FI RST DI VI SI ON

BA RNES, P. J.

, GOBEI L and PI PKI N, JJ.

N O T IC E : M otions for r e c ons i de r a tion m us t be

ph y sic a l ly r e ce iv ed i n our c le r k ’s offic e w ithin te n

da y s of the da te of de c is ion to be de e m ed tim e ly file d.

https ://w w w

. ga a ppe a ls .us /r ule s

D E A D LIN E S A R E N O LO N G E R TO LLE D IN T

H I S

C O U R T. A LL FILIN G S M U ST B E S U B M I TTE D WITH IN

TH E TIM E S S E T B Y

O U R C O U R T R U LE S

.

Febr uar y 4, 2021



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A2 0 A2 04 2

. A2 0 A2 0 4 3

. TIFFANY AND TOM ATO INC. v

. W ELLS AND M CELW EE P.C.; an d v i ce v ers a.

B A R N E S , Pres i d i n g J ud g e.

In t h es e co m

p an i on ap p eal s

, Ti ffan y an d To m at o

, In c. (“ Les so r”) an d W el l s

an d McEl wee, P. C. (“ Les s ee”) ap p eal t h e t ri al co u rt ’ s ord ers d en y i ng th ei r res p ect i v e

m o ti o n s fo r at t o r n ey fees s o u g h t u n d er t h e p art i es ’ co m m erci al l eas e ag reem en t

. In

Cas e No

. A2 0A2 0 4 2

, we co n cl u d e t h at t h e t ri al co u rt erred i n d en y i n g t h e Les s o r’ s

m o ti o n fo r co n t ract u al at t o rn ey fees

, an d w e v acat e t h e t ri al co u rt ’ s o rd er en t ered o n

t h at m o t i on an d rem an d fo r fu rt h er act io n co n si s t en t wi t h t h i s o p in i o n. In Cas e No

.

A2 0 A2 04 3

, we co ncl u d e t h at t h e t ri al co u rt co m m i t ted n o erro r i n den y i n g t h eLes s ee’ s m o t i o n fo r co n t ract u al at t o rn ey fees an d af f i r m t h e ord er en t ered o n t h at

m o ti o n

. 1

Th e reco rd refl ect s t h at i n J u l y 2 0 0 3

, t h e p art i es en t ered i n t o a co m m erci al

l eas e ag reem en t fo r an ap p ro x i m at el y 1 5 4 -y ear -o ld b u i l di n g l o cat ed i n At h en s

,

Geo rg i a (“ L eas e”). 2 Th e Leas e i n cl u d ed a p ro vi s i o n s et t i n g o u t t h e o b l i g at i o n s o f t h e

Les s ee wi th res p ect t o t h e m ai nt en an ce an d rep ai r of th e b u il d i n g (“ Rep ai r

Pro v is i o n ”). Th e Rep ai r Pro v i si o n s tat ed i n p art :

REPAIRS AND M AINTENANCE. Les see s h al l be res p o n si bl e

fo r m ak i n g al l rep ai rs t o al l of th e i m p ro v em e n t s o n t h e prem i s es

,

i n cl u d i n g t h e i n t eri o r an d ex t eri o r w al l s

, ro o f, p av ed acces s an d p ark i n g

areas

, p l u m

b i n g

, wi ri n g, p i p i n g

, fi x t u res an d eq u i p m en t

, s o as t o

m ai n t ai n t h e p rem i s es i n i t s co n d i t i o n as o f J u l y 1

, 2 0 0 3, as es t ab l i s h ed

b y t h e i n s pect io n b y Nei l Carl i s l e d at ed Sep t em b er 1 2

, 2 0 0 3

, wh i ch h as

b een red u ced t o wri t i n g an d i s at t ach ed h eret o. . . .

