ÿWPC¹ áyÁÛ>¬X/›ÊGPS¨–ÕnA‚Ò;‚—ÅØB8ÂUÊ„á/;Ÿß.­>d$PÕ7äÆep.î‹ 1œØª <²+WqXà(ëò©Mõ‡Â% 0C1÷•‡vê ¬ï&rþú]@]!OuJGßA÷Ьª ô8$ÔB· cÂʼø¤­wgþCOyƒ=;Cìi‡™þÅÁyëRܘ;NÊô‚‡ù~Ó1z¼„æ®î¢ÞjO3 -ã8Ÿv öycÝ6Њg䨄 Bq›oˆ*¥tÎCKÎ;u(‡^·ó»’­§‹8Ó¯Ç{B@®( ÎRäÊ}3‹›:êÈü§Ò8iIé|D\´V¤¥.¼mFŽ~•8s|«©U1˶‚xÿÕŒV:^ÄnÀåwMàã –Mã¤-“D¬‹âšavr6Àù’ÀÖÝ?j“á–šÐW£|ç…&W–Ǹ\/{HcCÊ&ÑÆ|“½3ÓŽÍ(§'Fu™Šc9‚eß7ìÅA3¯¸ XŠ•©ÉÓ¿•ÚW¶ÛÜо¬ÑÖ±Ê!tŒ[Ø‘Ì ª»b %\^ b 0ˆnUNöwD4H\ zkÒå· m¹ #ÁÐ ‘ Æ¥ Æk Æ1Æ÷ 0D½NSVE^U N```````````````````````b®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®®® 0ë¶¶¶¶ B¡¡ 0¤¾ D3b D-• 0K AS Æ` 0¤& 0DÊ A«»w™e+â (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman RegularòK+06£ ˜¦3|x ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wptÿU‹ÿÀÀÀ˜HP LaserJet 8000 Series PSØÚØÚÚØØÚ0 Ý ƒR‰7$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ô 1 ò»»ÔÝ  ÝÔ_ÔThe€year€was€apparently€a€typographical€error€and€should€read€1984€inasmuch€as€the€lease€was€signed€inÐ ° ÐDecember€of€1983.Level 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5(#Ã$òòÚ  Ú0Ú  Úóó IÝ ƒR‰7$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ô 1 ò»»ÔÝ  ÝÔ_Ô€While€Plaintiff€testified€she€had€a€down€payment€on€the€sale€of€this€property,€the€sale€never€actually€occurredÐ ° Ðbecause€the€buyer€ð ðcouldnððt€get€all€of€his€money€together.ðð€€ (ÆúI Z‹6Times New Roman Regular- ù-(|G2‰7$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€,»»d d 8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôx°ò»»Ô d(|3Eå$££Ý ƒ£ª!ÝÑ€.ÑÑ8€,»»d d 8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV'ÿÿdxd)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3Eå$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€,»»d d 8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€”»»d dÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼ »»»ÔÑ8€i„XXdê»»d 8ÑÑ  Ñà@ü ü ìàԇ ÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@WW$ìàAT€KNOXVILLEÔ#†¼ »î #ԈРÖ& ÐÓ  ÓAssigned€on€Briefs€October€2,€2001€SessionÐ üL ÐÔ‡XÅ•X»¼ ÔÌÌò òÔ#†¼ »XXÅ•#ÔSUE€S.€PLEMMONS€v.€MIKE€GRAVES,€òòet€alóó.ó óÐ æ 6 ÐÌÔ€XÅ•X»¼ Ôà@@½½ìàò òAppeal€from€the€Circuit€Court€for€Monroe€CountyÐ  \ Ðà@@øøìàNo.€V99334P€€€€€€Lawrence€H.€Puckett,€JudgeÐ ø H ÐÌFILED€NOVEMBER€€5,€2001Ð Ð  Ðà@@ìì*ìàßA€V) °°` d€÷E<»` AßÐ ¼  ÐÌà@@TTìàNo.€E2001„00733„COA„R3„CVÐ ·  ÐÌßA€V) °°` dE<Ž` AßÐ ß  Ðó óÓ  ÓÌÌÌThis€case€involves€whether€Mike€and€Bonnie€Graves€d/b/a/€GRESCO€(ð ðDefendantsðð€or€ð ðLesseesðð)Ð b² Ðbreached€a€commercial€lease€with€Sue€S.€Plemmons€(ð ðPlaintiffðð€or€ð ðLessorðð).€€The€lease€was€enteredÐ Nž Ðinto€in€1983€and€permitted€the€installation€of€a€billboard€on€Plaintiffððs€property.€€Plaintiff€claimsÐ :Š ÐLessees€breached€the€lease€when€they€paid€the€rent€for€1999€late€and€when€they€refused€to€pay€anÐ &v Ðincrease€from€$250€to€$1,500€in€the€annual€rent.