ÿWPC4I …# VUNa %¯ 04µ 0³ébœ w@¤ 4ä ø  † N• ^ — £ m¥ 0D¼  1‡ 1m 0cü 0J_ 0T© 0^ý 0h[ 0rà 0|5 0†± 07 1uÇ 0d<UF> B)ÞDC AMJU*—-ÁÌ 0@X D3˜ÞË!©ªÊ t ”"é$þ%Å(jÔ)">+P`-°/ µ2ðU5E7ß\9v~;;vÓ¹< BŒB 0w©B 0Š C 0 ªC 0´JD 0ÇþD 0ÛÅE 0ï F AOGÆÞG 0D¤H D/èH BI˜HP LaserJet 4SiHPPCL5MS,ü,,,,,ü0nLhÎ'í€"  Z 6Times New Roman Regular¼( ¤U$¡¡Ó  Ó(c(25$¤¤Ý ƒ¤U!ÝÓ  ÓÝ  ÝÒ°ÒÒX°ÒÔ€XÞ±X¼¼Ôà ` àòòÚ  Ú0Ú  Úóó- ù- ßà÷eáaâaãäåUæUçUèÓ€¥Hœ$-ÔP@3|xñconcrete spaces v. sender - opinion Î 8 ' IB011C20IB011C2 .   —f÷$ˆÿU‹ÿÀÀÀ(#Ã$òòÚ  Ú0Ú  Úóó (5hCEKQW]cioAutoList11.1.1.1.1.1.1.1.tuvwxyz#,37=CIQYag­­1.a.i.(1)(a)(i)1)a)(;s˜$´´Ô2,ÔÚ  Ú0Ú  Ú.Ô3  Ôà0  à2 ÿÿ0Indent1Ô2ÔÔ3  Ô2" ÿÿ0Indent2à0 àÔ2ÔÔ3  Ô2, ÿÿ0Indent3à0 àà0 àÔ2ÔÔ3  Ô26 ÿÿ0Indent4à0 àà0 àà0 àÔ2ÔÔ3  Ô2@ ÿÿ0Indent5à0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2J ÿÿ0Indent6à0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2T ÿÿ0Indent7à0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô2^ ÿÿ0Indent8à0 àà0 àà0 àà0 àà0 àà0 àà0 àÔ2ÔÔ3  Ô !$ ÿÿ?AGMSYaioIndent0I.A.1.a.(1)(a)i)a)P ÿÿ8Mac DefaultMac DefaultÓ ` °šXÓ< Œ 9p`(&Times New Roman% Line 7 d11117Border 1dd€=5Cþÿ << Gÿÿ< Œ 9p`(Arial #Ý ƒ!ÝÑ  ÑÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÔ€8ÔÔ€8ÔÓ  Óò òÔ YYY ÔFILEDÔ€8XÔÌÌJuly€31,€1998ÌÌCecil€W.€CrowsonÌAppellate€Court€ClerkÔ  Ôó ó ÂÝ ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€other€four€investors€were€Darren€Ô_ÔLiffÔ_Ô,€Ô_ÔZackaryÔ_Ô€Ô_ÔLiffÔ_Ô,€Eugene€Sacks,€and€Ruth€Sacks.€ÏThe€investors€owned€the€property€as€tenants€in€common€and€did€business€under€the€trade€name€ofÏð ðÔ_ÔLiffÔ_Ô,€Sender,€and€Sacksðð.€€Mr.€Sender€owned€a€25%€interest€in€the€property;€Mr.€and€Mrs.€SacksÏowned€a€25%€interest;€and€Darren€and€Ô_ÔZackaryÔ_Ô€Ô_ÔLiffÔ_Ô€owned€the€remaining€50%€interest.€€Darren€andÏÔ_ÔZackaryÔ_Ô€Ô_ÔLiffÔ_Ô€eventually€acquired€Mr.€and€Mrs.€Sacksððs€25%€interest€in€the€property.Ì ”Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔStuart€Dalton€worked€as€a€sales€representative€for€a€medical€supply€company€and€did€notÏtake€an€active€role€in€the€day„to„day€management€of€his€wifeððs€businesses.Ì("ÿÿ$££Ò  ÒÒ  ÒVVVV'ÿÿdxd ÔÝ ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔNational€Building€Corporation€was€the€project€manager€for€the€renovation€of€CumminsÏStation.€€Mr.€Sender€is€the€chairman€and€chief€executive€officer€of€National€Building€CorporationÏand€is€also€a€major€stockholder€of€the€company.Ì Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔQuotient€verdicts€are,€of€course,€improper.€€òòSee€Ô_ÔOdomÔ_Ô€v.€Grayóó,€508€S.W.2d€526,€532Ï(Tenn.€1974);€òòThompson€v.€Stateóó,€197€Tenn.€112,€116,€270€S.W.2d€379,€381€(1954).€ÏAccordingly,€the€trial€court€informed€the€jury€that€it€could€not€render€such€a€verdict.Ì  Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€trial€court€simply€informed€the€jury€that€ð ðThe€attorneys€have€presented€the€evidence€toÏyou€with€respect€to€the€attorneys€fees€and€I€think€that€answers€your€question.ððÌ Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€trial€court€informed€the€jury€that€the€General€Assembly€had€ð ðincluded€29€examples€ofÏunfair€and€deceptive€acts€or€practicesðð€in€the€statute€and€that€the€members€of€the€jury€ð ðshould€applyÏthe€usual€and€ordinary€meaning€to€the€words€unfair€and€deceptive€acts.ðð€€Ì ŠÝ ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€lessees€made€an€oral€motion€at€trial€to€increase€their€compensatory€and€treble€damagesÏclaims€but€did€not€move€to€increase€their€punitive€damage€claim.Ì ßÝ ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔPunitive€damages€may€be€awarded€in€rare€cases€where€the€breach€of€contract€is€coupledÏwith€a€tort€involving€fraud,€malice,€gross€negligence,€or€oppression.€€òòSee€Medley€v.€A.W.ÏChesterton€Co.óó,€912€S.W.2d€748,€753€(Tenn.€Ct.€App.€1995).Ì Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔNo€issue€was€raised€on€this€appeal€concerning€whether€the€Tennessee€ConsumerÏProtection€Act€applies€to€commercial€transactions€such€as€the€one€involved€in€this€case.€€Thus,€ourÏopinion€provides€no€precedent€for€extending€the€Tennessee€Consumer€Protection€Act€toÏcommercial€leases.Ì »Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔSee€generally€Lisa€K.€Gregory,€Annotation,€òòPlaintiffððs€Rights€to€Punitive€or€MultipleÏDamages€When€Cause€of€Action€Renders€Both€Availableóó,€2€Ô_ÔA.L.R.Ô_Ô€5th€449€(1992).Ì `Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThis€question€relates€to€the€plaintiffððs€claim€for€treble€damages€under€the€TennesseeÏConsumer€Protection€Act.Ì Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThis€question€relates€to€the€plaintiffððs€claim€for€punitive€damages€and€is€required€byÏòòHodges€v.€S.C.€Ô_ÔToofÔ_Ô€&€Co.óó,€833€S.W.2d€896,€900„901€(Tenn.€1992)€in€order€to€determineÏwhether€the€jury€will€proceed€to€consider€the€plaintiffððs€punitive€damage€claim.Ì FÝ ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔAs€a€matter€of€law,€the€acts€of€partners€taken€in€the€course€of€partnership€business€areÏbinding€on€the€partnership.€€òòSee€Pritchett€v.€Thomas€Ô_ÔPlaterÔ_Ô€&€Co.óó,€144€Tenn.€406,€444,€232€Ô_ÔS.W.Ô_ÔÏ961,€972€(1921);€òòWyatt€v.€Brownóó,€39€Tenn.€App.€28,€35,€281€S.W.2d€64,€68€(1955).€€Ì ûÝ ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔMr.€Sender€was€the€president€and€principal€stockholder€of€National€BuildingÏÔ_ÔCorporationÔ_Ô.€€Corporations€act€at€the€direction€of€their€officers€and€through€their€officers€andÏemployees.€€òòSee€Nelson€v.€Martinóó,€958€S.W.2d€643,€650€(Tenn.€1997);€òòAllied€Sound,€Inc.€v.ÏÔ_ÔNeelyÔ_Ôóó,€909€S.W.2d€at€821.€€The€record€contains€no€evidence€that€Mr.€Sender€was€not€acting€onÏbehalf€of€both€the€construction€company€and€the€partnership€in€his€dealings€with€Ms.€Dalton.