An y i t em s n o t ed i n t h e i n sp ect i o n as need i n g rem ed i al wo rk or as

b ei n g o m i t t ed fro m i n s p ect i on sh al l rem ai n Les s o r’ s res p on s i b i l i t y

1 Th e Les s o r’ s m o ti o n fo r s an ct i o n s fo r fri v o l o u s ap p eal in Cas e No

. A2 0 A2 04 3 i s h ereb y

d en i ed

.

2 T h e o ri g i nal Leas e was b et ween Han co ck -Pu l as ki Pro p ert i es

, In c. as t h e

l es s o r an d Sco t t an d W el l s

, P. C. as l es s ee. Han co ck -Pu las k i Pro p ert i es s u bs eq u en t l y

as s i g n ed i t s i n t eres t i n t he Leas e t o T i ffan y an d To m at o

. Sco t t an d W el l s l at er

ch an ged i t s n am e t o W el l s an d M cEl wee d u ri n g t h e p en d en cy o f t h e l i t ig at i o n

.

2u n l es s rep ai red b y ag reem en t o f t h e Part ies h eret o

. Th e rep ai rs as s ho wn

o n t h e at tach ed i n v o i ces

. . . co n st i t u t e t h e rem ed i al m eas u res un d ert ak en

b y ag reem en t o f t he Part i es

. Th e i t em s so rep ai red s h al l t h e r e aft er

b eco m e Les s ee’ s o b l ig at i o n t o m ai n t ai n i n l i k e co n di t i o n

, ord i n ary wear

an d t ear ex cep ted

.

. . . .

At t h e e x p i rat i o n o f t h i s Ag reem en t, Les see s h al l d el i v er u p th e

p rem i s es t o Les s o r i n a s g o o d co n d i ti o n as t h ey were i n at th e

co m m en cem en t o f t h i s Ag reem en t , o rd i n ary wear an d t ear ex cep ted

.

Th e p art i es t h ereaft er en t ered i n t o s ev eral ad d en d um s t o t h e Leas e, i n cl u d i n g a M ay

2 0 1 1 ad d en d u m t h at m ad e rev is i o n s t o t h e Rep ai r Pro v i s i o n an d p ro v i d ed i n p art :

Lan d l o rd ag rees to pay rep ai r an d rep l acem en t co s t s ov e r a n d ab o ve

$ 1 ,0 0 0 fo r i t em s i n t h e fo l l o wi n g cat eg ori es : HVAC s y s t em s

, Pl um b i n g

,

El ect ri cal

, an d St ru ct u ral

. . . . Al l ot h e r t e rm s an d co n d i t io n s i n th e

o ri g in al l eas e rem ai n i n fu l l effect an d fo rce.

In ad d i t i o n to t h e Rep ai r Pro v is i on

, t h e Leas e i n c l u d e d an at t o rn ey fees

p ro v is i o n p ert i n en t t o th i s ap p eal (“ Fees Pro v i s io n ”). Th e Fees Pro v i s i o n s t at ed :

If s u i t is b ro ug ht t o en fo rce an y co v en an t of t h i s l eas e o r fo r t h e b reach

o f an y co v en an t o r co n d it i o n h erei n co nt ai n ed

, t h e p art i es h eret o ag ree

3t h at t h e l o s i n g p art y s h al l p ay t o t h e prev ai l in g part y a reas o n ab l e

at t o rn ey ’ s fee, wh i ch s h al l b e fi x ed b y t h e co urt , an d co u rt co s t s.

In 2 0 1 6, a d i s p ut e aro s e b et ween t h e Les s o r an d Les s ee ov er wh i ch part y was

res p o n s i b l e fo r cert ai n rep ai rs t o t h e b u i l d i ng

, i ncl u d i n g rep ai rs t o t h e ro of. L at er t h at

y ear, aft er t h e Les s ee refu s ed t o m ak e t h e rep ai rs d em an d ed b y t h e Les s o r, t h e Les s o r

s u ed th e Les s ee fo r d am ag es fo r b reach o f t h e Fees Pro v i s i o n o f th e Leas e. 3 Du ri n g

t h e pen d en cy o f t h e l it i g at i o n

, t h e t erm o f t h e Leas e t erm i n at ed

, an d t h e Les s o r

am en d ed i ts co m

p l ai nt t o i n cl u d e ad d i t i o n al cl ai m s

.