€€The€Trial€Court€held€that€Lessees€did€not€breachÐ b Ðthe€lease€and€dismissed€the€case.€€We€affirm.€€Ð þN ÐÌÌà@Î Î ìàò òTenn€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€theˆÐ  Ðà@û û ìàCircuit€Court€Affirmed;€Case€Remanded.ó óˆÐ ®þ ÐÌòòÌD.€Michael€Swiney,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòHouston€M.€Goddard,€P.J.,Ð r  Ðóóand€òòHerschel€P.€Franks,€J.,€óójoined.Ð ^!®  ÐÌDoris€M.€Matthews,€Madisonville,€Tennessee,€for€the€Appellant€Sue€S.€Plemmons.Ð 6#†" ÐÌH.€Chris€Trew,€Athens,€Tennessee,€for€the€Appellees€Mike€Graves€and€Bonnie€Graves€d/b/aÐ %^ $ ÐGRESCO.Ð ú%J!% ÐÌÐ  Ò'"#'ýo Ðà@66'ìàò òOPINIONˆÐ ° ÐÌà@ÛÛ%ìàòòBackgroundóóó óˆÐ ˆØ ÐÌà  àà ` àThis€litigation€involves€a€lease€entered€into€in€1983€wherein€Plaintiffððs€predecessorÐ `° Ðleased€certain€property€permitting€the€installation€of€a€billboard€for€outdoor€advertising€on€theÐ L œ Ðproperty.€€Plaintiffððs€predecessor€assigned€her€interest€as€Lessor€to€Plaintiff€in€March€1985.€€PlaintiffÐ 8 ˆ Ðclaimed€in€her€complaint€that€in€June€of€1988,€she€and€Lesseesðð€predecessor€in€interest€orally€agreedÐ $ t Ðto€increase€the€annual€rent€from€$250€to€$275,€which€amount€Lesseesðð€predecessor€paid€throughÐ  ` Ð1995.€€Plaintiff€claimed€that€after€the€lease€was€purchased€by€Lessees€in€1995€or€1996,€LesseesÐ ü L  Ðrefused€to€pay€this€increased€rent.€€Plaintiff€informed€Lessees€in€May€of€1998€that€the€ð ðadvertisingÐ è 8  Ðstatus€of€the€display€had€changedðð€and€an€increase€in€the€annual€rent€to€$1,500€was€warranted.€Ð Ô$  ÐLessees€did€not€agree€to€pay€any€rental€increase.€€Plaintiff€further€claimed€that€after€Lessees€were€lateÐ À  Ðin€tendering€the€$250€in€rent€for€1999,€she€returned€their€check€and€demanded€that€the€billboard€beÐ ¬ü  Ðremoved€from€her€property.€€Lesseesðð€answer€essentially€denied€the€pertinent€allegations€containedÐ ˜è  Ðwithin€the€complaint,€asserting€they€had€a€valid€lease€and€were€in€compliance€with€its€terms.€€Ð „Ô  ÐÌà  àà ` àThe€relevant€provisions€of€the€lease€are€as€follows:Ð \¬ ÐÌà8  àà8` Ð Ð à3.à ¸ àThe€term€of€this€lease€shall€commence€on€June€15,€1983,׃ ×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€andÐ 4„ Ðunless€terminated€earlier€in€the€manner€hereinafter€set€forth,€shallÐ  p Ðcontinue€for€an€initial€term€of€ten€years€from€the€first€day€of€the€firstÐ  \ Ðmonth€following€erection€of€the€advertising€display(s)€(hereinafterÐ øH Ðcalled€ð ðthe€effective€dateðð),€and€shall€continue€thereafter,€at€the€optionÐ ä4 Ðof€the€Lessee,€for€a€second€term€of€ten€years,€and€thereafter€from€yearÐ Ð  Ðto€year,€on€the€same€terms,€until€terminated€òòas€of€any€subsequentÐ ¼  Ðanniversary€of€the€effective€dateóó€by€written€notice€of€terminationÐ ¨ø Ðgiven€not€less€than€sixty€days€prior€to€such€anniversary€date€by€eitherÐ ”ä Ðthe€Lessor€or€Lessee.€(emphasis€in€original).ЀÐ` x` x ÐÌà8  àà8` Ð Ð à4.