Ì –Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThese€questions€include€the€first€and€second€questions€on€the€special€verdict€form€whichÏstate€ð ð[Ô_Ôw]eÔ_Ô€find€for€the€òòplaintiff€óóagainst€the€òòdefendantóó€and€fix€compensatory€damages€at€_____ðð€Ï(emphasis€added)€and€that€ð ð[Ô_Ôw]eÔ_Ô€find€for€the€òòdefendantóó€against€the€òòplaintiffóó€and€fix€theÏcompensatory€damages€at€_____ðð€(emphasis€added).Ì æÝ ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€fourth€question€on€the€special€verdict€form€stated:€ð ðIf€compensatory€damages€for€theÏòòplaintiff€óówere€found€above€by€the€jury,€then€the€jury€will€answer€the€question.€€Are€the€òòplaintiffsÏóódue€punitive€damages?ðð€(emphasis€added).Ì Ý ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€fifth€question€on€the€special€verdict€form€asked:€ð ðIf€you€find€that€the€òòplaintiffsóó€areÏentitled€to€compensatory€damages,€did€such€damages€arise€from€an€unfair€or€deceptive€act€orÏpractice€by€the€òòdefendantsóó€under€the€Tennessee€Consumer€Act€[sic]?ðð€(emphasis€added).Ì ÕÝ ƒ!ÝÑ#€d#ÑÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÝ ƒ$ÝÒ  ÒÒ X ÒÔ€.XÔà àòòÚ  ÚÚ  ÚóóÝ  ÝÔ_ÔThe€question€regarding€punitive€damages€read,€in€part,€€as€follows:€ð ðYou,€the€jury,€haveÏfound€that€the€òòplaintiffsóó€are€entitled€to€punitive€damages.€€It€is€now€your€duty€to€fix€the€amount€ofÏdamages.ðð€(emphasis€added).ÌPtPtHHÚ(ÿáÿâùFG(üHHÚ(d'hStyl{WP}01•ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃà Ãà Ãà Ãà Ãà ÃÃÃÃÃÃÃÃÃÃÃÐ ÐÐHHÐÐ  ÐÐ2ÐÐÿÿ¸æ$ÿÐÐHHÐÐÐÐÐÐÐÐ  ÐÐ ÐÐ ÐÑÑÑGenevaÑÑ ÑÑ € ÑÑ<Px–ÈÑÒÒÒ443!#4ÒÒ$ *$ÒÒ$*$ÒÒ ÿKK ÒÒ  Geneva ÒÒ  Geneva ÒÓ.,ÓÓÓÓ6ÓÓ ÓßßßßßßßßßßßßßßßßßßÑGenevaÑÑ ÑÒ  h HD: Geneva ÒÒ  h HD: Geneva Ò d(OÞ{$µµà0  àÔ2,ÔÚ  ÚaÚ  Ú.Ô3  Ôà0` (#(#à(b²D$¶¶à0  àà0` (#(#àÔ2,ÔÚ  ÚÚ  Ú.Ô3  Ôà0¸ ` (#` (#à(xÓñ$··à0  àà0` (#(#àà0¸ ` (#` (#àÔ2,Ô(Ú  Ú0Ú  Ú)Ô3  Ôà0¸ (#¸ (#à(ŒÆ‚$¸¸à0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àÔ2,Ô(Ú  ÚaÚ  Ú)Ô3  Ôà0h(#(#à(Ÿù…$¹¹à0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àÔ2,Ô(Ú  ÚÚ  Ú)Ô3  Ôà0Àh(#h(#à(³¶4$ººà0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àà0Àh(#h(#àÔ2,ÔÚ  Ú0Ú  Ú)Ô3  Ôà0À(#À(#à(Ǫ»$»»à0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àà0Àh(#h(#àà0À(#À(#àÔ2,ÔÚ  ÚaÚ  Ú)Ô3  Ôà0p(#(#à€=‚ƒCþÿ<< CÿÿƒLevel 1Level 2Level 3Level 4Level 5($$””ò òÚ  Ú1Ú  Úó ó„„'÷ÿ dxdüÿP PdÝ ƒ!ÝÔ . ÔÔ€.ÔÔ€.¼ÔÓ  ÓÝ  ÝÒ  ÒÒ X ÒÑ „ ÑÑ\R AØ'\Ñ›Ô_ÔÑ€ÑÑ7€öã¼¼ddÈ7ÑÑ  ÑÑ  ÑÔ€.„Ôò òÞ ÞÌà@ àIN€THE€COURT€OF€APPEALS€OF€TENNESSEEÌà@ àAT€NASHVILLEó óÌÔ€.¼Ơ̜̂œÌ›œÌÙ€€ÙßR€795A1-j|` ç `€€@ÿRßÌÌÌ›ÌCONCRETE€SPACES,€INC.,à àà àà à)ÌFAUX€FUR,€INC.,à àà àà àà à)ÌPAULETTE€DALTON,€andà àà àà à)ÌSTUART€DALTON,à àà àà àà à)Ìà àà àà àà àà àà àà à)à àDavidson€ChanceryÌà àPlaintiffs/Appellees,à àà àà à)à à94„993„IÌà àà àà àà àà àà àà à)ÌVS.à àà àà àà àà àà àà à)à àAppeal€No.Ìà àà àà àà àà àà àà à)à à01A01„9607„CH„00288ÌHENRY€SENDER,€Individually,à àà à)ÌDARREN€LIFF€and€ZACKARY€LIFF,à à)ÌHENRY€SENDER,€EUGENE€I.€SACKS€à à)Ìand€wife€RUTH€SACKS,€d/b/a€à àà à)ÌLIFF,€SENDER€AND€SACKS,€Tenantsà à)Ìin€Common,€NATIONAL€BUILDINGà à)ÌCORPORATION,à àà àà àà àà à)Ìà àà àà àà àà àà àà à)Ìà àDefendants/Appellants.à àà àà à)ÌÌÌÌÌà@ àAPPEAL€FROM€THE€CHANCERY€COURTÌà@ àFOR€DAVIDSON€COUNTYÌà@ àAT€NASHVILLE,€TENNESSEEÌÌà@ àTHE€HONORABLE€WHITNEY€Ô_ÔSTEGALLÔ_Ô,€SPECIAL€CHANCELLORÌÌÌòòFor€Plaintiffs/Appelleesóó:à àà àà àà àà àòòFor€Defendants/Appellantsóó:ÌÌSteve€Northà àà àà àà àà àà àà àCharles€Hampton€WhiteÌMark€Northà àà àà àà àà àà àà àAndrew€D.€DunnÌMadison,€Tennesseeà àà àà àà àà àCornelius€&€CollinsÌà àà àà àà àà àà àà àà àNashville,€TennesseeÌAbby€Ô_ÔRubenfeldÔ_ÔÌNashville,€TennesseeÌÌÌÌÔ€.„Ôò òà@ àAFFIRMED€IN€PART;€REVERSED€IN€PART;Ìà@ àAND€REMANDEDó óÌÔ€.¼Ôà àÌÌÌÌà àà àà àà àà àà àà àWILLIAM€C.€KOCH,€JR.,€JUDGEÇÓ€ÓÔ€.„Ôò òòòÑ  Ñœ›Ìà@ àO€P€I€N€I€O€Nóóó óÔ€.¼ÔÌÌà àThis€appeal€arises€from€a€dispute€over€the€lease€and€renovation€ofÏcommercial€space€in€Nashvilleððs€Cummins€Station.€€After€abandoning€the€leasesÏbecause€the€renovations€had€not€been€completed€within€the€time€promised,€theÏlessees€filed€suit€in€the€Chancery€Court€for€Davidson€County€against€the€lessorsÏand€the€project€manager.€A€jury€awarded€the€lessees€$75,000€in€compensatoryÏdamages€and€$1,100,000€in€punitive€damages€which€the€trial€court€later€reducedÏto€$500,000.€€On€this€appeal,€the€lessors€and€the€project€manager€take€issue€withÏthe€punitive€damage€award€and€with€the€inconsistencies€between€the€judgment€andÏthe€juryððs€answers€to€special€interrogatories.€€We€affirm€the€compensatoryÏdamage€award;€however,€we€vacate€the€punitive€damage€award€and€remand€theÏcase€to€the€trial€court€to€consider€whether€the€compensatory€damages€should€beÏtrebled€in€accordance€with€the€Tennessee€Consumer€Protection€Act.ÌÌà@ àò òI.ó óÌÌà àIn€early€1993,€Paulette€Dalton€operated€two€businesses€on€lower€BroadwayÏnear€Second€Avenue€ð!ð€a€vintage€clothing€boutique€called€The€Emperorððs€NewÏClothes€and€a€gallery€for€local€artists€called€The€Gallery€on€Broadway.€€She€wasÏconsidering€relocating€her€businesses€because€she€needed€more€space€and€becauseÏshe€had€been€approached€by€Gavin€Ô_ÔGaskinsÔ_Ô€about€combining€her€gallery€andÏboutique€with€a€nightclub.€€Mr.€Ô_ÔGaskinsÔ_Ô€had€managed€several€nightclubs€inÏNashville,€and€he€and€Ms.€Dalton€believed€that€a€nightclub€featuring€progressiveÏð ðÔ_ÔgrungeÔ_Ôðð€music€could€be€a€commercial€success.€€They€became€interested€inÏCummins€Station€after€Ms.€Dalton€received€an€advertisement€from€its€leasingÏagents€in€July€1993.€€ÌÌà àCummins€Station€is€a€large,€five„story€building€on€the€corner€of€TenthÏAvenue,€South€and€Ô_ÔDemontbreunÔ_Ô€Avenue€in€Nashville.€€It€was€erected€in€1913€asÏoffice€and€warehouse€space€for€wholesale€merchants.€€It€was€largely€unoccupiedÏwhen€a€group€of€investors€led€by€Henry€SenderÔ_Ô× ƒ: ××  ×Ô_Ô€purchased€it€in€March€1993€withÏthe€view€to€renovate€it€into€office,€retail,€and€warehouse€space.€€The€building€hadÏfallen€into€disrepair,€and€the€purchasers€understood€that€it€would€requireÏextensive€renovations€in€order€to€make€it€suitable€for€commercial€tenants.ÌÌà àAfter€discussing€the€location€with€her€husband,× ƒ; ××  ×€Ms.