WPCyM +ROz" ouzQ I33} oī+ԃ7{rB.C}K Ʀ_J rfɛռn">WwS!;!n D)IM9sœɊj[bIZ0s#JUEN %a 0:g U(N ^ w 4  " m$ N; 0U= 0 0o 0. 0 0 0G 0 0E* 0, 0 0 0c 0  0 0F 0 0j 0 0 0u 0 0 0a 0 0 0-_ 0 ' 0 D  0! 0Q" 0# 0># 0 $ 0% 0% 0& 0' 0( 0m) 0'* 02* 0++ 0:', 0Ya, 0_, 0 - 0#. 0/ B*1 D/1 D+2 0/2 D/54 0d4 0625 0h5 0:p6 0^6 0<7 1eD7 0N7U67U>-8U*k88KM;= BA 1uA 72FB 0cxBxBBCdEdEdE6'H'H'Hp]I]I]I]I]I]I]I]I]I]I]I]I]I]I]IJ\\IB01S01\CLERK1NAS,,,,0(9 Z6Times New Roman RegularX($USUS.,("  Z6Times New Roman Regular/S1 JE1t4.dll3|x U*+ (_2623  ..*D+D (_25   ," <DL,23  ..," <DL,   *5+5 (_24  ) <DL)23  ..) <DL)  *2+2 (_23 ` &<<DL&23  ..&<<DL& ` */+/ (_22  #DL#23  ..#DL#  *,+, (_21   DL 23  .. DL  *)+) (_20 h DDL23  ..DDL h *&+& (_19  L23  ..L  *#+# (_18   L23  .. L  *>> (_17  2( 4 <DL223  Ԁ2( 4 <DL2  *DD (_16   ," <DL,23  Ԁ," <DL,   *55 (_15  ) <DL)23  Ԁ) <DL)  *22 (_14 ` &<<DL&23  Ԁ&<<DL& ` *// (_13  #DL#23  Ԁ#DL#  *,, (_12   DL 23  Ԁ DL  *)) (_11 h DDL23  ԀDDL h *&& (_10  L23  ԀL  (## &_9   L23  Ԁ L  (>> &_8  2( 4 <DL223  2( 4 <DL2  (DD &_7   ," <DL,23  ," <DL,   (55 &_6  ) <DL)23  ) <DL)  (22 &_5 ` &<<DL&23  &<<DL& ` (// &_4  #DL#23  #DL#  (,, &_3   DL 23   DL  ()) &_2 h DDL23  DDL h (&& &_1  L23  L  &## $_   L23   L   ##<2Xd# U +_$USUS.,  (XX    1    _AlthoughCynthiaSegneri,Mr.Segneriswife,signedneitherthesalescontractnortheleasepurchase  agreement,sheisanamedplaintiffinthedeclaratoryjudgmentaction.(Y(2_$ !USUS.,    (XX    0  (#$  0    +_$USUS.,  (XX    2    _ConstanceMilleristheadultdaughterofVeraMillerwhowaseightyyearsoldatthetimeoftrial.In1998,  Constancequitclaimedherinterestinthehome.However,ConstanceMillerisanameddefendantintheaction.0AA.Normal  5+ ` hp x 55+ ` hp x 5  <AA:Definition T  5+ ` hp x 55+ ` hp x 5  <AA:Definition L , 5+ ` hp x 5  5+ ` hp x 586Definition(hh&H1  5+ ` hp x 5      5+ ` hp x 5  (]]&H2  5+ ` hp x 5  5+ ` hp x 5  (]]&H3  5+ ` hp x 5  5+ ` hp x 5  (]]&H4  5+ ` hp x 5 XXX 5+ ` hp x 5  (]]&H5  5+ ` hp x 5  5+ ` hp x 5  (]]&H6  5+ ` hp x 5  5+ ` hp x 5  2DD0Address  5+ ` hp x 55+ ` hp x 5  8MM6Blockquote , , 5+ ` hp x 5   5+ ` hp x 5,*CITE,dl*CODEKP<6X9`(Courier NewKSQ\  `&Times New RomanS42Emphasis64Hyperlink    <:FollowedHype    4go2Keyboard KP<6X9`(Courier NewKSQ\  `&Times New RomanS <:Preformatted  /%  ,Kk %#/KP<6X9`(Courier NewKSQ\  `&Times New RomanS/%  ,Kk %#/  <:zBottom of 7D(X7    5+ ` hp x 5?R%2A`Arial?  SQ\  `&Times New RomanS7E(X75+ ` hp x 5  &  d dC)1dxd'dxd<:zTop of For7G(X7    5+ ` hp x 5?R%2A`Arial?  SQ\  `&Times New RomanS7E(X75+ ` hp x 5  C)2dxd0KS.SampleKP<6X9`(Courier NewKSQ\  `&Times New RomanS0.Strong 8dl6TypewriterKP<6X9`(Courier NewKSQ\  `&Times New RomanS42Variable: 8HTML MarkupB      2 0CommentB   35;AGMSY_11.1.1.1.1.1.1.1.(O$<6X9`(Courier New\  `&Times New Roman%2A`Arial  +_$USUS.,  (XX    8    _TheSegnerishavenotappealedthetrialcourtsrulingthat:   t  8  Thebuyerdoesnothaveacontracttopurchasetheimprovedrealpropertyat103StonybrookWay  inHendersonville,SumnerCounty,Tennesseefor$179,000.Thebuyerisactuallyonamonthto t monthrentalagreement,andtheCourthastakenalookatthatlease/purchaseagreementbutheison 8 !itsamonthtomonthrental.L    A +_$USUS.,  (XX    4    _Initially,theMillersbelievedtheSegnerisinabilitytoclosestemmedfromproblemssellingtheirhomein  Ohio.Attrial,theMillerslearnedforthefirsttimethattheSegnerissoldtheirOhiohomeonOctober23,1995.Mr. t SegneriadmittedthatheneveradvisedtheMillersofthesale.Hefurthertestifiedthathereceivednoequitydistribution 8 fromthesale.  +_$USUS.,  (XX    3    _Therentwasincreasedtwiceduringthespringof1996,followingthefailureofthehousetoclosebythe  extensiondeadlineintheAddendum.Therentwasraisedto$1450inMarch1996andagainto$1755inMay1996by t oralagreementbetweentheparties.AccordingtoVeraMillerstestimonyattrial,shemovedtoGeorgiain1994inorder 8 tohelpanothergrowndaughterandgrandchildfollowingadivorce.AsaresultoftheStoneybrookhousenotclosing, L shewasforcedtoborrowadditionalmoniestopurchaseahomeinGeorgia.Mrs.Millerexplainedthatshehadtoscale  backduetotheproblemsassociatedwiththesaleoftheHendersonvillehouse.TheletterswrittentotheSegneris  detailedtheMillersfinancialstrainsandtheneedfortherentincreases. d3#37=CIQYag1.a.i.(1)(a)(i)1)a)Wi)(;3$2#  0  .3  0   +_$USUS.,  (XX    5    _Attrial,theSegnerisdocumentedthat97%oftheimprovementswereundertakenaftermidApril1996.  +_$USUS.,  (XX    9    _TheSegnerismovedthiscourttoconsiderasapostjudgmentfactregardingthepurchasepricetheMillers  receivedfortheStoneybrookpropertyonSeptember2,2003.WedeniedthemotionpursuanttoTenn.R.App.P.14.  +_$USUS.,  (XX    7    _ThisactionwasremovedtoUnitedStatesDistrictCourtfortheMiddleDistrictofTennesseeonJuly5,2002,  butthenremandedtostatecourtonNovember4,2002.TheMillersmovedtosupplementtherecordonappealto t includetheiranswerandcounterclaimfiledinfederalcourt.Wedeniedwithoutprejudicethemotionandreferredthe 8 MillerstoTenn.R.App.P.24(e)whichstatesthatthecontentoftherecordlieswithintheexclusivedomainofthetrial L court. , +_$USUS.,  (XX    6    _TheMillersandtheSegnerisnevermetfacetoface,nordidtheMillersevervisittheStoneybrookhomewhile  theSegnerislivedthere. f +_$USUS.,  (XX    10    _BecausewefindtheSegnerisarenotentitledtoreimbursementsundertheexpresstermsofthelease,weneed  notaddresstheirissuethatthetrialcourtfailedawardthemthecompleteamount.  COA P.J.DennenNatalya HendersonvilleSegneriquitclaimedStoneybrookSegnerisStonybrookLoudonGuiliano CLEOFrizzellGatlinburgL.L.C.tenantable T]hemeruitSwaffordCastelli V.L.TransconQueenerHeltonTailleChedesterDurnelcoDorroughBobbittPinneyTarpley Abex !USUS.,  _XXXXX  UXXX  ){@ #XXXUh#X(XXXINTHECOURTOFAPPEALSOFTENNESSEE  @kk$ATNASHVILLE#XXXX(#UXXXԈ &   January7,2004Session L #XXXUs# UXXXORLANDOF.SEGNERIetal.,v.VERAM.MILLERetal.#XXXU##XXXXXX=#XXXXXX  J  AppealfromtheChanceryCourtforSumnerCounty  J @@No.2002C162TomE.Gray,Chancellor  6 @@*AV) ` dE<` A   @@TTNo.M200301014COAR3CVFiledOctober19,_2004_   AV) ` dE<|` A }     Thisappealinvolvesadisputeconcerningaleasepurchaseagreement.Tenantsfiledacomplaint x  fordeclaratoryjudgment,seekingadeclarationthattheyhadarighttopurchasethepropertyatthe d priceestablishedinaseparatesalesagreementand,alternatively,thattheywereentitledto P reimbursementfor$50,000worthofimprovementstheymadetotheresidencewhiletheyrentedit. < ThetrialcourtfoundthatthesalescontracthadexpiredandorderedTenantstovacatetheproperty. (x ThetrialcourtfurtherorderedLandlordstoreimburseTenantsforover$45,000inimprovements. d Bothpartiesappealtheamountofthereimbursement.Becausewefindnobasisundertheleaseto P eitherrequiretheLandlordstoreimburseTenantsfortheirimprovementsortodenyLandlordsan < awardofattorneysfees,wereversethejudgmentinpart. (  Tenn.R.App.P.3AppealasofRight;JudgmentoftheChanceryCourt  AffirmedinPart,ReversedinPart,andRemanded     PatriciaJ.Cottrell,J.,deliveredtheopinionofthecourt,inwhichWilliamC.Koch,Jr.,P.J., ` M.S.,andFrankG.Clement,Jr.,J.,joined. L  KeithC.Dennen,NatalyaL.Rose,Nashville,Tennessee,fortheappellants,VeraM.Millerand $"t! ConstanceA.Miller. #`" MichaelW.Edwards,Hendersonville,Tennessee,fortheappellees,OrlandoF.SegneriandCynthia $8 $ Segneri. %$!