ÿWPC› ¯¶¢ÿŠ®Í÷ÖOËó°±0š)Ð>˜/Ü[Ýt:‰™®È÷|Aìûz.\%ɃvúÍ –¿}¨ÿ›+úñœúSfOǾ‡å–¨–î;ó+ÏA)¬n΀ƒ,ϯd0èþß]“¤×}c¡·R;J­æ‹q4gú<ž½h½ª«zž“ü³˜›ëCsð5ûêÉV{ö4|ßÜÃ:ß2üº¦…EÕn=šÅ[.@±ç$äœÿ­ƒEˆ‚FE‰Ü^$š'¨Úœ:š Oé"õÆA 4£}¼›s21eƒî<¯ö±Z—6éyÌ`ënPba<Ž«/ÂØ‰ß!¤nVÜûÝû…5¸2Ьê B²×Ñ\sÄÃ~§÷Þ ¢šÿ]ñ”¼åúqFK¼êÏð-Sl‡¢uŽvuAJÀ¿µÁiòý;L‡§ûý’§ƒ•¯6é=ù9>"ÿs%£*} q¤ 5§±Â*]_€øè ³ÍޏäN&,2°í5ï&¯j¦ÿû®Ð6t•@=nÃU´ÀQêèK¦¶)ËÍ÷ì·˜30‹ºÿ«\Ý2 ÄØèÒã[t‘L3ÚÉážñ EÓBÒfå ;o÷Ü–¨Y o¦ß"ønMS #ÔÔ‡X‰7X»¼ݱÔÓ  Óà  àOn€February€8,€2002,€Plaintiff,€Donald€Glidewell,€(ð ðGlidewell,ðð€ð ðPlaintiffðð,€or€ð ðAppellantðð)Ð £#ó# Ðfiled€a€forcible€entry€and€detainer€suit€against€Ann€Russell,€(ð ðRussell,ðð€ð ðDefendant,ðð€or€ð ðAppelleeðð)Ð Œ$Ü$ Ðin€the€Hardeman€County€General€Sessions€Court.€€From€an€adverse€judgment€in€the€general€sessionsÐ u%Å % Ðcourt,€Glidewell€appealed€to€the€circuit€court€for€a€hearing€òòde€novoóó.€€Russell€filed€a€counter„claimÐ ^&®!& Ðin€the€circuit€court€stating€that€the€general€sessions€court€judgment€was€correct€but,€alternatively,Ð G'—"' Ðasserting€that€should€there€be€a€judgment€for€Glidewell,€Russell€should€be€reimbursed€for€the€valueÐ 0(€#( Ðof€the€improvements€made€to€the€property€involved.€€After€a€non„jury€trial€on€January€7,€2004,€theÐ )i$) Ðcourt€entered€its€order€on€January€14,€2004,€in€favor€of€Russell.€€Glidewell€appeals€and€presents€oneÐ *R%* Ðissue€for€review,€as€stated€in€his€brief:Ð ë*;&+ Ðâ âÐ Ô+$',ý Ðà8  àà8` Ð Ð àWhether€the€trial€court€erred€in€holding€that€Defendant€has€the€rightÐ ° Ðto€live€in€Plaintiffððs€house€until€her€death€by€virtue€of€the€doctrine€ofÐ ™é Ðpromissory€estoppel.ЂÒ` x` x Ðâ âÌà  àWith€a€few€minor€exceptions,€the€facts€of€the€case€are€not€in€dispute.€€Russell€does€notÐ T¤ Ðdispute€the€statement€of€facts€set€out€in€Glidewellððs€brief,€except€to€the€extent€of€adopting€theÐ =  Ðstatement€of€facts€made€by€the€court€in€its€order.€€For€a€factual€history€of€the€case,€therefore,€we€willÐ & v Ðrestate€the€facts€as€set€out€in€Glidewellððs€brief:Ð  _ ÐÌà8  àà8` Ð Ð àà ¸ àRussell€and€Lola€Glidewell€lived€on€a€farm€in€the€EssaryÐ á 1  ÐSprings€area€of€Hardeman€County.€€They€raised€three€children€on€thatÐ Ê   Ðproperty:€€Donald,€the€oldest€and€Plaintiff€herein;€Shelby,€the€middle,Ð ³  Ðadopted€son;€and€Hugh,€the€youngest.€€Although€Plaintiff€and€ShelbyÐ œì  Ðmoved€away€from€their€parentsðð€home€upon€reaching€adulthood,Ð …Õ  ÐHugh€lived€with€his€parents€virtually€his€entire€life.€€He€did€soÐ n¾  Ðbecause€he€lacked€the€ability€to€care€for€himself,€both€financially€andÐ W§  Ðotherwise.€€Hughððs€inability€to€care€for€himself€was€either€caused,€orÐ @ Ðgreatly€exacerbated,€by€the€fact€that€he€was€an€alcoholic.€€SeveralÐ )y Ðwitnesses€at€trial€testified€that€Hugh€was€a€hard€worker€and€a€goodÐ b Ðperson€while€sober,€but€that€he€would€go€on€alcoholic€binges€forÐ ûK Ðweeks€at€a€time€and€not€work€at€all.€€Hughððs€problems€led€him€toÐ ä4 Ðdepend€upon€Plaintiff,€his€older€brother,€a€great€deal.€€Because€of€theÐ Í Ðbrothersðð€special€relationship,€Plaintiff€tried€to€help€Hugh€as€much€asÐ ¶ Ðpossible€throughout€their€lives.€ÐŸï` x` x ÐÌà8  àà8` Ð Ð àà ¸ àIn€1966,€after€getting€married€and€moving€away,€PlaintiffÐ qÁ Ðpurchased€approximately€130€acres€of€his€parentsðð€property.€€ThisÐ Zª Ðproperty€is€adjacent€to€the€approximately€twenty„five€acre€tract€uponÐ C“ Ðwhich€Russell€and€Lola€Glidewellððs€residence€was€located.€Ð ,| ÐThereafter,€Plaintiff€improved€the€property€and€kept€cattle€on€it.€Ð e ÐSometime€in€the€late€1970s€or€early€1980s,€either€Shelby€or€HughÐ þN Ðbought€a€very€small,€old€house€and€moved€it€onto€Plaintiffððs€130€acreÐ ç 7 Ðtract.€€Originally,€this€structure€served€as€a€storage€shed€for€hay€andÐ Ð!   Ðfarm€equipment.й" !` x` x ÐÌà8  àà8` Ð Ð àà ¸ àBecause€Hugh€had€tremendous€energy€and€needed€somethingÐ ‹$Û# Ðto€occupy€his€time€when€he€was€not€drinking,€he€became€interestedÐ t%Ä $ Ðin€fixing€up€the€house.