€Dalton€met€one€ofÏCummins€Stationððs€leasing€agents€to€inspect€possible€spaces€for€the€boutique,Ïgallery,€and€nightclub.€€Ms.€Dalton€then€toured€Cummins€Station€a€second€timeÏaccompanied€by€her€husband,€Mr.€Ô_ÔGaskinsÔ_Ô,€and€the€curator€of€her€gallery.€€AfterÏdeciding€that€the€space€met€their€needs,€the€Ô_ÔDaltonsÔ_Ô€and€Mr.€Ô_ÔGaskinsÔ_Ô€formed€twoÏcorporations€to€carry€out€their€business€ventures.€€The€Ô_ÔDaltonsÔ_Ô€incorporatedÏConcrete€Spaces,€Inc.€to€operate€the€boutique€and€art€gallery,€and€Ms.€Dalton€andÏMr.€Ô_ÔGaskinsÔ_Ô€incorporated€Faux€Fur,€Inc.€to€operate€the€nightclub.ÌÌà àOn€August€18,€1993,€the€Ô_ÔDaltonsÔ_Ô€and€Mr.€Ô_ÔGaskinsÔ_Ô€met€with€Mr.€Sender,ÏMichael€Cooper,€who€is€Mr.€Senderððs€son„in„law€and€who€is€also€the€president€ofÍNational€Building€Corporation× ƒA ××  ×,€and€the€leasing€agents€to€discuss€the€lease€termsÏand€the€improvements€needed€in€order€to€operate€a€boutique,€art€gallery,€andÏnightclub€in€the€proposed€space.€€Mr.€Sender€left€the€meeting€early,€and€most€ofÏthe€discussions€concerning€the€partiesðð€obligations€with€regard€to€the€ð ðbuild€outððÏof€the€space€were€handled€by€Mr.€Cooper.€€During€the€meeting,€Ms.€Dalton€statedÏshe€desired€to€open€for€business€in€early€October€in€order€to€take€advantage€ofÏthe€peak€retail€months€of€the€holiday€season.€€Mr.€Cooper€and€the€leasing€agentsÏreplied€that€the€space€would€be€ready€for€occupancy€by€the€first€of€October.ÌÌà àAt€the€conclusion€of€the€meeting,€the€leasing€agents€provided€the€Ô_ÔDaltonsÔ_ÔÏand€Mr.€Ô_ÔGaskinsÔ_Ô€with€copies€of€two€proposed€leases€ð!ð€one€lease€with€ConcreteÏSpaces€for€the€boutique€and€gallery€and€the€other€lease€with€Faux€Fur€for€theÏnightclub.€€The€Ô_ÔDaltonsÔ_Ôðð€lawyer€proposed€extensive€alterations€in€the€leases.€ÏEventually,€on€August€26,€1993,€the€parties€executed€two€leases€forÏapproximately€6,520€square€feet€of€contiguous€space€on€the€first€floor€ofÏCummins€Station.€€The€terms€of€the€two€leases€were€essentially€the€same.€€TheirÏterm€was€for€five€years,€and€the€rent€was€$1,222.50€per€month.€€Attached€to€bothÏleases€was€an€exhibit€addressing€some€of€the€needed€improvements€to€the€space.€ÏThe€Ô_ÔDaltonsÔ_Ô€signed€the€Concrete€Spaces€lease,€and€Ms.€Dalton€and€Mr.€Ô_ÔGaskinsÔ_ÔÏsigned€the€Faux€Fur€lease.ÌÌà àAs€it€turned€out,€the€two€leases€did€not€clearly€allocate€the€partiesððÏresponsibilities€concerning€the€build€out€of€the€leased€space.€€Ms.€DaltonÏunderstood€that€the€lessors€would€be€responsible€for€paying€for€most€of€theÏimprovements€and€for€seeing€that€they€were€completed€in€time€to€open€herÏbusinesses€in€October.€€Messrs.€Sender€and€Cooper€believed€that€thisÍresponsibility€belonged€to€the€lessees.€€As€a€result,€the€construction€of€theÏimprovements€was€delayed,€and€numerous€disputes€arose€between€the€parties€ð!ðÏparticularly€between€Ms.€Dalton€and€Mr.€Sender.€€ÌÌà àEven€though€the€construction€plans€for€the€leased€space€were€not€completedÏuntil€September€28,€1993,€the€space€for€the€boutique€and€gallery€were€ready€forÏtheir€grand€opening€on€October€22,€1993.€€The€insurance€company€providingÏcoverage€for€the€inventory€in€the€boutique€and€gallery€required€Ms.€Dalton€toÏinquire€into€the€security€and€fire€safety€of€the€building€before€she€moved€herÏinventory€into€the€new€space.€€Even€though€a€rear€door€opening€onto€a€commonÏhallway€had€not€been€installed,€Mr.€Cooper€assured€Ms.€Dalton€that€the€buildingÏwas€secure€and€that€the€fire€sprinkler€system€was€adequate.€€Relying€on€Mr.ÏCooperððs€assurances,€Ms.€Dalton€moved€her€inventory€into€the€building,€and€theÏboutique€and€gallery€opened€for€business€on€October€22,€1993.ÌÌà àThe€boutique€and€gallery€were€burglarized€on€October€24€and€again€onÏOctober€27,€1993.€€The€thieves€stole€all€of€Ms.€Daltonððs€inventory,€a€safeÏcontaining€approximately€$2,350€in€cash€and€other€business€documents,€a€stereoÏsystem,€and€a€cash€register.€€When€Ms.€Dalton€suggested€that€the€lessors€shouldÏreimburse€her€for€the€loss€because€Mr.€Cooper€had€assured€her€that€the€buildingÏwas€secure,€Mr.€Sender€and€one€of€his€business€associates€declined€to€acceptÏresponsibility€for€the€burglary.€€They€pointed€out€that€the€leases€provided€thatÏeach€lessee€was€responsible€for€the€security€of€their€space.ÌÌà àFollowing€the€second€burglary,€the€electrical€contractor€submitted€a€drawÏrequest€to€Ms.€Dalton€for€$7,500€of€the€approximately€$32,000€in€electrical€workÏthat€had€been€performed€in€the€leased€space.€€Ms.€Dalton€and€Mr.€Ô_ÔGaskinsÔ_Ô€insistedÏthat€the€lessors€were€responsible€for€the€electrical€work.€€On€November€8,€1993,ÍMr.€Ô_ÔGaskinsÔ_Ô,€on€behalf€of€Faux€Fur,€wrote€a€letter€to€Mr.€Sender€complainingÏabout€the€delay€in€completing€the€improvements€for€the€nightclub€and€theÏð ðexorbitant€bill€for€proposed€electrical€work.ðð€€Mr.€Ô_ÔGaskinsÔ_Ô€also€stated€that€heÏwas€terminating€Faux€Furððs€lease€because€of€the€lessorsðð€breaches.€€Mr.€SenderÏresponded€on€November€12,€1993€by€informing€Mr.€Ô_ÔGaskinsÔ_Ô€that€the€lessorsÏintended€to€hold€Faux€Fur€fully€responsible€for€its€obligations€under€the€lease.ÌÌà àMs.€Dalton€never€reopened€the€boutique€and€gallery€following€theÏburglaries€but€continued€with€her€efforts€to€open€the€nightclub.€€The€plannedÏOctober€29,€1993€opening€date€was€rescheduled€to€January€28,€1994€because€theÏconstruction€of€the€improvements€had€not€been€completed.€€The€relationshipÏbetween€Ms.€Dalton€and€Mr.€Sender€continued€to€deteriorate€because€of€theÏconstruction€delays,€their€dispute€over€the€burglary,€and€their€disagreement€overÏpaying€for€the€electrical€work.€€One€of€their€last€confrontations€occurred€whenÏMr.€Sender€told€Ms.€Dalton€that€he€would€not€permit€her€to€operate€a€gay€bar€inÏCummins€Station.€€Mr.€Sender€eventually€declined€to€meet€with€Ms.€Dalton,€andÏMr.€Dalton€was€forced€to€take€time€away€from€his€job€to€assist€his€wife€with€theÏproject.ÌÌà àIn€early€January€1994,€Ms.€Dalton€applied€for€a€beer€permit€and€a€danceÏpermit€in€anticipation€of€the€nightclubððs€January€28,€1994€opening.