ÿWPCˆ' û€BŒIÊóÐÓ-ÿgÍùDx^ï0– °V€ü"±>§n=P]¸©–qÂ} ÑPqŒx0ž±!ê™uâïY¢µµ˜=Àµã@ oi‡þó¢ð‰dâ5‚Ö)µ*õÄü¡«3~Ã%·ÚM`—3Î@°·LuoÅJ¬ÅŠV ¨JgNŠtÂP¨mvâS¨WÖcòH§ä—£í£Š‡Ì{–Œ;ÅÎ@ôl<ßA€û¬È-Üù¤CÌ–@2þý¢I–„5ÇÒÛĶ&˜½xÜâIÚô»¬Ȭ}öªY7˜$‘5ɵÇõ¸ÑÁâò…ÎwÑ@¡T9í÷5eW4Îþ>S^O÷ëÜ$1aÜ÷Fz9K³3Kž,²ÆaZMÌÁrÍÞ4>#=ÄA+4ÖjY#"…¤j\ƒ øKê\â ¼º£Ä_œ&D «Â,*ƒŒ79%£¢…t¸óÏDȺ$¼6É„Ëî<÷ÈíSD¥ç Ò=·w–Gà"@9iªÏÊÚ»mï=žÚÆRÊÖµ”؃ÖÞ¯O…çAPcjášidëWîô '¦íl@ÌKõ€ÅB›©TºRV[2‚_Ø”>wQžmªFÜm{[ÚŒË]´"e´Îµ\×mõö+ ÿ²¡41¼b#Á\ % U @# 0ˆc U#Në ^ 9 wE zI Òà 4• © ¸ mº ÆÑ Æ— Æ] Æ# 0DéN-UN/o}Eì2îj lŠ~öitžÝ Ý Ý Ý Ý Ý Ý Ý Ý Ý Ý Ý Ý Ý Ý Ý Ý Ý b{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{"{" 0ëƒ"ƒ"ƒ"ƒ" Bn#n# 0¤‹# D5/$ D-d$ 0K‘$‘$ ASÜ$Æ/% 0¤õ% 0D™& A«Ý&˜HP LaserJet 4050 Series PCL 5eÈÈ,,,,ÈÈ0»(ÈhH  Z(Times New Roman (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular{¢)L  ˜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.wptö~ì(bk2$Ï£3|xÿU‹ÿÀÀÀLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5(#Ã$òòÚ  Ú0Ú  Úóó(ÖÃ9 Z‹6Times New Roman Regular eÝ ƒR¸ø$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ôãÝò»»ÔÝ  ÝÔ_ÔAlthough€Contractor€used€the€June€date€in€his€original€complaint,€he€later€claimed€that€the€actual€date€ofÐ ° Ðconstruction€was€April€17,€1996.€Contractor€amended€the€date€after€the€priority€of€liens€became€an€issue€below.€Ð tÄ ÐAccording€to€Contractor,€the€preliminary€dozer€work€and€some€foundation€work€took€place€in€April€1996.€€In€addition,Ð 8ˆ Ðð ðbatter€boardsðð€were€created€and€installed€and€a€temporary€utility€pole€was€erected. (Ý ƒR¸ø$ÝÓ  Óà  àòòÚ  Ú3Ú  ÚóóÔ€ôãÝò»»ÔÝ  ÝÔ_ÔÔ‡ôãÝòòôãÝÔThe€creation€and€enforcement€of€mechanics€lien€is€governed€by€statute.€€Contractor€seeks€recovery€under€ððÐ ° Ð66„11„104€of€the€Tennessee€Code.€€This€statute€provides€that€the€lien€takes€affect€upon€ð ðthe€visible€commencement€ofÐ tÄ Ðoperations.ðð€€€While€this€term€is€not€defined,€the€statute€specifically€excludes€ð ðdemolition,€surveying,€excavating,Ð 8ˆ Ðclearing,€filling€or€grading,€placement€of€sewer€or€drainage€lines€or€other€underground€utility€lines€or€work€preparatoryÐ üL Ðtherefor,€erection€of€temporary€security€fencing€and€the€delivery€of€materials€therefor.ðð€€Contractor€asserts€that€theÐ À Ðconstruction€and€placement€of€ð ðbatter€boardsðð€and€the€placement€of€a€temporary€utility€pole€qualify€as€visibleÐ „Ô Ðcommencement€of€operations.à  àÔ#†ôãÝòòôãÝ~#Ô `Ý ƒR¸ø$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôãÝò»»ÔÝ  ÝÔ_ÔÔ‡ôãÝòòôãÝÔDuring€negotiations,€Owners€stated€that€maximum€amount€of€money€available€for€the€project€was€a€home€loanÐ ° Ðfor€seventy„five€thousand€dollars.Ô#†ôãÝòòôãÝ~#Ô bÝ ƒR¸ø$ÝÓ  Óà  àòòÚ  Ú6Ú  ÚóóÔ€ôãÝò»»ÔÝ  ÝÔ_ÔIn€any€search€for€meaning€of€an€instrument€its€terms€are€to€be€interpreted€and€their€legal€effect€determined€byÐ ° Ðconsideration€of€the€agreement€as€a€whole.€òòPaul€v.€Insurance€Co.€of€North€Americaóó,€675€S.W.2d€481,€483€(Tenn.