ÿWPCþ@ ;í† ÃZ¦+øQ¦0ø· ç÷hS9 yR[X‹5¯ÃWdÄ0º©ÃTÐá§òŽ×1iò­PÝ“ø€ݧ'ôtô¢¸‘'ïdŒaÙlÏ€õ’öm{·6%Z•Ñhò(k±GÌ1æzB=ªœRx¢ Õmcè[!#{B·Œ¡Õc¿­û€ Õ)LQ”‚Tbµ©Æ±:¶3#ʤ]YöHÈ7JFÜY¡‚k¯²ÛQ¨.ü<§¶QGغ × ö®^;=Ž}Æ€ÝG?9áÜ1ò[˜`<ŒÝúT篅Þ)´r²ºGtKyóD¦g•gRucèçµâåð-4Âÿβ2K@¦áÂD刃åþÍm ð` Ú$úïØ36uÿtR$PYÔœÛh Û9,ûc#·+ÐJm#\/†Rf=îÏ€ã®nQÚ®; ŽÀ¶¤Âaór!+$„9½½ò¢f«H® É~Aut2ï7³ò4K£=qÁ7¡«ÞÏ/¡7ýÞu¾ò¬Çv­ÎøMDN•`U‚,)M/«·]Àd̹7h£ˆ¡+ûÏæÕ^”Š}€Å&yù¨jr¨zp-™Q­ªŸ.‹ÂFªGäŽ]h4çÏMW‰ ²§*²šqd %xUN~ 0ˆÌUNT 0D¢ 0Uæ 0ã; z Ò˜ 0Åj N/ 0¹1 0§ê Æ‘ ÆWÆÆã 0¿©Nh 0³j 0­EÊ 0¡Ì 0Åm 0Ñ2 0³ 0­¶ 0§c 0¡  0›« 0•F 0Û 0Âh 0Î* 0°ø 0ª¨ 0¤R 0žö 0˜” 0’, 0о 0²H 0¾ú 0¾¸ 0>v!b´! 0ø¼! 0â´" 0â–# 0âx$ 0âZ% 0â<& 0º' 0ÒØ' 02ª( 0üÜ( 0:Ø) 0Y* 0_k* 0 Ê* 0‚Ô+ 0V- B*\/ D/†/ 0µ/ D/»1 0Îê1 06¸2 0î2 0:ö3 0^04 0<Ž4 1eÊ4U6/5U>e5U*£5 1uÍ5 72B6—t6Ù 8#Éä8 0ë­;­;^ ˜<w¤< B¨<4Å< 0¤Ù< D5}= D-²= 0Kß=*> AS9>ÆŒ> 0¤R? 0Dö? A«:@å@ mç@»(@øÐ Z‹6Times New Roman Regular(`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular(#Ã$òòÚ  Ú0Ú  Úóó*+ ÿÿ(_26Ô2ÔÔ3  Ôà..à*G+G ÿÿ(_25Ó ¨ý ÓÓ ° ÓÓ/%` ` ¸ hÀpÈ xÐ /ÓÔ2ÔÔ3  Ôà..àÓ/%` ` ¸ hÀpÈ xÐ /ÓÓ ¨ý ÓÓ ° Ó ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wpt*8+8 ÿÿ(_24Ó  ÓÓ,"¸ ¸ hÀpÈ xÐ ,ÓÔ2ÔÔ3  Ôà..àÓ,"¸ ¸ hÀpÈ xÐ ,ÓÓ  Ó *2+2 ÿÿ(_22Ó ¸ ÓÓ&hhÀpÈ xÐ &ÓÔ2ÔÔ3  Ôà..àÓ&hhÀpÈ xÐ &ÓÓ ¸ Ó*)+) ÿÿ(_19Ó À ÓÓppÈ xÐ ÓÔ2ÔÔ3  Ôà..àÓppÈ xÐ ÓÓ À ÓLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5*5+5 ÿÿ(_23Ó ` ÓÓ) hÀpÈ xÐ )ÓÔ2ÔÔ3  Ôà..àÓ) hÀpÈ xÐ )ÓÓ ` Ó*/+/ ÿÿ(_21Ó  ÓÓ#ÀÀpÈ xÐ #ÓÔ2ÔÔ3  Ôà..àÓ#ÀÀpÈ xÐ #ÓÓ  Ó*,+, ÿÿ(_20Ó h ÓÓ pÈ xÐ ÓÔ2ÔÔ3  Ôà..àÓ pÈ xÐ ÓÓ h Ó*&+& ÿÿ(_18Ó  ÓÓÈÈ xÐ ÓÔ2ÔÔ3  Ôà..àÓÈÈ xÐ ÓÓ  Ó*AA ÿÿ(_17Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÔ2ÔÔ3  Ô€Ó5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó*GG ÿÿ(_16Ó ¨ý ÓÓ ° ÓÓ/%` ` ¸ hÀpÈ xÐ /ÓÔ2ÔÔ3  Ô€Ó/%` ` ¸ hÀpÈ xÐ /ÓÓ ¨ý ÓÓ ° Ó*88 ÿÿ(_15Ó  ÓÓ,"¸ ¸ hÀpÈ xÐ ,ÓÔ2ÔÔ3  Ô€Ó,"¸ ¸ hÀpÈ xÐ ,ÓÓ  Ó*55 ÿÿ(_14Ó ` ÓÓ) hÀpÈ xÐ )ÓÔ2ÔÔ3  Ô€Ó) hÀpÈ xÐ )ÓÓ ` Ó*22 ÿÿ(_13Ó ¸ ÓÓ&hhÀpÈ xÐ &ÓÔ2ÔÔ3  Ô€Ó&hhÀpÈ xÐ &ÓÓ ¸ Ó*// ÿÿ(_12Ó  ÓÓ#ÀÀpÈ xÐ #ÓÔ2ÔÔ3  Ô€Ó#ÀÀpÈ xÐ #ÓÓ  Ó*,, ÿÿ(_11Ó h ÓÓ pÈ xÐ ÓÔ2ÔÔ3  Ô€Ó pÈ xÐ ÓÓ h Ó*)) ÿÿ(_10Ó À ÓÓppÈ xÐ ÓÔ2ÔÔ3  Ô€ÓppÈ xÐ ÓÓ À Ó(&& ÿÿ&_9Ó  ÓÓÈÈ xÐ ÓÔ2ÔÔ3  Ô€ÓÈÈ xÐ ÓÓ  Ó(AA ÿÿ&_8Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÔ2ÔÔ3  ÔÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó(GG ÿÿ&_7Ó ¨ý ÓÓ ° ÓÓ/%` ` ¸ hÀpÈ xÐ /ÓÔ2ÔÔ3  ÔÓ/%` ` ¸ hÀpÈ xÐ /ÓÓ ¨ý ÓÓ ° Ó(88 ÿÿ&_6Ó  ÓÓ,"¸ ¸ hÀpÈ xÐ ,ÓÔ2ÔÔ3  ÔÓ,"¸ ¸ hÀpÈ xÐ ,ÓÓ  Ó(55 ÿÿ&_5Ó ` ÓÓ) hÀpÈ xÐ )ÓÔ2ÔÔ3  ÔÓ) hÀpÈ xÐ )ÓÓ ` Ó(22 ÿÿ&_4Ó ¸ ÓÓ&hhÀpÈ xÐ &ÓÔ2ÔÔ3  ÔÓ&hhÀpÈ xÐ &ÓÓ ¸ Ó(// ÿÿ&_3Ó  ÓÓ#ÀÀpÈ xÐ #ÓÔ2ÔÔ3  ÔÓ#ÀÀpÈ xÐ #ÓÓ  Ó(,, ÿÿ&_2Ó h ÓÓ pÈ xÐ ÓÔ2ÔÔ3  ÔÓ pÈ xÐ ÓÓ h Ó()) ÿÿ&_1Ó À ÓÓppÈ xÐ ÓÔ2ÔÔ3  ÔÓppÈ xÐ ÓÓ À Ó&&& ÿÿ$_Ó  ÓÓÈÈ xÐ ÓÔ2ÔÔ3  ÔÓÈÈ xÐ ÓÓ  Ó0AAÿÿ.NormalÓ  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó<AAÿÿ:Definition TÓ  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó<AAÿÿ:Definition LÓ , ÓÓ5+Ü Ü` ¸ hÀpÈ xÐ 5ÓÓ  ÓÓ5+° °` ¸ hÀpÈ xÐ 5Ó8ÿÿ6Definitionòòóó- ù-(hhÿÿ&H1Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5Óò òÔ  ÔÔ‡°°°ÔÔ‡ôôôÔó óÔ  ÔÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó(]]ÿÿ&H2Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5Óò òÔ‡„„„ÔÔ‡ôôôÔó óÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó(]]ÿÿ&H3Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5Óò òÔ‡¼¼¼ÔÔ‡ôôôÔó óÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó(]]ÿÿ&H4Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5Óò òÔ‡XXXÔÔ‡ôôôÔó óÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó(]]ÿÿ&H5Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5Óò òÔ‡ôôôÔó óÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  ÓÔ‡ôôôÔ(]]ÿÿ&H6Ó  ÓÓ5+° °` ¸ hÀpÈ xÐ 5Óò òÔ‡ÔÔ‡ôôôÔó óÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó2DDÿÿ0AddressÓ  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓòòóóÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó8MMÿÿ6BlockquoteÓ , ÓÓ , ÓÓ5+Ü Ü` ¸ hÀpÈ xÐ 5ÓÓ  ÓÓ  ÓÓ5+° °` ¸ hÀpÈ xÐ 5Ó,ÿÿ*CITEòòóó,dlÿÿ*CODEÔ‡ôôôÔÔK‡J<þ6X9`(‹Courier NewKÔÔ‡ôôôÔÔS‡Kô\  `‹&Times New RomanSÔ4ÿÿ2Emphasisòòóó6ÿÿ4HyperlinkóóòòÔ ÿ ÔóóÔ  Ô<ÿÿ:FollowedHypeóóòòÔ €€ ÔóóÔ  Ô4goÿÿ2Keyboardò òÔ‡ôôôÔÔK‡J<þ6X9`(‹Courier NewKÔÔ‡ôôôÔÔS‡Kô\  `‹&Times New RomanSÔó ó<Ÿ§ÿÿ:PreformattedÓ  ÓÓ/%° °Ïî ,KkŠ©È %#/ÓÔ‡ôôôÔÔK‡J<þ6X9`(‹Courier NewKÔÔ‡ôôôÔÔS‡Kô\  `‹&Times New RomanSÔÓ/%° °Ïî ,KkŠ©È %#/ÓÓ  Ó<Ûïÿÿ:z©Bottom of Ó7€@(€X7ÓÓ  ÓÓ  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÔ‡ÔÔ?‡L%ä2¼A`‹Arial?ÔÓ  ÓÔ‡ôôôÔÔS‡Kô\  `‹&Times New RomanSÔÓ7€Z(€X7ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó&ÿÿ  d d?)1dxd<Ûïÿÿ:z©Top of ForÓ7€B(€X7ÓÓ  ÓÓ  ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÔ‡ÔÔ?‡L%ä2¼A`‹Arial?ÔÓ  ÓÔ‡ôôôÔÔS‡Kô\  `‹&Times New RomanSÔÓ7€Z(€X7ÓÓ5+° °` ¸ hÀpÈ xÐ 5ÓÓ  Ó?)2dxd0KSÿÿ.SampleÔK‡J<þ6X9`(‹Courier NewKÔÔS‡Kô\  `‹&Times New RomanSÔ0ÿÿ.Strongò òó ó8dlÿÿ6TypewriterÔ‡ôôôÔÔK‡J<þ6X9`(‹Courier NewKÔÔ‡ôôôÔÔS‡Kô\  `‹&Times New RomanSÔ4ÿÿ2Variableòòóó: ÿÿ8HTML MarkupÔB  ÔÔ ÿ ÔÔ  Ô2 ÿÿ0CommentÔB  Ô ÿÿ35;AGMSY_11.1.1.1.1.1.1.1.<þ6X9`(‹Courier Newô\  `‹&Times New Roman%ä2¼A`‹Arial3#37=CIQYag­­1.a.i.(1)(a)(i)1)a)Mi) Ý ƒRwž$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôçDò»»ÔÝ  ÝÔ_Ô€Exhibit€A€to€the€Lease€is€a€floor€plan€of€the€rented€space.€€Exhibit€B€to€the€Lease€is€a€three€page€ð ðPlans€andÐ ° ÐSpecificationsðð€for€the€construction€and€finishes€to€be€done€on€Ô_ÔHardisonÔ_Ôððs€office€space€by€Howell. ÏÝ ƒRwž$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ôçDò»»ÔÝ  ÝÔ_Ô€The€correct€Ô_ÔTotalÔ_Ô€Damages€should€be€$120,136.89.˜\\IB01S02\CLERKJACÈÈ,,,,ÈÈ0(|G2wž$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€ù»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôçDò»»ÔOrq/Ï  dlk.ê:i¢×+00(|3ö$££Ý ƒ£ª!ÝÑ€.ÑÑ8€ù»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV)ÿÿ!dxdx)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó3|x^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3ö$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€ù»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÿU‹ÿÀÀÀÝ ƒ£ª!ÝÑ€.ÑÑ8€ù»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼ù»»»ÔÑ8€‡çXXdé»»d8ÑÑ  Ñà@ò ò ìàÔ‡î.vùÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@òò%ìàAT€JACKSONÔ#†¼ù»îî.v #ԈРÓ# ÐÓ  ÓSeptember€15,€2003€SessionÐ öF ÐÔ‡X‡çX»¼ùÔÌò òÔ#†¼ù»XX‡çõ#ÔTHE€Ô_ÔHARDISONÔ_Ô€LAW€FIRM,€P.C.òòóó€v.€CALVIN€HOWELLòòóóÔ‡X‡çX»¼ùÔó óÐ ï? ÐÌà@@½½ìàò òA€Direct€Appeal€from€the€Chancery€Court€for€Shelby€CountyÐ é 9 Ðà@@øøìàNo.€98„1037„I€€€€€€The€Honorable€Walter€L.€Evans,€ChancellorÐ Ó # ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<` AßÐ ‘á  ÐÌà@@TTìàNo.€W2002„01945„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€November€17,€Ô_Ô2003Ô_ÔÐ ŠÚ  ÐÌßA€V) °°` dE<]` AßÐ ^®  Ðó óÌÓ  ÓÔ‡X!ŒXXX‡çÔà  àThis€appeal€arises€from€the€breach€of€a€commercial€lease.€€Appellant/Landlord€breachedÐ V¦  Ðlease€by€failing€to€provide€around€the€clock€security€guard€as€required€by€the€lease.€€After€notice€andÐ ? Ðtime€to€cure,€Appellee/Tenant€vacated€lease€and€moved€its€offices€to€a€new€building.€Ð (x ÐAppellee/Tenant€sued€Appellant/Landlord€for€breach€to€recover€moving€expenses,€relocation€costs,€Ð a Ðincreased€rents,€and€attorneys€fees.€€Appellee/Tenant€was€granted€partial€summary€judgment€on€theÐ úJ Ðissue€of€Appellant/Landlordððs€breach€of€the€lease.€€After€a€separate€hearing€on€damages,Ð ã3 ÐAppellee/Tenant€was€awarded€judgment€against€Appellant/Landlord.€€Appellant/Landlord€appealsÐ Ì Ðboth€the€grant€of€partial€summary€judgment€and€the€award€of€damages.€€We€affirm€as€modifiedÐ µ Ðherein.Ð žî ÐÔ#†X‡çXXX!Œý#ÔÔ#†¼ù»XX‡ç“#ÔÔ‡X‡çX»¼ùÔÌÓñÓÌò òTenn.€R.€App.€P.€3;€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmed€asÐ Y© ÐModifiedó óÐ C“ ÐÌòòÓ  ÓÔ#†¼ù»àX‡ç #ÔÔ‡X‡çX.¼ùÔW.€Frank€Crawford,€Ô_ÔP.J.Ô_Ô,€Ô_ÔW.S.Ô_Ôóó,€delivered€the€opinion€of€the€court,€in€whichòòóó€òòAlan€E.€Ô_ÔHighersÔ_Ô,Ð f ÐÔ_ÔJ.Ô#†¼ù»àX‡ç #ÔóóÔ‡X‡çX»¼ùÔandÔ_Ô€òòHolly€M.€Kirby,€J.€and€óójoined.Ð ÿO ÐÌNicholas€E.€Ô_ÔBragorgosÔ_Ô,€Thomas€F.€Preston€of€Nashville€For€Appellant,€Cross€Appellee,€CalvinÐ Ñ!!! ÐHowellÐ º" " ÐÌJ.€Houston€Gordon,€Covington,€For€Appellee,€Cross€Appellant,€The€Ô_ÔHardisonÔ_Ô€Law€FirmÐ Œ$Ü$ ÐÓ× ÓÌò òOPINIONó óÔ#†¼ù»XX‡ç: #ÔÔ‡X‡çX»¼ùÔÐ ^&®!& ÐÌòòóóÔ#†¼ù»XX‡ç #ÔÔ‡X‡çX»¼ùÔÓ  ÓÑ8€!ŒXXdéXXdé8Ñà  àOn€July€31,€1997,€Calvin€Howell€("Howell,"€"Appellant,"€"Landlord,"€or€"Defendant")€andÐ 1(#( Ðthe€Ô_ÔHardisonÔ_Ô€Law€Firm€("Ô_ÔHardisonÔ_Ô,"€"Appellee,"€"Tenant,"€or€"Plaintiff")€entered€into€a€writtenÐ )j$) Ðlease€contract€(the€ð ðLeaseðð)€wherein€Howell€agreed€to€lease€property€at€67€Madison€Avenue,Ð *S%* ÐMemphis,€Tennessee€(the€ð ðPropertyðð)€to€Ô_ÔHardisonÔ_Ô.€€The€Lease€reads,€in€relevant€part,€as€follows:Ð ì*<&+ Ðâ âÐ Õ+%',ý ÐÔ_ Ôà8  àà8` Ð Ð à3.€€òòTermóó.€€The€term€of€this€lease€(the€ð ðTermðð)€shall€be€six€(6)€years,Ð ° Ðcommencing€on€November€1,€1997,€(the€ð ðCommencement€Dateðð)€andÐ ™é Ðending€on€October€31,€2003...ЂÒ` x` x Ðâ âÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*ÐT¤` x` x ÐÌà8  àà8` Ð Ð à...Subject€to€Tenantððs€prior€written€approval,€Landlord€hereby€agreesÐ & v Ðto€provide€Tenant€with€four€(4)€reserved€and€four€(4)€non„reservedÐ  _ Ðparking€spaces€in€the€Brinkley€Plaza€parking€garage€at€no€additionalÐ ø H Ðcost€to€Tenant...Ðá 1 ` x` x Ðà8  àÐ Ð Ð  Ðà8  àà8` Ð Ð à5.€€òòRight€of€First€Refusalóó:€Tenant€will€retain€the€right€to€lease€any€ofÐ ³  Ðthe€space€adjacent€to€the€Leased€Premises,€up€to€an€additional€2,000Ð œì  Ðsquare€feet,€in€the€event€that€any€third€party€makes€an€offer€toÐ …Õ  ÐLandlord€to€lease€any€of€the€space€so€described€and€shown.€€In€theÐ n¾  Ðevent€that€Landlord€receives€any€offer€to€lease€any€or€all€of€saidÐ W§  Ðspace,€Landlord€will€make€known€to€Tenant€that€offer.€€Tenant€willÐ @ Ðhave€ten€(10)€calendar€days€from€receipt€of€that€notice€toÐ )y Ðcommunicate€to€Landlord€that€it€wishes€[to]€lease€that€premises.€Ð b ÐLandlord€agrees€to€lease€said€space€to€Tenant€at€the€same€rate€perÐ ûK Ðsquare€foot€as€Tenant€is€paying€Landlord€at€that€time,€and€furtherÐ ä4 Ðagrees€to€construct€and€finish€such€space€in€a€manner€comparable€toÐ Í Ðthe€original€Leased€Premises€at€Landlordððs€sole€cost€and€expense.ж` x` x ÐÌà8  àà8` Ð Ð à11.€€òòServices€by€Landlord:óóЈØ` x` x ÐÌà8  àà8` Ð Ð àà ¸ à(a)€So€long€as€Tenant€is€not€in€default€under€the€Lease,Ð Zª ÐLandlord€agrees€to€make€available€for€the€occupied€portion€of€theÐ C“ ÐLeased€Premises€the€following€services:Ð,|` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*ÐþN` x` x ÐÌà8  àà8` Ð Ð àà ¸ à(v)€Freight€elevator€service€and€receiving€stations€in€commonÐ Ð!   Ðwith€other€tenants€available€7:00€a.m.€to€6:00€p.m.,€Monday€throughÐ ¹" ! ÐFriday,€and€from€7:00€a.m.€to€12:00€noon€on€Saturday,€except€onÐ ¢#ò" Ðlegal€holidays;Ћ$Û#` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*Ð]&­!%` x` x ÐÌà8  àà8` Ð Ð àà ¸ à(viii)€Building€security€for€public€areas,€including,€but€notÐ /(#' Ðlimited€to,€totally€automated€fire€and€alarm€systems,€twenty„fourÐ )h$( Ðhours€per€day,€seven€days€per€week,€and€at€least€one€security€guardÐ *Q%) Ðon€the€premises€twenty„four€hours€per€day,€seven€days€per€week.Ðê*:&*` x` x ÐÐ Ó+#'+ Ðà  àThe€relevant€default€provisions€of€the€Lease€are€as€follows:Ð ° ÐÌà8  àà8` Ð Ð à19.