M o re s p eci fi cal l y

, as refl ect ed in i t s co m p l a i n t

, as am en d ed

, an d i n t h e

co n so l i d at ed p ret ri al ord er, t h e Les s or al l eg ed t h at t h e Les s e e h a d b reach ed i t s

o b l i g at i o ns u nd er t h e Rep ai r Pro v i s i o n b y fai li n g t o m ai n t ai n an d rep ai r t h e b u i l d i n g

d u ri n g th e t erm o f t h e Leas e, an d b y fai li n g t o ret u rn t h e p ro p ert y t o t h e Les s o r i n t h e

s am e co n d i t i o n as recei ved i n J ul y 2 0 0 3 at t h e t erm i n at i o n o f t h e Leas e, o rd i n ary wear

an d tear ex cep t ed

. Th e Les s o r al s o al l eg ed t h at t he Les s ee h ad n eg li g en t l y m ai n t ai n ed

t h e ro o f an d o t her p o rt i o n s o f t h e b u i l di n g, res u l t i n g i n d am ag e t o t h e p ro p ert y

. Th e

Les s o r s ou g h t d am ag es fo r t he co s ts o f rep ai rs an d fo r t h e l os t ren t al v al u e o f t h e

3 Th e Les s o r al so s u ed Do n al d T. W el l s

, J r., b u t lat er v o lu n tari l y d i s m i s s ed i t s

cl ai m s ag ai n s t h i m

.

4p ro p ert y d u ri n g t h e rep ai rs

. Ad d i t i o n al l y

, t h e Les s o r s o u gh t at t o rn ey fees an d

ex p en s es u n d er OCGA § 1 3 -6 -1 1 b as ed o n it s as s ert i o n t h at t he Les s ee h ad act ed in

b ad fai t h i n fai l i n g t o p erfo rm i t s o b l i g at i o ns u n d er t he Rep ai r Pro v i s i o n

.

In co n t ras t

, t h e Les s ee al l eg ed t h at u n d er t h e Rep ai r Pro v i s i o n i t was n ot

res p o n s i b l e fo r o rd i n ary wear an d tear o f th e p ro p ert y

, an d t h at th e rep ai rs at i s s u e in

t h i s cas e were o n ly n eces s ar y d u e t o o rd i n ary wear an d t ear, o r b ecau s e t h e Les s o r

h ad fai l ed t o p erfo rm m ai n ten an ce o r m ak e rep ai rs t h at were n e c e s s a r y d u e to

o rd i n ary wear an d tear. Th e Les s ee al s o al l eg ed t h at t o t h e ex t en t an y o f t h e rep ai rs

were i t s co n t ract u al res po n s i b i l i t y

, t h e ro o f o f t h e b ui l d in g was “ s t ru ct u ral ” s u ch t h at

t h e Les see’ s o b l i g at i o n t o rep ai r i t was l im it ed t o $ 1 ,0 0 0 un d er th e term s o f t h e Rep ai r

Pro v is i o n as am en d ed

.

Th e cas e p ro ceed ed t o t ri al

, 4 w h ere th e ju ry fo u n d fo r t h e Les so r an d award ed

i t $ 4 5,6 6 7 .5 0 i n d am ag es

. Th e ju ry dec l i n ed t o award t he Les s o r an y at t o rn ey fees

u n d er OCGA § 13 -6 -1 1, fi n d in g o n t h e sp eci al verd i ct fo rm t h at t h e Les s ee h ad n ot

act ed i n b ad fai t h

.