€Ct.Ð tÄ ÐApp.1984).€€It€is€the€universal€rule€that€a€contract€must€be€viewed€from€beginning€to€end€and€all€its€terms€must€pass€inÐ 8ˆ Ðreview,€for€one€clause€may€modify,€limit€or€illuminate€another.€òòCocke€County€Bd.€of€Highway€Com'rs€v.€NewportÐ üL ÐUtilities€Bd.óó,€690€S.W.2d€231,€at€237€òòóó(Tenn.€1985)€citing€€òòAssociated€Press€v.€WGNS,€Incorporatedóó,€348€S.W.2d€507Ð À Ð(Tenn.€Ct.€App.€1961).€€Ð „Ô Ð tÝ ƒR¸ø$ÝÓ  Óà  àòòÚ  Ú5Ú  ÚóóÔ€ôãÝò»»ÔÝ  ÝÔ_ÔÔ‡ôãÝòòôãÝÔIn€order€to€recovery€in€quantum€Ô_ÔmeruitÔ_Ô,€these€factors€must€be€present:€òòthere€must€be€no€existing,€enforceableÐ ° Ðcontract€between€the€parties€covering€the€same€subject€matteróó;€the€party€seeking€recovery€must€prove€that€it€providedÐ tÄ Ðvaluable€goods€and€services;€the€party€to€be€charged€must€have€received€the€goods€and€services;€the€circumstances€mustÐ 8ˆ Ðindicate€that€the€parties€involved€in€the€transaction€should€have€reasonably€understood€that€the€person€providing€theÐ üL Ðgoods€or€services€expected€to€be€compensated;€€and€the€circumstances€must€also€demonstrate€that€it€would€be€unjust€forÐ À Ðthe€party€benefitting€from€the€goods€or€services€to€retain€them€without€paying€for€them.€òòÔ_ÔCastelliÔ_Ô€v.€Lienóó,€910€S.W.2d€420,Ð „Ô Ðat€427€(Tenn.€Ct.€App.€1995)Ô#†ôãÝòòôãÝ~#Ô(emphasis€added.) _Ý ƒR¸ø$ÝÓ  Óà  àòòÚ  Ú4Ú  ÚóóÔ€ôãÝò»»ÔÝ  ÝÔ_ÔWe€find€it€appropriate€to€note€that€while€there€was€no€fixed€price€within€the€contract,€Contractorððs€fee€is€fixedÐ ° Ðto€ten€percent€of€the€cost€of€construction€based€on€the€amount€of€the€construction€loan. ”Ý ƒR¸ø$ÝÓ  Óà  àòòÚ  Ú7Ú  ÚóóÔ€ôãÝò»»ÔÝ  ÝÔ_ÔTenn.€Code.€Ann.€ðð€66„11„124€provides€in€relevant€part:€(b)€Any€person€other€than€a€laborer€may,€as€a€partÐ ° Ðof€that€person's€contract,€waive€any€right€of€lien€under€this€part,€but€a€laborer€may€not€waive€such€laborer's€right€of€lien.Ð tÄ ЀÌ- ù-(|G2¸ø$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€N…»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôãÝò»»Ô d(|3G„$££Ý ƒ£ª!ÝÑ€.ÑÑ8€N…»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV)ÿÿ!dxdx)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3G„$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€N…»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€N…»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼N…»»»ÔÑ8€yXXdì»»d8ÑÑ  Ñà@ü ü ìàÔ‡îE$N…ÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@kk$ìàAT€NASHVILLEÔ#†¼N…»îîE$ #ԈРÖ& ÐÓ  ÓAPRIL€2000€SessionÐ üL ÐÔ‡XyX»¼N…ÔÌò òÔ#†¼N…»XXyï#ÔJASON€SLOAN€d/b/a€SLOAN€CONSTRUCTIONòòóó€v.€SHELBY€RAYÐ úJ ÐÔ_ÔPERRYMANÔ_Ô,€JR.,€òòet€alóó.Ô‡XyX»¼N…Ôó óÐ  ^ ÐÌà@@½½ìàò òDirect€Appeal€from€the€Chancery€Court€for€Maury€CountyÐ  ^ Ðà@@øøìàNo.€97„159;€The€Honorable€Stella€L.€Ô_ÔHargroveÔ_Ô,€ChancellorÐ ú J ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<½` AßÐ ¾  ÐÌà@@TTìàNo.