%   '"' ){ )8XXXdd8 )  _@66' OPINION   #XXXXXX#  InSeptemberof1994,OrlandoSegneri* ,#  1      ׀enteredintoasalescontractwithConstanceand  VeraMiller- ,#  2      ׀topurchasetheMillersHendersonvilleresidencelocatedat103StoneybrookLanefor t $179,000.AsimultaneouslyexecutedLeasePurchaseAgreementincorporatedbyreferencethesales ` contract.TheleaseprovidedforMr.Segneritoleasethehousefortwelvemonths.Initiallythe L  Segnerispaid$1315permonthinrent.Mr.Segnerididnotcompletethepurchasewithinthetime 8  setoutinthecontract,andonOctober11,1995,thepartiessignedanAddendumtothesalescontract $ t extendingtheclosingdeadlineuntilFebruary1,1996.TheAddendumpermittedtheSegneristo  ` continuerentingbutnowonamonthtomonthbasis.Specifically,theaddendumprovidedthat:  L  8  1.Closingdateisextendedto2/1/96;$    8  2.Century21DukeRealtorstoretain$1,100asearnestmoneyoncontractextension;    8  3.$1,100earnestmoneytobeforfeitintheeventsaledoesnotcloseby2/1/96;    8  4.BuyerandSelleragreetoplacehomebackonthemarketwithCentury21Duke   Realtorsifsalenotcompletedby2/1/96;    8  5.Buyeragreestoallowhometobeshownwithalockboxattachedifnotclosedby p 2/1/96;\   8  6.Buyeragreestovacatepropertynotlaterthan10dayspriortoclosingdatefornew H Buyer;4   8  7.SellerandBuyeragreetoBuyerrentingonamonthtomonthagreementafter  p 2/1/96; \   8  8.Buyeragreestorelease$8,000ofearnestmoneytosellerimmediately.H     Onceagain,Mr.Segnerifailedtocloseandasaconsequenceforfeited$9,100inearnest   money.Whenitbecameapparentthatthesalewasnotgoingtohappenbythespringof1996,the   MillerswrotetheSegneristwolettersdiscussingbothrentincreasesandtheanticipatedsaleofthe  house.IntheApril4,1996letter,ConnieMillerwrote:  8   ` Thankyouforthe2increasesinrent....Itwouldtake$1755Uh ,#  3      ׀tocoverthe l interestwepayeverymonthontheequitymortgagewetookout....X    Ї8   ` Sincewedontwantyoutogothroughwhatwedid,wewanttogiveyouas  muchtimeasyouneedtoarrangefinancingyoucanbecomfortablewith.And,ifwe  couldbecomfortableinthemeantime,wedbesatisfiedleasingindefinitely.We  considerityourhouse,eventhoughtechnicallywemightownit.t     Thefollowingmonth,VeraMillerwrotetheSegnerisinaletterdatedMay7,1996: L  8      8   ` Weneverdoubtedyoursinceritytopurchaseourhouse....AsConniewrote $ t wewantyoutobeabletogetinapositiontobuywithoutadeadline.Thereisno  ` rushonourpartnow....Wearesorryyouhadtheproblemwithyourhousein  L  Ohio.T ,#  4       8    8   `       Aroundthistime,theSegnerisbegantomakesubstantialimprovementstothehouse   beginningmidApril1996.[ ,#  5      ׀TheSegnerisdocumentedcostsofthefollowingimprovements:     Appliances(costsandrepairs):0  0(#(#0p(#(#$3,638.51 p(#p(#   DoorRepair:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$570.48pp(#p(#   HeatingandAirconditioningUnit:0  0(#(#0p(#(#$6,208.00\p(#p(#   KitchenCabinetsandSink:0 h 0h(#h(#0(#(#0p(#(#$7,252.64Hp(#p(#   Deck(materialsandinstallation):0  0(#(#0p(#(#$6,900.004p(#p(#   RepairstoFloorJoists(i.e.,crawlspacesupport):0 p $5,600.00 pp(#p(#   FrontDoor:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$1,067.39 \p(#p(#   StormDoor:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$285.53Hp(#p(#   CeilingFan:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$120.874p(#p(#   