€€She€wasÏunable€to€obtain€these€permits€because€the€lessors€could€not€provide€her€with€aÏfinal€use€and€occupancy€permit€and€a€certificate€from€the€fire€marshal.€ÏAccordingly,€Ms.€Dalton€could€not€sell€alcoholic€beverages€when€the€nightclubÏopened€on€January€28,€1994.€€As€a€gesture€of€good€will,€she€gave€drinks€away€toÏthe€persons€who€attended€the€opening.€€ÌÌà àMs.€Dalton€consulted€a€lawyer€soon€after€Mr.€Senderððs€accusations€that€sheÏintended€to€operate€a€gay€bar.€€On€April€6,€1994,€a€lawyer€representing€ConcreteÏSpaces€and€Faux€Fur€informed€the€lessorsðð€lawyer€that€the€lessors€had€breachedÏthe€lease€by€delaying€the€construction€and€by€failing€to€obtain€a€use€andÏoccupancy€permit€from€the€fire€marshal.€€Accordingly,€the€lesseesðð€lawyer€statedÏthat€it€was€no€longer€feasible€for€the€lessees€to€continue€to€wait€to€open€theirÏbusiness€and€that€the€lessees€would€vacate€the€premises€on€April€11,€1994.ÌÌà àOn€April€7,€1994,€the€Ô_ÔDaltonsÔ_Ô€and€their€two€corporations€filed€suit€in€theÏChancery€Court€for€Davidson€County€against€Mr.€Sender,€National€BuildingÏCorporation,€and€the€partnership€that€owned€Cummins€Station.€€The€complaintÏincluded€claims€for€breach€of€contract,€negligent€misrepresentation,€fraudulentÏmisrepresentation,€and€violation€of€the€Tennessee€Consumer€Protection€Act€andÏsought€recovery€of€compensatory€damages,€punitive€damages,€and€trebleÏdamages.€€The€essence€of€the€Ô_ÔDaltonsÔ_Ôðð€claim€was€that€Mr.€Sender€and€his€businessÏassociates€had€deceived€them€about€the€quality€and€availability€of€the€space€inÏCummins€Station€and€that€Mr.€Sender€had€ð ðintentionally€carried€on€a€systematicÏplan€of€harassment€and€lack€of€cooperationðð€to€force€them€to€abandon€their€leasesÏin€order€to€enable€him€to€lease€the€space€to€others€on€more€favorable€terms.€€TheÏlessors€filed€a€counterclaim€seeking€damages€for€the€lesseesðð€alleged€breach€of€theÏleases.€€Following€a€nine„day€trial,€the€jury€awarded€the€Ô_ÔDaltonsÔ_Ô€$75,000€inÏcompensatory€damages€and€$1,100,000€in€punitive€damages.€€The€trial€courtÏdenied€the€post„trial€motions€but€reduced€the€punitive€damage€award€to€$500,000Ïð!ð€the€amount€of€punitive€damages€prayed€for€in€the€complaint.€ÌÌà@ àò òII.ó óÌÌà àThe€lessors€mount€a€three„pronged€attack€on€the€punitive€damage€award.€ÏFirst,€they€assert€that€the€trial€court€should€not€have€permitted€the€jury€to€awardÏpunitive€damages€because€of€its€previous€finding€that€the€lessors€had€violated€theÏTennessee€Consumer€Protection€Act.€€Second,€they€insist€that€the€trial€court€failedÏto€explain€its€reasons€for€approving€the€punitive€damage€award€before€enteringÏthe€judgment.€€Third,€they€assert€that€the€punitive€damage€award€was€excessive.€ÏSince€the€first€issue€is€Ô_ÔdispositiveÔ_Ô€of€the€punitive€damage€question,€we€Ô_ÔpretermitÔ_ÔÏthe€latter€two€issues€ÌÑ X Ñà@ àò òA.ó óÌÌà àThe€trial€court,€the€parties,€and€the€jury€struggled€with€the€lesseesðð€multipleÏclaims€for€relief€when€the€case€was€submitted€to€the€jury.€€In€its€original€charge,Ïthe€trial€court€set€out€the€legal€principles€applicable€to€the€lesseesðð€breach€ofÏcontract,€fraudulent€misrepresentation,€negligent€misrepresentation,€and€punitiveÏdamage€claims€but€omitted€an€instruction€concerning€the€Tennessee€ConsumerÏProtection€Act€despite€the€lesseesðð€earlier€request€for€one.€€Thereafter,€the€trialÏcourt€provided€the€jury€with€a€verdict€form€containing€the€following€fiveÏquestions:ÌÓÓà8 àà8 àÔ€.XÔà àWe,€the€jury,€in€the€cause€of€òòConcrete€Spaces,€Inc.,€et€al.€v.ÏHenry€Sender,€et€al.óó€find€as€follows:ÌÌà8 àà8 àà à1.€€We€find€for€the€plaintiff€against€the€defendant€and€fix€theÏcompensatory€damages€at€_________________.ÌÌà@ àORÌÌà8 àà8 àà à2.€€We€find€for€the€defendant€against€the€plaintiff€and€fix€theÏcompensatory€damages€at€_________________.ÌÌà8 àà8 àà à3.€€We€find€that€there€was€no€meeting€of€the€minds€and,Ïtherefore,€no€contract.ÌÌà àà àà àYES_____à@ àORà0 àà0 àà0 àNO_____ÌÌà8 àà8 àà à4.€€If€compensatory€damages€for€the€plaintiff€were€fixedÏabove€by€the€jury,€then€the€jury€will€answer€this€question.€€Are€theÏplaintiffs€due€punitive€damages€òòunder€the€Tennessee€Consumer€ActóóÏ[sic]?€(emphasis€added).ÌÌà àà àà àYES_____à@ àORà0 àà0 àà0 àNO_____ÌÌà8 àà8 àà à5.€€If€you€find€that€the€plaintiffs€are€entitled€to€compensatoryÏdamages,€do€such€damages€arise€from€an€unfair€and€deceptive€act€orÏpractice€by€the€defendants?ÌÌÓ€Óà àà àà àYES_____à@ àORà0 àà0 àà0 àNO_____Ô€.¼ÔÌDuring€a€recess€before€the€jury€retired€to€deliberate,€the€trial€court€acknowledgedÏerrors€in€questions€four€and€five.€€When€the€jury€returned,€the€trial€court€readÏthe€corrected€verdict€form€that€included€revised€questions€four€and€five€whichÏnow€read:ÌÓÓà8 àà8 àÔ€.XÔà à4.€€If€compensatory€damages€for€the€plaintiff€were€fixedÏabove€by€the€jury,€then€the€jury€will€answer€this€question.€€Are€theÏplaintiffs€due€punitive€damages.ÌÌà àà àà àYES_____à@ àORà0 àà0 àà0 àNO_____ÌÌà8 àà8 àà à5.€€If€you€find€that€the€plaintiffs€are€entitled€to€compensatoryÏdamages,€did€such€damages€arise€from€an€unfair€or€deceptive€act€orÏpractice€by€the€defendants€under€the€Tennessee€Consumer€Act€[sic]?€ÌÌÓ€Óà àà àà àYES_____à@ àORà0 àà0 àà0 àNO_____Ô€.¼ÔÌÑ „ Ñà àAfter€deliberating€approximately€ninety€minutes,€the€jury€sent€word€that€itÏwanted€a€copy€of€the€Tennessee€Consumer€Protection€Act.€€After€the€partiesÏcould€not€agree€on€the€substance€of€a€supplemental€instruction,€the€trial€courtÏbrought€the€jury€back€into€court€and€informed€them€that€it€would€not€be€ð ðproperððÏto€give€them€a€copy€of€the€Act€because€it€was€ð ðrather€lengthy.ðð€€Instead,€the€trialÏcourt€provided€the€jury€with€a€brief€description€of€the€Actððs€purpose€but€did€notÏprovide€a€definition€of€an€ð ðunfair€or€deceptive€act€or€practice.ðð€€The€trial€courtÏrecessed€for€the€day€after€the€jury€asked€additional€questions€concerning€theÏpropriety€of€quotient€verdicts× ƒB ××  ×€and€the€calculation€of€the€partiesðð€attorneyððs€fees.