€€M1999„00828„Ô_ÔCOAÔ_Ô„R3„CV€„€Filed€Ô_ÔAugustÔ_Ô€31,€2000Ð ¹  ÐÌßA€V) °°` dE<` AßÐ ‘á  Ðó óÌÓ  ÓÔ‡XyXXXyÔThis€appeal€arises€from€a€breach€of€contract€suit€and€action€to€assert€priority€of€a€mechanics€lien€filedÐ ŒÜ Ðby€Jason€Sloan€(ð ðContractorðð)€against€Shelby€Ray€Ô_ÔPerrymanÔ_Ô€(ð ðOwnersðð)€and€First€Farmers€&Ð xÈ ÐMerchants€National€Bank€(ð ðBankðð).€€Contractor€sought€recovery€for€labor€and€materials€under€theÐ d´ Ðcontract€including€expenses€that€exceeded€Contractorððs€original€bid€price.€€In€the€alternative,Ð P  ÐContractor€sought€recovery€under€quantum€Ô_ÔmeruitÔ_Ô.€€The€court€granted€Bankððs€motion€for€summaryÐ <Œ Ðjudgment€on€the€issue€of€priority€of€liens.€€Following€trial,€the€court€awarded€Contractor€damagesÐ (x Ðunder€an€implied€contract€theory,€limiting€Contractorððs€recovery€to€the€bid€price.€€In€addition,€theÐ d Ðcourt€denied€Contractorððs€claim€for€alternative€recovery€in€quantum€Ô_ÔmeruitÔ_Ô.€€Contractor€appeals.Ô#†XyXXXy?#ÔÔ#†¼N…»XXy½#ÔÔ‡XyX»¼N…ÔÐ P ÐÓ3ÓÌò òTenn.€R.€App.€P.€8;€Appeal€as€of€Right;€Judgment€of€the€Chancery€Court€Affirmed€in€Part,Ð Ø( ÐReversed€in€Part€and€Remandedó óÐ Ä ÐÌòòÓ  ÓÔ#†¼N…»àXy· #ÔÔ‡XyX.¼N…ÔAlan€E.€Highers,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòFarmer,€J.,óó€and€òòLillard,€J.óó,Ð œì Ðjoined.Ð ˆØ ÐÌL.€Robert€Ô_ÔGrefsengÔ_Ô,€Columbia,€for€AppellantÐ `!°  ÐÌThomas€F.€Bloom,€Nashville,€for€Appellees€Shelby€and€Jamie€Ô_ÔPerrymanÔ_ÔÐ 8#ˆ" ÐÌScott€C.€Williams,€Columbia,€for€Appellee€First€Farmers€&€Merchants€National€Bank€of€ColumbiaÐ %` $ ÐÓ¥ ÓÌò òOPINIONó óÔ#†¼N…»XXyÔ #ÔÔ‡XyX»¼N…ÔÐ è&8"& ÐÌòòóóÔ#†¼N…»XXy #ÔÓ  ÓÔ€XyX»¼N…Ôà@ÿÿìàò òÔ‡XyXXXyÔFacts€and€Procedural€HistoryÔ#†XyXXXy½ #ÔÔ‡XyXXXyԈРÀ($( ÐÌó óà  àOn€May€7,€1996,€Owners€entered€into€a€contract€for€Contractor€to€build€a€residence€onÐ ˜*è%* Ðâ âOwnersðð€property.€Owners€provided€house€plans€and€Contractor€submitted€a€bid€to€build€theÐ „+Ô&+ý? Ðresidence€for€a€total€cost€of€around€seventy„two€thousand€dollars.׃×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€€The€contract€did€not€include€theÐ ° Ðâ âactual€dollar€amount€stated€in€the€bid,€but€did€contain€a€provision€allowing€for€reduction€in€costs€forÐ œì Ðany€on„site€work€performed€by€Owners€as€well€as€a€provision€requiring€owners€to€bear€allÐ ˆØ Ðconstruction€expenses.Ð tÄ ÐÌà  àOwners€obtained€a€construction€loan€from€First€Farmers€&€Merchants€National€BankÐ L œ Ð(ð ðBankðð).€€The€loan€agreement€included€the€bid€price€of€seventy„one€thousand,€seven€hundred€fifty„Ð 8 ˆ Ðseven€dollars€and€twenty„one€cents€($71,757.21).€€Bankððs€loan€was€secured€by€a€constructionÐ $ t Ðmortgage€on€Ownerððs€future€residence.€€Both€Owners€and€Contractor€signed€a€pre„loan€affidavitÐ  ` Ðstating€ð ðno€labor€or€materials,€pre„fabricated€or€otherwise,€have€been€used€or€prepared€for€use€on€saidÐ ü L  Ðpremises€to€this€date€(6/7/96).ðð€Bankððs€deed€of€trust€on€the€property€was€executed€and€filed€on€JuneÐ è 8  Ð7,€1996.