ElectricalFixtures:0  0h(#(#0h(#h(#0(#(#0p(#(#$286.19 p(#p(#   CurtainsandRods:0  0h(#(#0h(#h(#0(#(#0p(#(#$474.68 p(#p(#   Wallpaper:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$978.00p(#p(#   MiscellaneousRepairs:0 h 0h(#h(#0(#(#0p(#(#$443.00p(#p(#   WindowReplacement:0 h 0h(#h(#0(#(#0p(#(#$1,582.00p(#p(#   Painting:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$3,675.00lp(#p(#   ChimneyRepairandCleaning:0  0(#(#0p(#(#$990.00X p(#p(#   ReplacementofExteriorWood(SonnyWright):0 p $1,562.09D!p(#p(#   Landscaping:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$7,017.900" p(#p(#   WaterServiceLineReplacement:0  0(#(#0p(#(#$737.38#l!p(#p(#   PlumbingRepair:0  0h(#(#0h(#h(#0(#(#0p(#(#$275.00$X"p(#p(#   ReplacementofGarageDoorOpenerandRepairs $D #   toDoor:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$833.83%0!$p(#p(#   CarpetReplacementandCleaning:0  0(#(#0p(#(#$767.23p(#p(#    TOTAL:0 0 (# (#0h(#(#0h(#h(#0(#(#0p(#(#$51,266.51 󀀀) XXXp(#p(# #XXX )+#  Afterrentingforovereightyears,` ,#  6      ׀theSegnerisnotifiedtheMillersinearlyDecember2001 x thattheywerefinallyinapositiontopurchasetheproperty.TheMillersrespondedintheir d ChristmascardtotheSegneris: Welookforwardtotalkingtoyouaboutthehouse.Hopefully,we P  canworkitout.Weneverdoubtedyouwantedit.Sogiveusacallatyourconvenience.The <  negotiationsthatfolloweddidnotgowell. ( x   TheMillersofferedtosellthehousefor$251,000.Mr.Segneritestifiedthatherecognized  P  thattheMillerswereentitledtosomeappreciation,sohestartedwith$230,000andthensubtracted  <  aportionofhisimprovementstoarriveathiscounterofferof$195,000.InApril2002,Connie (  MillertoldCynthiaSegneriduringatelephoneconversationtheyweredecliningthe$195,000offer   andexplainedthattheywouldnotcredittheSegnerisforeithertheimprovementsormaintenance   done.TheSegnerisnextofferedtopurchasethepropertyfor$185,000.Onceagain,theMillers   declinedtheoffer.     Followingseveralunsuccessfulroundsofdiscussions,theSegneristhennotifiedtheMillers ` throughtheirattorneythattheywouldsueiftheMillersdidnotagreetosellfortheoriginalpurchase L priceof$175,000.Inaddition,theSegnerisdemandedreimbursementforover$50,000in 8 improvementsmadeontheproperty.TheMillersansweredthroughtheirattorneybyaletterdated $t May8,2002,notifyingtheSegneristhatinaccordancewiththeAddendum,theMillerswere ` terminatingtheleaseeffectiveJune30,2002,anddenyingthattheSegneriswereentitledto L reimbursementwithrespecttotheimprovements. 8   OnMay31,2002,theSegnerisfiledadeclaratoryjudgmentactioninthetrialcourt,] ,#  7      ׀seeking  adeclarationoftheirrighttopurchasethepropertyandreimbursementofthecostofthe  improvementstheymade.    Followingthebenchtrial,thecourtfoundthattheSegnerishadnolegalrighttopurchasethe p housefortheoriginalcontractpriceof$179,000andthattheMillerscouldretakepossessionofthe \  houseandlistthepropertypriortotheorderbecomingfinal.S ,#  8      ׀ThecourtfurtherheldthattheSegneris H! wereentitledtoreimbursementof$43,775forimprovementsmadetothehouseandplacedalien  againstthepropertyintheamountofthejudgmentplusanypostjudgmentinterestdueanddeclined  toawardattorneysfeestotheMillers:  8  SotheCourtisoftheopinionthattheplaintiffisentitledtoajudgmentforcertain ` expendituresthathehasmadeinimprovingthepropertyandenhancingthevalueof L  thepropertythatshouldhavebeenthedutyandobligationoftheseller.Specifically, 8  theCourtfindsthattheheatingandairconditioningunitshouldbepaidforbythe $ t seller.TheCourtfurtherfindsthattherewascertainotherexpenditures,suchasthe  ` frontdoor,thestormdoor,thepaintingoftheexterior,thetuckpointingandchimney  L  repair,waterservicelinereplacement,thehotwaterheaters,thelandscaping,crawl  8  spacesupportthatshouldbereimbursedtohim.