€ÏWhen€the€foreperson€announced€that€the€jury€had€already€answered€one€of€theÏquestions€on€the€verdict€form,€the€trial€court€stated€that€it€would€retain€the€formÍuntil€the€following€day.€€In€the€juryððs€absence,€the€trial€court€candidly€informedÏthe€parties€that€it€should€not€have€given€the€jury€a€portion€of€the€instructionsÏconcerning€the€Tennessee€Consumer€Protection€Act.ÌÌà àWhen€court€convened€the€next€morning,€the€trial€court€provided€the€juryÏwith€a€new€verdict€form€in€addition€to€the€one€they€had€already€started€to€fill€out.€ÏThe€trial€court€also€provided€additional€instructions€concerning€attorneyððs€fees× ƒC ××  ×Ïand€the€meaning€of€unfair€and€deceptive€acts€or€practices.× ƒD ××  ×€€After€deliberating€forÏapproximately€ninety€minutes,€the€jury€announced€its€verdict.€€Reading€from€theÏjury€form,€the€foreperson€stated€in€answer€to€question€one€thatÌÓÓà8 àà8 àÔ€.XÔà à1.€€We€find€for€the€plaintiff€against€the€defendant€and€fix€theÏcompensatory€damages€at€òò$75,000€plus€accrued€attorneys€feesÏthrough€case€closureóó.Ô€.¼ÔÌÌÓ€ÓIn€answer€to€the€third€question,€the€jury€responded€that€the€parties€had€enteredÏinto€a€contract.€€In€answer€to€the€fourth€question,€the€jury€responded€that€theÏlessees€were€entitled€to€punitive€damages.€€Finally,€in€response€to€the€fifthÏquestion,€the€jury€answered€that€the€lesseesðð€compensatory€damages€arose€ð ðfromÏan€unfair€or€deceptive€act€or€practice€by€the€defendants€under€the€TennesseeÏConsumer€Act€[sic].ðð€ÌÌà àDuring€a€recess€before€the€punitive€damage€phase€of€the€trial,€both€lawyersÏexpressed€concern€over€the€juryððs€vague€finding€with€regard€to€attorneyððs€fees.€ÏEventually,€the€lawyers€and€the€trial€court€decided€that€the€jury€must€haveÏintended€to€award€the€lessees€$101,000€($75,000€in€compensatory€damages€plusÍ$26,000€in€attorneyððs€fees€paid€by€the€lessees€prior€to€the€trial).€€However,€whenÏthe€jury€was€informed€that€the€parties€had€agreed€to€amend€their€verdict€toÏ$101,000,€the€foreperson€stated€that€the€jury€had€intended€to€include€the€$26,000Ïin€attorneyððs€fees€that€the€lessees€had€already€paid€in€its€$75,000€award.€€ÌÌà àWith€all€participants€in€agreement€with€the€$75,000€compensatory€damageÏaward,€the€punitive€damage€phase€of€the€trial€proceeded.€€The€jury€deliberatedÏfor€less€than€one€hour€and€adjourned.€€After€deliberating€briefly€the€followingÏmorning,€the€jury€awarded€the€lessees€$1,100,000€in€punitive€damages.€€InÏresponse€to€the€lessorsðð€post„trial€motions,€the€trial€court€reduced€the€punitiveÏdamage€award€to€$500,000€ð!ð€the€amount€prayed€for€in€the€complaint× ƒE ××  ×€ð!ð€and€thenÏapproved€the€reduced€punitive€damage€award€because€of€Mr.€Senderððs€ð ðhighlyÏinsultingðð€treatment€of€Ms.€Dalton€and€because€of€the€ð ðnumerous€unfair€andÏdeceptive€actsðð€committed€by€the€lessors.ÌÌà@ àò òB.ó óÌÌà àWe€must,€whenever€possible,€give€effect€to,€rather€than€undermine,€a€juryððsÏverdict.€€òòSee€Ô_ÔBankheadÔ_Ô€v.€Hallóó,€34€Tenn.€App.€412,€424,€238€S.W.2d€522,€527Ï(1950).€€Thus,€we€must€give€verdicts€their€most€favorable€interpretation€and€mustÏgive€effect€to€the€juryððs€intent€if€permissible€under€law,€òòsee€Ô_ÔBriscoeÔ_Ô€v.€Allisonóó,Ï200€Tenn.€115,€125„26,€290€S.W.2d€864,€868€(1956);€òòÔ_ÔNewsomÔ_Ô€v.€Markusóó,€588ÏS.W.2d€883,€886€(Tenn.€Ct.€App.€1979).€€We€must€also€give€effect€to€verdicts,Ïeven€if€they€are€defective€in€form,€if€they€enable€the€trial€court€to€intelligentlyÏpass€judgment€on€them.€€òòSee€Ô_ÔArcataÔ_Ô€Graphics€Co.€v.€Heidelberg€Harris,€Inc.óó,€874ÏS.W.2d€15,€27€(Tenn.€Ct.€App.€1993).€ÌÌÌà àAn€inconsistent€verdict,€however,€resolves€no€conflicts€and€is€no€verdict€atÏall.€€òòSee€Ô_ÔMcInturffÔ_Ô€v.€Whiteóó,€565€S.W.2d€478,€481€(Tenn.€1976).€€It€is€a€nullity.€ÏòòSee€Ô_ÔSlatenÔ_Ô€v.€Earl€Campbell€Clinic€Hosp.óó,€565€S.W.2d€483,€484€(Tenn.€1978);ÏòòÔ_ÔMillikenÔ_Ô€v.€Smithóó,€218€Tenn.€665,€668,€405€S.W.2d€475,€477€(1966).€€Thus,€weÏcannot€give€effect€to€a€juryððs€verdict€based€on€irreconcilably€inconsistent€answersÏto€special€interrogatories.€€òòSee€Hock€v.€New€York€Life€Ins.€Co.óó,€876€P.2d€1242,Ï1259€(Colo.€1994);€òòCarr€v.€Strodeóó,€904€P.2d€489,€503€(Haw.€1995);€òòShamrock,ÏInc.€v.€FDICóó,€679€N.E.2d€344,€349€(Mass.€Ct.€App.€1994).à àÌÌà àInconsistent€verdicts€are€frequently€caused€by€inadequate€or€confusingÏinstructions.€€Jurors€must€receive€and€act€on€the€law€as€presented€to€them€by€theÏtrial€court,€òòsee€Ô_ÔMcCorryÔ_Ô€v.€Kingððs€Heirsóó,€22€Tenn.€(3€Hum.)€266,€277€(1842),Ïand€the€trial€courtððs€instructions€are€the€sole€source€of€the€legal€principles€used€byÏjurors€to€guide€their€deliberations.€€òòSee€State€ex€rel.€Myers€v.€Brownóó,€209€Tenn.Ï141,€148„49,€351€S.W.2d€385,€388€(1961).€€Thus,€trial€courts€must€provideÏjurors€with€accurate€instructions€that€fairly€embody€the€partiesðð€theories€that€areÏsupported€by€the€pleadings€and€the€proof.€€òòSee€Betty€v.€Metropolitan€Ô_ÔGovððtÔ_Ôóó,€835ÏS.W.2d€1,€10€(Tenn.€Ct.€App.€1992).ÌÌà àIn€addition€to€the€trial€courtððs€instructions,€a€special€verdict€form€alsoÏprovides€the€jurors€with€guidance€concerning€how€to€apply€the€legal€principles€inÏthe€instructions€to€the€evidence€they€have€heard.€€Decisions€regarding€the€use€ofÏspecial€verdict€forms€and€the€substance€of€these€questions€on€the€forms€rest€withinÏthe€trial€courtððs€discretion.€€òòSeeóó€Tenn.€R.€Civ.€P.€49.02;€òòSmith€v.€Parkeróó,€213ÏTenn.€147,€159„60,€373€S.W.2d€205,€211€(1963);€òòPetty€v.€Estate€of€Nicholsóó,€569ÏS.W.2d€840,€847€(Tenn.€Ct.€App.€1977).€€However,€a€special€verdict€form€shouldÍinclude€all€issues€raised€by€the€parties.€€òòSee€Life€&€Ô_ÔCasÔ_Ô.€Ins.€Co.€v.€Robertsonóó,€6ÏTenn.€App.€43,€55€(1927).€ÌÌà àSpecial€verdict€forms€should€use€the€same€terms€as€those€used€in€the€juryÏinstructions.€€òòSee€Ô_ÔLundquistÔ_Ô€v.€Nickelsóó,€605€N.E.2d€1373,€1389€(Ill.€Ct.€App.Ï1992).€€They€should€repeat€and€highlight€the€salient€issues€discussed€in€theÏinstructions.