Ð Ô$  ÐÌà  àContractor€began€construction€on€June€10,€1996.׃×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€€Throughout€the€construction€project,Ð ¬ü  ÐContractor€periodically€provided€Owners€with€bills€for€materials€and€labor€which€€Owners€paid€asÐ ˜è  Ðthey€came€due.€When€construction€was€completed€in€September€1996,€Contractor€presented€ownerÐ „Ô  Ðwith€three€final€invoices€totaling€over€fifteen€thousand€dollars.€€At€this€point,€Owners€had€alreadyÐ pÀ Ðspent€almost€seventy„one€thousand€dollars€on€the€project€and€did€not€realize€costs€had€exceeded€theÐ \¬ Ðoriginal€bid€price.€€Owners€refused€to€pay€additional€costs.Ð H˜ ÐÌà  àOn€November€12,€1996,€Contractor€filed€a€mechanics€lien€against€Ownersðð€property€to€secureÐ  p Ðpayment€for€labor€and€materials.׃ð×Ý ƒ#ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×€Thereafter,€on€March€11,€1997,€Contractor€filed€suit€againstÐ  \ ÐOwners€and€Bank€to€recover€additional€costs€under€breach€of€contract€theory.€€Contractor€assertedÐ øH Ðthat€Owners€owed€almost€twenty„three€thousand€dollars,€including€a€seventy„five€hundred€dollarÐ ä4 Ðcontractor€fee.€€In€the€alternative,€Contractor€sought€recovery€under€quantum€Ô_ÔmeruitÔ_Ô.€€In€addition,Ð Ð  ÐContractor€asserted€that€his€mechanics€lien€had€priority€over€Bankððs€construction€mortgage.Ð ¼  ÐÌà  àOwners€filed€a€counter„claim€alleging€outrageous€conduct€and€gross€negligence€byÐ ”ä ÐContractor.€€Owners€based€this€claim€on€Contractorððs€alleged€negligence€in€preparing€anÐ €Ð Ðunreasonable€bid€and€his€subsequent€failure€to€stay€within€the€bid€price.€Bank€filed€an€answerÐ ° Ðasserting€that€its€deed€of€trust€had€priority€over€Contractorððs€mechanics€lien€because€the€deed€of€trustÐ œì Ðwas€executed€and€filed€prior€to€the€commencement€of€construction.Ð ˆØ ÐÌà  àContractor€filed€a€motion€for€partial€summary€judgment.€Court€granted€Contractor€summaryÐ `° Ðjudgment€on€Ownerððs€counter„claim€but€allowed€Owners€to€amend€to€add€a€breach€of€contract€claim.€Ð L œ ÐThe€court€denied€summary€judgment€on€issue€of€priority€of€the€mechanics€lien€and€constructionÐ 8 ˆ Ðmortgage.€Bank€later€filed€a€motion€for€summary€judgment€on€this€issue.€After€a€hearing€on€priority,Ð $ t Ðthe€court€held€€Bankððs€construction€mortgage€had€priority€over€the€mechanics€lien€based€in€part€onÐ  ` Ðthe€pre„construction€loan€affidavit€signed€by€Contractor.€Ð ü L  ÐÌà  àThe€case€proceeded€to€trial€on€the€remaining€claims€between€Contractor€and€Owner.€€At€trial,Ð Ô$  ÐContractor€claimed€Owners€made€several€deviations€from€the€original€plans€that€resulted€in€Ð À  Ðadditional€costs€for€materials€and€labor.€€Among€these€deviations€from€the€original€plans€were€theÐ ¬ü  Ðfollowing:€Ownersðð€use€of€more€expensive€fixtures€and€material;€additional€windows;€foundationÐ ˜è  Ðcosts;€the€installation€of€additional€electrical,€phone€and€cable€outlets;€and€the€use€of€concrete€ratherÐ „Ô  Ðthan€vinyl€siding.