4 In su m m ary j u d gm en t ru l i n g s p ri o r t o t ri al

, t h e t ri al co u rt ru l ed th at a ju ry

wo u l d h av e t o res o l v e wh et her t h e d et eri o rat i o n o f t h e b u i l d i n g was du e t o wear an d

t ear an d wh et h er t h e rep ai rs t o t h e ro o f were s t ru ct u ral

.

5Fo l l owi n g t h e v erd ict

, t h e Les s o r a n d t h e L e s s ee fi l ed o p po s i ng m ot i o n s fo r

at t o rn ey fees u n der t h e Fees Pro v i s i o n

. Bo t h cl ai m ed to b e t h e “ p rev ai l i n g p art y .” Th e

Le s s e e a l s o arg u ed t h at th e Les s o r’ s m o t i on sh o ul d b e d en i ed b ecau se t h e Fees

P ro v is i o n was g o vern ed b y OCGA § 1 3 -1 -1 1 an d t h e Les s o r h ad fai l ed t o co m p l y

wi t h t h at s t at u t e. T h e Les s ee ch al l en g ed th e am o u n t of at t o rn ey fees req u es t ed b y t h e

Les s o r as wel l

.

Th e tri al co u rt d en ied t h e Les s o r’ s m o t i o n fo r co nt ract u al at t o rn ey fees b as ed

o n t h e co u rt ’ s co n cl u s i o n t h at t h e Fees Pro v i s i o n was co n tro l l ed b y OCGA § 1 3 -1 -1 1

an d t h at t h e Les s or had fai l ed t o p ro v id e Les s ee wi t h t he n o t i ce req u ired b y t h at

s t at u te a s a p reco n d i t i o n fo r an award o f at t o rn ey fees

. Th e t ri al co u rt t h ereaft er

en t ered ju d g m en t o n t h e ju ry ’ s v e r d i ct an d t h en a s ep arat e ord er on “ o u t s t an d i n g

i s su es ” i n wh i ch t h e co u rt s u m m ari l y d en i ed t h e Les s ee’ s m o t i o n fo r co n t ract u al

at t o rn ey fees

. T h e p art i es t h ereaft er fi l ed th es e co m p an io n s ap p eal s, ch al len g i n g t h e

t ri al c o u rt ’ s ru l i n g s on th ei r res p ect i v e m o t io n s fo r at t o rn ey fees u n d er t h e Fees

Pro v is i o n

.

Ca s e No . A2 0 A2 0 4 2

61

. Th e Les s or ch al l en g es t h e t ri al co u rt ’ s d en i al o f i t s m o t i o n fo r at t o rn ey fees

u n d er t h e Fees Pro v is i on

. A cco rd i n g t o t h e Les so r, t h e t ri al co u rt erred i n co n cl u d i n g

t h at OCGA § 1 3 -1 -1 1 ap p l i ed t o t h e Fees Pro v is i on . W e ag ree.

OCGA § 1 3 -1 -1 1 p ro v id es i n rel ev an t p art :

O bl i g at io ns t o p ay at t o rn ey ’ s fees u p o n an y no t e o r o t her ev i d en ce

o f i n d eb t ed n es s

, i n ad d i t i o n t o t h e rat e o f i n t eres t sp eci fi ed t h erei n

, sh al l

b e v al i d an d en fo rceab l e an d co l l ect ab l e as a p art o f s u ch d eb t i f s u ch

n o t e o r o t h er ev i d en ce o f i n d eb t ed n es s i s co l l ect ed by o r t h ro u g h an

at t o rn ey aft er m at u r i t y,

. . . [p ro v i d ed th at ] [t ] h e h o l d er of t h e n o t e o r

o t h er ev i den ce o f i n d eb ted n es s o r h i s o r h er at to rn ey at l aw sh al l , aft er

m at u ri t y o f t h e o bl i g at i o n, n o t i fy i n wri t i n g t h e m ak er, en d o rs er, o r p art y

s o u g h t t o b e h el d o n s ai d o b l ig at i o n t h a t t h e p ro v i s i o ns rel at iv e t o

p ay m en t o f at t o rn ey ’ s fees i n ad d i t i o n t o t h e p ri n ci p al an d in t eres t sh al l

b e en fo rced an d th at su ch m ak er, en d o rs er, o r p art y s o u g h t t o b e h el d o n

s ai d o b li g at i o n h as t en d ay s f r o m t h e recei p t o f s u ch n o ti ce t o p ay th e

p ri n ci p al an d i n teres t wi th o u t t h e at t orn ey ’ s fees

. . . .