$    8  TheCourtfurtherfindsthatbecausethesellershadindicatedtothebuyer,tenantof   thehome,theirintenttoselltohimanddidntintendtodidnttakeanyactionto   enforcethecontractafterFebruary1,1996,butinAprilandMayindicatedsuch   willingnesstogivehimanindefiniteperiodoftime,thatthesellershouldreimburse p forthekitchencabinets,thebuiltinappliances,thedeck.\     TheMillersappeal,contendingthatthetrialcourterredinawardingtheSegnerisanymoney 4 atallforimprovementsandinfailingtoawardthemattorneysfees.Ontheotherside,theSegneris  p arguethatthetrialcourterredinnotawardingthemthefullamountoftheirimprovementexpenses.  \    I.StandardOfReview 4  ?  QXXXXXXThe#XXXXQXX?#QXXXXXXstandardof#XXXXQXX:@#QXXXXXXreviewonappealiswellsettled.Wereviewthetrialcourt'sfindings#XXXXQXX@#QXXXXXXdenovo,#XXXXQXXA#QXXXXXX   withapresumptionofthecorrectnessofthefactualfindingsofthetrialcourt,unlesstheevidence  preponderatesotherwise.#XXXXQXXaA#QXXXXXXTenn.R.App.P.13(d)#XXXXQXXLB#QXXXXXX;Boganv.Bogan,60S.W.3d721,727(Tenn.  2001).#XXXXQXXB#QXXXXXXԀ#XXXXQXX3C#QXXXXXXNosuchpresumptionofcorrectnessattachestothetrialcourt'sconclusionsoflaw.#XXXXQXXvC#QXXXXXXSouthern  Constructors,Inc.v.LoudonCountyBd.ofEduc.,58S.W.3d706,710(Tenn.2001).#XXXXQXXD#QXXXXXX l   T#XXXXQXXD#QXXXXXXheissuesraisedhereininvolveinterpretationofwrittenagreements,and#XXXXQXX0E#XXXXXXthequestionof D! interpretationofacontractisaquestionoflaw.Guilianov.CLEO,Inc.,995S.W.2d88,95(Tenn. 0"  1999).Therefore,thetrialcourtsinterpretationofacontractualdocumentisnotentitledtoa #l! presumptionofcorrectnessonappeal.Id.;Angusv.WesternHeritageIns.Co.,48S.W.3d728,730 $X"  (Tenn.Ct.App.2000).Thiscourtmustreviewthedocumentsourselvesandmakeourown $D # determinationregardingtheirmeaningandlegalimport.HillsboroPlazaEnters#XXXXXXE#XXXXXX.v.Moon,860  S.W.2d45,47(Tenn.Ct.App.1993).Ourreviewisgovernedbywellsettledprinciples.   #XXXXXXfH#QXXXXXX  #XXXXQXXFI#XXXXXX Thecentraltenetofcontractconstructionisthattheintentofthecontractingpartiesatthe t timeofexecutingtheagreementshouldgovern.#XXXXXXI#XXXXXXPlantersGinCo.v.Fed.Compress&Warehouse ` Co.,Inc.,78S.W.3d885,890(Tenn.2002).Thepurposeofinterpretingawrittencontractisto L  ascertainandgiveeffecttothecontractingpartiesintentions,andwherethepartieshavereduced 8  theiragreementtowriting,theirintentionsarereflectedinthecontractitself.Id.;FrizzellConstr. $ t Co.v.Gatlinburg,L.L.C.,9S.W.3d79,85(Tenn.1999)#XXXXXXJ#XXXXXX.#XXXXXXL#XXXXXXԀ#XXXXXXM#QXXXXXX Theintentofthepartiesispresumedto  ` bethatspecificallyexpressedinthebodyofthecontract....PlantersGinCo.,78S.W.3dat890.  L  #XXXXQXXFM#XXXXXXTherefore,thecourtsroleinresolvingdisputesregardingtheinterpretationofacontractisto  8  ascertaintheintentionofthepartiesbasedupontheusual,natural,andordinarymeaningofthe $  languageused.Guiliano,995S.W.2dat95;BobPearsallMotors,Inc.v.RegalChryslerPlymouth   Inc.,521S.W.2d578,580(Tenn.1975).