€€òòDefault€by€Landlordóó:ЂÒ` x` x ÐÌà8  àà8` Ð Ð àà ¸ à(a)€The€following€events€shall€be€deemed€to€be€Events€ofÐ T¤ ÐDefault€by€Landlord€under€this€Lease:Ð= ` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*Ð _` x` x ÐÌà8  àà8` Ð Ð àà ¸ à(ii)€Landlordððs€failure€to€comply€with€any€term,€provision,€orÐ á 1  Ðcovenant€of€this€Lease€(other€than€the€payment€amounts€dueÐ Ê   Ðhereunder),€and€Landlordððs€failure€to€cure€the€same€within€thirty€(30)Ð ³  Ðdays€after€written€notice€thereof€to€Landlord€or,€with€respect€toÐ œì  Ðfailures€to€comply€with€a€term,€provision,€or€covenant€of€this€LeaseÐ …Õ  Ðwhich€cannot€reasonably€be€cured€within€thirty€(30)€days,€such€longerÐ n¾  Ðperiod€of€time€as€may€be€reasonably€necessary€to€cure€the€sameÐ W§  Ðprovided€that€Landlord€commences€to€cure€the€same€within€suchÐ @ Ðthirty€(30)€day€period€and€thereafter€diligently€prosecutes€the€curingÐ )y Ðthereof.Ðb` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*Ðä4` x` x ÐÌà8  àà8` Ð Ð àà ¸ à(b)€If€any€Landlordððs€Event€of€Default€shall€have€occurred,Ð ¶ ÐTenant€shall€have€the€right,€at€its€election,€then€or€at€any€timeÐ Ÿï Ðthereafter,€while€such€Landlordððs€Event€of€Default€shall€continue,€toÐ ˆØ Ðpursue€any€one€or€more€of€the€following€remedies:ÐqÁ` x` x ÐÌà8  àà8` Ð Ð àà ¸ à(i)€Terminate€this€Lease€by€giving€thirty€(30)€days€writtenÐ C“ Ðnotice€thereof€to€Landlord€and€thereafter€all€obligations€set€forthÐ ,| Ðherein€shall€terminate€as€of€that€date€Tenant€vacates€the€LeasedÐ e ÐPremises.€€Nothing€contained€in€this€Lease€shall€limit€or€prejudice€theÐ þN Ðright€of€Tenant€to€prove€and€obtain€any€appropriate€legalÐ ç 7 Ðproceedings,€an€amount€equal€to€the€maximum€allowed€by€any€statuteÐ Ð!   Ðor€rule€of€law€in€effect€at€the€time€when,€and€governing€theÐ ¹" ! Ðproceedings€in€which,€the€damages€are€to€be€proved;Т#ò"` x` x ÐÌà  àIn€addition,€under€paragraph€34€of€the€Lease,€Landlord€agreed€to€maintain€the€building€asÐ t%Ä $ Ða€ð ðClass€Aðð€building,€to€wit:Ð ]&­!% ÐÌà8  àà8` Ð Ð à34.€€òòBuilding€Qualityóó.€€Landlord€hereby€agrees€to€control€theÐ /(#' Ðpedestrian€access€to€the€common€areas€of€the€building€and€toÐ )h$( Ðgenerally€maintain€all€common€areas,€including,€but€not€limited€to,Ð *Q%) Ðthe€first€floor€common€areas€in€such€a€condition€so€as€to€achieve€andÐ ê*:&* Ðmaintain€a€ð ðClass€Aðð€building€standard€and€appearance,€as€generallyÐ Ó+#'+ Ðset€out€in€attached€Exhibit€ð ðCðð.€€Should€Landlord€fail€to€achieve€andÐ ° Ðmaintain€such€ð ðClass€Aðð€building€standard€and€appearance,€and€suchÐ ™é Ðfailure€continues€for€a€period€of€thirty€(30)€days€after€Tenant€hasÐ ‚Ò Ðdelivered€to€Landlord€a€list€specifically€identifying€those€itemsÐ k» Ðrequiring€attention€in€order€to€achieve€and€maintain€such€ð ðClass€AððÐ T¤ Ðbuilding€standard€and€appearance,€then€in€such€event,€Tenant€shallÐ =  Ðhave€the€right,€in€its€discretion,€to€terminate€this€Lease.Ð& v` x` x ÐÌExhibit€ð ðCðð€to€the€Lease€defines€a€ð ðClass€Aðð€building€as€follows:Ð ø H ÐÌà8  àà8` Ð Ð àA€Class€ð ðAðð€Building€is€one€of€the€most€prestigious€buildings€in€aÐ Ê   Ðgiven€market,€competing€for€premier€office€tenants.€€Said€buildingsÐ ³  Ðhave€high€quality€standard€finishes,€state€of€the€art€systems,€lobbiesÐ œì  Ðand€common€areas,€exceptional€accessibility€and€a€definite€marketÐ …Õ  Ðpresence.׃O×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×Ðn¾ ` x` x ÐÌà  àOn€October€31,€1997,€the€Lease€was€amended€by€increasing€the€rental€area€by€915€squareÐ @ Ðfeet,€bringing€the€total€rentable€area€to€9,779€square€feet.€€In€all€other€respects,€the€Lease€remainedÐ )y Ðunchanged€and€in€full€force€and€effect.à À àÐ b ÐÌà  àOn€or€about€December€27,€1997,€while€no€security€guard€was€on€duty,€the€Hardison€officeÐ ä4 Ðspace€was€burglarized.€€Several€computers,€and€dictation€equipment€were€stolen.€€On€February€8,Ð Í Ð1998,€a€fire€broke€out€in€the€freight€elevator€on€the€east€side€of€the€Property.€€At€the€time€of€the€fire,Ð ¶ Ðthe€building€was€closed€and€no€security€guard€was€present€in€the€building.€€The€rear€door€leadingÐ Ÿï Ðto€the€Hardison€office€space€was€damaged€by€the€Fire€Department€during€this€event.€€On€FebruaryÐ ˆØ Ð9,€1998,€Jerry€O.€Potter,€Vice€President€of€Hardison,€sent€a€letter€to€Howell.€€The€February€9€letterÐ qÁ Ðreads,€in€relevant€part,€as€follows:Ð Zª ÐÌà8  àà8` Ð Ð àDear€Mr.€Howell:Ð,|` x` x ÐÌà8  àà8` Ð Ð àà ¸ àPlease€be€advised€that€The€Hardison€Law€Firm,€P.C.€pursuantÐ þN Ðto€the€Office€Lease€Agreement€dated€July€31,€1997€is€declaring€thatÐ ç 7 Ðyou€are€in€default€under€the€terms€of€said€lease.€€Specifically,€youÐ Ð!   Ðhave€failed€to€do€the€following:€(1)€To€provide€construction€finishesÐ ¹" ! Ðas€follows:€Shower€in€restroom€of€Partner€1;€Parquet€floor€in€officeÐ ¢#ò" Ðof€Partner€2;€Shower€in€restroom€of€Partner€4;€Parquet€floor€in€officeÐ ‹$Û# Ðof€Associate€2;€Complete€the€Law€Library;€Complete€theÐ t%Ä $ ÐKitchen/Breakroom;€balance€HVAC€system€so€all€room[s]€are€evenlyÐ ]&­!% Ðsupplied;€replace€broken€or€stained€ceiling€tiles.€€(2)€Pursuant€to€theÐ F'–"& Ðterms€of€said€Lease€Agreement€you€are€to€provide€(4)€reservedÐ /(#' Ðparking€spaces€and€four€(4)€non„reserved€parking€spaces€at€theÐ )h$( ÐBrinkley€Plaza€Parking€Garage.€€(3)€Building€security€for€publicÐ ° Ðareas,€including,€but€not€limited€to€totally€automated€fire€alarmÐ ™é Ðsystems,€24€hours€per€day,€7€days€per€week€and€pursuant€toÐ ‚Ò ÐParagraph€11(a)(viii)€building€security€for€public€areas€is€to€beÐ k» Ðprovided€on€a€24„hour€basis€7€days€per€week€and€at€least€one€securityÐ T¤ Ðguard€on€the€premises€24€hours€per€day,€7€days€per€week...Ð= ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àTo€our€knowledge€no€security€guard€has€been€on€the€premisesÐ  _ Ðwith€the€exception€of€the€one€that€The€Hardison€Law€Firm€hiredÐ ø H Ðduring€the€move„in.€€To€date€we€have€been€broken€into€on€oneÐ á 1  Ðoccasion€with€a€loss€of€several€thousand€dollars€worth€of€computerÐ Ê   Ðequipment€and€dictating€equipment.€€On€February€8,€1998,€a€fireÐ ³  Ðoccurred€in€the€freight€elevator.€€The€rear€door€leading€to€the€leasedÐ œì  Ðpremises€was€damaged€by€the€fire€Department€during€this€event.€Ð …Õ  ÐThis€event€has€clearly€indicated€to€The€Hardison€Law€Firm€that€thisÐ n¾  Ðbuilding€is€not€secure€or€safe€since€no€security€guard€was€on€dutyÐ W§  Ðduring€the€occurrence€of€this€fire€and€no€alarm€system€wasÐ @ Ðactivated...Ð)y` x` x ÐÌà8  àà8` Ð Ð àà ¸ àPlease€be€advised€that€unless€all€of€the€above€items€areÐ ûK Ðrectified€within€thirty€(30)€days€it€is€the€intent€of€The€Hardison€LawÐ ä4 ÐFirm€to€declare€this€lease€terminated...ÐÍ` x` x ÐÌà  àThe€Hardison€office€space€was€again€burglarized€at€some€point€during€the€night€of€July€2,Ð Ÿï Ð1998.€€Mr.€Potter€discovered€the€burglary€upon€entering€his€office€on€the€morning€of€July€3,€1998.€Ð ˆØ ÐThe€cabinets€in€his€credenza€had€been€rifled€and€two€35mm€cameras€stolen.€€Several€other€itemsÐ qÁ Ðwere€stolen€during€this€burglary€and€a€fireproof€safe,€which€contained€highly€sensitive€andÐ Zª Ðconfidential€documents,€had€been€rifled.€€At€the€time€that€this€burglary€occurred,€there€was€not€aÐ C“ Ðsecurity€guard€present.€€On€July€6,€1998,€David€M.€Cook,€Hardison's€president,€sent€a€letter€byÐ ,| Ðcertified€mail€to€HPI,€Inc.,€the€corporation€controlled€by€Calvin€Howell.€€The€July€6,€1998€letterÐ e Ðreads,€in€pertinent€part,€as€follows:Ð þN ÐÌà8  àà8` Ð Ð à...The€following€must€be€accomplished,€either€by€your€doing€soÐ Ð!   Ðvoluntarily,€or€by€us€taking€the€necessary€steps€and€deducting€theÐ ¹" ! Ðexpense€from€the€rent:Т#ò"` x` x ÐÌà8  àà8` Ð Ð à1.€€All€locks€in€the€building€must€immediately€be€changed,€per€theÐ t%Ä $ Ðsuggestion€of€the€reporting€police€officer.Ð]&­!%` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*Ð/(#'` x` x ÐÌà8  àà8` Ð Ð à3.€€A€bonded€24€hour€security€guard€must€be€present€in€the€buildingÐ *Q%) Ðseven€days€a€week,€stationed€in€the€lobby€but€periodically€makingÐ ê*:&* Ðrounds.ÐÓ+#'+` x` x Їà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*а` x` x ÐÌà8  àà8` Ð Ð àYou€have€until€the€close€of€business€on€Thursday,€July€9,€1998,€toÐ ‚Ò Ðreply€to€this€communication€ò òin€writingó ó;€if€we€have€not€heard€fromÐ k» Ðyou,€ò òin€writingó ó,€we€will€make€the€necessary€arrangements€and€deductÐ W§ Ðthe€expenses€from€the€rent.€€The€rent€is€being€withheld€until€we€haveÐ C “ Ðhad€a€ò òwrittenó ó€response€to€this€letter.Ð, |` x` x ÐÌà  àPursuant€to€this€letter,€Hardison€did€hire€its€own€security.€€On€July€17,€1998,€Mr.€Potter€sentÐ  Q Ðanother€letter€to€Howell€on€behalf€of€Hardison.€€The€July€17€letter€informed€Howell€that€HardisonÐ ê :  Ðwas€continuing€to€provide€its€own€security,€during€regular€business€hours,€for€the€leased€premisesÐ Ó #  Ðand€reiterated€the€demand€that€Howell€provide€at€least€one€security€guard€on€the€premises€24€hoursÐ ¼  Ðper€day,€7€days€per€week.Ð ¥õ  ÐÌà  àHardison€filed€a€Complaint€for€Breach€of€Contract€and€for€Declaratory€Judgment€(theÐ wÇ  Ðð ðComplaintðð)€against€Calvin€Howell€on€November€12,€1998.€The€Complaint€reads,€in€pertinent€part,Ð `°  Ðas€follows:Ð I™ ÐÌà8  àà8` Ð Ð à6.€€The€Plaintiff€alleges€that€Defendant€has€breached€and€is€in€defaultÐ k Ðof€the€ð ðLeaseðð€in€the€following€ways:ÐT` x` x ÐÌà8  àà8` Ð Ð àà ¸ àA.€€The€Defendant€has€refused€to€provide€ð ðBuilding€securityððÐ Ö& Ðincluding,€but€not€limited€to,€totally€automated€fire€and€alarm€systemsÐ ¿ Ðand€at€least€one€security€guard€on€the€premises€twenty„four€hours€perÐ ¨ø Ðday,€seven€days€per€week;Бá` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*Ðc³` x` x ÐÌà8  àà8` Ð Ð à13.€€Because€of€the€refusal€of€the€Defendant€to€provide€the€securityÐ 5… Ðas€required€by€the€ð ðLease,ðð€and,€further,€because€of€the€two€burglariesÐ n Ðand€the€loss€of€several€thousands€of€dollars€in€equipment€andÐ  W Ðpersonalty,€it€was€abundantly€clear€that€the€building€was€not€secureÐ ð @ Ðor€safe,€Plaintiff€hired€its€own€security€personnel€to€protect€itsÐ Ù!)  Ðproperty€and€to€mitigate€its€damages€resulting€from€DefendantððsÐ Â"! Ðcontinuing€breaches€of€the€ð ðLease.ðð€€Ð«#û"` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*Ð}%Í $` x` x ÐÌà8  àà8` Ð Ð à15.€€The€Defendant€refused€and€continues€to€refuse€to€provideÐ O'Ÿ"& Ðsecurity€for€the€building€as€required€under€the€ð ðLease.ððÐ8(ˆ#'` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*Ð *Z%)` x` x ÐÌà8  àà8` Ð Ð àWHEREFORE,€the€Plaintiff€requests€the€following€relief:ÐÜ+,'+` x` x Їà8  àà8` Ð Ð à1.€€That€the€Defendant€be€found€to€be€in€breach€of€contract€and€inÐ ° Ðdefault€under€the€terms€of€the€ð ðLease;ððЙé` x` x ÐÌà8  àà8` Ð Ð à2.€€That€the€ð ðLeaseðð€be€terminated€and€that€the€Plaintiff€be€relievedÐ k» Ðfrom€any€and€all€further€liability€or€obligation€under€said€ð ðLease;ððÐT¤` x` x ÐÌà8  àà8` Ð Ð à3.€€That€the€Plaintiff€be€awarded€a€judgment€for€all€damages€andÐ & v Ðexpenses€that€it€has€suffered€and/or€incurred€as€a€result€of€theÐ  _ Ðbreaches€by€the€Defendant€of€the€terms€of€the€ð ðLease,ðð€including,€butÐ ø H Ðnot€limited€to,€the€losses€resulting€from€Defendantððs€breaches€andÐ á 1  Ðdefault€and€the€costs€incurred€by€Plaintiff€to€provide€security€guardsÐ Ê   Ðto€protect€the€leased€premises€and€its€properties€located€therein;г ` x` x ÐÌà8  àà8` Ð Ð à4.€€That€the€Plaintiff€be€awarded€a€judgment€for€all€expenses€andÐ …Õ  Ðcosts€associated€with€its€move€to€other€premises,€including,€but€notÐ n¾  Ðlimited€to,€all€moving€costs€and€the€costs€of€moving€all€telephone€andÐ W§  Ðcomputer€systems...Ð@` x` x ÐÌOver€the€weekend€of€June€12„13,€1999,€Hardisonððs€offices€were€again€burglarized.€€One€of€the€rearÐ b Ðdoors€to€the€leased€premises€was€forced€open€and€two€notebook€computers€and€one€cellularÐ ûK Ðtelephone€were€stolen.€€Following€this€break„in,€Mr.€Potter,€on€behalf€of€Hardison,€faxed€a€letter€toÐ ä4 ÐHowellððs€attorney.