€€òòSee€Ô_ÔKassÔ_Ô€v.€Great€Coastal€Express,€Inc.óó,€676€A.2d€1099,€1107€(N.J.ÏSuper.€1996).€€Inconsistencies€in€the€jury€instructions€and€the€special€verdict€formÏmay€confuse€the€jury.€€òòSee€Ladd€v.€Honda€Motor€Co.óó,€939€S.W.2d€83,€103€(Tenn.ÏCt.€App.€1996).€€Thus,€the€instructions€and€special€verdict€form€should€beÏconstrued€together€to€determine€whether€they€present€the€contested€issues€to€theÏjury€in€an€unclouded,€fair€manner.€€òòSee€Morton€v.€City€of€Chicagoóó,€676€N.E.2dÏ985,€990€(Ill.€Ct.€App.€1997);€òòCapers€v.€The€Bon€Marcheóó,€955€P.2d€822,€825Ï(Wash.€Ct.€App.€1998);€òòÔ_ÔNischkeÔ_Ô€v.€Farmers€&€Merchants€Bank€&€Trustóó,€522ÏN.W.2d€542,€549€(Wis.€Ct.€App.€1994).€€Reversal€is€required€when€the€specialÏverdict€form€is€confusing€and€does€not€comport€with€the€jury€instructions.€€òòSeeÏÔ_ÔHelmarÔ_Ô€v.€Ô_ÔHarscheÔ_Ôóó,€686€A.2d€766,€775€(N.J.€Super.€1996).€€€€ÌÌà àWhen€viewed€together,€the€instructions€and€special€verdict€forms€used€inÏthis€case€could€only€have€confused€the€jurors€about€the€relationship€betweenÏTennessee€Consumer€Protection€Act€claims€and€punitive€damages.€€The€originalÏspecial€verdict€form€actually€stated€that€the€lessees€could€receive€punitive€damagesÏfor€Tennessee€Consumer€Protection€Act€claims.€€Even€though€the€jurors€laterÏreceived€a€second€special€verdict€form€correcting€this€error,€the€trial€court€neverÏexplained€to€them€why€they€were€receiving€a€revised€special€verdict€form€andÏeven€permitted€the€jurors€to€retain€the€erroneous€form€during€their€deliberations.€ÏEven€as€revised,€the€special€verdict€form€did€not€foreclose€the€possibility€thatÏpunitive€damages€were€available€in€Tennessee€Consumer€Protection€Acts€cases,Íand€this€ambiguity€in€the€special€verdict€was€compounded€by€the€extremelyÏbroad,€generalized€instructions€concerning€Tennessee€Consumer€Protection€ActÏclaims€eventually€given€by€the€trial€court.ÌÌà àThe€juryððs€confusion€is€reflected€in€their€answers€on€the€special€verdictÏform.€€Their€conclusions€that€the€lessees€are€entitled€to€punitive€damages€and€thatÏthe€lessorsðð€breach€of€their€lease€obligations€violated€the€Tennessee€ConsumerÏProtection€Act€are€inconsistent.€€Punitive€damages€are€generally€not€available€inÏbreach€of€contract€cases,€òòsee€Bland€v.€Smithóó,€197€Tenn.€683,€687,€277€S.W.2dÏ377,€379€(1955);€òòB.F.€Myers€&€Son€of€Ô_ÔGoodlettsvilleÔ_Ô,€Inc.€v.€Evansóó,€612€S.W.2dÏ912,€916€(Tenn.€Ct.€App.€1980),× ƒF ××  ×€and€cannot€be€awarded€with€regard€toÏTennessee€Consumer€Protection€Act€claims.€€òòSee€Lorentz€v.€Ô_ÔDeardanÔ_Ôóó,€834€S.W.2dÏ316,€320€(Tenn.€Ct.€App.€1992);€òòÔ_ÔPatyÔ_Ô€v.€Herb€Ô_ÔAdcoxÔ_Ô€Chevrolet€Co.óó,€756€S.W.2dÏ697,€699€(Tenn.€Ct.€App.€1988).€€In€the€place€of€punitive€damages,€Tenn.€CodeÏAnn.€ðð€47„18„109(a)(3)€(1995)€authorizes€trial€courts€to€award€treble€damagesÏwhen€there€has€been€a€ð ðwillful€or€knowingðð€violation€of€the€Tennessee€ConsumerÏProtection€Act.€€òòSee€Smith€v.€Scott€Lewis€Chevrolet,€Inc.óó,€843€S.W.2d€9,€12Ï(Tenn.€Ct.€App.€1992).ÌÌà àThe€problem€created€by€the€juryððs€misunderstanding€about€punitiveÏdamages€does€not€necessarily€vitiate€the€entire€verdict.€€Verdicts€have€a€liabilityÏcomponent€and€a€damage€component.€€òòSee€All€v.€John€Gerber€Co.óó,€36€Tenn.€App.Ï134,€138,€252€S.W.2d€138,€139€(1952).€€The€instructions€and€special€verdict€formÏpresented€the€liability€and€compensatory€damage€issues€to€the€jury€fairly€andÏunderstandably€but€fell€short€only€with€regard€to€the€enhanced€damage€issues.€ÏAccordingly,€we€affirm€the€portion€of€the€verdict€and€judgment€finding€that€theÍlessors€breached€the€lease€agreements€and€determining€that€the€lessees€sustainedÏ$75,000€in€compensatory€damages€as€a€result€of€these€breaches.€€However,€weÏvacate€the€punitive€damage€award€and€remand€the€case€to€enable€the€trial€court€toÏdetermine€whether€the€lesseesðð€compensatory€damages€should€be€trebledÏaccording€to€the€standards€contained€in€Tenn.€Code€Ann.€ðð€47„18„109(a)(3)&(4).× ƒG ××  ×ÌÌà@ àò òC.Ìó óÌà àTenn.€R.€Civ.€P.€8.01€permits€plaintiffs€to€plead€in€the€alternative.€ÏAccordingly,€it€is€now€common€for€plaintiffs€to€include€Tennessee€ConsumerÏProtection€Act€claims€in€the€same€complaint€with€common„law€claims€for€fraud,Ïpromissory€fraud,€or€fraudulent€or€negligent€misrepresentation.€€It€is€alsoÏcommon€for€plaintiffs€to€request€punitive€damages€and€treble€damages€in€theÏsame€complaint.× ƒH ××  ×€€Because€plaintiffs€are€not€entitled€to€both€punitive€damagesÏand€treble€damages,€òòsee€Lorentz€v.€Ô_ÔDeardanÔ_Ôóó,€834€S.W.2d€at€320,€trial€courts€andÏthe€parties€should€take€care€to€make€sure€that€the€issues€involving€the€exemplaryÏdamages€be€presented€to€the€jury€clearly€and€fairly.ÌÌÌà àWe€offer€the€following€suggestions€for€avoiding€the€confusion€that€besetÏthe€jury€in€this€case.€€The€jury€instructions€should€fairly€set€out€the€elements€ofÏeach€of€the€plaintiffððs€common„law€and€statutory€causes€of€action.€€A€trial€courtÍmay€permit€the€jury€to€return€a€general€verdict,€but€if€the€plaintiff€is€seeking€bothÏpunitive€and€treble€damages,€the€trial€court€must€require€the€jury€to€answer€twoÏquestions.€€If€the€jury€awards€the€plaintiff€compensatory€damages,€it€must€alsoÏdecide€(1)€whether€the€acts€giving€rise€to€the€compensatory€damages€wereÏknowing€and€willful× ƒI ××  ×€and€(2)€whether€the€defendant€acted€intentionally,Ïfraudulently,€maliciously,€or€recklessly.Ô_Ô× ƒJ ××  ×Ô_ÔÌÌà àIf€the€jury€answers€ð ðnoðð€to€both€questions,€then€the€plaintiff€is€not€entitledÏto€exemplary€damages€under€any€theory.€€If€the€jury€answers€ð ðyesðð€to€the€firstÏquestion€and€ð ðnoðð€to€the€second,€the€trial€court€must€proceed€on€its€own€toÏdetermine€whether€the€compensatory€damages€should€be€trebled€in€accordanceÏwith€the€Tennessee€Consumer€Protection€Act.€€If€the€jury€answers€ð ðyesðð€to€theÏsecond€question€and€ð ðnoðð€to€the€first,€the€jury€must€determine€whether€theÏplaintiff€should€recover€punitive€damages€in€accordance€with€the€proceduresÏmandated€by€the€òòHodges€v.