OCGA § 1 3 -1 -1 1 (a) (3 ).

As refl ect ed in t h e q u o t ed s t at ut o ry l an g u ag e, OCGA § 1 3 -1 -1 1 ap p l i es wh ere

t h ere i s an o b l i gat i o n t o pay at t o rn ey fees b as ed o n a n o t e o r “ o t her ev i d en ce o f

i n d eb t ed n es s .” O u r Su p rem e Co u rt h as ex p l ai n ed t h at t h e t erm “ ev i d en ce o f

i n d eb t ed n es s ” fo u n d in t he st at u t e refers “ t o an y p ri n ted o r w ri t t en i n s tru m en t

, s i g n ed

7o r o t h erwi se ex ecu t ed b y t h e o b l i g o r(s ), wh i ch ev i d en ces o n i t s face a l eg al l y

en fo rceab l e o b li g at i o n t o p ay m o n ey .” (Ci t at i o n an d p u n ct u a t i o n o m i t t ed .)

Ra d io S h a ck Co r p

. v. Ca s ca d

e Cr o s s i n g II

, 2 8 2 Ga. 8 4 1

, 84 6 (6 5 3 SE2 d 6 8 0 ) (2 0 0 7 ).

W ri t t en l eas es can b e “ ev i d en ce o f i n d eb t ed n es s” wi t h in t h e m ean i n g of OCGA § 1 3

-

1 -1 1 u n d er cert ai n ci rcu m st an ces

. See i d

. Bu t OCGA § 1 3-1 -1 1 “ i s n o t ap p l i cab l e to

al l cl ai m s fo r at t orn ey fees b as ed o n a l eas e p ro v i s i o n .” In s ur a nce In d u s. Co n s u l t a n t

s

v. Es s ex In ves t men ts , 2 4 9 Ga. Ap p . 8 3 7 , 8 4 3 (4 ) (5 4 9 SE2 d 7 8 8 ) (2 0 0 1 ).

Here, t h e Les s o r d i d n o t s u e t h e Les s ee fo r fai l u re t o pay pas t d u e ren t o r fo r

fai l u re t o s at i s fy

an y o th er m o n et ary o b l i g at i o n ev i d en ced o n t he face o f t h e Leas e.

Rat h er, t h e Les s o r s u ed t h e Les s ee fo r d am ag es i n cu rred b y t h e Les s o r as a res u lt o f

t h e Les s ee’ s al leg ed fai l u re t o fu l fi l l i t s m ai nt en an ce an d rep ai r o bl i g at i o ns un d er t h e

Rep ai r P r o v i s i o n an d fo r i t s al l eg ed n eg l i g en t m ai n t en an ce o f t he p ro p ert y

. Un d er

t h es e ci rcu m s t an ces

, t h e ju ry ’ s award “ w as n ot rel at ed t o t h e [Les s ee’ s ] i n d eb t ed n es s

u n d er t he [L] eas e,” an d t he Les s o r t h erefo re w as n o t r e q u i red t o co m p l y wi t h t h e

n o t i ce p ro v i s i o n s of OCGA § 1 3 -1 -1 1 t o o b tai n co n t ract u al at t orn ey fees

. An g l i n v.