€€Thus,€Hugh€often€ð ðtinkeredðð€with€the€houseÐ ]&­!% Ðover€the€years,€improving€it€in€various€ways.€€Plaintiff€never€objectedÐ F'–"& Ðto€Hughððs€activities€because€he€wanted€his€brother€to€have€somethingÐ /(#' Ðâ âto€occupy€his€time,€and€because€the€improvements€benefitted€hisÐ )h$( Ðland.׃ ×Ý ƒ #ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€Subsequently,€Hugh€also€began€to€use€the€house€as€a€place€toÐ ° Ðâ âdrink€with€his€friends.€€By€retreating€to€the€house,€Hugh€believed€hisÐ ™é Ðparents€would€not€know€that€he€was€drinking.€€Because€he€often€usedÐ ‚Ò Ðthe€house€as€a€ð ðretreat,ðð€and€because€he€worked€on€it,€HughÐ k» Ðapparently€began€to€believe€that€the€house€was€his.ÐT¤` x` x ÐÌà8  àà8` Ð Ð àà ¸ àFor€his€part,€Plaintiff€allowed€his€brother€to€use€the€house€asÐ & v Ða€ð ðgetawayðð€because€he€was€sympathetic€to€his€unfortunate€situation.€Ð  _ ÐHowever,€Plaintiff€never€promised€Hugh€the€right€to€live€in€theÐ ø H Ðhouse,€either€verbally€or€in€writing.Ðá 1 ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àIn€the€mid„1990s,€Plaintiffððs€mother€became€ill.€€PerhapsÐ ³  Ðbecause€of€their€worsening€health,€Russell€and€Lola€Glidewell€deededÐ œì  Ðthe€twenty„five€acre€tract€upon€which€their€residence€was€situated€toÐ …Õ  ÐPlaintiff.€€However,€the€Glidewells€reserved€life€estates€in€theÐ n¾  Ðproperty€for€themselves€and€Hugh,€thus€providing€Hugh€with€a€placeÐ W§  Ðto€live€until€his€death.€€Furthermore,€Hugh€was€informed€of€his€lifeÐ @ Ðestate€when€the€transaction€was€consummated.€€Ð)y` x` x ÐÌà8  àà8` Ð Ð àà ¸ àAt€about€this€same€time,€Defendant€began€visiting€theÐ ûK ÐGlidewells€on€a€regular€basis€and€providing€care€for€Lola.€€DefendantÐ ä4 Ðknew€the€Glidewells€because€she€had€grown€up€in€the€Essary€SpringsÐ Í Ðarea€and€had€been€married€to€Shelby.ж` x` x ÐÌà8  àà8` Ð Ð àà ¸ àDuring€her€visits,€Defendant€became€reacquainted€with€Hugh,Ð ˆØ Ðwhom€she€had€known€previously.€€Gradually,€their€relationshipÐ qÁ Ðblossomed€and€they€decided€to€move€in€together.€€Because€LolaÐ Zª ÐGlidewell€would€not€permit€unmarried€couples€to€live€in€her€house€„€Ð C“ Ðthe€house€in€which€Hugh€had€a€legal€right€to€live€„€in€early€1997,€theÐ ,| Ðcouple€decide€to€renovate€the€ð ðretreatðð€house€and€move€into€it.€Ðe` x` x ÐÌà8  àà8` Ð Ð àà ¸ àFor€the€next€seven€or€eight€months,€Hugh,€Defendant,€andÐ ç 7 ÐDonny€Wood,€Defendantððs€nephew€ð!ð€worked€on€the€house,€makingÐ Ð!   Ðsignificant€improvements€to€it.€€Specifically,€they€added€rooms,€wiredÐ ¹" ! Ðand€plumbed€the€house,€covered€the€interior€walls€with€wood,Ð ¢#ò" Ðinstalled€windows,€and€added€other€cosmetic€touches,€such€asÐ ‹$Û# Ðlandscaping€and€decorating€items.€€According€to€Defendant,€she€andÐ t%Ä $ ÐHugh€paid€some€$28,000€to€Donny€Wood€for€his€work€on€the€house.€Ð ]&­!% ÐBy€the€fall€or€early€winter€of€1997,€the€renovation€was€essentiallyÐ F'–"& Ðcomplete.Ð/(#'` x` x ÐÐ )h$( Ðà8  àà8` Ð Ð àà ¸ àDuring€the€period€in€which€the€renovation€was€occurring,Ð ° Ð[Plaintiff]€visited€his€parents€and€Hugh€periodically€from€his€home€inÐ ™é ÐSenatobia,€Mississippi,€which€is€two€hours€from€Essary€Springs.€Ð ‚Ò ÐWhile€Plaintiff€was€generally€aware€that€some€sort€of€renovation€wasÐ k» Ðgoing€on,€he€did€not€know€the€full€extent€of€the€work,€as€he€did€notÐ T¤ Ðenter€the€house€until€the€fall€of€2000.€€Moreover,€while€Plaintiff€didÐ =  Ðnot€object€to€the€work,€he€never€promised€either€Hugh€or€DefendantÐ & v Ðthe€right€to€live€in€the€house.€€In€fact,€at€some€point,€Plaintiff€flatlyÐ  _ Ðtold€Hugh€and€Defendant€that€all€the€property,€including€the€twoÐ ø H Ðtracts€and€the€houses€located€thereon,€belonged€to€him.€€Thus,€as€heÐ á 1  Ðhad€with€the€ð ðretreatðð€situation,€Plaintiff€simply€allowed€his€brotherÐ Ê   Ðto€stay€in€the€house€because€of€family€loyalty€and€because€he€wasÐ ³  Ðsympathetic€to€Hughððs€situation.