€€The€letter,€dated€June€14,€1999,€reads,€in€relevant€part,€as€follows:Ð Í ÐÌà8  àà8` Ð Ð àà ¸ àWe€[Hardison]€are€demanding€that€all€doors€to€The€HardisonÐ Ÿï ÐLaw€Firm€space€be€repaired€and€secured€by€5:00€p.m.€today€(June€14,Ð ˆØ Ð1999).ÐqÁ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àI€am€demanding€that€I€receive€confirmation€by€12:00€noonÐ C“ Ðtoday€(June€14,€1999)€that€steps€will€be€taken€to€have€all€doorsÐ ,| Ðrepaired€and€secured€by€5:00€p.m.€today.€€Failure€to€receive€thisÐ e Ðnotice€by€noon€will€result€in€The€Hardison€Law€Firm€securingÐ þN Ðworkers€to€repair€these€doors.€€All€charges€will€be€added€to€theÐ ç 7 Ðdamages€which€are€accruing€against€your€client€because€of€hisÐ Ð!   Ðintentional€and€continuing€breach€of€the€lease€agreement.й" !` x` x ÐÌà8  àà8` Ð Ð àà ¸ àFurthermore,€please€be€on€notice€that€as€of€today,€TheÐ ‹$Û# ÐHardison€Law€Firm€will€have€24„hour€security€on€the€weekends€inÐ t%Ä $ Ðorder€to€protect€its€property€and€personnel.€€These€charges€will€beÐ ]&­!% Ðadded€to€the€growing€list€of€damages€in€the€Chancery€Court€lawsuit.ÐF'–"&` x` x ÐÌÌà  àOn€January€22,€1999,€Howell€filed€ð ðDefendantððs€Answer€to€Complaint€for€Breach€ofÐ *Q%) ÐContract€and€for€Declaratory€Judgmentðð€(the€ð ðAnswerðð).€€Howell€stated€in€his€Answer€that€ð ð[t]heÐ ê*:&* ÐDefendant€admits€that€there€has€not€been€a€security€guard€on€the€premises€24€hours€per€day€7€daysÐ Ó+#'+ Ðper€week.ðð€€The€Answer€raises€the€following€affirmative€defenses:€(1)€ð ð...that€Plaintiff€has€violatedÐ ° Ðthe€lease,€and€has€failed€to€pay€rent€as€required€under€the€lease,ðð€and€(2)€ð ð...that€Plaintiff€wrongfullyÐ ™é Ðused€space€in€the€building€which€they€did€not€have€a€lease€for,€and€for€which€they€did€not€pay€rent.ðð€Ð ‚Ò ÐOn€January€22,€1999,€Howell€also€filed€ð ðDefendantððs€Answers€to€Plaintiffððs€Request€forÐ k» ÐAdmissions,ðð€which€reads,€in€pertinent€part,€as€follows:Ð T¤ ÐÌà8  àà8` Ð Ð à11.€€Please€admit€that€pursuant€to€the€Office€Lease€(Exhibit€1€to€theÐ & v ÐComplaint)€the€defendant€pursuant€to€Paragraph€11€of€saidÐ  _ ÐAgreement€agreed€to€provide€at€least€one€security€guard€on€theÐ ø H Ðpremises€24€hours€per€day,€7€days€per€week.Ðá 1 ` x` x Ðà8  àà8` Ð Ð àÐ ` x` x Ðà8  àà8` Ð Ð àò òResponseó ó:€Admitted.г ` x` x ÐÌà8  àà8` Ð Ð à12.€€Admit€that€defendant€failed€to€provide€at€least€one€security€guardÐ ˆØ  Ðon€the€premises€24€hours€per€day,€7€days€per€week.ÐqÁ ` x` x ÐÌà8  àà8` Ð Ð àò òResponseó ó:€Admitted.ÐC“` x` x ÐÌà  à€Because€of€Howellððs€continued€failure€to€provide€security€for€the€Property,€pursuant€to€theÐ h ÐLease,€Hardison€moved€its€offices€on€August€27,€1999.€€€On€October€5,€1999,€Howell€filed€aÐ Q ÐCounter„Claim,€which€alleged€that€Hardison€ð ðhas€vacated€the€premises€thereby€breaching€the€leaseÐ ê: Ðin€its€entirety,€and€[Hardison]€is€now€liable€for€all€rental€proceeds€that€[Howell]€would€haveÐ Ó# Ðcollected€through€the€duration€of€the€lease.ðð€On€October€12,€1999,€Hardison€moved€for€summaryÐ ¼  Ðjudgment€and€filed€a€ð ðSeparate€Statement€of€Material€Facts€in€Support€of€Plaintiffððs€Motion€forÐ ¥õ ÐSummary€Judgment,ðð€ð ðMemorandum€of€Law€in€Support€of€Plaintiffððs€Motion€for€SummaryÐ ŽÞ ÐJudgment,ðð€and€the€Affidavit€of€Jerry€O.€Potter.Ð wÇ ÐÌà  àOn€October€14,€1999,€Hardison€filed€ð ðCounter„Defendantððs€Answer€and€Motion€to€DismissÐ I™ ÐCounter€Claim,ðð€in€which€Hardison€asserted€the€affirmative€defenses€of€ð ðððfirst€breach,ðð€estoppel,Ð 2‚ Ðunclean€hands,€deceptive€trade€practices,€fraud€and€misrepresentation.ððÐ k ÐÌà  àOn€or€about€February€9,€2000,€Howell€filed€his€response€to€Hardisonððs€Motion€for€SummaryÐ í = ÐJudgment€(the€ð ðResponseðð).€€Attached€to€the€Response€as€ð ðExhibit€Aðð€was€the€Affidavit€of.€Howell,Ð Ö!&  Ðin€which€he€admitted€he€had€not€provided€security€guards€24€hours€per€day,€7€days€per€week.€Ð ¿"! ÐHowever,€Howell€stated€that,€in€the€Spring€of€1998,€he€agreed€to€allow€Hardison€to€occupy€anÐ ¨#ø" Ðadditional€1,200€square€feet€of€space€in€the€Property€without€paying€for€it€in€return€for€his€notÐ ‘$á# Ðsupplying€the€required€security€guard€24€hours€per€day,€7€days€a€week.€€On€February€10,€2000,Ð z%Ê $ ÐHardison€filed€its€Reply€to€Howellððs€Response.€€Although€Hardison€does€not€deny€the€allegation€thatÐ c&³!% Ðthey€were€occupying€1,200€additional€square€feet€of€the€Property€without€paying€additional€rents,Ð L'œ"& Ðthe€Hardison€Reply€does€make€the€following,€relevant,€statements,€concerning€any€oral€agreementÐ 5(…#' Ðfor€a€waiver€of€security€required€under€the€Lease:Ð )n$( ÐÓ  ÓÓ  ÓÌà8  àà8` Ð Ð àà ¸ àAs€set€forth€in€Defendant€Calvin€Howellððs€Response€toÐ ð*@&* ÐPlaintiffððs€Motion€for€Summary€Judgment...Defendant€admits€all€ofÐ Ù+)'+ Ðthe€ð ðundisputed€factsðð€as€set€forth€by€the€Plaintiff€are€true€and€correctÐ ° Ðbut€attempts€to€assert€a€theory€of€ð ðestoppel.ðð€€As€shown€hereinafter,Ð ™é Ðthe€undisputed€facts€contradict€the€position€that€Howell€takes€ofÐ ‚Ò Ðestoppel,€based€upon€occurrences€òòin€the€Spring€of€1998óó,€when,Ð k» Ðaccording€to€Howell,€the€Defendant€and€the€Plaintiff€had€discussionsÐ T¤ Ðconcerning€Plaintiffððs€not€paying€for€additional€space€in€return€for€theÐ =  ÐDefendant€not€supplying€a€24„hours€per€day,€seven€days€per€weekÐ & v Ðsecurity€guard.Ð _` x` x ÐÌÓQoÓà8 @ àà8@` Ð Ð àII.Ð á 1  ÐÓpÓÌà8  àà8` Ð Ð àà ¸ àAccording€to€Defendant€Howellððs€affidavit...these€discussionsÐ ³  Ðtook€place€some€time€òòin€the€Spring€of€1998óó.€€As€admitted€in€theÐ œì  ÐDefendantððs€Response,€however,€òòafter€the€Spring€of€1998óó,€he€wasÐ …Õ  Ðplaced€on€notice,€once€on€July€6,€1998€and€again€on€July€17,€1998,Ð n¾  Ðthat€he€was€in€default€because€of€his€failure€to€provide€at€least€oneÐ W§  Ðsecurity€guard€on€the€premises€24„hours€per€day,€seven€days€perÐ @ Ðweek.€€Demand€was€made€for€him€to€provide€the€same€and,€then€forÐ )y Ða€third€time,€on€June€12„13,€1999,€the€Defendant€admits€that€heÐ b Ðreceived,€yet,€another€letter€in€which€the€Plaintiff€again€allegedÐ ûK ÐHowellððs€default€as€a€result€of€the€failure€to€provide€a€24„hour€perÐ ä4 Ðday€security€guard.ÐÍ` x` x ÐÌÓ&sÓÓ  Óà8 @ àà8@` Ð Ð àIII.Ð Ÿï ÐÓwÓÓtÓÌà8  àà8` Ð Ð àà ¸ àThus,€assuming€òòarguendoóó€that€there€was€some€oral€discussionÐ qÁ Ðin€the€Spring€of€1998,€by€July€16,€1998,€it€was€clear,€as€shown€by€theÐ Zª Ðadmitted€correspondence€to€the€Defendant,€there€was€no€suchÐ C“ Ðð ðagreement.ðð€€Thus,€there€can€be€no€estoppel.Ð,|` x` x ÐÓhwÓÌà  àOn€March€13,€2000,€Hardisonððs€Motion€for€Summary€Judgment€and€Hardisonððs€MotionÐ þN Ðto€Dismiss€Howellððs€Counter„Claim€were€heard€by€the€Chancery€Court€of€Shelby€County.€€OnÐ ç 7 ÐMarch€29,€2000,€the€trial€court€entered€its€ð ðOrder€Granting€Plaintiff€The€Hardison€Law€Firm,Ð Ð!   ÐP.C.€Partial€Summary€Judgmentðð€(the€ð ðOrderðð).€€The€Order€reads,€in€relevant€part,€as€follows:Ð ¹" ! ÐÓ  ÓÓ  ÓÌà8  àà8` Ð Ð àà ¸ àIt€appearing€to€the€Court,€after€review€of€the€separateÐ ‹$Û# Ðstatement€of€material€facts€in€support€of€Plaintiffððs€motion€forÐ t%Ä $ Ðsummary€judgment€and€the€Defendantððs€reply€to€Plaintiffððs€statementÐ ]&­!% Ðof€undisputed€facts,€the€affidavits,€memoranda,€and€arguments€ofÐ F'–"& Ðcounsel€in€this€cause,€that€the€Defendant€has€admitted€or€does€notÐ /(#' Ðdeny€the€following€undisputed€facts:Ð)h$(` x` x ÐÌà8  àà8` Ð Ð àà ¸ à1.€€On€July€31,€1997,€the€Plaintiff€and€Defendant€entered€intoÐ ê*:&* Ða€written€lease€contract€(hereinafter€ð ðLeaseðð)€wherein€the€DefendantÐ Ó+#'+ Ðagreed€to€lease€office€space€to€the€Plaintiff€on€the€second€floor€of€theÐ ° Ðoffice€building€(hereinafter€ð ðBuildingðð)€located€at€67€MadisonÐ ™é ÐAvenue,€Memphis,€Tennessee€38013.à p àЂÒ` x` x ÐÌà8  àà8` Ð Ð àà ¸ à2.€€The€Lease€provided€that€the€Defendant€agreed€to€provideÐ T¤ Ðthe€Plaintiff€ð ð[b]uilding€security€for€public€areas,€including,€but€notÐ =  Ðlimited€to...at€least€one€security€guard€on€the€premises€twenty„fourÐ & v Ðhours€per€day,€seven€days€per€week.ððÐ _` x` x ÐÌà8  àà8` Ð Ð àà ¸ àWith€respect€to€ðð€2€of€the€Plaintiffððs€statement€of€facts,Ð á 1  ÐDefendant€was€obligated€under€the€ðð11(a)€of€the€lease€to€ð ðmakeÐ Ê   Ðavailableðð€various€services,€including,€at€subparagraph€(viii),Ð ³  ÐBuilding€security€for€public€areas,€including,€but€not€limited€to,Ð œì  Ðtotally€automated€fire€and€alarm€systems,€24€hours€per€day,€sevenÐ …Õ  Ðdays€per€week,€and€at€least€one€security€guard€on€the€premises,Ð n¾  Ðtwenty„four€hours€per€day,€seven€days€per€week.ÐW§ ` x` x ÐÌà8  àà8` Ð Ð àà ¸ à3.€€The€Defendant€failed€to€provide€at€least€one€security€guardÐ )y Ðon€the€Building€premises€24€hours€per€day,€7€days€per€week.Ðb` x` x ÐÌà8  àà8` Ð Ð àà ¸ à4.€€On€or€about€December€24,€1997,€while€no€security€guardÐ ä4 Ðwas€on€duty€in€the€Building,€the€back€door€to€the€Plaintiffððs€leasedÐ Í Ðspace€was€broken€into€and€the€leased€premises€were€burglarized.€Ð ¶ ÐSeveral€computers,€dictating€equipment€and€other€items€were€stolen.Пï` x` x ÐÌà8  àà8` Ð Ð àà ¸ à5.€€On€February€8,€1998,€a€fire€occurred€in€the€freight€elevatorÐ qÁ Ðon€the€east€side€of€the€Building.€€At€the€time€of€the€fire,€the€BuildingÐ Zª Ðwas€closed€and€no€security€guard€was€present€in€the€building.€€TheÐ C“ ÐFire€Department€damaged€the€rear€door€leading€to€the€premisesÐ ,| Ðleased€by€Plaintiff€during€this€event.Ðe` x` x ÐÌà8  àà8` Ð Ð àà ¸ à6.€€On€February€9,€1998,€Jerry€O.€Potter,€on€behalf€of€theÐ ç 7 ÐPlaintiff,€sent€a€letter€to€the€Defendant€advising€him€that€theÐ Ð!   ÐDefendant€was€in€default€under€the€terms€of€the€lease€entered€into€onÐ ¹" ! ÐJuly€31,€1997.€€As€reflected€in€Jerry€O.€Potterððs€letter€of€February€9,Ð ¢#ò" Ð1998,€one€of€the€elements€of€default€which€he€pointed€out€to€theÐ ‹$Û# ÐDefendant€was€the€Defendantððs€failure€to€provide€at€least€one€securityÐ t%Ä $ Ðguard€on€the€premises€24€hours€per€day,€7€days€per€week.Ð]&­!%` x` x ÐÌà8  àà8` Ð Ð àà ¸ à7.€€The€office€the€Plaintiff€leased€in€the€Building€was€againÐ /(#' Ðburglarized€at€some€point€during€the€night€of€July€2,€1998€throughÐ )h$( ÐJuly€3,€1998.€€Jerry€O.€Potter€personally€discovered€the€burglaryÐ *Q%) Ðwhen€he€entered€his€office€in€the€Building€on€the€morning€of€July€3,Ð ê*:&* Ð1998,€and€he€found€that€cabinets€in€his€credenza€had€been€rifled€andÐ Ó+#'+ Ðtwo€(2)€35mm€cameras€stolen.€€He€did€a€survey€of€the€office€andÐ ° Ðdiscovered€that€several€other€items€had€been€stolen,€as€well€as€aÐ ™é Ðfireproof€safe€which€contained€very€highly€sensitive€and€extremelyÐ ‚Ò Ðconfidential€documents€had€been€rifled.€€At€the€time€that€the€aboveÐ k» Ðmentioned€burglary€occurred,€there€was€not€a€security€guard€presentÐ T¤ Ðin€the€building€24€hours€per€day,€7€days€per€week.Ð= ` x` x ÐÌà8  àà8` Ð Ð àà ¸ à8.€€On€July€6,€1998,€David€M.€Cook,€the€President€of€theÐ  _ ÐHardison€Law€Firm,€P.C.,€sent€a€letter€by€certified€mail€to€HPI,€Inc.,Ð ø H Ðthe€corporation€controlled€by€the€Defendant.€€In€his€letter,€Mr.€CookÐ á 1  Ðrequested€that€ð ðA€bonded€24€hour€security€guard€must€be€present€inÐ Ê   Ðthe€building€seven€days€a€week,€stationed€in€the€lobby€butÐ ³  Ðperiodically€making€rounds.ððМì ` x` x ÐÌà8  àà8` Ð Ð àà ¸ à9.€€Furthermore,€due€to€the€failure€of€Calvin€Howell€toÐ n¾  Ðprovide€security€guards€24€hours€per€day,€7€days€per€week,€theÐ W§  ÐPlaintiff€hired€individuals€to€provide€security€for€its€leased€space.Ð@` x` x ÐÌà8  àà8` Ð Ð àà ¸ à10.€€On€July€17,€1998,€Jerry€O.€Potter,€on€behalf€of€theÐ b ÐPlaintiff,€sent€a€letter€to€the€Defendant€in€which€Mr.€Potter€againÐ ûK Ðdemanded€that€defendant€Howell€provide€at€least€one€security€guardÐ ä4 Ðon€the€premises€24€hours€per€day,€7€days€per€week€and€furtherÐ Í Ðinformed€Mr.