à ¸ àIn€consideration€of€the€foregoing€and€the€mutual€promisesÐ X ¨ Ðherein€contained,€and€other€good€and€valuable€consideration,€theÐ D!” ÐLessee€agrees€to€pay€the€Lessor€ð8ð€at€the€rate€of€$250.00€per€year€forÐ 0"€  Ðsuch€periods€of€time€as€the€display(s)€contemplated€hereunder€is€(are)Ð #l! Ðin€position.€€Such€yearly€rental€is€to€be€paid€in€advance€(subject€to€aÐ $X" Ð30€day€delay€for€processing)€with€supplementary€adjustments€to€beÐ ô$D # Ðmade€promptly€when€the€advertising€status€of€the€display(s)€isÐ à%0!$ Ðchanged.€€When€feasible,€the€payment€date€will€be€adjusted€toÐ Ì&"% Ðcoincide€with€the€anniversary€of€the€effective€date.и'#&` x` x ÐÐ ¤(ô#' Ðà8  àà8` Ð Ð à8.à ¸ àNeither€the€Lessor€nor€the€Lessee€shall€be€bound€by€anyÐ ° Ðagreement€or€representation,€expressed€or€implied,€not€containedÐ œì Ðherein.€€This€lease€shall€be€deemed€to€have€been€accepted€and€itsÐ ˆØ Ðterms€enforceable€only€upon€the€acceptance€hereof€by€the€Lessee€inÐ tÄ Ðthe€space€provided.€€Following€such€acceptance,€it€shall€insure€(sic)Ð `° Ðto€the€benefit€of€and€be€binding€upon€the€parties€hereto€and€to€theirÐ L œ Ðrespective€tenants,€heirs,€successors,€personal€representatives,Ð 8 ˆ Ðexecutors,€administrators,€and€assigns.€€Ð$ t` x` x ÐÌà8  àà8` Ð Ð à10.à ¸ àIf€at€any€time€the€highway€view€of€the€Lesseeððs€displays€isÐ ü L  Ðobstructed€or€obscured,€or€the€advertising€value€of€the€displays€isÐ è 8  Ðimpaired€or€diminished,€or€the€use€or€installation€of€such€displays€isÐ Ô$  Ðprevented€or€restricted€by€law€or€by€the€Lesseeððs€inability€to€obtainÐ À  Ðany€necessary€permits€or€licenses,€or€if€the€Lessee€is€unable,€for€anyÐ ¬ü  Ðperiod€of€ninety€(90)€consecutive€days€or€more,€to€secure€andÐ ˜è  Ðmaintain€a€suitable€advertising€contract€for€the€displays,€or€if€thereÐ „Ô  Ðoccurs€a€diversion€of€traffic€from,€or€a€change€in€the€direction€ofÐ pÀ Ðtraffic€on€highways€leading€past€the€Lesseeððs€displays,€the€LesseeÐ \¬ Ðmay,€at€its€option,€terminate€this€lease€by€giving€the€Lessor€fifteenÐ H˜ Ð(15)€days€written€notice€ð8ð.Ð4„` x` x ÐÌà  àà ` àThe€original€lease€was€entered€into€by€Loren€Plemmons€Hentchel€(ð ðHentchelðð),Ð  \ ÐPlaintiffððs€daughter.€€Hentchel€owned€the€property€when€the€lease€was€entered€into€in€1983,€but€Ð øH Ðdeeded€the€property€to€Plaintiff€in€1985.€€At€trial,€Hentchel€testified€that€the€original€term€of€the€leaseÐ ä4 Ðwas€10€years,€with€an€option€to€continue€for€another€10€years,€then€year€to€year€after€the€second€tenÐ Ð  Ðyear€period€expired.€€The€original€lease€called€for€a€rental€payment€of€$250.€€Hentchel€also€testifiedÐ ¼  Ðthat€the€provision€allowing€for€ð ðsupplementary€adjustmentsðð€in€paragraph€4€was€in€the€lease€because:Ð ¨ø ÐÌà8  àà8` Ð Ð àMy€understanding€was,€when€I€had€the€discussion€with€Mr.€Callahan,Ð €Ð ÐI€made€it€clear€to€him€that€this€property€is€investment€type€property.