Мì ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àIn€1999,€Lola€died€and€the€following€year€Russell€also€passedÐ n¾  Ðaway.€€In€the€fall€of€2000,€Hugh€became€very€ill€and€was€soonÐ W§  Ðconfined€to€his€bed.€€After€Hugh€became€sick,€Plaintiff€entered€theÐ @ Ðhouse€and€discovered€the€extent€of€the€renovations.€€Thereafter,Ð )y ÐHughððs€condition€deteriorated€and,€on€June€3,€2001,€he€died.€€In€MayÐ b Ð2001,€some€two€to€three€weeks€before€Hughððs€death,€Plaintiff€toldÐ ûK ÐDefendant€that€he€had€promised€Hugh€that€she€could€live€in€the€houseÐ ä4 Ðfor€as€long€as€she€wanted€or€until€her€death.€€Another€witness,€MaryÐ Í ÐFlake,€testified€that€Plaintiff€made€such€a€promise€to€DefendantÐ ¶ Ðduring€the€last€weeks€of€Hughððs€life.Пï` x` x ÐÌà8  àà8` Ð Ð àà ¸ àAfter€Hughððs€death,€Defendant€made€a€few€improvements€toÐ qÁ Ðthe€property.€€Initially,€she€added€a€back€porch.€€However,Ð Zª ÐDefendantððs€son€constructed€this€porch€as€a€birthday€gift€to€hisÐ C“ Ðmother.€€Thus,€presumably€this€porch€cost€Defendant€nothing,€andÐ ,| Ðshe€submitted€no€evidence€at€trial€of€any€expense€relating€thereto.€Ð e ÐDefendant€also€had€a€water€line€and€meter€installed.€€The€meter€costÐ þN Ð$300,€but€she€was€unable€to€produce€any€expenses€relating€to€theÐ ç 7 Ðinstallation€of€the€line.ÐÐ!  ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àDefendant€also€painted€a€kitchen€wall,€the€kitchen€ceiling,€andÐ ¢#ò" Ðpurchased€window€screens€and€three€screen€doors.€€She€produced€noÐ ‹$Û# Ðevidence€at€trial€regarding€the€cost€of€these€improvements.€€Finally,Ð t%Ä $ ÐDefendant€installed€a€chicken€coop€behind€the€house.€€However,€sheÐ ]&­!% Ðsubmitted€no€evidence€regarding€the€expense€of€this,€and€PlaintiffÐ F'–"& Ðtestified€that€she€procured€the€material€from€a€barn€on€his€parentsðð€oldÐ /(#' Ðplace.€€Ð)h$(` x` x ÐÌà8  àà8` Ð Ð àà ¸ àIn€early€2002,€Plaintiff€decided€that€he€again€wanted€to€keepÐ ê*:&* Ðcattle€on€the€130€acre€tract.€€Because€the€house€interfered€with€thisÐ Ó+#'+ Ðpurpose,€and€in€fact€constituted€a€financial€burden€under€theÐ ° Ðcircumstances,€Plaintiff€asked€Defendant€to€leave€the€property.€Ð ™é ÐDefendant€refused€and€this€litigation€followed.ЂÒ` x` x ÐÌÓÓà  àThe€final€order€entered€by€the€trial€court€states€as€follows:Ð T¤ ÐÓÓà8  àà8` Ð Ð àà ¸ àThis€is€an€action€for€unlawful€detainer€filed€by€the€plaintiff.€Ð & v ÐIt€seeks€possession€of€a€house€located€on€property€they€own€by€virtueÐ  _ Ðof€a€registered€deed.€€The€defendant€has€lived€in€this€house€sinceÐ ø H Ð1996,€when€she€began€to€live€with€Hugh€Glidewell,€the€plaintiffððsÐ á 1  Ðbrother.€€This€property€adjoins€the€plaintiffððs€parentsðð€property.€€TheÐ Ê   Ðplaintiff€obtained€the€parentsðð€property€subject€to€a€life€estate€of€theÐ ³  Ðparents€and€Hugh€Glidewell.€€Unfortunately€for€Hugh,€he€was€givenÐ œì  Ðto€periodic€alcoholic€binges€requiring€that€he€stay€in€the€parentsððÐ …Õ  Ðhome.Ðn¾ ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àSometime€in€1974,€the€plaintiffs€moved€the€subject€ð ðhouseððÐ @ Ðto€the€property€that€adjoined€their€parents.€€In€order€to€drink,€HughÐ )y Ðwould€stay€in€this€house€with€his€drinking€buddies.€€He€would€alsoÐ b Ðidle€away€his€free€time€at€the€house.ÐûK` x` x ÐÌà8  àà8` Ð Ð àà ¸ àIn€the€early€1990s,€the€plaintiffððs€mother€became€ill,€requiringÐ Í Ðcare€and€attention.€€The€defendant€had€previously€been€married€toÐ ¶ ÐShelby€Glidewell,€another€brother€of€plainitff.€€The€defendant€beganÐ Ÿï Ðto€visit€the€plaintiffððs€parents.€€After€a€short€time,€she€began€aÐ ˆØ Ðrelationship€with€Hugh€Glidewell.€€For€a€short€time,€they€stayed€inÐ qÁ Ðthe€parentsðð€home.€€Eventually,€they€moved€to€the€subject€house.€Ð Zª ÐThey€maintained€a€live„in€arrangement€until€Hughððs€death.