€Howell€that€the€Plaintiff€was€continuing€to€provide€itsÐ ¶ Ðown€security€for€its€leased€premises.Пï` x` x ÐÌà8  àà8` Ð Ð àà ¸ à11.€€Over€the€weekend€of€June€12„13,€1999,€the€PlaintiffððsÐ qÁ Ðoffices€were€again€broken€into.€€One€of€the€rear€doors€to€the€leasedÐ Zª Ðpremises€was€forced€open€and€two€notebook€computers€and€oneÐ C“ Ðcellular€telephone€were€stolen.Ð,|` x` x ÐÌà8  àà8` Ð Ð àà ¸ à12.€€The€day€after€the€June€12„13,€1999€break„in€occurred,Ð þN ÐJerry€O.€Potter€faxed€a€letter€on€behalf€of€the€Plaintiff,€to€NickÐ ç 7 ÐBragorgos,€the€attorney€for€the€Defendant,€informing€him€of€theÐ Ð!   Ðrecent€break„in,€as€well€as€again€giving€notice€that€the€Plaintiff€wasÐ ¹" ! Ðemploying€24€hour€security€over€the€weekends.Т#ò"` x` x ÐÌà8  àà8` Ð Ð àà ¸ à13.€€At€no€time€while€the€Plaintiff€was€a€tenant€at€the€BuildingÐ t%Ä $ Ðdid€the€Defendant€provide€at€least€one€security€guard€24€hours€a€day,Ð ]&­!% Ð7€days€a€week.ÐF'–"&` x` x ÐÌà8  àà8` Ð Ð àà ¸ à14.€€The€Lease€provides€that€the€Defendantððs€failure€toÐ )h$( Ðcomply€with€any€part€of€the€Lease,€and€Defendantððs€failure€to€cureÐ *Q%) Ðthe€same€within€thirty€(30)€days€after€written€notice€to€the€Defendant,Ð ê*:&* Ðis€an€event€of€default€on€the€part€of€the€Defendant.ÐÓ+#'+` x` x Їà8  àà8` Ð Ð àà ¸ à15.€€The€Lease€provides€that€upon€the€Defendantððs€LeaseÐ ° Ðdefault,€the€Plaintiff€has€the€right€to€both€terminate€the€Lease€byÐ ™é Ðgiving€thirty€(30)€days€notice€to€the€Defendant€as€well€as€to€bring€aÐ ‚Ò Ðdamage€action€seeking€the€maximum€damages€allowable€by€law.Ðk»` x` x ÐÌà8  àà8` Ð Ð àà ¸ àThe€Court€further€finds€that€the€Defendantððs€argument€that€anÐ =  Ðestoppel€was€created€by€a€conversation€in€which€the€DefendantÐ & v Ðalleges€that€he€agreed,€in€the€Spring€of€1998,€to€allow€the€Plaintiff€toÐ  _ Ðoccupy€additional€space€in€return€for€not€supplying€the€requiredÐ ø H Ðsecurity€guard,€can€not€be€a€separate€enforceable€agreement€butÐ á 1  Ðwould€be€an€oral€modification€of€the€terms€of€the€lease,€such€oralÐ Ê   Ðmodification€being€specifically€prohibited€by€paragraph€29,€found€atÐ ³  Ðpage€13€of€the€lease,€which€provides:Мì ` x` x ÐÌà8  àà8` Ð Ð àThis€lease€shall€not€be€amended,€changed,€or€extended€except€byÐ n¾  Ðwritten€instrument€signed€by€both€parties€hereto.ÐW§ ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àBy€the€express€terms€of€the€lease,€therefore,€the€DefendantððsÐ )y Ðreliance€upon€an€alleged€oral€modification€of€the€lease€must€fail€as€aÐ b Ðmatter€of€law.€€Moreover,€the€Court€notes€that€after€the€alleged€oralÐ ûK Ðmodification,€the€Defendant€admits€that€he€was€repeatedly€placed€onÐ ä4 Ðnotice€on€July€6,€1998€and€again€on€July€17,€1998€that€he€was€inÐ Í Ðdefault€for€the€specific€reason€of€failing€to€provide€a€security€guardÐ ¶ Ðon€the€premises,€24€hours€per€day,€7€days€per€week,€and,€further,€thatÐ Ÿï Ðdemand€was€again€made€for€him€to€provide€the€same€on€June€12„13,Ð ˆØ Ð1999,€all€of€which€notices€of€default€the€Defendant€admits€heÐ qÁ Ðreceived.ÐZª` x` x ÐÌà8  àà8` Ð Ð àà ¸ àThe€Court€finds€that€based,€upon€the€above€undisputed€factsÐ ,| Ðin€this€case€and€the€admissions€of€the€Defendant,€the€DefendantÐ e Ðbreached€an€essential€part€of€the€contract€and,€as€a€result,€TheÐ þN ÐHardison€Law€Firm,€P.C.,€was€entitled€to€act€as€it€did€in€terminatingÐ ç 7 Ðthe€lease€and€vacating€the€premises.€€Therefore,€it€follows€that€theÐ Ð!   ÐDefendantððs€counter„claim€for€damages€as€a€result€of€the€vacation€ofÐ ¹" ! Ðthe€premises€and€failure€to€pay€rent€has€no€basis€in€law€or€fact€andÐ ¢#ò" Ðshould,€therefore,€be€dismissed.Ћ$Û#` x` x ÐÌà8  àà8` Ð Ð àà ¸ àThe€Court€notes,€however,€in€so€ruling,€that€this€ruling€doesÐ ]&­!% Ðnot€prohibit,€at€this€stage,€the€Defendant€from€alleging€an€equitableÐ F'–"& Ðset„off€€against€any€damages€that€may€be€assessed€against€him€by€theÐ /(#' ÐPlaintiffððs€failure€to€mitigate€and/or€the€Plaintiffððs€alleged€wrongfulÐ )h$( Ðuse€of€unleased€space.Ð*Q%)` x` x Ðâ âÐ ê*:&* Ðà8  àà8` Ð Ð àà ¸ àIT€IS,€THEREFORE,€ORDERED,€ADJUDGED€ANDÐ ° Ðâ âDECREED€that€the€Plaintiff,€The€Hardison€Law€Firm,€P.C.,€is€herebyÐ ™é Ðgranted€partial€judgment€as€to€the€issue€of€liability€in€this€cause€andÐ ‚Ò Ðthat€the€Counter„Claim€of€the€Defendant,€Calvin€Howell,€is€herebyÐ k» Ðdismissed€with€prejudice...ÐT¤` x` x ÐÓêzÓÌÓ  Óà  àA€separate€hearing€on€damages€was€held€on€January€22,€2002.€€Following€the€hearing,Ð & v Ðboth€parties€submitted€their€proposed€Findings€of€Fact€and€Conclusions€of€Law.€€On€June€4,Ð  _ Ð2002,€the€trial€court€entered€its€ð ðFindings€of€Fact€and€Conclusions€of€Law,ðð€which€reads,€inÐ ø H Ðrelevant€part,€as€follows:€Ð á 1  ÐòòÓ  ÓÌCONTENTIONS€OF€THE€PARTIESÐ ³  ÐÓS©ÓÌóóÓ  Óà8  àà8` Ð Ð à16.€€Plaintiff€contends€that€it€is€entitled€to€recover€from€Defendant€anÐ …Õ  Ðapproximate€sum€of€$269,223.01€as€total€damages€arising€fromÐ n¾  ÐDefendantððs€breach€of€the€lease€agreement.€€The€damages€claimed€byÐ W§  ÐPlaintiff€may€be€divided€into€the€following€categories:€(a)€theftÐ @ Ðlosses;€(b)€miscellaneous€damages€for€locks,€moving€expenses,Ð )y Ðexpenses€for€security,€etc.;€and€(c)€damages€due€to€increased€rentalÐ b Ðcosts.ÐûK` x` x ÐÌà8  àà8` Ð Ð à17.€€On€the€other€hand,€Defendant€contends€that€Plaintiff€is€onlyÐ Í Ðentitled€to€recover€the€total€sum€of€$5,837.50,€for€his€breach€of€saidÐ ¶ Ðlease,€which€would€include€$272.50€for€the€expense€of€installing€boltÐ Ÿï Ðlocks€on€the€doors€to€its€offices€and€$5,565.00€for€moving€expensesÐ ˆØ Ðto€the€Pembrook€Square€building€at€113€South€Main.€€All€otherÐ qÁ Ðclaims€of€Plaintiff€are€denied.ÐZª` x` x ÐÓ£©ÓÌÓ  Óà8 @ àà8@` Ð Ð àòòFINDINGS€OF€FACT€AND€CONCLUSIONS€OF€LAWÐ ,| ÐÌóóÓ  ÓÓ  Óà8  àà8` Ð Ð àBased€on€the€testimony€and€the€record,€the€Court€finds€as€follows:ÐþN` x` x ÐÌà8  àà8` Ð Ð à18.€€The€lease€for€the€67€Madison€property,€by€its€terms,€was€to€runÐ Ð!   Ðfrom€November€1,€1997€to€October€31,€2003,€and€involvedÐ ¹" ! Ðapproximately€9,900€square€feet€of€floor€space.Т#ò"` x` x ÐÌà8  àà8` Ð Ð à19.€€Upon€vacating€the€leased€premises,€the€Hardison€Law€FirmÐ t%Ä $ Ðentered€into€a€sublease€with€The€Equitable€Life€Assurance€Society€forÐ ]&­!% Ð11,358€square€feet€of€office€space€located€at€the€Pembrook€SquareÐ F'–"& Ðbuilding,€113€South€Main€Street,€Memphis,€which€by€its€terms€wasÐ /(#' Ðto€run€between€July€26,€1999€and€December€30,€2007.Ð)h$(` x` x ÐÌà8  àà8` Ð Ð à20.€€The€general€rule€is€that€damages€in€a€breach€of€contract€case€areÐ ê*:&* Ðto€be€measured€so€as€to€place€plaintiff€in€the€position€he€would€haveÐ Ó+#'+ Ðbeen€in€had€the€breach€of€contract€not€occurred.€€See€òòBVT€LebanonÐ ° ÐShopping€Center€v.€Wal„Martóó,€48€S.W.3d€132€(Tenn.€2001).Йé` x` x ÐÌà8  àà8` Ð Ð à21.€€A€tenant€harmed€by€a€landlordððs€breach€of€commercial€lease€isÐ k» Ðentitled€to€recover€all€damages€it€has€sustained€as€a€proximate€result,Ð T¤ Ðso€long€as€such€damages€are€reasonably€shown€and€are€capable€ofÐ =  Ðreasonably€accurate€measure.€€òòFerrell€v.€Elrodóó,€469€S.W.2d€678,€689Ð & v Ð(Tenn.€Ct.€App.€1971),€òòcert€Deniedóó€1971.€€The€purpose€of€suchÐ  _ Ðdamages€is€to€put€the€tenant€in€as€good€a€position€as€it€would€haveÐ ø H Ðbeen€in€if€it€had€received€what€it€bargained€for.€€òòIdóó.€at€687.Ðá 1 ` x` x ÐÌà8  àà8` Ð Ð à22.€€However,€a€party€aggrieved€by€breach€of€contract€is€generally€notÐ ³  Ðentitled€to€be€put€in€a€better€position€by€recovery€of€damages€than€itÐ œì  Ðwould€have€been€in€had€the€contract€been€fully€performed.€€òòActionÐ …Õ  ÐAds,€Inc.€v.€William€B.€Tanner€Co.,€Inc.óó,€592€S.W.2d€572,€575„76Ð n¾  Ð(Tenn.€Ct.€App.€1979),€òòcert.€Deniedóó€1979.ÐW§ ` x` x ÐÓ®ÓÌÓ  Óà8 @ àà8@` Ð Ð àòòóóÌà@@¡¡ìàòòRELOCATION/PURCHASE€COST€OF€NEW€TELEPHONE€SYSTEMóóÐ b ÐÌÓ  Óà8  àà8` Ð Ð à36.€€Plaintiff€claims€a€$7,000.00€damage€as€the€cost€of€movingÐ ä4 Ðtelephone€services€which€was€necessitated€because€of€DefendantððsÐ Í Ðbreach.€€Mr.€Potter€testified€that€to€move€the€old€system€to€the€newÐ ¶ Ðoffice€would€have€cost€at€least€$10,000.00.€€Instead,€Plaintiff€optedÐ Ÿï Ðto€purchase€a€new€system€that€cost€$26,000.00.ЈØ` x` x ÐÌà8  àà8` Ð Ð à37.€€In€1997,€Plaintiff€moved€its€existing€telephone€system€toÐ Zª ÐDefendantððs€building€at€a€cost€of€$7,000.00.ÐC“` x` x ÐÌà8  àà8` Ð Ð à38.€€Defendantððs€own€expert,€D.D.€Malmo,€in€response€to€the€CourtððsÐ e Ðquestions,€confirmed€that€Plaintiffððs€$7,000.00€claim€here€is€moreÐ þN Ðthan€reasonable€because€the€typical€cost€for€such€a€move€runs€fromÐ ç 7 Ð$1.00€to€$2.00€per€square€foot€on€the€rental€space€here,€the€normallyÐ Ð!   Ðexpected€cost€would€have€been€nearly€$20,000.00.й" !` x` x ÐÌà8  àà8` Ð Ð à39.€€The€Court€finds€that€Plaintiff€would€not€have€had€to€move€orÐ ‹$Û# Ðpurchase€a€telephone€system€had€Defendant€not€breached€the€leaseÐ t%Ä $ Ðcontract€here€and€that€Plaintiffððs€claim€of€$7,000.00€is€more€thanÐ ]&­!% Ðreasonable€and€is€allowed.ÐF'–"&` x` x ÐÓ¥¸ÓÌà@@11ìàòòSECURITY/CLEANING€SERVICEóóÐ )h$( ÐÌÓ  Óà8  àà8` Ð Ð à40.€€Plaintiff€took€steps€to€mitigate€its€losses€and€to€protect€itsÐ ê*:&* Ðemployees,€properties€and€the€integrity€of€its€office€by€providing€itsÐ Ó+#'+ Ðown€security€after€making€numerous€complaints€to€Defendant€aboutÐ ° Ðthe€lack€of€security.€€Plaintiff€suspected€that€the€cleaning€serviceÐ ™é Ðpersonnel€may€have€been€involved€in€said€thefts€and/or€burglaries.€Ð‚Ò` x` x ÐÌà8  àà8` Ð Ð à41.€€Even€after€Plaintiff€provided€security€during€weekdays,€there€wasÐ T¤ Ða€theft€with€forced€entry€that€occurred€on€a€weekend.€€Plaintiff€againÐ =  Ðrequested€Defendant€to€provide€security€and€a€bonded€cleaningÐ & v Ðservice.€€Defendant€refused.€€Thus,€Plaintiff€hired€a€combinedÐ  _ Ðcleaning/security€service€at€a€cost€less€than€a€security€firm€alone€hadÐ ø H Ðbeen€charging.Ðá 1 ` x` x ÐÌà8  àà8` Ð Ð à42.€€Plaintiff€paid€a€total€of€$41,299.50€for€this€combinedÐ ³  Ðcleaning/security€service,€which€was€substantially€less€than€what€itÐ œì  Ðwould€have€cost€(by€Wells€Fargo)€just€for€the€security€service€alone.Ð…Õ ` x` x ÐÌà8  àà8` Ð Ð à43.€€While€the€Court€finds€that€Plaintiff€was€entitled€to€hire€securityÐ W§  Ðguards€to€compensate€for€security€problems€at€the€building,€the€proofÐ @ Ðoffered€by€the€firm€does€not€distinguish€between€the€cost€of€cleaningÐ )y Ðservices€provided€by€the€guards€it€hired,€which€were€duplicative€ofÐ b Ðservices€offered€by€Defendant€Howell€through€the€use€of€non„bondedÐ ûK Ðcleaning€personnel€and€actual€guard€services.Ðä4` x` x ÐÌà8  àà8` Ð Ð à44.€€Mr.€Potter€testified€that€the€firm€chose€to€use€bonded€guards€toÐ ¶ Ðdo€its€cleaning€because€it€suspected€that€personnel€hired€byÐ Ÿï ÐDefendant€Howell€might€have€been€responsible€for€the€burglaries;Ð ˆØ Ðhowever,€the€firm€offered€no€proof€actually€linking€DefendantððsÐ qÁ Ðcleaning€personnel€to€the€crimes.ÐZª` x` x ÐÌà8  àà8` Ð Ð à45.€€The€Plaintiff€is€not€entitled€to€damages€for€its€voluntaryÐ ,| Ðduplication€of€cleaning€services€provided€by€Defendant€based€onlyÐ e Ðupon€Plaintiffððs€unsubstantiated€suspicions.ÐþN` x` x ÐÌà8  àà8` Ð Ð à46.€€Since€the€Court€is€unable€to€discern€what€portion€of€theÐ Ð!   Ð$41,299.50€in€damages€that€Plaintiff€seeks€for€the€guards€it€hired,Ð ¹" ! Ðrepresents€cleaning€versus€security€services€the€Court€will€allow€onlyÐ ¢#ò" Ðfifty„five€(55%)€percent€of€said€amount€as€damages€to€Plaintiff€forÐ ‹$Û# Ðreplacement€security€services€($22,714.73).Ðt%Ä $` x` x ÐÓξÓÌà@@@ @ ìàòòDAMAGES€DUE€TO€INCREASED€RENTAL€COSTSóóÐ F'–"& ÐÌÓ  Óà8  àà8` Ð Ð à47.€€Plaintiff€was€forced€to€terminate€the€lease€and€relocate€its€officeÐ )h$( Ðbecause€of€Defendantððs€breaches€and€his€continuing€refusal€to€remedyÐ *Q%) Ðthem.