#XXXXXXPN#XXXXXX     Wherethelanguageofthecontractisclearandunambiguous,itsliteralmeaningcontrolsthe   outcomeofcontractdisputes;#XXXXXX2P#XXXXXXbut,whereacontractualprovisionisambiguous,i.e.,susceptibleto p morethanonereasonableinterpretation,thepartiesintentcannotbedeterminedbyaliteral \ interpretationofthelanguage.PlantersGinCo.,78S.W.3dat890.Inthatsituation,courtsmust H resorttootherrulesofconstruction,andonlyifambiguityremainsafterapplicationofthepertinent 4 rulesdoesthelegalmeaningofthecontractbecomeaquestionoffact.Id.#XXXXXX&Q#XXXXXXԀHowever,astrained  p constructionmaynotbeplacedonthelanguageusedbythepartiestofindorcreateambiguitywhere  \ noneexists.Id.at891. H #XXXXXXS#   XXXXXII.TheImprovements    #XXXXXXT#T  TheSegnerisinsistthetrialcourtdidnotgofarenoughinorderingtheMillerstoreimburse  themfor$43,775.92worthofimprovements.Incontrast,theMillersarguethatthetrialcourterred  byorderingthemtoreimbursetheSegnerisforanyoftheimprovementssincerecoverywasbarred  bytheexpressprovisionsoftheLeaseAgreement agreementwhichprovidedinpertinentpartthat: l 8  4.CareofPremises.Lesseewill,athisownexpense,keepandmaintainthe D! premises,includingimprovements,ingoodrepairandtenantableconditionduring 0"  thetermofthisLease,oranyrenewalorextensionhereof.Lesseemaypaint, #l! wallpaper,replacewindowcoveringsandotherimprovementsasrequired.$X"     **** %0!$ X8  11.Surrender.AttheexpirationofthisLeaseoranyrenewalthereof, Lesseewill &"% vacateandsurrenderthepremisesinasgoodstateandconditionastheywere ' #& inwhenenteredinto,togetherwithallpermanentalterationsandpermanent (#' additionsmadeby Lesseeduringtheterm,reasonablewearandtearexcepted.)$(   (Emphasisadded). p+&* Ї  Thetrialcourtfound:  8   ` Thebuyer,plaintiffhaspresentedtotheCourtcertainclaimsthatheshould  bereimbursedbecausehehadmadecertainimprovementstothepropertywhichwent t beyondjustmaintainingthedemise[sic]premises.TheCourtfindsthatlesseedid ` notagreetomakeimprovementswhichwouldenhancethepropertysvalue,andthe L  Courtfindsthatiswhattheplaintiffhasdone.Hehadexpendedmoniesthathas 8  increasedthevalueoftheimprovedrealproperty....$ t   8  ....[T]heSellershouldreimbursethebuyerortheplaintifffor$43,775.92.That  L  includestheheatingandairconditioningat$6,208;kitchencabinetsat$10,200;  8  builtinappliancesat$2,600;thedeckat$6,900;thecrawlspacesupportat$5,500; $  thefrontdoorat$1,067.39;stormdoor,$285.53;thepaintingoftheexteriorandthe   lowerdeckscrapedandpainted,$2,875;thetuckpointingandchimneyrepair,$900;   landscaping$5,500;thewaterservicelinereplacement,$750;andhotwaterheaters,   $890.      Althoughthetrialcourtreferencedtheleaseinitsdecision,thecourtappearstohave \ permittedrecoveryonanequitabletheoryofunjustenrichmentorquantummeruit.Specifically,the H trialcourtagreedwiththeSegneristhattheimprovementsmadeonthehomegreatlyenhancedits 4 valueandthattheMillersshouldnotprofitfromtheextensiveimprovementsmadebytheSegneris  p whohadassumedtheywouldeventuallypurchasethehome.\ ,#  9      ׀  \   TheMillersarguethattrialcourterredbylookingbeyondtheexpresslanguageofthelease 4 andbasingrecoveryonquantummeruitorarelatedtheory.QXXXXXXԀ A#XXXXQXXrc#QXXXXXXquantummeruit#XXXXQXXc#QXXXXXXԀactionisan   equitablesubstituteforacontractclaimpursuanttowhichapartymayrecoverthereasonablevalue   ofgoodsandservicesprovidedtoanother"undercertaincircumstances.#XXXXQXXd#QXXXXXXSwaffordv.Harris,#XXXXQXX=e#QXXXXXXԀ967  S.W.2d319,324(Tenn.1998)#XXXXQXXe#QXXXXXX.