€€Contractor€also€claimed€site„preparation€work€done€by€Owners€had€to€be€redoneÐ pÀ Ðand€created€additional€expenses.€Owners€claimed€these€deviations€from€the€original€plans€were€offsetÐ \¬ Ðby€their€performance€of€the€on„site€work.€€In€addition,€Owners€claimed€Contractor€did€not€tell€themÐ H˜ Ðthe€project€was€over€budget€and€failed€to€warn€them€of€all€additional€costs.Ð 4„ ÐÌà  àThe€trial€court€found€the€partiesðð€written€contract€was€unenforceable€because€of€the€failureÐ  \ Ðto€include€a€specific€price€term.€€However,€the€court€held€that€an€implied€contract€existed€betweenÐ øH Ðthe€parties€for€an€agreed€on€maximum€cost€of€seventy„one€thousand,€seven€hundred€fifty„sevenÐ ä4 Ðdollars€and€twenty„one€cents€($71,757.21)€and€that€the€contract€was€not€a€ð ðcost„plus€contract.ðð€€TheÐ Ð  Ðamount€awarded€was€one€thousand€ten€dollars€and€twenty„one€cents€($1,010.21),€which€representedÐ ¼  Ðthe€difference€between€what€Owners€already€paid€to€Contractor€and€the€bid€price.€€In€addition,€theÐ ¨ø Ðcourt€held€that€Contractor€did€not€meet€the€burden€of€proof€to€recover€under€quantum€Ô_ÔmeruitÔ_Ô.Ð ”ä ÐÌà  àContractor€appeals,€alleging€the€court€erred€in€holding€the€written€contract€unenforceable.€asÐ l¼ Ðwell€as€in€its€interpretation€of€the€implied€contract.€€In€the€alternative,€Contractor€asserts€the€trialÐ X ¨ Ðcourt€erred€in€denying€the€claim€of€unjust€enrichment€or€quantum€Ô_ÔmeruitÔ_Ô.€€In€addition,€ContractorÐ D!” Ðclaims€that€court€erred€in€granting€Bankððs€motion€for€summary€judgment€on€the€issue€of€loanÐ 0"€  Ðpriority.Ð #l! ÐÌÓ  Óò òAnalysisÐ ô$D # ÐÌó óÓ  Óà  àThe€standard€of€review€for€a€non„jury€case€is€de€novo€upon€the€record.€òòWright€v.€City€ofÐ Ì&"% ÐKnoxvilleóó,€898€S.W.2d€177,€181€(Tenn.€1995).€€There€is€a€presumption€of€correctness€as€to€theÐ ¸'#& Ðtrial€courtððs€factual€findings,€unless€the€ð ðpreponderance€of€the€evidence€is€otherwise.ðð€€TÔ‡ôãÝòXXyÔENNÔ#†XyXòôãÝ]*#Ô.€R.Ð ¤(ô#' ÐAÔ‡ôãÝòXXyÔPPÔ#†XyXòôãݼ*#Ô.€P.€Rule€13(d).€€For€issues€of€law,€the€standard€of€review€is€de€novo,€with€no€presumption€ofÐ )à$( Ðcorrectness.€€òòÔ_ÔRidingsÔ_Ô€v.€Ralph€M.€Parsons€Co.óó,€914€S.W.2d€79,€80€(Tenn.€1996).€€€€In€the€case€atÐ |*Ì%) Ðbar,€the€primary€issue€involves€the€interpretation€of€the€contract€between€Owners€and€Contractor.€Ð h+¸&* ÐThe€interpretation€of€a€written€agreement€is€a€matter€of€law€and€not€of€fact,€therefore,€our€reviewÐ ° Ðis€de€novo€on€the€record€with€no€presumption€of€the€correctness€of€the€trial€court's€conclusions€ofÐ œì Ðlaw.€òòUnion€Planters€Ô_ÔNat'lÔ_Ô€Bank€v.€American€Home€Assurance€Co.óó,€865€S.W.2d€907,€912€(Tenn.Ð ˆØ ÐApp.1993).€à ` àÐ tÄ ÐÌò òó óÓ  Óà  àThe€cardinal€rule€for€interpretation€of€contracts€is€to€ascertain€the€intention€of€the€parties€fromÐ L œ Ðthe€contract€as€a€whole€and€to€give€effect€to€that€intention€consistent€with€legal€principles.