€Ð l¼ ÐWe€knew€that€Highway€411€would€be€four€laned€from€Maryville€IÐ X ¨ Ðthink€until€it€gets€to€I„75€in€Georgia,€and€at€sometime€this€propertyÐ D!” Ðwould€be€more€valuable,€would€be€sold,€and€wanted€to€be€sure€thatÐ 0"€  Ðwe€are€not€boxing€ourselves€in€to€this€rate€of€$250€annually€for€aÐ #l! Ðtwenty€year€period.€€Ð$X"` x` x ÐÌà  àà ` àApproximately€June€14,€1984,€Hentchel€called€the€original€lessee€inquiring€if€he€hadÐ à%0!$ Ðfound€a€tenant€for€the€billboard.€€The€original€Lessee€responded€that€he€had€found€one€in€March,€andÐ Ì&"% Ðthat€he€had€forgotten€to€send€the€rent€check€and€would€do€so.€€The€first€rental€payment€was,Ð ¸'#& Ðtherefore,€late.€€Hentchel€testified€that€according€to€the€lease,€all€rental€payments€were€due€in€April.€Ð ¤(ô#' ÐSince€the€rent€checks€were€actually€received€in€June,€all€of€them€were€technically€late€underÐ )à$( ÐPlaintiffððs€proof.€€Even€though€the€rent€was€due€in€April,€Hentchel€and€Plaintiff€considered€the€dueÐ |*Ì%) Ðdate€to€be€June€15òòthóó.€€As€long€as€the€annual€payment€was€received€by€July€15òòthóó€€(after€allowing€30Ð h+¸&* Ðdays€for€processing€as€set€forth€in€the€lease),€they€considered€the€payment€timely.€€Hentchel€agreedÐ ° Ðthat€the€1998€rental€payment€was€received€after€July€15òòthóó,€but€Plaintiff€gave€Lessees€the€ð ðbenefit€ofÐ œì Ðthe€doubtðð€and€made€no€protest.€€Hentchel€acknowledged€that€the€various€events€set€forth€inÐ ˆØ Ðparagraph€10€of€the€lease€described€situations€which€would€make€the€value€of€the€billboard€decrease,Ð tÄ Ðnot€increase,€and€that€nothing€in€that€paragraph€allowed€the€lessor€to€terminate€the€lease.€Ð `° ÐNotwithstanding€the€language€in€paragraph€10,€Hentchel€testified€that€the€ð ðsupplementaryÐ L œ Ðadjustmentsðð€language€in€paragraph€4€did€not€pertain€only€to€those€situations€described€in€paragraphÐ 8 ˆ Ð10€which€would€decrease€the€value€of€the€billboard.€€Rather,€Hentchel€asserted€that€the€language€inÐ $ t Ðparagraph€4€could€be€used€by€the€lessor€when€the€value€of€the€billboard€increased,€or€by€the€lesseeÐ  ` Ðif€it€decreased.€€Ð ü L  ÐÌà  àà ` àPlaintiff€testified€she€purchased€the€property€on€which€the€billboard€is€located€fromÐ Ô$  Ðher€daughter€in€1985.€€Plaintiff€had€nothing€to€do€with€the€preparation€of€the€lease.€€She€testified€thatÐ À  Ðthe€rental€payments€were€received€in€June€of€each€year€except€for€the€payment€in€1998€which€sheÐ ¬ü  Ðreceived€around€July€30òòthóó.€€Plaintiff€testified€she€wrote€a€letter€to€Lessees€in€May€of€1998€requestingÐ ˜è  Ðthat€the€rent€be€increased€to€$1,500€per€year€because€the€value€of€the€property€had€increased.€Ð „Ô  ÐPlaintiff€admitted€she€unilaterally€made€this€request€for€increased€rent€based€on€her€claim€that€sheÐ pÀ Ðhad€been€offered€that€sum€by€another€potential€lessee.