€S.C.€Ô_ÔToofÔ_Ô€&€Co.óó€decision.ÌÌà àConceivably,€the€jury€could€answer€ð ðyesðð€to€both€questions.€€If€a€jury€doesÏso,€the€trial€court€should,€at€that€juncture,€invoke€the€doctrine€of€election€ofÏremedies€whose€purpose€is€to€prevent€the€possibility€of€double€recovery€ofÏdamages.€€òòSee€Ô_ÔWimleyÔ_Ô€v.€Rudolphóó,€931€S.W.2d€513,€515€(Tenn.€1996);€òòAlliedÏSound,€Inc.€v.€Ô_ÔNeelyÔ_Ôóó,€909€S.W.2d€815,€822€(Tenn.€Ct.€App.€1995).€€In€order€toÏprevent€a€double€recovery€of€exemplary€damages,€the€trial€court€should€requireÏthe€plaintiff€to€decide€whether€it€will€pursue€punitive€damages€in€accordance€withÍthe€òòHodges€v.€S.€C.€Ô_ÔToofÔ_Ô€&€Co.óó€decision€or€whether€it€will€pursue€treble€damagesÏin€accordance€with€Tenn.€Code€Ann.€ðð€47„18„109(a)(3)&(4).ÌÌÌÌÌà àIn€lieu€of€a€general€verdict,€the€trial€court€may€also€decide€to€submitÏspecial€interrogatories€to€the€jury€in€accordance€with€Tenn.€R.€Civ.€P.€49.€€In€thatÏcircumstance,€the€trial€courtððs€instructions€must€fairly€set€out€the€elements€of€eachÏof€the€plaintiffððs€common„law€and€statutory€causes€of€action.€€The€specialÏinterrogatories€must€be€consistent€with€the€instructions€and€must€cover€each€ofÏthe€plaintiffððs€common„law€and€statutory€claims.€€If€the€jury€determines€that€theÏplaintiff€is€entitled€to€compensatory€damages,€it€should€state€the€amount€of€theÏdamages€and€should€also€identify€each€of€the€causes€of€action€for€which€theÏplaintiff€has€carried€its€burden€of€proof.€€The€jury€should€also€be€asked€(1)Ïwhether€the€acts€giving€rise€to€the€compensatory€damages€were€knowing€andÏwillful€or€(2)€whether€the€defendant€acted€intentionally,€fraudulently,Ïmaliciously,€or€recklessly.ÌÌà àIf€the€jury€answers€ð ðnoðð€to€both€of€these€questions,€then€the€plaintiff€is€notÏentitled€to€exemplary€damages€under€any€theory.€€If€the€jury€answers€ð ðyesðð€to€theÏformer€and€ð ðnoðð€to€the€latter,€then€the€trial€court€should€proceed€to€considerÏwhether€the€compensatory€damages€should€be€trebled€under€the€TennesseeÏConsumer€Protection€Act€if,€and€only€if,€the€jury€has€also€determined€that€theÏdefendant€has€violated€the€Tennessee€Consumer€Protection€Act€but€not€any€of€theÏother€common„law€claims.€€If€the€jury€answers€ð ðnoðð€to€the€former€question€andÏð ðyesðð€to€the€latter,€the€trial€court€should€proceed€with€the€hearing€on€punitiveÏdamages€if,€and€only€if,€the€jury€has€determined€that€the€plaintiff€has€carried€itsÍburden€of€proof€on€any€of€its€common„law€claims€warranting€punitive€damages,Ïbut€not€on€its€claim€under€the€Tennessee€Consumer€Protection€Act.€€If€the€juryÏanswers€ð ðyesðð€to€both€questions€and€has€determined€that€the€plaintiff€has€carriedÏits€burden€of€proof€with€regard€to€its€Tennessee€Consumer€Protection€Act€claimÏand€at€least€one€of€its€common„law€claims,€then€the€trial€court€should€require€theÏplaintiff€to€decide€to€pursue€either€punitive€damages€or€treble€damages€under€theÏTennessee€Consumer€Protection€Act.€€ÌÌà@ àò òIII.ó óÌÌà àAs€a€final€matter,€the€lessors€argue€that€discrepancies€in€the€designation€ofÏthe€parties€in€the€special€verdict€forms€and€the€judgment€require€that€theÏjudgment€be€overturned.€€Relying€on€òòÔ_ÔWhittemoreÔ_Ô€v.€Ô_ÔClassenÔ_Ôóó,€808€S.W.2d€447,Ï458€(Tenn.€Ct.€App.€Ñ Ü Ñœ1991),›€they€assert€that€the€verdict€is€too€uncertain€to€permitÏthe€entry€of€a€judgment€and€that€the€judgment€does€not€conform€to€the€verdict.€ÏWhile€the€discrepancies€in€the€special€verdict€form€and€the€judgment€areÏunfortunate,€we€find€that€they€did€not€prevent€the€trial€court€from€intelligentlyÏrendering€a€judgment€in€the€case€consistent€with€the€juryððs€verdict.ÌÌà@ àò òA.ó óÌÌà àThe€complaint€named€four€plaintiffs€and€three€defendants€and€alleged€thatÏeach€group€had€strong€business€connections.€€The€plaintiffs€included€Ms.€Dalton,Ïher€husband,€and€the€two€corporations€she€formed€to€operate€her€gallery,Ïboutique,€and€nightclub.€€The€defendants€included€Mr.€Sender,€the€partnershipÏconsisting€of€Mr.€Sender€and€others€formed€to€develop€and€lease€CumminsÏStation,€and€National€Building€Corporation,€Mr.€Senderððs€construction€companyÍrun€by€his€son„in„law€that€was€serving€as€the€construction€manager€for€theÏCummins€Station€project.€€ÌÌà àFrom€the€outset€of€the€litigation,€all€parties€recognized€the€strong€unity€ofÏinterest€among€the€parties€plaintiff€on€one€hand€and€the€parties€defendant€on€theÏother.€€Virtually€all€the€claims€for€relief€in€the€complaint€referred€to€theÏð ðplaintiffsðð€collectively€and€to€the€ð ðdefendantsðð€collectively.€€Likewise,€theÏanswer€and€counterclaim€were€filed€on€behalf€of€the€ð ðdefendantsðð€collectively,Ïand€the€factual€averments€in€both€the€answer€and€the€counterclaim€referredÏcollectively€to€the€ð ðplaintiffsðð€and€the€ð ðdefendants.ðð€€The€pleadings€contain€noÏindication€that€any€single€plaintiff€or€defendant€took€a€position€inconsistent€withÏits€counterparts€or€that€any€defendant€undertook€to€pass€liability€on€to€one€of€theÏother€defendants.ÌÌà àThe€parties€maintained€their€unity€of€interest€throughout€the€discoveryÏprocess,€the€pretrial€proceedings,€and€the€trial.€€Neither€party€presented€evidenceÏthat€the€plaintiffs€or€the€defendants€were€not€acting€in€concert.€€Ms.€Dalton€wasÏthe€plaintiffsðð€central€witness,€and€Mr.€Sender€was€the€only€defendantÏparticipating€in€the€trial.€€The€Ñ ° Ñœevidence›€makes€clear€that€Mr.€Sender€was€not€justÏrepresenting€himself€but€was€also€representing€the€interests€of€the€partnership× ƒK ××  ×Ïand€National€Building€Corporation.Ô_Ô× ƒL ××  ×Ô_ÔÌÌà àThe€lessorsðð€proposed€instructions€and€proposed€special€verdict€form€alsoÏreferred€to€the€ð ðplaintiffsðð€and€the€ð ðdefendantsðð€collectively.€€In€addition,€theÏopening€and€closing€statements€of€the€lawyers€for€both€parties€contained€repeatedÏreferences€to€the€ð ðplaintiffsðð€and€the€ð ðdefendants.ðð€€The€trial€courtððs€instructionsÏwere€likewise€couched€in€terms€of€ð ðplaintiffsðð€and€ð ðdefendants.