€€TheÐ C“ Ðdefendant€continued€to€live€in€the€house€until€the€plaintiff€demandedÐ ,| Ðthat€she€move.Ðe` x` x ÐÌà8  àà8` Ð Ð àà ¸ àBefore€finding€the€essential€facts€necessary€to€resolve€thisÐ ç 7 Ðmatter,€the€Court€must€comment€on€the€credibility€of€the€witnesses.€Ð Ð!   ÐThe€salient€points€of€controversy€are€sharply€disputed,€only€after€aÐ ¹" ! Ðresolution€of€the€issue€of€credibility,€can€the€matter€be€resolved.€€TheÐ ¢#ò" Ðcourt€has€resolved€these€disputes€in€the€testimony€in€favor€of€theÐ ‹$Û# Ðdefendant.€€Plaintiffððs€testimony€was€equivocal,€evasive,Ð t%Ä $ Ðargumentative€and€sometimes€ludicrous.Ð]&­!%` x` x ÐÌà8  àà8` Ð Ð àà ¸ àWhen€the€Court€speaks€of€the€subject€ð ðhouse,ðð€the€Court€usesÐ /(#' Ðthe€word€ð ðhouseðð€loosely.€€Exhibits€clearly€indicate€that€when€thisÐ )h$( Ðhouse€was€moved€to€the€property€that€it€was€hardly€habitable.€€HughÐ *Q%) ÐGlidewell€always€thought€of€this€house€as€his€home€and€at€variousÐ ê*:&* Ðtimes,€made€modest€improvement.€€However,€after€1996,€when€theÐ Ó+#'+ Ðdefendant€began€her€relationship€with€Hugh,€substantialÐ ° Ðimprovements€were€made,€transforming€a€ð ðshackðð€into€a€commodiousÐ ™é Ðhome.€€From€1996€until€the€filing€of€the€lawsuit,€the€interior€of€theÐ ‚Ò Ðhome€was€remodeled,€rooms€were€added,€windows€and€doors€andÐ k» Ðscreens€were€purchased.€€Plumbing,€electricity€and€water€were€added.€Ð T¤ ÐThe€property€was€landscaped.€€A€garden€was€cultivated.€€AnÐ =  Ðadjoining€barn€was€renovated.€€The€defendant€and€Hugh€paid€overÐ & v Ð$28,000.00€to€have€these€improvements€made.€€The€defendantÐ  _ Ðperformed€some€of€the€manual€labor.€€While€these€improvementsÐ ø H Ðwere€being€made,€the€defendant€assumed€that€Hugh€Glidewell€ownedÐ á 1  Ðthe€house.€€It€was,€or€should€have€been,€obvious€to€the€plaintiff€thatÐ Ê   Ðthis€house€was€undergoing€a€dramatic€transformation.€€The€defendantÐ ³  Ðspent€much€of€her€ð ðburiedðð€savings€in€this€house,€purchasedÐ œì  Ðapplicances€and€ceiling€fans,€and€other€items€necessary€for€the€home.€Ð …Õ  ÐShortly€before€Hugh€died,€the€plaintiff€on€two€or€more€occasions€toldÐ n¾  Ðneighbors€that€the€defendant€would€be€well„taken€care€of€uponÐ W§  ÐHughððs€death,€and€that€she€could€live€in€the€house€for€as€long€as€sheÐ @ Ðwanted,€until€she€died.€€The€Court€further€finds€that€the€plaintiff€toldÐ )y Ðher€both€before€and€after€Hughððs€death€that€she€could€live€in€theÐ b Ðhouse.€€Even€after€Hughððs€death,€the€defendant€had€a€waterline€dugÐ ûK Ðto€the€house€to€provide€water.€€The€plaintiff€was€aware€of€this€line,Ð ä4 Ðand€had,€in€fact,€told€her€to€put€the€meter€in€her€name.€€PlaintiffÐ Í Ðfurther€told€the€defendant€where€to€locate€a€chicken€pen€and€wasÐ ¶ Ðaware€that€the€defendant€was€going€to€remodel€the€porch.€€At€no€timeÐ Ÿï Ðdid€plaintiff€ever€inform€the€defendant€that€this€house€was€his.€€As€aÐ ˆØ Ðresult€of€both€plaintiffððs€assertions€and€his€silence,€the€defendantÐ qÁ Ðrelied€on€his€conduct€and€as€a€result,€has€suffered€significantÐ Zª Ðdetriment€as€a€result€of€the€promises€and€omissions.ÐC“` x` x ÐÌà8  àà8` Ð Ð àà ¸ àð ðWhen€one€makes€a€promise€which€the€promisor€shouldÐ e Ðreasonably€expect€to€induce€action€or€forbearance€of€a€definite€andÐ þN Ðsubstantial€character€on€the€part€of€the€promisee€and€where€suchÐ ç 7 Ðpromise€does,€in€fact,€induce€such€action€or€forbearance,€it€is€bindingÐ Ð!   Ðif€injustice€can€be€avoided€only€by€the€enforcement€of€the€promise.ðð€Ð ¹" ! Ðòòò òMcBee€v.€Elliot€Lexis€242.Т#ò"` x` x ÐÌà8  àà8` Ð Ð àà ¸ àó óóóThe€plaintiff€made€a€promise€to€the€defendant,€i.e.,€that€sheÐ r% $ Ðcould€live€in€the€house.€€Certainly,€plaintiff€could€reasonably€expectÐ [&«!% Ðthat€the€defendant€would€take€action€to€rely€on€that€promise.€€She€didÐ D'”"& Ðtake€action€by€adding€water€and€remodeling€the€porch.