement€objectively€without€favoring€eitherÏparty,€òòsee€Taylor€v.€White€Stores,€Inc.óó,€707€S.W.2d€514,€516€(Tenn.€Ct.€App.Ï1985),€and€we€should€ordinarily€construe€the€language€according€to€its€technicalÏlegal€meaning€unless€the€parties€have€established€some€other€meaning€or€unlessÏthe€context€in€which€the€terms€are€used€sensibly€indicates€some€non„technicalÏmeaning.€€òòSeeóó€òòEmpress€Health€&€Beauty€Spa,€Inc.€v.€Turneróó,€503€S.W.2d€188,Ï191€(Tenn.€1973);€òòFariss€v.€Bry„Block€Co.óó,€208€Tenn.€482,€487„89,€346€S.W.2dÏ705,€708€(1961).ÌÌà àWhere€a€contract€contains€a€provision€allocating€the€responsibility€forÏpaying€€legal€expenses,€the€obligation€to€pay€legal€expenses€is€limited€to€onlyÏthose€instances€provided€for€in€the€contract.€€òòSee€Chicago€Southshore€&€S.€BendÏR.R.€v.€Itel€Rail€Corp.óó,€658€N.E.2d€624,€634€(Ind.€Ct.€App.€1995).€€LegalÏexpenses€cannot€be€recovered€if€the€subject€matter€of€the€lawsuit€is€beyond€theÏterms€of€the€provision.€€òòSee€Romero€v.€Haririóó,€911€P.2d€85,€94€(Haw.€Ct.€App.Ï1996).ÌÌà àThe€expense„shifting€provision€at€issue€on€this€appeal€applies€only€to€theÏnecessary€legal€expenses€incurred€ð ðon€account€of€any€breach€or€default€by€LessorÏor€Lessee€of€their€obligations€.€.€.€under€the€terms,€covenants€and€conditions€ofÏthis€Lease.ðð€€Accordingly,€in€order€to€recover€its€legal€expenses,€Boiler€SupplyÏmust€not€only€be€the€prevailing€party,€but€it€must€also€demonstrate€that€itÍprevailed€with€regard€to€claims€involving€Lunn€Real€Estate€Investmentsððs€breachÏor€default€of€its€obligations€under€the€leases.€€òòSeeóó€òòHouston€v.€Ô_ÔBooherÔ_Ôóó,€647€N.E.2dÏ16,€22€(Ind.€Ct.€App.€1995);€òòÔ_ÔShullÔ_Ô€v.€First€Interstate€Bankóó,€887€P.2d€193,€196„97Ï(Mont.€1994).ÌÌà àParagraph€twenty„two€of€the€leases€defines€the€six€events€that€constitute€aÏdefault€under€these€leases.€€Since€each€of€these€events€involves€conduct€of€theÏlessee,€the€contract€contains€no€provision€for€default€by€the€lessor.€€Accordingly,ÏBoiler€Supply€will€be€entitled€to€recover€its€legal€expenses€from€Lunn€Real€EstateÏInvestments€only€if€it€was€required€to€hire€a€lawyer€to€enforce€or€defend€itsÏrights€under€the€leases€because€of€Lunn€Real€Estate€Investmentsðð€breach€of€theÏœleases.›€€ÌÌà àBoiler€Supply€argues€that€Lunn€Real€Estate€Investments€breached€the€leasesÏin€two€ways:€first,€by€not€agreeing€with€its€interpretation€of€the€provisionÏdefining€the€term€of€the€leases€and€second,€by€refusing€to€provide€its€appraiserððsÏreport€concerning€the€value€of€the€properties€in€Knoxville€and€Nashville.€€A€goodÏfaith€disagreement€over€the€meaning€of€an€ambiguous€contractual€provision€doesÏnot€constitute€a€breach€of€contract.€€Accordingly,€Lunn€Real€Estate€InvestmentsÏwas€not€contractually€obligated€to€agree€with€Boiler€Supplyððs€interpretation€ofÏparagraph€two€of€the€leases€and€did€not€breach€the€leases€by€taking€the€plausibleÏposition€that€they€did€not€expire€until€December€31,€1992,€rather€than€onÏDecember€31,€1991€as€insisted€by€Boiler€Supply.ÌÌà àUnder€the€1990€amendment€to€the€leases,€Boiler€Supply€had€the€right€toÏoffer€to€purchase€the€properties€only€if€Lunn€Real€Estate€Investments€effectivelyÏextended€the€leases€indefinitely€beyond€their€original€terms.€€Since€Lunn€RealÏEstate€Investments€failed€to€extend€the€leases€before€their€initial€terms€expired,ÏBoiler€Supply€became€a€month„to„month€tenant€under€the€hold€over€provisions€inÍthe€leases.€€As€a€hold€over€tenant,€Boiler€Supply€did€not€have€a€contractual€rightÏto€purchase€either€or€both€properties€for€the€greater€of€$200,000€or€the€averagedÏappraised€value€of€the€two€properties.€€Thus,€the€partiesðð€negotiations€concerningÏthe€property€beginning€in€1992€were€not€governed€by€the€leases,€and€the€partiesÏwere€free€to€negotiate€in€any€way€they€wished.€€Accordingly,€Lunn€RealityÏInvestments€had€no€contractual€obligation€to€hire€an€appraiser€or€to€furnishÏBoiler€Supply€an€appraisal€report€during€the€negotiation€process.