€€Notwithstanding€this€request,€PlaintiffÐ \¬ Ðreceived€and€accepted€only€$250€in€rent€on€July€30,€1998.€€When€the€rent€was€due€in€1999,€sheÐ H˜ Ðreceived€a€check€for€$250€on€July€22òòndóó.€€Plaintiff€sent€this€check€back€to€Lessees€along€with€a€letterÐ 4„ Ðrequesting€that€the€billboard€be€removed€from€her€property.€€Plaintiff€did€not€state€in€her€letter€thatÐ  p Ðshe€was€returning€the€check€because€it€was€late.€€Instead,€Plaintiff€wanted€the€billboard€off€theÐ  \ Ðproperty€because€she€had€sold€the€property€to€a€third€party.׃×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€€In€October,€Plaintiff€sent€another€letterÐ øH Ðto€Lessees€stating€that€she€had€terminated€the€lease€by€her€July€letter€and€once€again€requesting€thatÐ ä4 Ðthe€billboard€be€removed.€€Lessees€responded€with€a€letter€stating€they€had€a€valid€lease€which€didÐ Ð  Ðnot€expire€until€the€year€2003.€€Lessees€then€sent€Plaintiff€another€check€for€$250,€which€she€onceÐ ¼  Ðagain€returned€to€them.€€Ð ¨ø ÐÌà  àà ` àLessees€moved€for€a€ð ðdirected€verdictðð€after€Plaintiff€concluded€her€proof,€arguingÐ €Ð Ðthat€Plaintiff€had€failed€to€meet€her€burden€of€proof€on€the€various€claims.€€The€Trial€Court€agreed.€Ð l¼ ÐThe€Trial€Court€concluded€that€the€reference€to€ð ðsupplemental€adjustmentsðð€found€in€paragraph€4Ð X ¨ Ðof€the€lease€was€defined€by€paragraph€10.€€In€other€words,€in€order€to€make€a€supplementaryÐ D!” Ðadjustment€to€the€rental€payment€pursuant€to€paragraph€4,€one€of€the€events€described€in€paragraphÐ 0"€  Ð10€had€to€happen.€€According€to€the€Trial€Court,€paragraph€10€did€not€give€Plaintiff€the€right€toÐ #l! Ðincrease€the€amount€of€the€rental€payments.€€Next,€the€Trial€Court€addressed€whether€there€was€aÐ $X" Ðbreach€of€the€lease.€€Plaintiff€admitted€in€her€testimony€that€the€reason€she€did€not€accept€the€1999Ð ô$D # Ðrental€payment€and€attempted€to€terminate€the€lease€was€because€of€a€dispute€as€to€the€amount€of€theÐ à%0!$ Ðannual€rental€payment,€not€because€the€1999€rent€was€late.€€In€accordance€with€its€previous€ruling,Ð Ì&"% Ðthe€Trial€Court€concluded€this€was€not€a€proper€basis€to€terminate€the€lease€because€Plaintiff€ð ðdidnððtÐ ¸'#& Ðhave€a€right€to€demand€the€$1500€ð8ð.ðð€€The€Trial€Court€also€noted€there€was€no€provision€in€the€leaseÐ ¤(ô#' Ðfor€forfeiture€in€the€event€of€late€payment.€€The€Trial€Court€likewise€observed€that€Plaintiff€acceptedÐ ° Ðthe€1998€rental€payment€around€July€30òòthóó€with€no€protestation,€but€then€claimed€a€breach€when€sheÐ œì Ðreceived€the€1999€payment€on€July€22òòndóó.€€The€Trial€Court€entered€an€Order€granting€Lesseesðð€motionÐ ˆØ Ðfor€ð ðdirected€verdictðð€and€dismissed€the€case,€stating€that€after€ð ðhearing€the€proof€ð8ð€Plaintiff€hasÐ tÄ Ðfailed€to€present€sufficient€evidence€that€the€Defendants€breached€the€contract€at€issue.ðð€€PlaintiffÐ `° Ðappeals.