€€MoreÐ -(}#' Ðdetrimental,€however,€was€the€silence€of€the€plaintiff€as€[he]€watchedÐ )f$( Ðhis€brother€and€defendant€expend€significant€money€and€labor€toÐ ÿ)O%) Ðâ âtransform€a€$1,200€shack€(appraised€value)€into€a€valuable,Ð è*8&* Ðcomfortable€home.׃×Ý ƒ #ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€€One€word€from€the€plaintiff€could€have€stoppedÐ ° Ðâ âthis€injustice,€but€instead,€plaintiff€allowed€his€silence€and€hisÐ ™é Ðadmission€to€imply€a€right€for€the€defendant€to€live€in€this€home.ЂÒ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àThe€Court€concludes€that€the€plaintiff€is€estopped€to€deny€theÐ T¤ Ðdefendant€the€right€to€this€house.€€The€promise€is€that€defendant€shallÐ =  Ðhave€a€right€to€live€in€this€home€for€as€long€as€she€wishes,€or€until€sheÐ & v Ðdies.€€That€is€the€contract€that€the€plaintiff€must€fulfill.Ð _` x` x ÐÌà8  àà8` Ð Ð àà ¸ àJudgment€rendered€for€the€defendant,€with€costs€assessedÐ á 1  Ðagainst€the€plaintiff.ÐÊ  ` x` x ÐÌà  àSince€this€case€was€tried€by€the€court€sitting€without€a€jury,€we€review€the€case€ò òòòde€novoóóó ó€uponÐ œì  Ðthe€record€with€a€presumption€of€correctness€of€the€findings€of€fact€by€the€trial€court.€€Unless€theÐ †Ö  Ðevidence€preponderates€against€the€trial€courtððs€findings,€we€must€affirm,€absent€error€of€law.€€ò òòòSeeÐ o¿  Ðó óóóTenn.€R.€App.€P.€13(d).€€We€further€note€that€wòòóóÔ‡X‰7XXX‰7Ôhen€the€resolution€of€the€issues€in€a€case€dependsÐ Y©  Ðupon€the€truthfulness€of€witnesses,€the€trial€judge€who€has€the€opportunity€to€observe€the€witnessesÐ B’ Ðin€their€manner€and€demeanor€while€testifying€is€in€a€far€better€position€than€this€Court€to€decideÐ +{ Ðthose€issues.€€ò òòòMcCaleb€v.€Saturn€Corp.ó óóó,€910€S.W.2d€412,€415€(Tenn.€1995);Ô#†X‰7XXX‰7}X#ÔÔ‡X‰7XXX‰7Ôòòò ò€Whitaker€v.€Whitakeróóó óÔ#†X‰7XXX‰7LZ#ÔÔ‡X‰7XXX‰7Ô,Ð d Ð957€S.W.2d€834,€837€(Tenn.€App.€1997).€€The€weight,€faith,€and€credit€to€be€given€to€any€witnessððsÐ þN Ðtestimony€lies€in€the€first€instance€with€the€trier€of€fact,€and€the€credibility€accorded€will€be€givenÐ ç7 Ðgreat€weight€by€the€appellate€court.€€òòò òIdó óóó.;€ò òòòIn€re€Estate€of€Walton€v.€Youngó óóó,€950€S.W.2d€956,€959Ð Ð  Ð(Tenn.€1997).Ô#†X‰7XXX‰7¯Z#ÔÔ‡X6ÔXXX‰7ÔÐ º  ÐÌà  àRussell€asserts€that€Glidewell€sat€silently€and€idly€by€and€watched€the€transformation€of€anÐ ŒÜ Ðold€and€uninhabitable€shack€into,€in€the€words€of€the€trial€court,€a€ð ðcommodious€home.ðð€€RussellÐ uÅ Ðrelies€upon€the€doctrine€of€equitable€estoppel€and€quotes€extensively€from€ò òòòChurch€of€Christ€v.Ð ^® ÐMcDonaldó óóó,€171€S.W.2d€817€(Tenn.€1943)€as€follows:Ð H˜ ÐÌà8  àà8` Ð Ð àWe€think€the€weight€of€modern€authority€is€that,€even€though€noÐ k Ðfraud€is€intended,€yet€one€may€be€estopped€from€claiming€propertyÐ  T Ðwhere€by€intentional€concealment€of€facts€he€has€induced€another€toÐ í = Ðact€to€his€prejudice.€It€is€unnecessary€to€state€the€well€known€essentialÐ Ö!&  Ðelements€which€must€exist€which€lie€at€the€basis€of€the€doctrine€ofÐ ¿"! Ðequitable€estoppel.€Mr.€Pomeroy's€Equity€Jurisprudence,€Vol.€3,€p.Ð ¨#ø" Ð189,€says:€Ð‘$á#` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xà"Equitable€estoppel€is€the€effect€of€the€voluntaryÐ c&³!% Ðconduct€of€a€party€whereby€he€is€absolutelyÐ L'œ"& Ðprecluded,€both€at€law€and€in€equity,€from€assertingÐ 5(…#' Ðrights€which€might€perhaps€have€otherwise€existed,Ð )n$( Ðeither€of€property,€of€contract,€or€of€remedy,€asÐ ° Ðagainst€another€person,€who€has€in€good€faith€reliedÐ ™é Ðupon€such€conduct,€and€has€been€led€thereby€toÐ ‚Ò Ðchange€his€position€for€the€worse,€and€who€on€his€partÐ k» Ðacquires€some€corresponding€right,€either€of€property,Ð T¤ Ðof€contract,€or€of€remedy."