ÌÌà àEven€if€Boiler€Supply€had€a€right€to€purchase€the€property€under€the€1990Ïamendment€to€the€leases,€Lunn€Real€Estate€Investmentððs€failure€to€turn€over€itsÏappraiserððs€report€is€still€not€a€breach€of€contract.€€The€amendment€to€the€leasesÏrequired€the€parties€to€ascertain€the€average€assessed€value€of€the€properties€basedÏon€three€appraisals€„€one€appraisal€performed€by€appraisers€chosen€by€the€partiesÏand€the€third€appraisal€by€an€appraiser€appointed€by€the€partiesðð€two€appraisers.€ÏWhile€the€parties€apparently€retained€their€own€appraisers,€their€appraisers€didÏnot,€at€least€insofar€as€this€record€shows,€designate€a€third€appraiser.€€TheÏaverage€appraised€value€of€the€properties€could€not€be€determined€without€thisÏthird€appraisal,€and€without€the€third€appraisal,€Boiler€Supply€could€not€purchaseÏthe€properties.€€Since€Boiler€Supply€did€not€make€an€appropriate€offer€toÏpurchase€the€properties,€it€cannot€insist€that€Lunn€Real€Estate€InvestmentsÏbreached€the€leases€by€failure€to€turn€over€its€appraiserððs€report.€€€ÌÌà@ àò òIII.ó óÌÌà àBoiler€Supplyððs€complaint€against€Lunn€Real€Estate€Investments€alsoÏundermines€its€claim€for€legal€expenses.€€Tenn.€R.€Civ.€P.€8.01€requiresÏcomplaints€to€contain€a€short,€plain€statement€showing€that€the€plaintiff€is€entitledÏto€relief€and€a€demand€for€judgment€for€the€particular€relief€sought.€€WhileÏcourts€have€a€duty€to€give€effect€to€pleadings€according€to€their€substance€ratherÍthan€to€their€form,€òòÔ_ÔFannÔ_Ô€v.€City€of€Fairviewóó,€905€S.W.2d€167,€175€n.14€(TennÏCt.€App.€1994),€they€cannot€create€claims€that€have€not€been€pled.€òò€See€DonaldsonÏv.€Donaldsonóó,€557€S.W.2d€60,€62€(Tenn.€1977);€òòÔ_ÔRampyÔ_Ô€v.€Ô_ÔICIÔ_Ô€Acrylics,€Inc.óó,€898ÏS.W.2d€196,€198€(Tenn.€Ct.€App.€1994).€€ÌÌà àBoiler€Supplyððs€complaint€simply€requested€a€declaration€that€its€leasesÏexpired€on€December€31,€1991.€€It€cannot€now€transmogrify€its€declaratoryÏjudgment€complaint€into€one€for€breach€of€the€leases.€€In€a€similar€case,€theÏFlorida€Court€of€Appeals€held€that€a€seller€of€property€who€filed€a€declaratoryÏjudgment€action€arising€from€an€appraisal€dispute€with€the€buyer€could€notÏrecover€its€legal€expenses€because€it€had€not€filed€suit€to€enforce€the€contractÏagainst€the€buyer.€€òòSee€Dade€Ô_ÔSavÔ_Ô.€&€Loan€Ô_ÔAssððnÔ_Ô€v.€Ô_ÔBroksÔ_Ô€Ctr.€Ltd.óó,€529€So.2dÏ775,€776„77€(Fla.€Dist.€Ct.€App.€1988).€€Boiler€Supplyððs€suit€seeking€a€declarationÏthat€the€leases€had€terminated€was€not€an€action€to€enforce€its€rights€againstÏbreach€or€default€by€Lunn€Real€Estate€Investments.€Accordingly,€the€trial€courtÏproperly€refused€to€award€Boiler€Supply€its€legal€expenses€under€the€leasesððÏexpense„shifting€Ô_ÔprovisionsÔ_Ô.ÌÌà àBoiler€Supplyððs€declaratory€judgment€complaint€must€be€distinguishedÏfrom€Lunn€Real€Estate€Investmentsðð€later€detainer€action€filed€to€recoverÏpossession€of€the€properties.€€Lunn€Real€Estate€Investments€filed€this€action€whenÏBoiler€Supply€breached€the€leases€by€failing€to€vacate€the€premises.€€This€courtÏaffirmed€the€trial€courtððs€decision€to€award€Lunn€Real€Estate€Investments€its€legalÏexpenses€because€the€ð ðlease€contract€provides€for€an€award€of€attorneyððs€fees€inÏthe€event€of€a€breach,€if€successfully€litigated.ðð€€òòLunn€Real€Estate€Investments,ÏInc.€v.€Boiler€Supply€Co.óó,€No.€01A01„9704„CV„00191,€1998€WL€221112,€at€*__Ï(Tenn.€Ct.€App.€May€6,€1998)€(No€Tenn.€R.€App.€P.€11€application€filed).€€SinceÏBoiler€Supplyððs€action€in€this€case€did€not€arise€out€of€a€breach€of€the€leases,€ourÍdecision€in€Lunn€Real€Estate€Investmentsðð€appeal€does€not€control€the€outcome€ofÏthis€case.ÌÌà@ àò òIV.ó óÌÌà àWe€affirm€the€judgment€and€remand€the€case€to€the€trial€court€forÏwhatever€further€proceedings€may€be€required.€€We€also€tax€the€costs€of€thisÏappeal€to€Boiler€Supply€Company,€Inc.€and€its€surety€for€which€execution,€ifÏnecessary,€may€issue.ÌÔ_ÔÔ_ÔÌÌÓÓà àà àà àà àà àà àà à______________________________Ìà àà àà àà àà àà àà àWILLIAM€C.€KOCH,€JR.,€JUDGEÌÌÌCONCUR:ÌÌÌ_____________________________________ÌHENRY€F.€TODD,€PRESIDING€JUDGEÌMIDDLE€SECTION€ÌÌÌÌ_____________________________________ÌSAMUEL€L.€LEWIS,€œJUDGE›