€€òòÔ_ÔWinfreeÔ_ÔÐ 8 ˆ Ðv.€Educators€Credit€Unionóó,€900€S.W.2d€285,€289€(Tenn.€Ct.€App.1995);€€òòÔ_ÔRaineyÔ_Ô€v.€Ô_ÔStansellÔ_Ôóó,€836Ð $ t ÐS.W.2d€117,€118€(Tenn.€Ct.€App.1992).€€In€construing€contracts,€the€words€expressing€the€parties'Ð  ` Ðintentions€should€be€given€their€usual,€natural,€and€ordinary€meaning.€€òòTaylor€v.€White€Stores,€Inc.óó,Ð ü L  Ð707€S.W.2d€514,€516€(Tenn.€Ct.€App.1985).€€In€the€absence€of€fraud€or€mistake,€a€contract€must€beÐ è 8  Ðinterpreted€and€enforced€as€written,€even€though€it€contains€terms€which€may€seem€harsh€or€unjust.€Ð Ô$  ÐòòÔ_ÔHeyerÔ_Ô-Jordan€&€Ô_ÔAssocsÔ_Ô.€v.€Jordanóó,€801€S.W.2d€814,€821€(Ô_ÔTenn.AppÔ_Ô.1990).Ð À  ÐÌà  àAn€ambiguity€in€a€contract€is€characterized€as€doubt€or€uncertainty€arising€from€theÐ ˜è  Ðpossibility€of€the€same€language€being€fairly€understood€in€more€ways€than€one.€€òòHillis€v.€Powersóó,Ð „Ô  Ð875€S.W.2d€273,€276€(Tenn.€App.1993).€€However,€the€parties€to€a€contract€cannot€create€anÐ pÀ Ðambiguity€where€none€exists.€€òòEdwards€v.€Travelers€Indemnity€Co.óó,€201€Tenn.€435,€300€S.W.2d€615,Ð \¬ Ð617-618€(1957).€€"Where€there€is€no€ambiguity,€it€is€the€duty€of€the€court€to€apply€to€the€words€usedÐ H˜ Ðtheir€ordinary€meaning€and€neither€party€is€to€be€favored€in€their€construction."€€òòÔ_ÔHeyerÔ_Ô-Jordanóó€at€821.€Ð 4„ ÐWith€the€foregoing€principles€in€mind,€we€now€turn€to€the€partiesðð€contract.Ð  p ÐÌÌÓ  Óò òA.€Contract€Interpretationó óÐ ä4 ÐÌÓ  Óà  àOn€appeal,€Contractor€asserts€that€the€trial€court€erred€in€holding€the€written€contractÐ ¼  Ðunenforceable€and€in€interpreting€the€implied€contract€between€the€parties€as€a€ð ðfixed€priceðð€contractÐ ¨ø Ðrather€than€a€ð ðcost€plusðð€contract.€€Based€on€the€following,€we€find€the€trial€court€erred€in€holdingÐ ”ä Ðthat€the€written€contract€was€unenforceable.Ð €Ð ÐÌà  àThe€lower€court€held€the€written€contract€was€unenforceable€because€it€did€not€contain€aÐ X ¨ Ðspecific€price€term.€In€our€review€of€the€record,€we€find€that€there€is€a€ð ðprice€termðð€included€withinÐ D!” Ðthe€construction€contract.€Under€a€section€entitled,€òòThe€Ownerððs€roles€and€responsibilitiesóó,€òòóótheÐ 0"€  Ðcontract€provides:€ð ðAll€construction€expenses€are€to€be€borne€by€the€Owners.€€The€Project€ManagerÐ #l! Ð(Contractor)€is€not€to€be€held€liable€for€any€unpaid€bills...ðð€€In€addition,€the€contract€has€a€veryÐ $X" Ðdetailed€section€providing€for€Contractorððs€fee€of€ten€percent€of€the€cost€of€construction.׃×Ý ƒ#ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×€€The€plainÐ ô$D # Ðmeaning€of€the€provisions€is€neither€ambiguous€nor€uncertain.€From€these€contract€terms,€it€is€clearÐ à%0!$ Ðthat€the€parties€intended€that€Owners€bear€the€cost€of€materials€and€labor€as€well€as€the€cost€ofÐ Ì&"% ÐContractorððs€services.