Ð= ¸ ¸  ÐÌà8  àà8` Ð Ð àThe€learned€author€further€says:€Ð _` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xà"It€is€not€absolutely€necessary€that€the€conductÐ á 1  Ðmentioned€in€the€first€subdivision€should€be€done€withÐ Ê   Ða€fraudulent€purpose€or€intent,€or€with€an€actual€andÐ ³  Ðfraudulent€intention€of€deceiving€the€other€party.€TheÐ œì  Ðadoption€of€such€an€element€as€always€essentialÐ …Õ  Ðwould€at€once€strike€out€some€of€the€most€familiarÐ n¾  Ðand€best€established€instances€of€equitable€estoppel."Ð W§  ÐPomeroy's€Eq.Jur.,€Vol.€3,€pp.€193,€194.Ð@¸ ¸  ÐÌà8  àà8` Ð Ð àThe€doctrine€of€estoppel€is€often€spoken€of€as€a€branch€of€the€law€ofÐ b Ðfraud.€This€is€true€if€and€when€"fraud"€is€used€in€the€general€sense€ofÐ ûK Ðwhat€is€"inequitable"€or€"unjust";€but€it€is€not€accurate€if€by€fraud€isÐ ä4 Ðmeant€deceit.€Bispham's€Principles€of€Equity,€10th€Ed.,€ðð€280,€p.€479.ÐÍ` x` x ÐÌà8  àà8` Ð Ð àMr.€Chief€Justice€Perley,€in€the€leading€case€of€òòò òHorn€v.€Coleó óóó,€51€N.H.Ð Ÿï Ð287-€289,€12€Am.Rep.€111,€says:€Ð‰Ù` x` x ÐÌà8  àà8` Ð Ð àà8¸ ` x` xà"The€doctrine€has€not€in€equity€been€limited€to€casesÐ [« Ðwhere€there€was€an€actual€intention€to€deceive.€*€*€*Ð D” ÐThe€general€current€of€our€decisions€on€the€subjectÐ -} Ðtends€to€a€liberal€application€of€the€doctrine€for€theÐ f Ðsuppression€of€fraud€and€dishonesty,€òòand€theÐ ÿO Ðpromotion€of€justice€and€fair€dealingóó."€(Italics€ours.)Ðè 8¸ ¸  ÐÌà8  àà8` Ð Ð àSee,€also,€òòò òRogers€v.€Colvilleó óóó,€145€Tenn.€650,€661,€238€S.W.€80.к" !` x` x ÐÌà8  àà8` Ð Ð àThe€doctrine€of€equitable€estoppel€is€founded€upon€the€soundestÐ $Ý# Ðprinciples€of€justice€and€morality,€rather€than€upon€technical€rules€ofÐ v%Æ $ Ðlaw.€The€intentional€concealment€of€the€truth€often€operates€as€anÐ _&¯!% Ðestoppel.€"If€a€man€is€silent€when€it€is€his€duty€to€speak,€he€shall€notÐ H'˜"& Ðbe€permitted€to€speak€when€it€is€his€duty€to€be€silent."€Bispham€Eq.,Ð 1(#' Ð10th€Ed.,€ðð€284.€While€one€is€not€in€duty€bound€under€allÐ )j$( Ðcircumstances€to€speak€out,€we€hold€that,€where€one's€silence€enablesÐ *S%) Ðhim€to€acquire€an€unfair€advantage€over€another€in€the€settlement€ofÐ ì*<&* Ðproperty€rights,€it€is€his€duty€to€speak.€The€foregoing€principle€hasÐ Õ+%'+ Ðoften€been€applied.€A€man€who€holds€himself€out€as€a€partner€isÐ ° Ðestopped,€as€against€those€who€have€dealt€on€the€faith€of€such€holdingÐ ™é Ðout,€from€denying€the€partnership.€Under€the€same€head€fall€cases€inÐ ‚Ò Ðwhich€a€party€has€been€held€to€be€precluded€from€denying€that€heÐ k» Ðoccupied€a€certain€position€by€reason€of€his€having€permitted€himselfÐ T¤ Ðto€be€held€out€to€others€as€having€occupied€it.€òòò òTowne€v.€Sparksó óóó,€23Ð =  ÐNeb.€142,€36€N.W.€375;€Bridger's€Case,€L.R.€9€Eq.€74;€Washburn€onÐ ' w ÐEasements,€62,€63.€See€our€own€case€of€òòò òElectric€Light€&€Power€Co.Ð  ` Ðv.€Bristol€Gas,€Electric€Light€&€Power€Coó óóó.,€99€Tenn.€371,€42€S.W.Ð ú J Ð19,€21,€wherein€the€Court€held€that€one€"will€not€be€allowed€to€assertÐ ä 4  Ðhis€lien€to€the€prejudice€of€persons€whom€he€has€induced€to€believeÐ Í   Ðthat€his€debt€has€been€satisfied,€or€that€he€will€claim€no€lien€and€who,Ð ¶  Ðin€that€belief,€have€purchased€that€property€on€which€the€lien€rests."Ð Ÿï  ÐThe€Court€further€held€the€right€to€invoke€the€doctrine€"does€notÐ ˆØ  Ðalways€rest€on€the€intention€of€the€party€to€be€affected€by€it,€but€isÐ qÁ  Ðdependent,€rather,€upon€the€reasonable€or€legitimate€effect€of€hisÐ Zª  Ðstatement€or€conduct€in€the€particular€matter€upon€the€course€ofÐ C“ Ð[others]."€(Italics€ours.)Ð,|` x` x ÐÌà8  àà8` Ð Ð àThe€term€"conduct",€when€applied€to€a€person€in€relation€to€theÐ þN Ðmodern€doctrine€of€equitable€estoppel,€embraces€not€only€ideasÐ ç7 Ðconveyed€by€words€written€or€spoken€and€things€actually€done,€butÐ Ð  Ðincludes€the€silence€of€such€person€and€his€omission€to€act,€as€well.Ð ¹  Ðòòò òWampol€v.€Kountzó óóó,€14€S.D.€334,€339,€85€N.W.€595,€86€Am.St.Rep.Ð ¢ò Ð765;€footnote,€31€C.J.S.,€Estoppel,€ðð€87,€p.