#XXXXQXXf#XXXXXXԀTheelementsthatmustbeprovedtoestablishaclaiminthetheory  ofquantummeruitincludethenonexistenceofanenforceablecontract,theprovisionandreceiptof  valuablegoodsandservices,andcircumstancesthatdemonstratethatitwouldbeunjustfortheparty l benefittingfromthegoodsorservicestoretainthemwithoutpayingforthem.Castelliv.Lien,910 X  S.W.2d420,427(Tenn.Ct.App.1995).Inaddition,however, thecircumstancesmustindicatethat D! thepartiesinvolvedinthetransactionshouldhavereasonablyunderstoodthatthepersonproviding 0"  thegoodsorservicesexpectedtobecompensated.Id.,citingV.L.NicholsonCo.v.TransconInv. #l! &Fin.Ltd.,595S.W.2d474,482(Tenn.1980).Absentproofthatthepersonprovidingthebenefit $X" expectedcompensation,aclaimforquantummeruitmustfail.EstateofQueenerv.Helton,119 $D # S.W.3d682,688(Tenn.Ct.App.2003);EstateofAtkinsonv.AlliedFence&ImprovementCo.,Inc., %0!$ 746S.W.2d709,711(Tenn.Ct.App.1988). &"%   '#&   TheSegnerisconcedeintheirbriefthat acontractcannotbeimplied,however,wherea   validcontractexistsonthesubjectmatter.(CitingTaillev.Chedester,600S.W.3d732(Tenn.Ct.  App.1980)).However,theSegnerisinsistthattheleaseagreementdidnotcoverthesubjectof  compensationforimprovementssurrenderedunderParagraph11oftheleaseand,therefore,thetrial t courtwasfreetofashionanequitableremedy.Wedisagree. `   InTennessee,thegeneralruleisthatatenantwhovoluntarilymakesimprovementsonleased 8  propertyisnotentitledtoreimbursementabsentanexpressprovisionforreimbursement.Parsons $ t v.Hall,184Tenn.363,371,199S.W.2d99,102(1947);Jaffev.Bolton,817S.W.2d19,23(Tenn.  ` Ct.App.1991)#XXXXXXQf#XXXXXX.Here,p#XXXXXXo#XXXXXXaragraph11oftheleaseiscaptioned Surrenderandclearlystatesthat #XXXXXXo# the  L   Lesseewillvacateandsurrenderthepremisesinasgoodstateandconditionastheywereinwhen  8  enteredinto,togetherwithallpermanentalterationsandpermanentadditionsXXXXXX.Inaddition, $  Paragraph4providesthat#XXXXXXXq#the Lesseewill,athisownexpense,keepandmaintainthepremises,   includingimprovementsXXXXXX.Therewasnoexpressprovisionthatthelessorswouldreimbursefor   improvements.     Thiscourtwasrecentlyfacedwithatenantseekingtorecoverthevalueofextensive p improvementsandalterationsmadetoarestaurant.Durnelco,Inc.v.DoubleJames,L.L.C.,No. \ E200102010COAR3CV,2002WL1379571(Tenn.Ct.App.June26,2002)(noTenn.R.App. H P.11applicationfiled).Liketheinstantcase,aprovisionintheleaseprovidedthatanyalterations 4 andmodificationstothepropertymadebythetenantswouldbecomepropertyofthelessors.We  p heldthatbecausealeaseexistedinDurnelcowhichcoveredthesubjectmatterofalternationsand  \ improvements,thetenantcouldnotrecoverunderanunjustenrichmenttheorybecauseacontract H existedbetweentheparties.#XXXXXXOr#XXXXXXSeealsoJonesv.Dorrough,E200102397COAR3CV,2002WL 4 31414098(Tenn.Ct.App.Oct.28,2002)(perm.toappealdeniedMarch10,2003)(holdinglessee   notentitledtorecoveryvalueofimprovementsifleasestatesthatimprovementssurrenderedto   lessor).    Accordingly,wereversethetrialcourtsreimbursementawardtotheSegnerissincethelease  clearlyprovidedthatallimprovementsaresurrenderedtothelessor,i.e.,theMillers.c ,#  10      #XXXXXXrv#XXXXXX l #XXXXXX@y#XXXXXX   III.AttorneysFees  D! y  TheMillersarguethatthetrialcourterredinnotawardingthemattorneysfeesasprovided #l! intheleasepurchaseagreement: $X" 8   ` 19.AttorneysFees.IfitbecomesnecessaryfortheLessortoemployan %0!$ attorneytoenforceordefendanyrightsorremedieshereunder,theLesseeshallpay &"% allcostsincurredtherefororinconnectiontherewith,includingbutnotlimitedto '#& reasonableattorneysfees.