Ð ¸'#& ÐÐ ¤(ô#' Ðà  àAccordingly,€the€trial€court€erred€in€finding€the€written€contract€unenforceable€for€lack€of€Ð ° Ða€specific€price€term.€€Therefore,€this€issue€is€remanded€for€further€proceedings€consistent€with€ourÐ œì Ðfinding.€€Based€on€our€finding€that€the€written€contract€in€enforceable,€we€find€it€unnecessary€toÐ ˆØ Ðaddress€Contractorððs€quantum€Ô_ÔmeruitÔ_Ô€claim.Ô_Ô׃×Ý ƒ#ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×Ô_ÔÐ tÄ ÐÌÌò òòòÓ  ÓóóB.€Priority€of€Liensó óÐ 8 ˆ ÐÌÓ÷>Óà  àAs€a€final€issue,€Contractor€asserts€the€trial€court€erred€in€granting€Bank€summary€judgmentÐ  ` Ðon€the€issue€of€lien€priority.€€The€court€below€found€Bankððs€construction€loan€mortgage€had€priorityÐ ü L  Ðover€the€mechanics€lien€based€on€a€waiver€or€subordination€clause€in€the€construction€loan€agreementÐ è 8  Ðand€pre„loan€affidavit.€€Contractor€claims€visible€commencement€of€operations€began€in€April€1996,Ð Ô$  Ðprior€to€the€recording€of€Bankððs€construction€loan€mortgage.€€In€addition,€Contractor€asserts€that€theÐ À  Ðpre„loan€affidavit€was€not€a€valid€waiver.€€Based€on€the€following,€we€find€that€the€waiver€was€validÐ ¬ü  Ðand€that€the€court€did€not€err€in€granting€Bankððs€motion€for€summary€judgment.Ð ˜è  ÐÌà  àWhether€the€trial€court€erred€in€granting€or€denying€a€Rule€56€Motion€for€Summary€JudgmentÐ pÀ Ðis€purely€a€question€of€law.€òòSeeóó€TÔ‡ôãÝòXXyÔENNÔ#†XyXòôãÝ.C#Ô.€R.€Ô_ÔCÔ‡ôãÝòXXyÔIVÔ_ÔÔ#†XyXòôã݉C#Ô.€P.€Rule€56.04.€€On€review,€no€presumption€ofÐ \¬ Ðcorrectness€attaches€to€the€trial€courtððs€judgment.€€Therefore,€our€task€is€limited€to€determiningÐ H˜ Ðwhether€the€requirements€for€summary€judgment€have€been€met.€€€òòÔ_ÔCowdenÔ_Ô€v.€Ô_ÔSovranÔ_Ô€Bank/CentralÐ 4„ ÐSouthóó,€816€S.W.2d€741,€744€(Tenn.1991).€€A€Motion€for€Summary€Judgment€should€be€granted€onlyÐ  p Ðwhen€there€is€no€genuine€issue€with€regard€to€the€material€facts€relevant€to€the€claim€or€defenseÐ  \ Ðcontained€in€the€motion,€and€the€moving€party€is€entitled€to€a€judgment€as€a€matter€of€law€on€theÐ øH Ðundisputed€facts.€€òòByrd€v.€Hallóó,€847€S.W.2d€208,€210€(Tenn.1993);€òòAnderson€v.€Standard€RegisterÐ ä4 ÐCo.óó,€857€S.W.2d€555,€559€(Tenn.1993).€€The€moving€party€has€the€burden€of€proving€that€its€motionÐ Ð  Ðsatisfies€these€requirements.€€€òòÔ_ÔDownenÔ_Ô€v.€Allstate€Ins.€Co.óó,€811€S.W.2d€523,€524€(Tenn.1991).Ð ¼  ÐÌà  àThe€standards€governing€the€assessment€of€evidence€in€the€summary€judgment€context€areÐ ”ä Ðalso€well€established.€€Courts€must€view€the€evidence€in€the€light€most€favorable€to€the€nonmovingÐ €Ð Ðparty€and€must€also€draw€all€reasonable€inferences€in€the€nonmoving€party's€favor.€€€òòByrdóó,€847Ð l¼ ÐS.W.2d€at€210-11.€€€Courts€should€grant€a€summary€judgment€only€when€both€the€facts€and€theÐ X ¨ Ðinferences€to€be€drawn€from€the€facts€permit€a€reasonable€person€to€reach€only€one€conclusion.€òòÔ_ÔBainÔ_ÔÐ D!” Ðv.€Wellsóó,€936€S.W.2d€618,€622€(Tenn.€1997).