Ðê*:&*` x` x ÐÐ Ó+#'+ Ðà8  àà8` Ð Ð à48.€€The€doctrine€of€constructive€eviction€gives€a€tenant€the€right€toÐ ° Ðterminate€a€lease€in€addition€to€the€right€to€seek€damages€for€theÐ ™é Ðbreach€of€an€express€or€implied€covenant€contained€in€the€lease.ЂÒ` x` x ÐÌà8  àà8` Ð Ð à49.€€The€tenant€harmed€in€a€breach€of€commercial€lease€is€entitled€toÐ T¤ Ðrecover€all€damages€it€has€sustained€so€long€as€the€damages€areÐ =  Ðreasonably€shown€and€are€capable€of€reasonably€accurate€measure.€Ð & v ÐòòFerrell€v.€Elrodóó,€469€S.W.2d€678,€689€(Tenn.€Ct.€App.€1971).€€TheÐ  _ Ðð ðvalueðð€of€the€rights€of€a€lessee€is€therefore€measured€by€the€amountÐ ø H Ðof€pecuniary€loss€he€sustains€by€being€deprived€of€such€rights.€€If€theÐ á 1  Ðlessee€is€reasonably€able€to€find€substitute€premises€to€occupy,€he€isÐ Ê   Ðobligated€to€minimize€his€damages€by€doing€so.€€òòIdò òòòóó.ó óóó€€If€other€suitableÐ ³  Ðpremises€are€not€available,€so€much€more€the€value€of€the€lesseeððsÐ í  Ðrights,€and€so€much€more€his€damages€for€being€deprived€of€hisÐ †Ö  Ðrights.€€ò òòòIdóóòò.ó óóóÐo¿ ` x` x ÐÌà8  àà8` Ð Ð à50.€€If€plaintiff€fails€to€exercise€reasonable€effort€to€mitigate€damagesÐ D” Ðcaused€by€defendantððs€breach€of€contract,€and€plaintiffððs€injuries€areÐ -} Ðconsequently€increased,€then€plaintiff€cannot€recover€for€amount€byÐ f Ðwhich€his€injuries€were€so€increased.€€Burden€of€showing€that€lossesÐ ÿO Ðcould€have€been€avoided€by€plaintiff€by€reasonable€effort€to€mitigateÐ è8 Ðdamages€after€defendantððs€breach€of€contract€is€on€defendant€whoÐ Ñ! Ðbreached€contract.€€òòTampa€Elec.€Co.€v.€Nashville€Coal€Co.óó,€214Ð º  ÐF.Supp.€647€(M.D.€Tenn.€1963).Уó` x` x ÐÌà8  àà8` Ð Ð à51.€€In€òòFerrell€v.€Elrodóó,€the€Defendant€contended€that€the€differenceÐ uÅ Ðin€rental€required€by€the€first€and€second€leases€should€not€beÐ ^® Ðincluded€in€damages€because€the€two€properties€are€not€identical.€Ð G— ÐThere€was€evidence€that€the€second€lease€involved€more€desirableÐ 0€ Ðpremises,€but€there€was€also€evidence€of€undesirable€features€of€theÐ i Ðsecond€premises€which€offset€its€advantages€and€rendered€it€no€moreÐ  R Ðdesirable€than€the€Elrod€property.€€òòIdò òòòóó.€€ó óóóThe€Court€concluded€thatÐ ë ; Ðcomplainants€had€shown€the€five€year€lease€with€five€year€renewalÐ Õ!%  Ðoption€was€the€best€substitute€obtainable€for€the€breached€ten€yearÐ ¾"! Ðlease€and€that€the€showing€was€a€valid€basis€for€computation€ofÐ §#÷" Ðdamages€unless€the€defendant€should€show€otherwise,€and€he€had€notÐ $à# Ðdone€so.€Ðy%É $` x` x ÐÌà8  àà8` Ð Ð à52.€€The€Office€Lease€Agreement€between€Plaintiff€and€DefendantÐ K'›"& Ðrequired€Defendant€to€provide€a€ð ðClass€Aðð€building€and€rental€spaceÐ 4(„#' Ðto€Plaintiff.€€Ð)m$(` x` x ÐÌà8  àà8` Ð Ð à53.€€The€Lease€Agreement€defines€ð ðClass€Aðð€space€as€follows:Ðï*?&*` x` x ÐÐ Ø+('+ Ðà8  àà8` Ð Ð àà8¸ ` x` xàA€Class€ð ðAðð€Building€is€one€of€the€most€prestigiousÐ ° Ðbuildings€in€a€given€market,€competing€for€premierÐ ™é Ðoffice€tenants.€€Said€buildings€have€high€qualityÐ ‚Ò Ðstandard€finishes,€state€of€the€art€systems,€lobbies€andÐ k» Ðcommon€areas,€exceptional€accessibility€and€aÐ T¤ Ðdefinite€market€presence.€€€(Exhibit€C.€to€Office€LeaseÐ =  ÐAgreement).Ð& v¸ ¸  ÐÌà8  àà8` Ð Ð à54.€€Defendantððs€building€at€67€Madison€Avenue€as€well€as€PlaintiffððsÐ ø H Ðnewly€rented€space€at€119€South€Main€Street€are€both€located€in€theÐ á 1  Ðdowntown€area,€within€reasonable€proximity€to€legal€centers€and€theÐ Ê   Ðcourthouse.г ` x` x ÐÌà8  àà8` Ð Ð à55.€€Defendant€called€D.€D.€Malmo,€a€real€estate€agent,€to€testify€asÐ …Õ  Ðan€expert€in€this€case.€€Mr.€Malmo€compared€the€lease€agreementÐ n¾  Ðbetween€Plaintiff€and€Defendant€with€the€sublease€agreement€ofÐ W§  ÐPlaintiff€and€Plaintiffððs€new€subleasor.€€Mr.€Malmo€testified€that,€inÐ @ Ðhis€opinion,€there€was€ð ðprobablyðð€other€comparable€space€availableÐ )y Ðfor€rent€in€downtown€Memphis€at€the€same€rental€as€Plaintiff€wasÐ b Ðpaying€Defendant.€€He€listed€the€100€N.€Main€Building€as€anÐ ûK Ðexample.€€He€also€opined€that€Plaintiffððs€new€rental€space€was€in€aÐ ä4 Ðbuilding€with€more€ð ðamenitiesðð€than€Defendantððs€building.ÐÍ` x` x ÐÌà8  àà8` Ð Ð à56.€€Defendantððs€expert,€Mr.€Malmo,€had€previously€rented€toÐ Ÿï ÐPlaintiff€and€Plaintiff€left€his€building,€Brinkley€Plaza,€to€move€toÐ ˆØ ÐDefendantððs.€€The€Court€notes,€further,€that€Mr.€Malmo€admitted€thatÐ qÁ ÐDefendantððs€building€was€not€as€good€as€Brinkley€Plaza.ÐZª` x` x ÐÌà8  àà8` Ð Ð à57.€€Mr.€Malmo€admitted€that€while€Brinkley€Plaza€and€119€SouthÐ ,| ÐMain€were€ð ðClass€Aðð€buildings€with€ð ðClass€Aðð€amenities,€the€100Ð e ÐNorth€Main€Building€was€not€and€neither€was€the€DefendantððsÐ þN Ðbuilding.€€He€also€conceded€that€100€North€Main€Building€is€not€oneÐ ç 7 Ðof€the€premier€buildings€but€it€is€as€ð ðnice€or€nicerðð€than€67€MadisonÐ Ð!   ÐAvenue.€€Thus,€to€argue,€as€Defendant€did,€the€Plaintiff€could€orÐ ¹" ! Ðshould€have€moved€to€the€100€North€Main€Building€would€requireÐ ¢#ò" ÐPlaintiff€to€abandon€the€benefit€of€its€bargain€with€Defendant.Ћ$Û#` x` x ÐÌà8  àà8` Ð Ð à58.€€It€is€unrebutted€that€Plaintiffððs€newly€rented€space€at€119€SouthÐ ]&­!% ÐMain€Street€is€ð ðClass€Aðð€space,€the€same€level€or€quality€of€buildingÐ F'–"& Ðand€space€for€which€Defendant€contracted€to€provide€the€Plaintiff.€Ð /(#' ÐThus,€Defendant€cannot€be€heard€to€complain€about€the€quality€of€theÐ )h$( Ðnew€space€obtained€by€Plaintiff.€€The€Plaintiff€is€entitled€to€recoverÐ *Q%) Ðthe€benefits€of€its€bargain€as€Plaintiff€had€contracted€with€Defendant.Ðê*:&*` x` x ÐÐ Ó+#'+ Ðà8  àà8` Ð Ð à59.€€The€Court€finds,€therefore,€that€Plaintiffððs€claims€for€damages€inÐ ° Ðthe€form€of€increased€rental€cost€is€reasonable€and€that€Plaintiff€isÐ ™é Ðentitled€to€recover€the€difference€between€what€Plaintiff€is€requiredÐ ‚Ò Ðto€pay€per€square€foot€for€the€new€space€Plaintiff€obtained€afterÐ k» ÐDefendantððs€breaches,€to€be€measured€over€what€was€to€be€theÐ T¤ Ðcontracted€life€of€Plaintiffððs€lease€with€Defendant€and€what€PlaintiffÐ =  Ðwould€have€paid€Defendant€over€that€same€period,€less€a€credit€toÐ & v ÐDefendant€for€the€value€of€the€33€additional€parking€spaces€PlaintiffÐ  _ Ðreceived€at€the€new€location.Ðø H` x` x ÐÌà8  àà8` Ð Ð à60.€€Mr.€Potter€presented€Plaintiffððs€rental€increase€calculations€as€theÐ Ê   Ðdifference€between€the€two€leases€during€the€relevant€period€as€beingÐ ³  Ð$196,124.66.Мì ` x` x ÐÌà8  àà8` Ð Ð à61.€€Notwithstanding€Plaintiffððs€calculations€of€additional€rentalÐ n¾  Ðexpenses,€Defendant€Howell€is€entitled€to€a€credit€equal€to€the€valueÐ W§  Ðof€33€additional€garage€parking€spaces€it€acquired€in€the€move€toÐ @ ÐPembroke€Square.Ð)y` x` x ÐÌà8  àà8` Ð Ð à62.€€The€uncontroverted€testimony€of€Mr.€Malmo€indicates€that€eachÐ ûK Ðof€the€41€spaces€involved€was€worth€$65.00€per€month.Ðä4` x` x ÐÌà8  àà8` Ð Ð à63.€€Over€the€remaining€life€of€the€breached€lease,€from€July€1999€toÐ ¶ ÐOctober€2003€(52€months),€their€total€value€amounts€to€($65€x€33€xÐ Ÿï Ð52)€$111,540.00.ЈØ` x` x ÐÌà8  àà8` Ð Ð à64.€€This€credit€would€reduce€the€rental€damages€sought€by€PlaintiffÐ Zª Ðto€$84,584.66.ÐC“` x` x ÐÌà8  àà8` Ð Ð à65.€€The€Court€does€not€agree€with€Plaintiffððs€contention€that€anyÐ e Ðreduction€in€its€increased€rental€damages€due€to€the€additionalÐ þN Ðparking€spaces€should€be€more€than€offset€by€the€ð ðcosts€and€expensesÐ ç 7 Ðto€Plaintiffððs€business€caused€by€the€disruptions€and€chaos€entailed€inÐ Ð!   Ðmoving.ðð€€No€proof€was€adduced€at€trial€to€support€the€award€ofÐ ¹" ! Ðdamages€for€such€conjecture.€€It€may€very€well€be€that€PlaintiffððsÐ ¢#ò" Ðbusiness€at€the€new€upscale€location€was€enhanced€rather€thanÐ ‹$Û# Ðdiminished.Ðt%Ä $` x` x ÐÓËÓÌà@@ii%ìàòòCONCLUSIONóóÐ F'–"& ÐÌÓ  Óà8  àà8` Ð Ð à66.€€For€all€of€the€above€reasons,€the€Court€finds€that€Plaintiff€isÐ )h$( Ðentitled€to€recover€from€the€Defendant€damages€in€the€total€amountÐ *Q%) Ðof€$120,136.91,€consisting€of:Ðê*:&*` x` x ÐÐ Ó+#'+ Ðà8  àà8` Ð Ð àà8¸ ` x` xà272.50à0¸ ¸ àà0h  àà0Àh h àcosts€of€locksаÀ À  Ðà8  àà8` Ð Ð à€€€€€€€€€5,565.00à0` x` xàà0hxxàà0Àhxhxàmoving€expenseЙéÀxÀx Ðà  àà ` à€€€€€€€€€7,000.00à0  àà0h(#(#àà0Àh(#h(#àtelephone€expenseЂÒÀ(#À(# Ðà  àà ` à€€€€€€€22,714.73à0  àà0h(#(#àà0Àh(#h(#àsecurity€expenseÐk»À(#À(# Ðà  àà ` à€€€€€€€òò84,584.66€€€€€€€€€€€€€€€€€€€€€€€€€increased€rental€costsóóÐ T¤ Ðà  àà ` à€€€€€120,136.91[sic]׃P×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×à0 h àà0Àh(#h(#àTOTAL€DAMAGESÐ= À(#À(# ÐÌà8  àà8` Ð Ð àÐ ` x` x Ðà  àOn€June€24,€2002,€Hardison€filed€a€Motion€for€Attorneyððs€Fees€and€Costs,€along€withÐ ø H Ðsupporting€documentation.€€A€Final€Judgment€was€entered€on€June€11,€2002.€€The€Final€JudgmentÐ á 1  Ðreads,€in€relevant€part,€as€follows:Ð Ê   ÐÌà8  àà8` Ð Ð àà ¸ àThis€cause€came€upon€to€be€heard€before€the€HonorableÐ œì  ÐWalter€L.€Evans,€Chancellor,€Part€I,€upon€Plaintiffððs€Motion€forÐ …Õ  ÐSummary€Judgment,€Defendantððs€responses€thereto,€the€admission€ofÐ n¾  Ðfacts,€the€January€22,€2002€hearing€on€damages,€the€testimony€of€theÐ W§  Ðparties,€the€arguments€of€counsel€and€the€entire€record€and€theÐ @ ÐChancellor€having€rendered€his€findings€of€fact€and€conclusions€ofÐ )y Ðlaw,€the€same€being€attached€hereto€and€incorporated€herein€byÐ b Ðreference€and€upon€Plaintiffððs€motion€to€alter€or€amend€those€findingsÐ ûK Ðto€provide€for€an€award€of€attorneyððs€fees€and€expenses€pursuant€toÐ ä4 Ðparagraph€33€of€the€lease€agreement,€which€motion€is€well„taken€and,Ð Í Ðtherefore,€granted.ж` x` x ÐÌà8  àà8` Ð Ð àà ¸ àIT€IS,€THEREFORE,€ORDERED,€ADJUDGED€ANDÐ ˆØ ÐDECREED€that€the€Petitioner€have€and€recover€judgment€against€theÐ qÁ ÐDefendant,€Calvin€Howell,€in€the€amount€of€$120,136.91€plusÐ Zª Ðrecovery€of€attorneysðð€fees€of€$18,019.54€and€out„of„pocket€expensesÐ C“ Ðfor€$1,942.55€along€with€the€costs€of€this€cause€for€all€of€whichÐ ,| Ðexecution€may€issue.Ðe` x` x ÐÓ]òÓÌÓ  Óà  àOn€August€6,€2002,€Howell€filed€his€Notice€of€Appeal.€€On€August€8,€2002,€HardisonÐ ç 7 Ðfiled€its€Notice€of€Cross„Appeal.€€On€September€13,€2002,€Howell€filed€a€Motion€for€StayÐ Ð!   ÐPending€Appeal.€€Howellððs€Motion€was€granted€by€Order€entered€September€20,€2002.Ð ¹" ! ÐÌà  àHowell€raises€the€following€issues€for€review,€as€stated€in€his€brief:Ð ‹$Û# ÐÓ?þÓÓ  ÓÌà8  àà8` Ð Ð à1)€Whether€Chancellor€Walter€L.€Evans€erred€both€by€grantingÐ ]&­!% ÐHardison€partial€summary€judgment€as€to€the€issue€of€liability€andÐ F'–"& Ðfinding€Howell€to€be€in€breach€of€the€Lease€Agreement€dated€July€31,Ð /(#' Ð1997€as€amended,€and€by€dismissing€Howellððs€Counter„Claim?Ð)h$(` x` x Їà8  àà8` Ð Ð à2)€Assuming€òòarguendoóó€that€Chancellor€Evans€did€not€err€on€the€issueÐ ° Ðset€forth€in€No.€(1)€above,€whether€he€erred€in€his€assessment€andÐ ™é Ðcalculation€of€damages€for€Howellððs€breach€of€the€Lease€Agreement?ЂÒ` x` x ÐÓ Óà @ àÌÓ  Óà  àIn€its€brief,€Hardison€asserts€that€the€issue€of€partial€summary€judgment€was€correctlyÐ T¤ Ðdecided€in€its€favor€based€upon€the€undisputed€facts€and€that€the€Chancellor€also€correctlyÐ =  Ðrejected€Howellððs€waiver/estoppel€argument.€€In€addition,€Hardison€raises€the€followingÐ & v Ðadditional€issues€for€review€as€stated€in€its€brief:Ð  _ ÐÓíÓÌà8 @ àà8@` Ð Ð àà8@¸ ` x` xàà8@¸ ¸ àII.Ð á 1  Ðà8 @ àà8@` Ð Ð àWhether€the€Chancellor€erred€by€failing€to€award€Ð Ê   Ðà8 @ àà8@` Ð Ð àPlaintiff€all€of€its€proven€consequential€damages€as€to:Ð ³  Ðà8 @ àà8@` Ð Ð àÌà8 @ àà8@` Ð Ð àA.Ð …Õ  Ðà8 @ àà8@` Ð Ð àÌà8 @ àà8@` Ð Ð àWhether€Plaintiff€was€entitled€to€recover€$41,299.50Ð W§  Ðà8 @ àà8@` Ð Ð àfor€payment€for€security.