€305,€quoting€òòò òFarr€v.Ð ŒÜ ÐSemmleró óóó,€24€S.D.€290,€123€N.W.€835,€838.ÐvÆ` x` x ÐÌà8  àà8` Ð Ð àIn€òòò òTobias€v.€Josiah€Morris€&€Co.ó óóó,€126€Ala.€535,€28€So.€517,€522,€itÐ I™ Ðwas€said:€*822€"Negligent€silence€may€work€an€estoppel€asÐ 3ƒ Ðeffectually€as€an€express€representation.€*€*€*€So,€too,€acts€orÐ l Ðconduct,€though€nothing€is€said,€if€they€are€calculated€to€mislead,€andÐ  U Ðdo€in€fact€mislead,€will€work€an€estoppel,€notwithstanding€there€wasÐ î > Ðno€intention€to€do€so."Ð×!' ` x` x ÐÌ171€S.W.2d€at€821„22.Ð ©#ù" ÐÌà  àWhile€we€agree€with€the€above€authority,€we€must€disagree€with€Russellððs€assertion.€€It€isÐ {%Ë $ Ðundisputed€that€Glidewell€allowed€his€brother,€Hugh€Glidewell,€to€occupy€the€property€and€that,Ð d&´!% Ðsubsequently,€Russell€moved€into€the€house€with€Hugh€Glidewell.€€Although€the€extent€ofÐ M'"& ÐGlidewellððs€knowledge€of€the€improvements€being€made€is€in€dispute,€there€is€nothing€in€the€recordÐ 6(†#' Ðto€indicate€that€Glidewell€was€put€on€notice€that€Russell€was€expending€money€and€labor€on€theÐ )o$( Ðproperty.€€We€also€note€that€Russell€testified€that€she€was€under€the€impression€that€Hugh€GlidewellÐ *X%) Ðowned€the€property.€€Therefore,€anything€that€she€did€she€was€doing€to€improve€the€property€forÐ ñ*A&* ÐHugh€Glidewell.Ð Ú+*'+ Ðà  àWe€comment€upon€the€trial€courtððs€obversation€concerning€credibility.€€We€reviewed€theÐ ° Ðwritten€record€of€this€case€and,€while€we€are€confined€to€what€is€placed€on€the€written€page,€we€failÐ ™é Ðto€see€the€extent€of€ð ðequivocal,€evasive,€argumentative€and€ludicrousðð€testimony.€€At€any€rate,€as€weÐ ‚Ò Ðhave€previously€stated,€there€is€nothing€in€the€record€to€indicate€that€Glidewell€had€any€knowledgeÐ k» Ðof€any€improvements€or€expenditures€made€by€Russell€until€after€the€death€of€his€brother,€Hugh.€Ð T¤ ÐThere€is€no€dispute€that€about€a€week€or€so€prior€to€Hughððs€death,€Glidewell€told€Hugh€and€RussellÐ =  Ðthat€Russell€could€occupy€the€property€as€long€as€she€wanted€to€or€until€her€death.€€After€HughððsÐ & v Ðdeath,€this€was€reiterated€by€Glidewell€to€Russell.€€Russell€relied€upon€Glidewellððs€statement€andÐ  _ Ðexpended€money€for€a€water€line€and€for€some€additional€improvements€to€the€building.€€GlidewellÐ ø H Ðrelies€upon€the€doctrine€of€promissory€estoppel.€€In€ò òòòCalabro€v.€Calabroó óóó,€15€S.W.3d€873€(Tenn.€Ct.Ð á 1  ÐApp.€1999),€this€Court€said:à  àÐ Ë   ÐÌà8  àà8` Ð Ð àPromissory€estoppel€is€explained€as:€Ðí ` x` x Ðà8  àà8` Ð Ð àà8¸ ` x` xàÐ ¸ ¸  Ðà8  àà8` Ð Ð àà8¸ ` x` xàà  à[a]€promise€which€the€promisor€shouldÐ o¿  Ðreasonably€expect€to€induce€action€or€forbearance€onÐ X¨  Ðthe€part€of€the€promisee€or€a€third€person€and€whichÐ A‘ Ðdoes€induce€such€action€or€forbearance€is€binding€ifÐ *z Ðinjustice€can€be€avoided€only€by€enforcement€of€theÐ c Ðpromise.€€The€remedy€granted€for€breach€may€beÐ üL Ðlimited€as€justice€requires.€Ðå5¸ ¸  ЀÌà8  àà8` Ð Ð àòòò òAmacher€v.€Brown-Forman€Corp.ó óóó,€826€S.W.2d€480,€482€(Tenn.Ð · ÐApp.€1991)€€(quoting€òòò òRestatement€(Second)€of€Contracts€ó óóóðð€90);€seeÐ ¡ñ Ðalso€òòò òAlden€v.€Presley€ó óóó€637€S.W.2d€862,€864€(Tenn.€1982).ЋÛ` x` x Ѐ€Ð uÅ Ðà8  àà ` àà ¸ àThere€are€limits€to€the€application€of€promissory€estoppel:Ð^®Ð Ð  ÐÌà8  àà8` Ð Ð àà8¸ ` x` xàà  àDetrimental€action€or€forbearance€by€theÐ 0€ Ðpromisee€in€reliance€on€a€gratuitous€promise,€withinÐ i Ðlimits€constitutes€a€substitute€for€consideration,€or€aÐ  R Ðsufficient€reason€for€enforcement€of€the€promiseÐ ë ; Ðwithout€consideration.€€This€doctrine€is€known€asÐ Ô!$  Ðpromissory€estoppel.€€A€promisor€who€inducesÐ ½" ! Ðsubstantial€change€of€position€by€the€promisee€inÐ ¦#ö" Ðreliance€on€the€promise€is€estopped€to€deny€itsÐ $ß# Ðenforceability€as€lacking€consideration.€€The€reasonÐ x%È $ Ðfor€the€doctrine€is€to€avoid€an€unjust€result,€and€itsÐ a&±!