ò òÐ 0"€  ÐÌà  àó óAs€stated€above,€in€reviewing€whether€a€summary€judgment€motion€should€be€granted,€theÐ $X" Ðcourt€must€first€determine€whether€there€are€any€genuine€issues€of€material€fact.€€From€the€record,Ð ô$D # Ðit€is€clear€that€no€facts€affecting€the€outcome€of€this€issue€were€in€dispute.€€All€parties€agreed€the€pre„Ð ° Ðloan€affidavit€as€well€as€the€construction€loan€agreement€was€signed€on€or€about€June€7,€1996.€Ð œì ÐIndeed,€the€only€question€below€was€a€question€of€law€as€to€whether€or€not€Contractor€waived€orÐ ˆØ Ðsubordinated€his€mechanics€lien€to€Bankððs€construction€loan€mortgage.€€€Therefore,€Bank€met€theÐ tÄ Ðinitial€burden€in€obtaining€a€summary€judgment.Ð `° ÐÌà  àWe€now€turn€to€whether€or€not€Bank€was€entitled€to€judgment€as€a€matter€or€law.€€€The€trialÐ 8 ˆ Ðcourt€held€that,€due€to€the€pre„loan€affidavit€and€the€construction€loan€agreement,€Contractorððs€claimÐ $ t Ðwas€waived€or€subordinated€to€Bank.€€€Specifically,€the€pre„loan€affidavit€stated€that€ð ðno€labor€orÐ  ` Ðmaterials,€pre„fabricated€or€otherwise,€have€been€used€or€prepared€for€use€on€said€premises€to€thisÐ ü L  Ðdate€(6/7/96).ðð€€This€affidavit€was€signed€by€Contractor€and€Owners€and€notarized.€€In€addition,€theÐ è 8  Ðconstruction€loan€agreement€contained€the€following€language:€ð ðcontractor...waives€any€rights€underÐ Ô$  ÐÔ_ÔT.C.A.Ô_Ô€Section€66„11„108,€and€agrees€to€rely€for€his€protection€upon€the€owners€and€upon€any€equityÐ À  Ðin€the€property€over€and€above€all€that€may€be€due,€or€may€become€due,€to€the€Bank...ðð€€ThisÐ ¬ü  Ðstatement,€when€read€with€the€entirety€of€the€loan€document€and€the€pre„loan€affidavit€expresses€theÐ ˜è  Ðclear€intention€of€the€partiesðð€to€grant€priority€to€Bank.׃×Ý ƒ#ÃÝòòÚ  Ú6Ú  ÚóóÝ  Ý×  ×€€Accordingly,€we€hold€that€ContractorÐ „Ô  Ðwaived€or€subordinated€his€claim€to€that€of€the€Bank.€òòSee€alsoóó€Tenn.€Code€Ann.€ðð€66„11„124(b)׃ì×Ý ƒ#ÃÝòòÚ  Ú7Ú  ÚóóÝ  Ý×  ×;Ð pÀ ÐòòJohn€J.€Ô_ÔHeirigsÔ_Ô€Const.€Co.,€Inc.€v.€Ô_ÔExideÔ_Ôóó,€709€S.W.2d€604€(Tenn.€Ct.€App.€1986).Ð \¬ ÐÌà  àBased€on€the€above,€we€find€that€the€trial€court€did€not€err€in€granting€Bankððs€motion€forÐ 4„ Ðsummary€judgment.€€Due€to€Contractorððs€waiver,€Bank€was€entitled€to€judgment€on€the€issue€ofÐ  p Ðpriority€as€a€matter€of€law.€€Accordingly,€the€decision€of€the€trial€court€is€affirmed€on€this€issue.Ð  \ ÐÌÓ  Óò òÌÌÌÌÌÌConclusionÐ l¼ Ðâ âÐ X ¨ ÐÓ  Óà  àó óFor€the€foregoing€reasons,€the€decision€of€the€trial€court€is€hereby€affirmed€in€part,€reversedÐ ° Ðâ âin€part€and€remanded.€€Costs€of€appeal€are€taxed€one„half€to€Appellant,€Jason€Sloan,€and€one„halfÐ œì Ðto€Appellee,€Shelby€Ray€Ô_ÔPerrymanÔ_Ô,€for€which€execution€may€issue,€if€necessary.Ô#†XyXXXy#ÔÐ ˆØ ÐÌà  àà ` àà ¸ àà  àà h àà À àÌÌà  àà ` àà ¸ àà  àà h àà À àà  à___________________________________€Ð 8 ˆ Ðà  àà ` àà ¸ àà  àà h àà À àà  àALAN€E.€HIGHERS,€JUDGE