ðð€€Inexplicably,Ïboth€versions€of€the€special€verdict€form€prepared€by€the€trial€court€did€notÏcontain€consistent,€complementary€references€to€the€remedies.€€In€two€of€the€fourÏquestions€referring€to€the€parties,€the€parties€are€referred€to€in€the€singular€ratherÏthan€the€plural.Ô_Ô× ƒM ××  ×Ô_Ô€€One€question€contained€party€designations€in€both€singular€andÏplural€form,× ƒN ××  ×€and€one€question€referred€to€both€groups€of€parties€in€theÏplural.× ƒO ××  ×ÌÌà àNeither€party€took€issue€with€the€plural€or€singular€designations€of€theÏparties€plaintiff€or€the€parties€defendant€or€with€the€special€verdict€form.€€WhenÏthe€jury€announced€its€verdict€regarding€compensatory€damages,€neither€partyÏrequested€clarifications€with€regard€to€whom€or€against€whom€the€damages€hadÏbeen€awarded.€€Likewise,€neither€party€took€issue€with€the€special€interrogatoryÏon€punitive€damages,× ƒP ××  ×€and€when€the€jury€announced€that€it€had€awarded€theÍð ðplaintiffsðð€$1,100,000€in€punitive€damages,€neither€party€requested€clarificationÏconcerning€against€whom€or€in€whose€favor€these€damages€had€been€awarded.ÌÌà àThereafter,€the€trial€court€entered€a€judgment€prepared€by€the€lesseesððÏlawyer€€that€recited€the€juryððs€answers€on€the€two€special€verdict€forms€and€thatÏordered€ð ðthat€the€òòplaintiffsóó€have€and€recover€of€the€òòdefendantsóó€judgment€in€theÏamount€of€Seventy„Five€Thousand€Dollars€($75,000.00)€compensatory€damagesÏand€One€Million€One€Hundred€Thousand€Dollars€($1,100,000.00)€punitiveÏdamages.ðð€(emphasis€added).€€Notwithstanding€the€use€of€the€preceding€pluralÏdesignations€of€the€ð ðplaintiffsðð€and€the€ð ðdefendants,ðð€the€judgment€concluded€byÏtaxing€the€costs€against€the€ð ðdefendant.ððÌÌà àThe€lessors€raised€the€issue€of€the€discrepancies€caused€by€the€use€of€theÏsingular€and€plural€references€in€the€two€verdict€forms€and€the€judgment€for€theÏfirst€time€in€their€motion€for€new€trial.€€After€noting€that€the€case€had€been€triedÏon€the€basis€that€there€was€a€unity€of€interest€between€the€parties€plaintiff€and€theÏparties€defendant,€the€trial€court€declined€to€grant€a€new€trial€because€the€lessorsÏhad€not€raised€the€issue€at€the€stage€of€the€proceeding€where€the€ambiguity€couldÏeasily€have€been€clarified€and€corrected€if€need€be.ÌÌà@ àò òB.ó óÌÌà àWe€have€determined€that€the€lessors€have€waived€their€opportunity€to€takeÏissue€with€the€designations€of€the€parties.€€Like€the€lessees,€the€lessors€tried€thisÏcase€on€the€basis€that€there€was€a€unity€of€interest€among€the€parties€plaintiff€andÏa€similar€unity€of€interest€among€the€parties€defendant.€€Unlike€the€otherÏambiguity€in€the€juryððs€compensatory€damage€verdict€that€was€raised€andÏcorrected€while€the€jury€was€still€empaneled,€the€lessors€did€not€call€the€trialÍcourtððs€attention€to€the€discrepancies€in€the€partiesðð€designations€while€the€juryÏcould€still€have€corrected€them.€€Lawyers€have€an€obligation€to€assist€the€trialÏcourt€at€all€stages€of€litigation€and€cannot€seek€relief€on€appeal€from€errors€thatÏwere,€in€part,€of€their€own€making.€€òòSeeóó€Tenn.€R.€App.€P.€36(a);€òòHenry€CountyÏBd.€of€Educ.€v.€Burtonóó,€538€S.W.2d€394,€397€(Tenn.€1976);€òòGilson€v.€Ô_ÔGilliaÔ_Ôóó,€45ÏTenn.€App.€193,€217,€321€S.W.2d€855,€866€(1958).€€ÌÌà àThe€lessors€insist,€however,€that€the€ambiguous€designation€of€the€partiesÏon€the€verdict€forms€are€so€fundamentally€prejudicial€that€they€should€be€excusedÏfrom€their€obligation€to€alert€the€trial€court€in€a€timely€manner€so€that€they€canÏbe€corrected.€€While€we€do€not€make€light€of€the€obvious€shortcomings€of€theÏspecial€verdict€forms€used€in€this€case,€we€have€concluded€that€the€lessorsÏoverstate€the€prejudicial€significance€of€the€problem.ÌÌà àA€trial€court€may€enter€a€judgment€on€a€jury€verdict,€even€when€theÏverdictððs€form€is€defective,€as€long€as€the€verdict€permits€the€trial€court€toÏintelligently€pass€judgment€according€to€the€juryððs€decision.€€òòSee€Ô_ÔArcataÔ_Ô€GraphicsÏCo.€v.€Heidelberg€Harris,€Inc.óó,€874€S.W.2d€at€27;€òòTennessee€Cent.€Ry.€v.ÏÔ_ÔScarbroughÔ_Ôóó,€9€Tenn.€App.€295,€299€(1928).€€However,€the€lessors€insist€that€theÏtrial€court€could€not€intelligently€pass€judgment€on€the€verdict€because€theÏanswers€to€the€special€interrogatories€were€too€uncertain€to€enable€the€trial€courtÏto€determine€against€whom€the€damages€were€awarded.€€òòSee€Ô_ÔWhittemoreÔ_Ô€v.ÏÔ_ÔClassenÔ_Ôóó,€808€S.W.2d€at€458„59.€€We€disagree€under€the€facts€of€this€case.ÌÌà àWhen€a€verdict€or€judgment€is€awarded€against€multiple€parties€designatedÏas€ð ðdefendantsðð€rather€than€by€name,€the€courts€may€look€to€the€process,Ïpleadings,€and€proceedings€to€ascertain€the€parties€against€whom€the€jury€hasÏrendered€the€verdict.€€òòSee€Wilson€v.€Ô_ÔNanceÔ_Ôóó,€30€Tenn.€(11€Hum.)€189,€191„92Í(1850).€€Despite€the€sloppy€drafting€of€the€special€interrogatories,€the€pleadingsÏand€the€overwhelming€weight€of€the€evidence€permitted€the€trial€court€toÏconclude€that€the€jury€intended€to€return€a€verdict€in€favor€of€all€plaintiffs€againstÏall€defendants.€€Accordingly,€the€trial€court€could€properly€enter€judgment€for€allÏplaintiffs€against€all€defendants.€€ÌÌà@ àò òIV.ó óÌÌà àWe€affirm€the€portion€of€the€judgment€awarding€all€plaintiffs€$75,000€inÏcompensatory€damages€against€all€defendants,€and€we€reverse€the€$500,000Ïjudgment€for€punitive€damages€against€all€defendants.€€We€remand€the€case€toÏenable€the€trial€court€to€determine€whether€the€plaintiffsðð€compensatory€damagesÏshould€be€trebled€under€the€standards€contained€in€Tenn.€Code€Ann.€ðð€47„18„109(a)(3)&(4)€and€for€any€other€proceedings€that€may€be€necessary.€We€tax€theÏcosts€of€this€appeal€in€equal€proportions€to€Paulette€and€Stuart€Dalton,€jointly€andÏseverally,€and€to€Henry€Sender€and€his€surety€for€which€execution,€if€necessary,Ïmay€issue.ÌÌÌÓÓà 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__________________________________ÌBEN€H.€Ô_ÔCANTRELLÔ_Ô,€œJUDGE›