€€Ð L œ ÐÌà@))%ìàò òòòDiscussionó óóóˆÐ $ t ÐÌà  àà ` àOn€appeal,€Plaintiff€challenges€two€rulings€by€the€Trial€Court.€€First,€PlaintiffÐ ü L  Ðcontends€she€had€the€right€to€terminate€the€lease€as€a€result€of€the€late€rental€payment€in€1999.€Ð è 8  ÐSecond,€Plaintiff€claims€the€lease€was€breached€when€Lessees€failed€to€negotiate€a€rental€increaseÐ Ô$  Ðdue€to€changes€in€the€advertising€status€of€the€property€resulting€from€an€increase€in€the€rental€valueÐ À  Ðof€the€billboard.Ð ¬ü  ÐÌà  àà ` àThis€was€a€bench€trial€without€the€intervention€of€a€jury.€€Although€Lessees€movedÐ „Ô  Ðfor€a€ð ðdirected€verdictðð,€the€proper€request€would€have€been€for€a€motion€to€dismiss€pursuant€toÐ pÀ ÐTenn.€R.€Civ.€P.€41.02(2).€€This€rule€provides€that€in€an€action€tried€by€the€court€without€a€jury,€theÐ \¬ Ðdefendant€may€move€for€dismissal€after€the€plaintiff€has€completed€presentation€of€evidence€on€theÐ H˜ Ðground€that€upon€the€facts€and€the€law,€the€plaintiff€has€shown€no€right€to€relief.€€We€thus€treatÐ 4„ ÐLesseesðð€motion€for€directed€verdict€as€a€motion€to€dismiss€under€Rule€41.02(2).€€The€standard€ofÐ  p Ðreview€regarding€a€dismissal€under€Tenn.€R.€Civ.€P.€41.02(2)€is€set€forth€in€òòAtkins€v.€Kirkpatrick,óó€823Ð  \ ÐS.W.2d€547,€552€(Tenn.€Ct.€App.€1991):Ð øH ÐÌà8  àà8` Ð Ð àà ¸ àIf€a€motion€to€dismiss€is€made€at€the€close€of€Plaintiffs'€proofÐ Ð  Ðin€a€non-jury€case,€under€T.R.C.P.€Rule€41.02(2),€the€trial€court€mustÐ ¼  Ðimpartially€weigh€and€evaluate€the€evidence€just€as€though€it€wereÐ ¨ø Ðmaking€findings€of€fact€and€conclusions€of€law€after€presentation€ofÐ ”ä Ðall€the€evidence.€€If€the€plaintiff's€case€has€not€been€established€by€aÐ €Ð Ðpreponderance€of€the€evidence,€the€case€should€be€dismissed€if,€on€theÐ l¼ Ðfacts€found€.€.€.€[and]€the€applicable€law,€plaintiff€has€shown€no€rightÐ X ¨ Ðto€relief.€€òòCity€of€Columbia€v.€C.F.W.€Construction€Co.óó,€557€S.W.2dÐ D!” Ð734€(Tenn.€1977).€€Ð0"€ ` x` x ÐÌà8  àà8` Ð Ð àà ¸ àOur€scope€of€review€is€pursuant€to€Rule€13(d)€T.R.A.P.€TheÐ $X" Ð[factual]€findings€of€the€trial€court€in€granting€such€a€motion€areÐ ô$D # Ðaccompanied€by€a€presumption€of€correctness€and,€unless€theÐ à%0!$ Ðpreponderance€of€the€evidence€is€otherwise,€those€findings€must€beÐ Ì&"% Ðaffirmed.òò€€College€Grove€Water€Utility€District€v.€Bellenfantóó,€670Ð ¸'#& ÐS.W.2d€229€(Tenn.€App.€1984).Ф(ô#'` x` x ÐÌòòAtkinsóó,€823€S.W.2d€at€552.€€òòSee€alsoóó€òòTwitty€v.€Youngóó,€No.€03A01„9801„CH„00031,€1998€WL€453681Ð |*Ì%) Ðat€**2,€**3€(Tenn.€Ct.€App.,€Aug.€6,€1998)(òòperm.€app.€den.€óóDec.€21,€1998).€€Review€of€questions€ofÐ h+¸&* Ðlaw€is€òòde€novoóó,€without€a€presumption€of€correctness.€€òòSee€Nelson€v.€Wal„Mart€Stores,€Inc.óó,€8€S.W.3dÐ ° Ð625,€628€(Tenn.€1999).€Ð œì ÐÌà  àà ` àThe€purpose€of€interpreting€a€written€contract€is€to€ascertain€and€to€give€effect€to€theÐ tÄ Ðcontracting€parties'€intentions.