Ð @ Ðà8 @ àà8@` Ð Ð àÌà8 @ àà8@` Ð Ð àB.Ð b Ðà8 @ àà8@` Ð Ð àÌà8 @ àà8@` Ð Ð àWhether€Plaintiff€was€entitled€to€recover€$196,124.66€in€Ð ä4 Ðà8 @ àà8@` Ð Ð àdamages€due€to€increased€rental€costs€resulting€fromÐ Í Ðà8 @ àà8@` Ð Ð àDefendantððs€breach.Ð ¶ Ðà8 @ àà8@` Ð Ð àÌà8 @ àà8@` Ð Ð àIII.Ð ˆØ Ðà8 @ àà8@` Ð Ð àÌà8 @ àà8@` Ð Ð àWhether€the€Chancellor€correctly€ruled€as€to:Ð Zª Ðà8 @ àà8@` Ð Ð à(A)€The€Mitigation€issue;€(B)€Attorneyððs€fees€andÐ C“ Ðà8 @ àà8@` Ð Ð àcosts;€(C)Telephone€expenses;€and€(D)€the€ConcededÐ ,| Ðà8 @ àà8@` Ð Ð àMoving€expensesÐ e ÐÌÓÓà @ àWe€first€address€the€issues€involving€Howellððs€liability€under€the€Lease:Ð ç 7 Ðòòò òÓ  ÓSummary€Judgmentóóó óÐ ¹" ! ÐÓÓà  àResolution€of€the€question€of€liability€in€this€case€is€solely€dependent€upon€theÐ $Ý# Ðconstruction€of€the€provisions€of€the€Lease€signed€by€the€parties€hereto.€The€language€used€in€aÐ v%Æ $ Ðcontract€must€be€taken€and€understood€in€its€plain,€ordinary,€and€popular€sense.€òòò òBob€PearsallÐ _&¯!% ÐMotors,€Inc.€v.€Regal€Chrysler-€Plymouth,€Inc.ó óóó,€521€S.W.2d€578€(Tenn.1975).€In€construingÐ I'™"& Ðcontracts,€the€words€expressing€the€parties'€intentions€should€be€given€the€usual,€natural,€andÐ 3(ƒ#' Ðordinary€meaning.€òòò òBallard€v.€North€American€Life€&€Cas.€Co.ó óóó,€667€S.W.2d€79Ð )l$( Ð(Tenn.Ct.App.1983).€If€the€language€of€a€written€instrument€is€unambiguous,€the€Court€mustÐ *V%) Ðinterpret€it€as€written€rather€than€according€to€the€unexpressed€intention€of€one€of€the€parties.Ð ï*?&* Ðòòò òSutton€v.€First€Nat.€Bank€of€Crossvilleó óóó,€620€S.W.2d€526€(Tenn.Ct.App.1981).€A€contract€is€notÐ Ø+('+ Ðambiguous€merely€because€the€parties€have€different€interpretations€of€the€contract's€variousÐ ° Ðprovisions,€òòò òCookeville€Gynecology€&€Obstetrics,€P.C.€v.€Southeastern€Data€Sys.,€Inc.ó óóó,€884Ð ™é ÐS.W.2d€at€462€(citing€òòò òOman€Constr.€Co.€v.€Tennessee€Valley€Auth.ó óóó,€486€F.Supp.€375,€382Ð ƒÓ Ð(M.D.Tenn.1979)),€nor€can€this€Court€create€an€ambiguity€where€none€exists€in€the€contract.Ð m½ Ðòòò òCookeville€P.C.ó óóó,€884€S.W.2d€at€462€(citing€òòò òEdwards€v.€Travelers€Indem.€Co.ó óóó,€201€Tenn.€435,Ð V¦ Ð300€S.W.2d€615,€617-18€(Tenn.1957)).€Courts€cannot€make€contracts€for€parties€but€can€onlyÐ @  Ðenforce€the€contract€that€the€parties€themselves€have€made.€òòò òMcKee€v.€Continental€Ins.€Co.ó óóó,€191Ð ) y ÐTenn.€413,€234€S.W.2d€830€(Tenn.1950).€The€interpretation€of€a€written€contract€is€a€matter€ofÐ  c Ðlaw€and€not€of€fact.€òòò òSee€Rainey€v.€Stanselló óóó,€836€S.W.2d€117€(Tenn.Ct.App.1992).Ð ü L ÐÌà  àA€motion€for€summary€judgment€should€be€granted€when€the€movant€demonstrates€thatÐ Ï   Ðthere€are€no€genuine€issues€of€material€fact€and€that€the€moving€party€is€entitled€to€a€judgment€asÐ ¸  Ða€matter€of€law.€ò òòòSee€óóó óTenn.€R.€Civ.P.€56.04.€The€party€moving€for€summary€judgment€bears€theÐ ¡ñ  Ðburden€of€demonstrating€that€no€genuine€issue€of€material€fact€exists.€òòò òSee€Bain€v.€Wellsó óóó,€936Ð ‹Û  ÐS.W.2d€618,€622€(Tenn.1997).€On€a€motion€for€summary€judgment,€the€court€must€take€theÐ uÅ  Ðstrongest€legitimate€view€of€the€evidence€in€favor€of€the€nonmoving€party,€allow€all€reasonableÐ ^®  Ðinferences€in€favor€of€that€party,€and€discard€all€countervailing€evidence.€Summary€judgment€is€aÐ G— Ðpreferred€vehicle€for€disposing€of€purely€legal€issues.€òòò òSee€Byrd€v.€Halló óóó,€847€S.W.2d€208Ð 0€ Ð(Tenn.1993);€òòò òBellamy€v.€Federal€Express€Corp.ó óóó,€749€S.W.2d€31€(Tenn.1988).€Since€theÐ j Ðconstruction€of€a€written€contract€involves€legal€issues,€construction€of€the€contract€isÐ T Ðparticularly€suited€to€disposition€by€summary€judgment.€òòò òBrowder€v.€Logistics€Management,Ð í= ÐInc.ó óóó,€1996€LEXIS€Tenn.App.€227€(Tenn.Ct.App.1996).€Since€only€questions€of€law€are€involvedÐ ×' Ðhere,€there€is€no€presumption€of€correctness€regarding€the€trial€court's€grant€of€summaryÐ Á Ðjudgment.€òòò òBainó óóó€at€622.€Therefore,€our€review€of€the€trial€court's€grant€of€summary€judgment€isÐ ªú Ðòòò òde€novo€ó óóóon€the€record€before€this€Court.€òòò òWarren€v.€Estate€of€Kirkó óóó,€954€S.W.2d€722,€723Ð ”ä Ð(Tenn.1997).Ð ~Î ÐÌà  àThe€relevant€portions€of€the€Lease€at€issue€in€this€case€read€as€follows€:Ð P  ÐÓ  ÓÌà8  àà8` Ð Ð à11.€€òòServices€by€Landlordóó:Ð"r` x` x ÐÌà8  àà8` Ð Ð à(a)€So€long€as€Tenant€is€not€in€default€under€the€Lease,€LandlordÐ ô D Ðagrees€to€make€available€for€the€occupied€portion€of€the€LeasedÐ Ý!-  ÐPremises€the€following€services:ÐÆ"!` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*И$è#` x` x ÐÌà8  àà8` Ð Ð à(viii)€€Building€security€for€public€areas,€including,€but€not€limited€to,Ð j&º!% Ðtotally€automated€fire€and€alarm€systems,€twenty€four€hours€per€day,Ð S'£"& Ðseven€days€per€week,€and€at€least€one€security€guard€on€the€premisesÐ <(Œ#' Ðtwenty€four€hours€per€day,€seven€days€per€week.Ð%)u$(` x` x ÐÓ#Óà  àà ` àà ¸ àà  àà h àà À àà  àà p àà È àÌà  àThere€is€no€ambiguity€in€the€language€of€this€Lease.€€Mr.€Howell€was€required€to€provideÐ ÷*G&* Ðð ðat€least€one€security€guard€on€the€premises€twenty€four€hours€per€day,€seven€days€per€week.ðð€Ð à+0'+ ÐConcerning€his€fulfillment€of€this€obligation,€the€facts€are€undisputed.€€In€both€his€Answer€toÐ ° ÐHardisonððs€Complaint€and€in€his€Answers€to€Hardisonððs€Request€for€Admissions,€Howell€admitsÐ ™é Ðthat€he€did€not€provide€around€the€clock€security€for€the€Property.€€This€unrebutted€admission€onÐ ‚Ò Ðthe€part€of€Howell€clearly€satisfies€the€first€criterion€for€summary€judgment€in€that€there€is€noÐ k» Ðdispute€of€material€fact.€€As€to€the€second€criterionð!ðwhether€Hardison€is€entitled€to€summaryÐ T¤ Ðjudgment€as€a€matter€of€law,€we€find€that€the€relevant€portions€of€the€Lease,€as€discussed€òòsupraóó,Ð =  Ðcontain€no€ambiguity.€€Since€this€Court€is€barred€from€creating€an€ambiguity€where€one€does€notÐ & v Ðexist,€òòò òCookeville€P.C.ó óóó,€884€S.W.2d€at€462,€we€find€that€Howell€was€required€to€provide€aÐ  _ Ðsecurity€guard€for€the€Property€24€hours€per€day,€7€days€per€week.€€By€his€own€admission,€heÐ ù I Ðfailed€to€meet€this€obligation€and,€thus,€breached€the€agreement.€€Consequently,€the€trial€courtÐ â 2  Ðdid€not€err€in€granting€Hardisonððs€Motion€for€Summary€Judgment€on€the€issue€of€liability.Ð Ë   Ðòòò òÌHowellððs€Counter„ClaimÐ žî  Ðó óóóÌà0  àAccording€to€Howell,€in€or€about€the€Spring€of€1998,€he€discovered€that€Hardison€was€ÐqÁ (#(# Ðoccupying€approximately€1,200€square€feet€of€space€in€the€building,€which€they€were€not€payingÐ Zª  Ðfor€and€not€authorized€to€occupy€under€the€Lease.€€In€a€subsequent€meeting€between€Howell€andÐ C“ ÐHardison,€Howell€asserts€that€the€parties€reached€an€oral€agreement,€whereby€Hardison€would€beÐ ,| Ðallowed€to€continue€its€occupation€of€the€1,200€square€feet€in€exchange€for€Howell€no€longerÐ e Ðbeing€required€to€provide€24€hour€per€day,€7€day€per€week€security.€€In€his€counter„claim,€HowellÐ þN Ðasserts€that,€based€upon€this€oral€agreement,€Hardison€is€estopped€from€alleging€that€HowellððsÐ ç7 Ðfailure€to€provide€a€security€guard€around€the€clock€is€grounds€for€termination€of€the€Lease.€€WeÐ Ð  Ðcannot€agree.Ð ¹  ÐÌà  àAs€the€trial€court€correctly€points€out€in€its€Order€dismissing€Howellððs€Counter„Claim,Ð ‹Û Ðparagraph€29€of€the€Lease€clearly€requires€amendments€and€changes€to€the€Lease€to€be€inÐ tÄ Ðwriting,€to€wit:€ð ðThis€lease€shall€not€be€amended,€changed,€or€extended€except€by€writtenÐ ]­ Ðinstrument€signed€by€both€parties€hereto.ððÐ F– ÐÌà  àT.C.A.€ðð€47„50„112(c)€states,€in€relevant€part:Ð h ÐÓ  ÓÌà8  àà8` Ð Ð àIf€any...contract€contains€a€provision€to€the€effect€that€no€waiver€ofÐ ê : Ðany€terms€or€provisions€thereof€shall€be€valid€unless€such€waiver€isÐ Ó!#  Ðin€writing,€no€court€shall€give€effect€to€any€such€waiver€unless€it€is€inÐ ¼" ! Ðwriting.Ð¥#õ"` x` x ÐÓ,+ÓÌà  àDespite€the€unambiguous€language€of€both€the€Lease€and€the€above€referenced€statute,Ð w%Ç $ Ðrelying€upon€the€case€of€òòò òTidwell€v.€Morgan€Bldg.€Systems,€Inc.ó óóó,€840€S.W.2d€373€(Tenn.€Ct.Ð `&°!% ÐApp.€1992),€€Howell€asserts€that€the€alleged€oral€agreement€between€the€parties€did€not€changeÐ J'š"& Ðthe€terms€of€the€original€Lease€in€violation€of€the€statute€but€rather€created€a€separate€agreementÐ 3(ƒ#' Ðinvolving€matters€outside€the€contemplation€of€the€original€contract€(i.e.€Hardisonððs€occupationÐ )l$( Ðof€the€additional€1,200€square€feet).€€However,€we€find€that€Howellððs€reliance€upon€òòò òTidwell€ó óóóisÐ *U%) Ðmisplaced.€€Unlike€the€case€as€bar,€the€parties€in€ò òòòTidwellóó€ó ómutually€agreed€to€rescind€their€originalÐ ï*?&* Ðcontract€by€both€agreeing€to€a€larger€building.€€òòò òId.ó óóó€at€376.€€€Ð Û++'+ Їà  àIt€is€well€settled€that€mutual€abandonment,€cancellation,€or€rescission€of€a€contract€mustÐ ° Ðbe€clearly€expressed,€and€acts€and€conduct€of€parties,€to€be€sufficient,€must€be€positive,Ð ™é Ðunequivocal,€and€inconsistent€with€the€existence€of€a€contract,€since€conduct€which€is€notÐ ‚Ò Ðnecessarily€inconsistent€with€continuance€of€the€contract€will€not€be€regarded€as€showing€anÐ k» Ðimplied€agreement€to€discharge€the€contract,€even€though€it€may€be€consistent€with€such€anÐ T¤ Ðagreement.€€ò òòòArkansas€Dailies€,€Inc.€v.€Danó óóó,€260€S.W.2d€200,€203€(Tenn.€Ct.€App.€1953).€€It€isÐ =  Ðundisputed€that€Hardison€sent€two€letters,€dated€July€6,€1998€and€July€17,€1998€respectively,Ð ' w Ðò òó ówhich€Howell€admits€he€received.€€These€letters,€dated€ò òafter€the€spring€of€1998€ó ó(when€the€oralÐ  ` Ðagreement€was€alleged€to€have€occurred),€again€put€Howell€on€notice€that€he€is€in€breach€of€theÐ ü L ÐLease€by€failing€to€provide€security.€€Hardisonððs€dispatch€of€these€letters€is€clearly€notÐ å 5  Ðð ðinconsistent€with€the€existence€of€a€contract.ðð€€Rather,€these€written€demands€evidence€aÐ Î   Ðcontract€that€was€still€very€much€in€existence€after€the€spring€of€1998€and€negates€HowellððsÐ ·  Ðreliance€upon€ò òòòTidwelló óóó€in€that€the€parties€had€not,€based€upon€the€evidence€in€record,€mutuallyÐ  ð  Ðagreed€to€rescind€the€Lease.Ð ŠÚ  ÐÌà  àFinally,€€Howell€argues€that,€although€Hardison€never€orally€accepted€his€offer€of€moreÐ \¬  Ðspace€for€less€or€no€security,€Hardisonððs€continued€occupation€of€the€1,200€square€feet€provesÐ E• Ðtheir€assent€to€the€new€agreement€and€estops€them€from€alleging€that€Howell€breached€by€notÐ .~ Ðproviding€security.€€We€disagree.€To€give€rise€to€estoppel€by€silence€or€inaction,€there€must€beÐ g Ðnot€only€an€opportunity€to€speak€or€act,€but€also€an€obligation€or€duty€to€do€so.€€ò òòòState€ex€RelÐ P ÐGrant€v.€Prograisó óóó,€979€S.W.2d€594,€601€(Tenn.€Ct.€App.€1997).€€Even€if€we€allow€as€true€theÐ ê: Ðfacts€asserted€by€Howell€concerning€the€alleged€oral€agreement€between€the€parties,€we€find€thatÐ Ô$ ÐHardison€would€nonetheless€have€had€no€duty€to€respond.€€€Hardisonððs€silence,€therefore,€cannotÐ ½  Ðbe€a€basis€for€estoppel.Ð ¦ö ÐÌà  àFor€the€foregoing€reasons,€we€affirm€the€Order€of€the€trial€court,€granting€HardisonÐ xÈ Ðpartial€summary€judgment€on€the€issue€of€liability€and€dismissing€Howellððs€counter„claim.Ð a± ÐÌà  àWe€now€turn€to€those€issues€concerning€damages€incurred€by€Hardison€as€a€result€ofÐ 3ƒ ÐHowellððs€breach.€€Since€the€hearing€on€damages€was€held€by€the€court€sitting€without€a€jury,€weÐ l Ðreview€the€case€ò òòòde€novoó óóó€upon€the€record€with€a€presumption€of€correctness€of€the€findings€of€factÐ  U Ðby€the€trial€court.€€Unless€the€evidence€preponderates€against€the€findings,€we€must€affirm,Ð ï ? Ðabsent€error€of€law.€€ò òòòSeeó óóó€Tenn.€R.€App.€P.