% Ðreason€defines€its€limits.€€No€injustice€results€inÐ J'š"& Ðrefusal€to€enforce€a€gratuitous€promise€where€the€lossÐ 3(ƒ#' Ðsuffered€in€reliance€is€negligible,€nor€where€theÐ )l$( Ðpromisee's€action€in€reliance€was€unreasonable€orÐ *U%) Ðunjustified€by€the€promise.€€The€limits€of€promissoryÐ î*>&* Ðestoppel€are:€(1)€the€detriment€suffered€in€relianceÐ ×+''+ Ðmust€be€substantial€in€an€economic€sense;€(2)€theÐ ° Ðsubstantial€loss€to€the€promisee€in€acting€in€relianceÐ ™é Ðmust€have€been€foreseeable€by€the€promisor;€(3)€theÐ ‚Ò Ðpromisee€must€have€acted€reasonable€in€justifiableÐ k» Ðreliance€on€the€promise€as€made.€ÐT¤¸ ¸  ÐÌà8  àà8` Ð Ð àòòò òAlden€ó óóó637€S.W.2d€864€(citing€L.€Simpson,€Law€of€Contracts€ðð€61€(2dÐ & v Ðed.€1965)).Ð `` x` x ÐÌò òòòId.ó óóó€at€878„79.Ð â 2  ÐÌà  àIt€is€undisputed€that€Glidewell€made€the€statements€to€Russell€concerning€her€occupancy€ofÐ µ  Ðthe€property€subsequent€to€Hughððs€death,€and€the€statements€were€of€such€a€nature€that€it€isÐ žî  Ðreasonable€to€assume€that€she€would€rely€upon€them.€€Reliance€on€these€statements,€however,€didÐ ‡×  Ðnot€require€her€to€make€any€move€whatsoever,€as€she€had€been€living€on€the€property€with€Hugh€upÐ pÀ  Ðuntil€the€time€of€his€death;€€and€following€Hughððs€death,€Russell€lived€there€alone,€without€payingÐ Y©  Ðany€rent€or€expense€whatsoever€for€the€use€of€the€property.€€However,€she€did€make€someÐ B’ Ðexpenditures€in€reliance€on€statements€made€by€Glidewell.€€Consequently,€Glidewellððs€change€ofÐ +{ Ðmind€concerning€her€continued€occupancy€of€the€property€constitutes€a€breach€of€the€promise€heÐ d Ðmade.€€However,€as€noted€in€ò òòòCalabro,€supraó óóó,€ð ðthe€remedy€granted€for€breach€may€be€limited€asÐ ýM Ðjustice€requires.ðð€€ò òòòId.ó óóó€at€878.€€Ð ç7 ÐÌà  àWhile€it€appears€unjust€to€remove€Russell€from€this€property,€it€also€appears€unjust€to€depriveÐ º  ÐGlidewell€and€his€wife€of€the€property,€for€what€could€be€a€good€number€of€years,€especially€sinceÐ £ó Ðthe€Glidewells€legally€own€the€property.€€Therefore,€we€think€the€remedy€for€the€breach€of€theÐ ŒÜ Ðpromise€should€be€the€detriment€incurred€by€Russell€by€virtue€of€her€reliance€on€the€promise€(i.e.,Ð uÅ Ðthe€expenditures€that€she€has€made€since€the€date€of€the€promise€on€which€she€relies).€€However,€theÐ ^® Ðrecord€is€incomplete€as€to€the€damages€allegedly€sustained,€which€we€will€consider€as€an€oversightÐ G— Ðwithout€culpable€negligence.€€Under€these€circumstances,€T.C.A.€ðð€27„3„128€is€applicable.€€ThatÐ 0€ Ðsection€provides:Ð i ÐÌà8  àà8` Ð Ð àò òRemand€for€correction€of€record.ó óÐë ;` x` x Ðà8  àà8` Ð Ð à€The€court€shall€also,€in€all€cases,€where,€in€its€opinion,€completeÐ Õ!%  Ðjustice€cannot€be€had€by€reason€of€some€defect€in€the€record,€want€ofÐ ¾"! Ðproper€parties,€or€oversight€without€culpable€negligence,€remand€theÐ §#÷" Ðcause€to€the€court€below€for€further€proceedings,€with€properÐ $à# Ðdirections€to€effectuate€the€objects€of€the€order,€and€upon€such€termsÐ y%É $ Ðas€may€be€deemed€right.€€Ðb&²!%` x` x ÐÌà  àAccordingly,€the€order€of€the€trial€court€is€reversed,€and€the€case€is€remanded€to€the€trialÐ 4(„#' Ðcourt€for€entry€of€an€order€granting€Glidewell€possession€of€the€disputed€property€and€for€a€hearingÐ )m$( Ðto€determine€the€amount€of€damages€necessary€to€compensate€Russell€for€expenditures€madeÐ *V%) Ðâ âsubsequent€to€and€in€reliance€upon€Glidewellððs€statements€made€after€the€death€of€Hugh€Glidewell.€Ð ï*?&* ÐCosts€of€the€appeal€are€assessed€one„half€to€Appellant,€Donald€Glidewell,€and€his€surety,€and€one„Ð ° Ðhalf€to€Appellee,€Ann€Russell.€€Ð ™é Ðâ âÔ#†X‰7XXX6Ô–\#ÔÔ#†¼ݱ»XX‰7œ #ÔÔ€X‰7X»¼ݱÔÌÌÌÌà  àà ` àà ¸ àà  àà h àà À à__________________________________________Ð & v Ðà  àà ` àà ¸ àà  àà h àà À àW.€FRANK€CRAWFORD,€PRESIDING€JUDGE,€W.S.Ð  _ ÐÌ