€€òòMarshall€v.€Jackson€&€Jones€Oils,€Inc.óó,€20€S.W.3d€678,€681€(Tenn.Ð `° ÐCt.€App.€1999).€€In€the€case€of€written€contracts,€these€intentions€usually€are€reflected€best€in€theÐ L œ Ðcontract€itself.€€The€search€for€the€contracting€parties'€intent€should€focus€on€the€four€corners€of€theÐ 8 ˆ Ðcontract,€the€circumstances€in€which€the€contract€was€made,€and€the€parties'€actions€in€carrying€outÐ $ t Ðthe€contract.€€òòMarshallóó,€20€S.W.3d€at€681.€€In€the€absence€of€fraud€or€mistake,€courts€should€construeÐ  ` Ðcontracts€as€written,€accord€contractual€terms€their€natural€and€ordinary€meaning,€and€shouldÐ ü L  Ðconstrue€them€in€the€context€of€the€entire€contract.€€òòIdóó.€€The€courts€also€should€avoid€strainedÐ è 8  Ðconstructions€that€create€ambiguities€where€none€exist.€€òòIdóó.€at€682€(citing€òòHillsboro€Plaza€Enters.Ð Ô$  Ðv.€Moonóó,€860€S.W.2d€45,€47„€48€(Tenn.€Ct.€App.1993)).€€ð ðThe€courts€may€not€make€a€new€contractÐ À  Ðfor€parties€who€have€spoken€for€themselves€ð8ð€and€may€not€relieve€parties€of€the€contractualÐ ¬ü  Ðobligations€simply€because€these€obligations€later€prove€to€be€burdensome€or€unwise.ðð€€òòIdóó.€(citingÐ ˜è  ÐòòAtkins€v.€Kirkpatrickóó,€823€S.W.2d€547,€553€(Tenn.€Ct.€App.€1991)).€€While€a€court€cannot€favorÐ „Ô  Ðeither€party,€when€a€contract€contains€ambiguous€provisions,€those€provisions€will€be€construedÐ pÀ Ðagainst€the€party€responsible€for€drafting€them.€€òòBurks€v.€Belz-Wilson€Propertiesóó,€958€S.W.2d€773,Ð \¬ Ð777€(Tenn.€Ct.€App.€1997).Ð H˜ ÐÌà  àà ` àWe€do€not€believe€the€Trial€Court€committed€reversible€error€when€it€concluded€thatÐ  p ÐPlaintiff€had€not€proven€by€a€preponderance€of€the€evidence€that€Lessees€breached€the€lease.€€In€òòCainÐ  \ ÐPartnership,€Ltd.€v.€Pioneer€Investment€Services€Companyóó,€914€S.W.2d€452€(Tenn.€1996),€ourÐ øH ÐSupreme€Court€was€interpreting€a€non„residential€commercial€lease€and€adopted€the€followingÐ ä4 Ðprovisions€of€the€Restatement€of€Property€(Second),€ðð€13.1€(1977):€€Ð Ð  ÐÌà8  àà8` Ð Ð àNonperformance€of€Tenant's€Promise--Remedies€AvailableШø` x` x ÐÌà8  àà8` Ð Ð àà ¸ àExcept€to€the€extent€the€parties€to€a€lease€validly€agreeÐ €Ð Ðotherwise,€if€the€tenant€fails€to€perform€a€valid€promise€contained€inÐ l¼ Ðthe€lease€to€do,€or€to€refrain€from€doing,€something€on€the€leasedÐ X ¨ Ðproperty€or€elsewhere,€and€as€a€consequence€thereof,€the€landlord€isÐ D!” Ðdeprived€of€a€significant€inducement€to€the€making€of€the€lease,€if€theÐ 0"€  Ðtenant€does€not€perform€his€promise€within€a€reasonable€period€ofÐ #l! Ðtime€after€being€requested€to€do€so,€the€landlord€may:Ð$X"` x` x ÐÌà8  àà8` Ð Ð à(1)€terminate€the€lease€and€recover€damages;€€orÐà%0!