€13(d).€Ð Ø!(  ÐÌà  àIt€is€well€settled€that€the€measure€and€elements€of€damages€upon€the€breach€of€a€lease€isÐ «#û" Ðgoverned€by€the€general€principles€which€determine€the€measure€of€damages€on€claims€arisingÐ ”$ä# Ðfrom€breaches€of€other€kinds€of€contracts.€The€general€rule€of€contracts,€to€the€effect€that€theÐ }%Í $ Ðplaintiff€may€recover€damages€only€to€the€extent€of€its€injury,€applies€to€leases.€Damages€forÐ f&¶!% Ðbreach€of€a€lease€should,€as€a€general€rule,€reflect€a€compensation€reasonably€determined€to€placeÐ O'Ÿ"& Ðthe€injured€party€in€the€same€position€as€he€would€have€been€in€had€the€breach€not€occurred€andÐ 8(ˆ#' Ðthe€contract€been€fully€performed,€taking€into€account,€however,€the€duty€to€mitigate€damages.€InÐ !)q$( Ðaddition,€damages€resulting€form€a€breach€of€a€lease€must€have€been€within€a€contemplation€ofÐ  *Z%) Ðâ âthe€parties;€must€have€been€proximately€caused€by€the€breach;€and€must€be€ascertainable€withÐ ó*C&* Ðreasonable€certainty€without€resort€to€speculation€in€conjecture.€€ò òòòSeeó óóó€49€Am.€Jur.€2d€òòLandlord€&Ð ° ÐTenantóó€ðð€96€(2003).Ð šê Ðâ âÌà  àA€tenant€harmed€by€a€landlordððs€breach€of€a€commercial€lease€is€entitled€to€recover€allÐ l¼ Ðdamages€it€has€sustained€as€a€proximate€result,€so€long€as€such€damages€are€reasonably€shownÐ U¥ Ðand€are€capable€of€reasonably€accurate€measure.€€ò òòòFerrell€v.€Elrodó óóó,€469€S.W.2d€678,€689€(Tenn.Ð > Ž ÐCt.€App.€1971).€€These€damages€may€include€one€or€more€of€the€following€items€as€may€beÐ ( x Ðappropriate€so€long€as€no€double€recovery€is€involved:Ð  a ÐÓ  ÓÌà8  àà8` Ð Ð à(1)€[I]f€the€tenant€is€entitled€to€terminate€the€lease€and€does€so,€theÐ ã 3  Ðfair€market€value€of€the€lease€on€the€date€he€terminates€the€lease;€(2)Ð Ì   Ðthe€loss€sustained€by€the€tenant€due€to€reasonable€expenditures€madeÐ µ  Ðby€the€tenant€before€the€landlordððs€default€which€the€landlord€at€theÐ žî  Ðtime€the€lease€was€made€could€reasonably€have€foreseen€would€beÐ ‡×  Ðmade€by€tenant;ÐpÀ ` x` x ÐÌà8  àà8` Ð Ð à(3)€if€the€tenant€is€entitled€to€terminate€the€lease€and€does€so,Ð B’ Ðreasonable€relocation€costs;Ð+{` x` x ÐÌà8  àà8` Ð Ð à*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€€*ÐýM` x` x ÐÌà8  àà8` Ð Ð à(5)€if€the€use€of€the€leased€property€contemplated€by€the€parties€is€forÐ Ï Ðbusiness€purposes,€loss€of€anticipated€business€profits€proven€to€aÐ ¸ Ðreasonable€degree€of€certainty,€which€resulted€from€the€landlordððsÐ ¡ñ Ðdefault,€and€which€the€landlord€at€the€time€the€lease€was€made€couldÐ ŠÚ Ðreasonably€have€foreseen€would€be€cause€by€the€default;ÐsÃ` x` x ÐÌà8  àà8` Ð Ð à(6)€if€the€tenant€eliminates€the€default,€the€reasonable€costs€incurredÐ E• Ðby€the€tenant€in€eliminating€the€default;€andÐ.~` x` x ÐÌà8  àà8` Ð Ð à(7)€interest€on€the€amount€recovered€at€the€legal€rate€for€the€periodÐ  P Ðappropriate€under€the€circumstances.Ðé 9` x` x ÐÓxDÓÌà  àRestatement€(Second)€of€Property:€Landlord€&€Tenant€ðð€10.2€(1977).Ð »" ! ÐÌIn€the€instant€case,€Howell€contends€that€the€trial€court€erred€in€awarding€Hardison€damages€forÐ $Ý# Ðmonies€Hardison€spent€in€hiring€its€own€security/cleaning€company€for€the€Property,€moniesÐ v%Æ $ ÐHardison€spent€in€moving€its€telephone€system€to€the€new€location,€monies€Hardison€will€pay€inÐ _&¯!% Ðincreased€rents€at€its€new€location€over€the€term€of€the€old€Lease,€monies€Hardison€spent€inÐ H'˜"& Ðmoving€its€offices,€and€monies€awarded€to€Hardison€for€legal€fees€and€expenses€incurred€in€thisÐ 1(#' Ðsuit.€€We€will€address€each€of€these€assignments€of€error€in€turn.Ð )j$( Ðòòò òÌâ âDamages€for€Security/Cleaning€Companyó óóóÐ í*=&* Ðà  àBecause€of€Howellððs€failure€to€provide€around€the€clock€security€for€the€Property,Ð ° Ðâ âHardison,€after€notice€and€demand€to€cure,€hired€its€own€security.€€Mr.€Potter€testified€thatÐ ™é ÐHardisonððs€concerns€were€not€only€with€the€lack€of€a€security€guard€but€also€involved€suspicionÐ ‚Ò Ðthat€the€cleaning€crew€employed€by€Mr.€Howell€may€have€been€involved€in€some€of€the€theft:Ð k» ÐÓ  ÓÌà8  àà8` Ð Ð àA€[by€Mr.€Potter].€€Well,€one€of€the€problems€that€we€[Hardison]Ð =  Ðaddressed€with€Mr.€Howell€was€the€fact€that€we€wantedð!ðwe€wereÐ & v Ðconcerned€that€the€cleaning€people€that€we€had€no€history€with€mayÐ  _ Ðhave€been€part€of€the€[theft]€problem.Ðø H` x` x ÐÌà8  àà8` Ð Ð àà ¸ àSo€we€requested€bonded€cleaning€people€to€come€in€and€cleanÐ Ê   Ðour€premises.€€And€when€he€[Howell]€refused€to€do€that,€then€we,€asÐ ³  Ðpart€ofð!ðwe€wanted€a€presence€in€the€office€duringð!ðwhen€TheÐ œì  ÐHardison€Law€Firm€was€not€there,€we€wanted€people€there.Ð…Õ ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àAnd€as€partð!ðsince€he€[Howell]€would€not€provide€bondedÐ W§  Ðcleaning€people€after€we€requested€it,€we€got€the€security€people€toÐ @ Ðdo€the€cleaning.Ð)y` x` x ÐÓ€PÓÌà  àIt€is€undisputed€that€Hardison€paid€a€total€of€$41,299.50€for€this€security/cleaning€service.€Ð ûK ÐIt€is€also€undisputed€that€Hardison€neither€provided€evidence€to€link€Howellððs€cleaning€crew€toÐ ä4 Ðthe€thefts,€nor€have€formal€charges€been€sought€in€that€regard.€€Hardison€also€concedes€that€theirÐ Í Ðoffices€were€satisfactorily€cleaned€by€Howellððs€crew.€€The€trial€court€found€that€Hardison€ð ðis€notÐ ¶ Ðentitled€to€damages€for€its€voluntary€duplication€of€cleaning€services€provided€by€[Howell]....ðð€Ð Ÿï ÐWhile€we€agree€with€the€trial€courtððs€finding,€Hardison€paid€one€fee€for€these€combined€serviceÐ ˆØ Ðand€no€testimony€was€offered€at€the€hearing€to€indicate€what€percentage€of€the€$41,299.50€wasÐ qÁ Ðfor€security€services€and€what€percentage€was€for€cleaning€services.€In€the€face€of€this€dilemma,Ð Zª Ðthe€trial€court€ruled€as€follows:Ð C“ ÐÓ  ÓÌà8  àà8` Ð Ð àSince€the€Court€is€unable€to€discern€what€portion€of€the€$41,299.50Ð e Ðin€damages€that€Plaintiff€seeks€for€the€guards€it€hired,€representsÐ þN Ðcleaning€versus€security€services€the€Court€will€allow€only€fifty„fiveÐ ç 7 Ð(55%)€percent€of€said€amount€as€damages€for€replacement€securityÐ Ð!   Ðservices€($22,714.73).й" !` x` x ÐÓ€XÓÓÓà  àÌÓÓOn€appeal,€Howell€contends€that€Hardison€should€receive€none€of€these€damages€because€theyÐ t%Ä $ Ðare€speculative.€€Hardison€contends€that€they€are€entitled€to€the€full€amount€of€$41,299.00€sinceÐ ]&­!% Ðthey€would€not€have€incurred€any€of€these€costs€but€for€Howellððs€breach.Ð F'–"& ÐÌà  àThe€undisputed€testimony€at€the€hearing€was€that€Hardison€was€able€to€hire€the€combinedÐ )h$( Ðsecurity/cleaning€crew€for€less€that€they€had€initially€paid€for€security€alone:Ð *Q%) ÐÓ  ÓÌà8  àà8` Ð Ð àQ€[to€Mr.€Potter].€€What€did€you€[Hardison]€pay€Wells€Fargo?ÐÓ+#'+` x` x Ðà8  àà8` Ð Ð àA.€$25€an€hourа` x` x ÐÌà8  àà8` Ð Ð àQ.€And€were€you€able€to€find€someone€that€would€give€you€securityÐ ‚Ò Ðfor€less€per€hour?Ðk»` x` x ÐÌà8  àà8` Ð Ð àA.€€We€did.Ð= ` x` x ÐÌà8  àà8` Ð Ð àQ.€€What€did€you€pay€them?Ð _` x` x ÐÌà8  àà8` Ð Ð àA.€€Initially,€I€think€we€started€paying€them€$20€an€hour.€€And€I€wasÐ á 1  Ðable€to€reduce€that,€and€the€documents€show€it,€overð!ðI€think€it€wasÐ Ê   Ðcloser€to,€I€want€to€say,€$12€an€hour.г ` x` x ÐÓ¦\ÓÌà  à€Exhibit€7€shows€that€Hardison€incurred€expenses€for€security€from€7/20/98€until€6/25/99.€Ð …Õ  ÐRather€than€seeking€less€expensive€alternatives,€Hardison€could€have€continued€to€pay€WellsÐ n¾  ÐFargo€$25€per€hour,€and€could€have€employed€them€24€hours€per€day€7€days€per€week,€in€itsÐ W§  Ðeffort€to€mitigate€the€damages€caused€by€Howellððs€failure€to€provide€security.€Had€HardisonÐ @ Ðcontinued€to€use€Wells€Fargo€for€security€alone,€the€damages€would€have€been€substantiallyÐ )y Ðmore€that€$41,299.50€(e.g.€$25€per€hour€x€24€hours€per€day€x€365€days€per€year€=€$219,000).€Ð b ÐThe€fact€that€Hardison€was€able€to€get€two€services€for€less€than€the€price€of€security€aloneÐ ûK Ðshould€not€be€held€against€them,€particularly€since€their€frugality€ultimately€worked€a€benefit€toÐ ä4 ÐMr.€Howell.€€€Ð Í ÐÌà  àThere€is€no€evidence€on€which€to€base€a€determination€of€what€percentage€of€theÐ Ÿï Ð$41,299.50€was€for€security€versus€cleaning.€€Having€no€evidentiary€basis,€we€find€that€the€trialÐ ˆØ Ðcourtððs€award€of€only€55%€of€the€total€is€arbitrary.€€The€only€evidence€in€the€record€is€thatÐ qÁ ÐHardison€would€have€incurred€more€expense€by€hiring€security€alone.€€We,€therefore,€modify€theÐ Zª Ðjudgment€of€the€trial€court€to€award€Hardison€the€full€$41,299.50.Ð C“ Ðòòò òÌTelephone€Systemó óóóÐ f ÐÌà  àHardison€claims€$7,000€in€expenses€incurred€for€moving€its€phone€system€to€the€newÐ é 9 Ðoffices.€€In€fact,€Hardison€did€not€move€its€existing€phone€system€but,€rather,€opted€to€upgrade.€Ð Ò!"  ÐThe€undisputed€testimony€is€that€Hardison,€in€fact,€paid€$26,000.00€for€a€new€phone€system.€Ð »" ! ÐHardison€arrives€at€the€$7,000€figure€because€that€is€the€cost€that€it€incurred€to€move€its€existingÐ ¤#ô" Ðphone€system€to€Howellððs€building€in€1997.€€Howellððs€expert,€D.€D.€Malmo,€in€response€to€theÐ $Ý# Ðtrial€courtððs€question,€indicated€that€$7,000.00€is€less€than€it€would€have€actually€cost€forÐ v%Æ $ ÐHardison€to€move€its€existing€phone€system:Ð _&¯!% ÐÓ  ÓÌà8  àà8` Ð Ð àTHE€COURT:€Based€on€your€[Malmoððs]€experience,€what€would€beÐ 1(#' Ðthe€average€cost€for€moving€telephone€services€and€moving€officeÐ )j$( Ðfurniture€and€fixtures€for€the€8,000€to€10,000€square€foot€space€thatÐ *S%) ÐThe€Hardison€Firm€had?Ðì*<&*` x` x ÐÐ Õ+%'+ Ðà8  àà8` Ð Ð àTHE€WITNESS:€I€[Malmo]€would€say€probablyð!ðI€would€say€that€onÐ ° Ðaverage,€you€can€count€on€between€$1€and€$2€a€square€foot€in€movingÐ ™é Ðexpenses€moving€the€FF&E,€the€phones,€things€like€that.ЂÒ` x` x ÐÓiÓÌà  àHowell€contends€that€Hardisonððs€claim€for€damages€for€moving€the€phone€lines€shouldÐ T¤ Ðhave€been€denied€by€the€trial€court€because€it€fails€to€meet€the€reasonable€certainty€requirementÐ =  Ðof€Tennessee€law.€€We€disagree.€€Ð & v ÐÌà  àIt€is€well€settled€that€courts€will€allow€recovery€even€if€it€is€impossible€to€prove€the€exactÐ ø H Ðamount€of€damages€from€breach€of€contract.€€ò òòòCummins€v.€Brodieó óóó,€667€S.W.2d€759,€765€(Tenn.Ð á 1  ÐCt.€App.€1983).€€Uncertain€and€speculative€damages€are€prohibited€only€when€the€existence€ofÐ Ë   Ðdamages€is€uncertain,€not€when€the€amount€is€uncertain.€€ò òòòIdó óóó.€€When€there€is€substantial€evidenceÐ ´  Ðin€the€record€relative€to€damages€and€reasonable€inferences€may€be€drawn€therefrom,Ð žî  Ðmathematical€certainty€is€not€required€to€support€award€of€damages.€€ò òòòIdó óóó.Ð ‡×  ÐÌà  àIt€is€undisputed€that€Hardison€would€not€have€had€to€move€or€purchase€a€telephoneÐ Zª  Ðsystem€had€Howell€not€breached€the€Lease.€€Rather€than€claiming€the€entire€cost€of€the€newÐ C“ Ðsystem€($26,000.00),€or€even€the€actual€costs€that€it€would€have€incurred€to€move€the€old€systemÐ ,| Ð(9,779€square€feet€x€$1€per€square€foot€(the€lesser€of€the€$1€to€$2€estimate€given€by€Malmo)€=Ð e Ð$9,779.00),€Hardison€claimed€only€$7,000,€the€cost€of€moving€the€system€in€1997.€€Ð þN ÐConsequently,€Howellððs€argument€that€$7,000€is€not€reasonable€was€correctly€rejected€by€theÐ ç7 Ðtrial€court€in€awarding€Hardison€$7,000€in€damages€for€moving€its€phone€system.Ð Ð  Ðòòò òÌMoving€Expensesó óÐ £ó ÐóóÌà0  àOn€appeal,€Howell€argues€that€Hardison€is€not€entitled€to€recover€the€$5,565.00€inÐvÆ(#(# Ðmoving€expenses€because€Hardison€would€eventually€have€had€to€pay€its€moving€expenses€at€theÐ _¯ Ðexpiration€of€the€Lease.€€According€to€Howell,€such€expenses€are,€ð ð...not€incidental€costs€causedÐ H˜ Ðby€[Howellððs]€alleged€breach....