(#'   Ї#XXXXXXy#  TennesseefollowstheAmericanRulerequiringlitigantstopaytheirownattorneysfeesin  theabsenceofastatuteorcontractualprovisionotherwise.Statev.Brown&WilliamsonTobacco  Corp.,18S.W.3d186,194(Tenn.2000)(citingJohnKohl&Co.v.Dearborn&Ewing,977S.W.2d  528,534(Tenn.1998)).Unlessastatutoryorcontractualfeeshiftingprovisionapplies,suchfees t arenotrecoverable.Morrowv.Bobbitt,943S.W.2d384,392(Tenn.Ct.App.1996);Pinneyv. ` Tarpley,686S.W.2d574,581(Tenn.Ct.App.1984). L    Courtsmayenforceprovisionsincontractsthatexpresslyallowaprevailingparty,or $ t otherwisedescribedparty,torecoveritsattorneyfeesincurredindisputesoverthecontract.Pullman  ` Standard,Inc.v.AbexCorp.,693S.W.2d336,338(Tenn.1985);Pinney,686S.W.2dat581.The  L  awardoffees,however,islimitedtothesituationagreedtobythepartiesassetoutinthelanguage  8  oftheleaseprovision.Suchprovisionsaresubjecttotheusualrulesofcontractinterpretation.XXXXXXԀThe $  languageofthefeeprovisiondetermineswhetherfeescanbeawardedunderthefactspresent.See   PullmanStandard,693S.W.2dat338(holdingthatfeesarerecoverableunderanexpressindemnity   contractifthelanguageisbroadenoughtocoversuchexpenses).#XXXXXX#XXXXXX     #XXXXXX"#Wereviewthisquestiondenovowithnopresumptionofcorrectnesssincetheinterpretation p oftheleasewithrespecttoattorneysfeesisaquestionoflaw.XXXXXXGuiliano,995S.W.2dat95;Angus \ 48S.W.3dat730#XXXXXXF#XXXXXX.#XXXXXXڄ#ԀHere,theleaseagreementprovidedforreimbursementofattorneysfeesincurred H bytheLessor toenforceordefendanyrightsandremedies.XXXXXXThesolequestionattrialandhere, 4 then,iswhethertheMillersfeesincurredindefendingagainsttheSegnerisdeclaratoryjudgment  p action#XXXXXXͅ#XXXXXXԀwascoveredbythepartiesleaseagreement.#XXXXXX̆#XXXXXX  \ #XXXXXX>#  TheSegnerisbroughtadeclaratoryactionseekingadeclarationthattheyhadarightto 4 purchasethehouseattheoriginalpriceand,alternatively,thattheywereentitledtoreimbursement   forover$50,000worthofimprovementsmadetotheproperty.TheMillersdefendedonthebasis   thatthesalescontracthadlongsinceexpired,thattheSegnerisweremerelyrentingonamonthto  monthbasisasprovidedintheaddendumtotheleaseagreement,andthatanyandallimprovements  madeweretobesurrenderedunderparagraph11oftheleaseprovision.BecausetheSegneriswould  notvacatethepremises,theMillersfurthersoughttohavetoSegnerisremovedfromthehouseso l theycouldplacethehomeonthemarket. X  XXXXXX  ClearlytheattorneysfeesincurredbytheMillerstodefendagainsttheSegnerisdemand 0"  forreimbursementforimprovementswaspredicatedontheSurrenderprovisionofparagraph11of #l! thelease.Accordingly,wereversethedecisionofthetrialcourtindenyingtheMillersrequestfor $X" attorneysfeeswithregardtotheissueofimprovements.Inaddition,anyfeesincurredbythe $D # MillersinobtainingacourtorderrequiringtheSegneristovacatethepremisesarealsocoveredby %0!$ theleasesfeeprovision.However,weaffirmthetrialcourtsdenialofattorneysfeesincurredby &"% theMillersregardingtheexpiredsalescontractissuesincenocontractualbasisexistedforsuchan '#& award.Thecaseisremandedtothetrialcourtforthecalculationofattorneysfees. (#'   )$(    Conclusion   #XXXXXX#XXXXXX    Wefindthe#XXXXXXw#XXXXXXMillersowetheSegnerisnothingforalltheimprovementstheyvoluntarily  made.Inaddition,wefindtheSegnerisareresponsibleforpayingtheMillersattorneysfees t associatedwiththeenforcementanddefenseoftheleaseagreement.Costsofthisappealaretaxed ` totheappellees,OrlandoSegneriandCynthiaSegneri. L     `     h     ___________________________________  L     `     h     PATRICIAJ.COTTRELL,JUDGE#XXXXXXޏ#XXXXXX  8  #XXXXXX#