$` x` x ÐÌà8  àà8` Ð Ð à(2)€continue€the€lease€and€obtain€appropriate€equitable€and€legalÐ ¸'#& Ðrelief,€includingФ(ô#'` x` x ÐÌà8  àà8` Ð Ð àà ¸ à(a)€recovery€of€damages,€andÐ|*Ì%)` x` x ÐÐ h+¸&* Ðà8  àà8` Ð Ð àà ¸ à(b)€recovery€of€the€reasonable€cost€of€performing€the€tenant'sÐ ° Ðpromise.Мì` x` x ÐÌòòCain€Partnershipóó,€914€S.W.2d€at€459.€€In€the€present€case,€the€Trial€Court€correctly€noted€that€theÐ tÄ Ðlease€did€not€contain€a€specific€forfeiture€provision€for€the€late€payment€of€rent.€€The€proof€at€trialÐ `° Ðshowed€that€when€the€1999€rent€was€late,€Plaintiff€never€protested€until€after€the€rent€was€receivedÐ L œ Ðon€July€22òòndóó,€which€was€seven€days€late€according€to€when€Plaintiff€considered€the€rent€due.€Ð 8 ˆ ÐAlthough€late€with€the€rent,€Lessees€thus€performed€their€ð ðpromise€within€a€reasonable€period€ofÐ $ t Ðtimeðð.€€This€conclusion€is€further€supported€by€Plaintiffððs€testimony€that€in€her€communications€withÐ  ` ÐLessees,€she€did€not€attempt€to€terminate€the€lease€because€the€1999€rent€was€late.€€In€fact,€PlaintiffÐ ü L  Ðadmitted€at€trial€that€the€reason€she€sent€the€rent€check€back€to€Lessees€was€because€she€wanted€moreÐ è 8  Ðrent,€not€because€it€was€late.€€Since€we€conclude€that€Lessees€were€not€in€default€of€the€lease€basedÐ Ô$  Ðon€the€1999€rental€payment,€we€need€not€decide€whether€the€partiesðð€past€course€of€dealings€inÐ À  Ðpaying€and€accepting€late€rental€payments€constitute€a€waiver€with€respect€to€the€1999€rentalÐ ¬ü  Ðpayment.Ð ˜è  ÐÌà  àà ` àParagraph€4€of€the€lease€provides€ð ðsupplementary€adjustmentsðð€in€the€rent€are€to€beÐ pÀ Ðmade€promptly€when€the€ð ðadvertising€statusðð€of€the€display€is€changed.€€Paragraph€10€sets€forth€inÐ \¬ Ðdetail€various€events€which€would€affect€the€advertising€status.€€Paragraph€10€only€speaks€to€eventsÐ H˜ Ðwhich€would€decrease€the€value€of€the€lease,€such€as€the€billboard€being€obstructed,€etc.€€ParagraphÐ 4„ Ð10€does€not€afford€Plaintiff€the€opportunity€to€increase€the€rent€for€any€reason.€€The€Trial€CourtÐ  p Ðagreed€with€the€position€advanced€by€Lessees€that€any€potential€change€in€advertising€status€whichÐ  \ Ðwould€permit€an€adjustment€in€the€rent€was€defined€by€Paragraph€10€of€the€lease.€€While€thisÐ øH Ðconclusion€is€not€the€only€one€that€could€have€been€reached,€we€cannot€say€that€the€Trial€CourtÐ ä4 Ðcommitted€reversible€error€when€it€reached€this€result.€€Ð Ð  ÐÌò òòòà@  %ìàConclusionóóó óˆÐ ¨ø ÐÌà  àà ` àThe€judgment€of€the€Trial€Court€is€affirmed.€€This€case€is€remanded€to€the€Trial€CourtÐ €Ð Ðfor€further€proceedings€as€required,€if€any,€consistent€with€this€Opinion,€and€for€collection€of€costsÐ l¼ Ðbelow.€€Costs€of€appeal€are€taxed€to€the€Appellant,€Sue€S.€Plemmons,€and€her€surety.€€Ð X ¨ ÐÌÌÌÌÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  à____________________________________Ð ¸'#& Ðà  àà ` àà ¸ àà  àà h àà À àà  àD.€MICHAEL€SWINEYÐ ¤(ô#' ÐÌÌ