ðð€€However,€in€its€Proposed€Finding€of€Fact€and€Conclusions€ofÐ 1 ÐLaw,ðð€Howell€makes€the€following,€relevant,€concession:Ð j ÐÌà8  àà8` Ð Ð à6.€€The€parties€in€the€case€at€hand€do€not€contest€the€amount€ofÐ ì < Ðmoving€expenses€claimed,€and€the€Court€finds€that€The€HardisonÐ Õ!%  ÐFirm€is€entitled€to€received€$5,565.00€in€compensatory€damagesÐ ¾"! Ðfor€its€moving€costs.Ч#÷"` x` x ÐÌà  àHaving€conceded€the€issue€at€the€trial€level,€Howell€cannot€be€heard€to€complain€on€Ð y%É $ Ðappeal.€€This€issue€is€without€merit.Ð b&²!% ÐÌòòò òIncreased€Rents/Mitigationó óÐ 4(„#' ÐÌóóà0  àIt€is€uncontested€that€Howell€breached€the€Lease€by€failing€to€provide€around€the€clock€Ð*W%)(#(# Ðsecurity€for€the€Property.€€Under€the€doctrine€of€constructive€eviction,€Hardison€was€entitled€toÐ ð*@&* Ðterminate€the€Lease€and€vacate€the€Property,€which€it€did.€€The€Restatement€(Second)€of€PropertyÐ Ù+)'+ Ðaddresses€a€tenantððs€right€to€recover€reasonable€relocation€expenses€and€reads,€in€pertinent€part,Ð ° Ðas€follows:Ð ™é ÐÓ  ÓÌà8  àà8` Ð Ð àThe€tenant€is€not€faced€with€a€relocation€problem€unless€heÐ k» Ðterminates€the€lease€as€a€result€of€the€landlordððs€default.€€The€landlordÐ T¤ Ðshould€always€foresee€that€a€tenant€whose€lease€is€prematurelyÐ =  Ðbrought€to€an€end€will€incur€relocation€expenses.€€Relocation€willÐ & v Ðusually€involve€moving€costs,€expenses€of€obtaining€a€lease€of€otherÐ  _ Ðproperty,€adapting€the€tenantððs€furnishings€to€a€new€location,€ò òand€anÐ ø H Ðincrease€in€rental€for€a€òòcomparableóó€new€locationó ó...Ðä 4 ` x` x ÐÓAyÓÌà  àRestatement€(Second)€Property:€Landlord€&€Tenant€ðð€10.2€cmt.d€(1977)€(emphasisÐ ¹  Ðadded).Ð ¢ò  ÐÌà  àClearly€Hardison€is€entitled€to€recover€increased€rental€costs€for€ò òcomparable€ó óspace.€Ð tÄ  ÐHowever,€the€gravamen€of€this€issue€rests€on€the€question€of€whether,€given€the€state€of€theÐ `°  Ðcommercial€real€estate€market€at€the€time€Hardison€left€Howellððs€building,€the€new€office€spaceÐ I™ Ðwas€comparable€to€what€Hardison€had€bargained€for€under€its€Lease€with€Howell.€€In€ò òòòFerrell€v.Ð 2‚ ÐElrodó óóó,€469€S.W.2d€678€(Tenn.€Ct.€App.€1971),€this€Court€held€that:Ð l ÐÓ  ÓÌà8  àà8` Ð Ð àIf€the€lessee€is€reasonably€able€to€find€substitute€premises€to€occupy,Ð ï? Ðhe€is€obligated€to€minimize€his€damage€by€doing€so.€€If€other€suitableÐ Ø( Ðpremises€are€not€available,€so€much€more€the€value€of€lesseeððs€rights,Ð Á Ðand€so€much€more€his€damages€for€being€deprived€of€his€rights.Ъú` x` x ÐÓ¶~ÓÌò òòòId.óóó ó€at€689Ð |Ì ÐÌà  àIn€òòò òFerrelló óóó,€the€Defendant€argued€that€the€difference€in€rental€between€the€first€and€secondÐ OŸ Ðleases€should€not€be€included€in€damages€because€the€two€properties€were€not€identical.€ThereÐ 9‰ Ðwas€evidence€that€the€second€lease€involved€more€desirable€premises,€but€there€was€alsoÐ "r Ðevidence€of€undesirable€features€of€the€second€premises,€which€offset€its€advantages.€€ò òòòIdó óóó.€at€690.€Ð  [ ÐThe€ò òòòFerrelló óóó€Court€concluded€that€ð ðcomplainants€have€shown€that€the€five€year€lease€with€fiveÐ õ E Ðyear€renewal€option€was€the€best€substitute€obtainable€for€the€breached€ten€year€lease.€€ThisÐ ß!/  Ðshowing€is€a€valid€basis€for€computation€of€damages€unless€the€defendant€should€showÐ È"! Ðotherwise,€and€he€has€not€done€so.ðð€€ò òòòId.ó óóóÐ ±#" ÐÌà  àThe€Lease€at€issue€in€this€case€clearly€requires€Howell€to€provide€a€ð ðClass€Aðð€building.€Ð „%Ô $ ÐExhibit€C€to€the€Lease€defines€a€ð ðClass€Aðð€building€as€ð ðone€of€the€most€prestigious€buildings€in€aÐ m&½!% Ðgiven€market,€competing€for€premier€office€tenants.€€Said€buildings€have€high€quality€standardÐ V'¦"& Ðfinishes,€state€of€the€art€systems,€lobbies€and€common€areas,€exceptional€accessibility€and€aÐ ?(#' Ðdefinite€market€presence.ðð€€Ð ()x$( Ðâ âÐ *a%) Ðà  àHowellððs€expert,€D.€D.€Malmo,€testified€that,€in€his€opinion,€there€was€ð ðprobablyðð€otherÐ ° Ðcomparable€space€available€for€rent€in€downtown€Memphis€at€the€same€rent€Hardison€wasÐ ™é Ðpaying€Howell.€€Malmo€listed€100€N.€Main€as€an€example:Ð ‚Ò Ðâ âÓ  ÓÌà8  àà8` Ð Ð àWell,€I€[Malmo]€think€that€the€average€rental€rate€that€theyÐ T¤ Ð[Hardison]€were€paying€at€67€Madison€[Howellððs€building]€wasÐ =  Ðaround€$10.85€a€foot....Ð& v` x` x ÐÌà8  àà8` Ð Ð àà ¸ àSo€$10.85€a€foot,€I€think€if€you€went€to€the€building€managerÐ ø H Ðor€the€leasing€manager€at€the€100€North€Main€Building€in€1999€andÐ á 1  Ðtold€him€that€you€would€lease€between€8,000€and€11,000€square€feetÐ Ê   Ðand,€could€I€lease€it€for€five€or€six€or€seven€years€at€an€average€rateÐ ³  Ðof€$10.85,€I€think€he€would€have€been€able€to€lease€the€space€for€thatÐ œì  Ðamount.Ð…Õ ` x` x ÐÓž‡ÓÌà  àAlthough€Malmo€testified€that€Hardison€could€have€obtained€space€in€the€100€NorthÐ W§  ÐMain€Building€for€a€rental€rate€comparable€to€that€it€was€paying€in€Howellððs€building,€we€cannotÐ @ Ðoverlook€the€fact€that,€under€the€Lease,€Hardison€bargained€for€a€ð ðClass€Aðð€building;€and€due€toÐ )y ÐHowellððs€breach,€Hardison€is€entitled€to€the€benefit€of€its€bargain.€€Because€of€the€terms€of€thisÐ b Ðparticular€Lease,€the€question€is€not€whether€there€were€other€suitable€buildings€available€toÐ ûK ÐHardison€at€a€comparable€rental€rate€but,€rather,€whether€there€were€other€ð ðClass€Aðð€buildingsÐ ä4 Ðavailable.€€Concerning€this€question,€Mr.€Malmo€testified,€in€relevant€part,€as€follows:Ð Í ÐÓ  ÓÌà8  àà8` Ð Ð àTHE€COURT:€You€[Malmo]€mentioned€the€100€North€Main€BuildingÐ Ÿï Ðas€being€a€comparableð!ðhaving€comparable€space,€I€believe€you€said.ЈØ` x` x Ðà8  àà8` Ð Ð àà ¸ àIs€there€any€other€building€in€the€downtown€area€that€youÐ qÁ Ðwould€classify€in€the€class„A€standard,€comparable€rate€standard,€asÐ Zª Ð67€Madison?ÐC“` x` x ÐÌà8  àà8` Ð Ð àTHE€WITNESS:€Oh,€there€are€probably€a€couple€of€buildings,€andÐ e Ðprobably€were€a€couple€of€building[s]€at€that€time€that€could€beÐ þN Ðcomparable,€I€guess,€in€class€and€rate.€€44€North€Second€wouldÐ ç 7 Ðprobably€have€been€a€building€that€would€be€comparable.ÐÐ!  ` x` x ÐÌà8  àà8` Ð Ð àTHE€COURT:€With€8,000€to€10,000€square€feet€available?Т#ò"` x` x ÐÌà8  àà8` Ð Ð àTHE€WITNESS:€At€that€time,€probably€not,€no,€sir.€€147€JeffersonÐ t%Ä $ Ðmight€be€a€comparable€building€to€67€Madison,€and€there€probablyÐ ]&­!% Ðwasð!ðIððm€confident€there€was€8,000ð!ðÐF'–"&` x` x ÐÌà8  àà8` Ð Ð àTHE€COURT:€But€they€would€not€be€classified€as€standard„A„„orÐ )h$( Ðclass„A?Ð*Q%)` x` x Ðâ âÐ ê*:&* Ðà8  àà8` Ð Ð àTHE€WITNESS:€Well,€no.€€Those€buildings€would€not,€thatððs€true.€Ð ° Ðâ âThe€100€North€Main€Building€is€probably€not€considered€a€class„AÐ ™é Ðbuilding€either,€though.ЂÒ` x` x ÐÓùÓÓÓà  àÌÓÓà  àSince€the€buildings€Mr.€Malmo€mentions,€which€would€have€rented€at€a€rate€comparableÐ =  Ðto€67€Madison,€are€not€ð ðClass€Aðð€buildings,€Hardison€was€under€no€obligation€to€mitigate€itsÐ & v Ðdamages€by€moving€into€one€of€them.€€Had€Hardison€moved€its€offices€to€100€North€Main,€asÐ  _ ÐHowell€suggests€it€should€have,€Hardison€would€have€lost€the€benefit€of€its€bargainð!ða€ð ðClass€AððÐ ø H Ðbuilding.€€It€is€undisputed€that€Hardisonððs€new€offices€at€119€South€Main€Street€are€in€a€ð ðClassÐ á 1  ÐAðð€building.€€The€evidence€does€not€preponderate€against€the€trial€courtððs€finding€that€HardisonÐ Ê   Ðproperly€mitigated€its€damages€while€retaining€the€benefit€of€its€bargain€in€moving€its€offices€toÐ ³  Ð119€South€Main.€€Hardison€is,€therefore,€entitled€to€the€$196,124.66€in€increased€rents€over€theÐ œì  Ðterm€of€the€old€Lease.Ð …Õ  ÐÌà  àIt€is€also€undisputed€that,€under€its€new€lease,€Hardison€received€41€parking€spaces.€Ð W§  ÐUnder€the€Lease€with€Howell,€Hardison€was€to€receive€8€parking€spaces.€€The€uncontrovertedÐ @ Ðtestimony€of€Mr.€Malmo€indicates€that€each€of€the€41€parking€spaces€at€the€new€location€wasÐ )y Ðworth€$65€per€month.€€Over€the€remainder€of€the€breached€Lease,€from€July€1999€to€OctoberÐ b Ð2003€(52€months),€the€total€value€of€these€parking€spaces€amounts€to€($65€x€33€spaces€x€52Ð ûK Ðmonths)€$111,540.00.€€Although€Hardison€argues€that€the€$196,124.66€in€increased€rents€shouldÐ ä4 Ðnot€be€reduced€by€the€$111,540.00€benefit€it€received€from€33€additional€parking€spaces,€weÐ Í Ðdisagree.€€Hardisonððs€contention€that€the€added€benefit€of€the€33€parking€spaces€was€offset€byÐ ¶ Ðð ðcosts€and€expenses€to€[Hardisonððs]€business€caused€by€disruptions€and€chaos€entailed€inÐ Ÿï Ðmovingðð€is€not€supported€by€evidence.€€There€was€no€evidence€offered€at€the€hearing€as€to€what,Ð ˆØ Ðif€any,€profits€Hardison€lost€as€a€result€of€its€having€to€move€offices.€€Since€the€evidence€inÐ qÁ Ðrecord€does€not€preponderate€against€the€trial€courtððs€finding€that€Hardison€was€entitled€to€itsÐ Zª Ðincreased€rental€costs€minus€the€added€benefit€of€33€parking€spaces,€we€affirm€the€award€ofÐ C“ Ð$84,584.66.€€€€Ð ,| Ðòòò òÌAttorneyððs€Fees€and€Expensesó óÐ ÿO ÐóóÌà0  àParagraph€33€of€the€partiesðð€Lease€provides€for€the€payment€of€attorneyððs€fees€as€follows:ÐÒ!" (#(# ÐÓ  ÓÌà8  àà8` Ð Ð àIn€the€event€either€party€defaults€in€the€performance€of€any€of€theÐ ¤#ô" Ðterms,€covenants,€agreements,€or€conditions€contained€in€this€LeaseÐ $Ý# Ðand€the€other€party€places€in€the€hands€of€an€attorney€the€enforcementÐ v%Æ $ Ðof€all€or€any€party€of€this€Lease,€the€collection€of€any€rent€due€or€toÐ _&¯!% Ðbecome€due€or€recovery€of€the€possession€of€the€Leased€Premises,€theÐ H'˜"& Ðnon„prevailing€party€agrees€to€pay€the€prevailing€partyððs€costs€ofÐ 1(#' Ðcollection€including€reasonable€attorneysðð€fees€for€the€services€of€theÐ )j$( Ðattorneys,€whether€suit€is€actually€filed€or€not.Ð*S%)` x` x ÐÓ„ŸÓÓÓà  àÐ ì*<&* ÐÓÓWhen€Hardison€filed€its€Motion€for€Attorneyððs€Fees€and€Costs,€along€with€Affidavits€andÐ ° ÐExhibits€in€support€thereof,€Howell€neither€filed€a€response€nor€opposed€the€award€of€reasonableÐ ™é Ðattorneyððs€fees€in€any€other€way.€€On€appeal,€Howell€argues€that,€under€the€terms€of€ParagraphÐ ‚Ò Ð33€of€the€Lease,€Hardison€is€not€entitled€to€attorneyððs€fees€because€Paragraph€33€contemplatesÐ k» Ðfees€incurred€in€the€process€of€ð ðcollectionðð€only.€€We€disagree.€€In€the€first€place,€HowellððsÐ T¤ Ðfailure€to€object€to€or€oppose€the€award€of€attorneyððs€fees€at€the€trial€level€should€preclude€himÐ =  Ðfrom€raising€the€issue€on€appeal.€€However,€even€if€we€allow€Howell€to€pursue€the€issue,€theÐ & v Ðplain€language€of€Paragraph€33€clearly€contemplates€that€the€non„prevailing€party€will€pay€theÐ  _ Ðother€partyððs€attorneyððs€fees€arising€from€the€breaching€partyððs€default€in€ð ðthe€performance€ofÐ ø H Ðòòanyóó€of€the€[Leaseððs]€terms.ðð€€Hardisonððs€attorney€fees€clearly€arise€from€Howellððs€breach€of€theÐ á 1  Ðterm€requiring€Howell€to€provided€around€the€clock€security.€€Under€the€Lease,€Hardison€isÐ Ê   Ðentitled€to€recover€these€fees€and€costs.€€Since€the€evidence€does€not€preponderate€against€theÐ ³  Ðtrial€courtððs€award€of€$18,019.54€for€legal€fees€and€$1,942.55€for€expenses,€we€affirm.€Ð œì  ÐÌà  àFor€the€foregoing€reasons,€we€modify€the€Final€Judgment€of€the€trial€court€to€reflect€anÐ n¾  Ðaward€of€the€full€$41,299.50€Hardison€paid€for€security/cleaning€services.€€Consequently,€theÐ W§  ÐFinal€Judgment€for€Hardison€against€Howell€is€$138,721.66€plus€attorneyððs€fees€of€$18,019.54Ð @ Ðand€expenses€of€$1,942.55.€€As€modified,€the€Final€Judgment€is€affirmed€in€all€other€respects.€Ð )y ÐCosts€of€this€appeal€are€assessed€against€Appellant,€Calvin€Howell,€and€his€surety.Ð b Ðà  àÌÔ#†¼ù»XX‡çy #ÔÔ€X‡çX»¼ùÔà  àà ` àà ¸ àà  àà h à__________________________________________Ð ä4 Ðà  àà ` àà ¸ àà  àà h àW.€FRANK€CRAWFORD,€PRESIDING€JUDGE,€W.S.