Mo o r e

, 33 2 Ga. Ap p

. 3 4 6

, 34 8 (1 ) (7 7 1 SE2 d 52 5 ) (2 0 1 5 ) (co n cl u d i n g th at OCGA

§ 1 3-1 -1 1 i n ap p l i cab le wh ere ju ry award ed d am ag es to t en an t s fo r l an dl o rd ’ s b reach

o f l eas e ag reem en t

, g iv en t h at b reach was rel at ed to wro n g fu l ev i ct io n rat her t h an to

8an y fai l u r e t o p ay m o n ey owed u n d er t h e l eas e). See Ta l l a p o o sa D ev. Au t h

. v. NCI

Bl d g

. S ys t ems

, No

. 3: 0 9 -CV-2 7 -J TC, 2 0 1 0 W L 1 1 4 9 3 6 31

, at * 7 (N.D. Ga. Sep t

. 3 0,

2 0 1 0 ) (h o l d i n g t h at OCGA § 1 3 -1 -1 1 d id n o t ap pl y in act i o n fo r b reach o f a

co m m erci al l eas e wh ere lan d l o rd al l eg ed t h at t en an t s fai l ed t o fu l fi l l t h ei r co n t ract u al

o b l i g at i o n t o m ai n t a in an d rep ai r t h e l eas ed p rem i s es ; di s t ri ct co u rt n o ted t h at t h e

t en an t s “ h av e ci t ed n o cas e l aw es t ab l i s h in g t hat t he p o s s i bi l i t y o f an award of m o n ey

d am ag es p u rs u an t t o a l eas e i s eq u i v al en t t o a ‘ m o n et ary o b li gat i o n ’ wi t h i n t h e

p u rv iew o f OCGA § 1 3 -1 -1 1

, an d t h e Co u rt fi n d s n o ne”); S o ver ei g n Hea l t h ca r e v.

Ma r i n er Hea l t h Ca r e Mg m t

. Co

. , 3 2 9 Ga. A p p

. 7 8 2

, 78 8

- 7 8 9 (3 ) (7 6 6 SE2 d 1 7 2 )

(2 0 1 4) (h o l d in g t h at O CGA § 1 3-1 -1 1 d i d n o t ap p l y i n act i o n to en fo rce a co n t ract u al

o b l i g a t i o n t o p erfo rm a s erv i ce); In s

. In d us

. Co n s u l t a n t

s

, 24 9 Ga. Ap p

. at 8 4 4 (4 )

(h o l d i n g t h at OCGA § 1 3 -1 -1 1 was i n ap p l i cab l e i n d ecl arat o ry ju d g m e n t act i o n

s eek i n g t o en fo rce fi v e-y ear term of l eas e). Co m p are Ra d i o S

h a ck Co r p

. , 2 8 2 Ga. at

8 4 6 (h o l di n g th at OCGA § 1 3 -1 -1 1 ap p l i ed wh ere l an d l o rd s u ed t e n an t u n d er

co m m erci al l eas e fo r p as t d u e ren t an d fo r d e c l a r a t o ry ju d g m en t reg ard i n g

en fo rceab i li t y an d am o u nt o f t en an t ’ s ren t o b l i g at i o n ); Bes t v. CB Deca t u r Co u r t

, 3 2 4

G a. Ap p. 4 0 3

, 4 0 7 (2 ) (a) (7 5 0 SE2 d 71 6 ) (2 0 13 ) (h ol d i n g t h at OCGA § 1 3

- 1

- 1 1

9ap p li ed in ci rcu m st an ce wh ere t h e “ l an d l o rd s u e[d ] a t en an t u n d er a co m m erci al l eas e

ag reem en t t o co l l ect p as t d u e ren t , l at e fees

, an d i nt eres t ”).

Acco rd i ng l y

, t he tri al co u rt erred i n d en y i n g t h e L es s or’ s m ot i o n fo r at t o rn ey

f e e s u n d er t h e Fees Pro v is i o n b as ed o n n o nco m p l i an ce wi t h OCGA § 13 -1 -1 1

. W e

t h erefo re v acat e t he t ri al co u rt ’ s o rd er d en y i n g t h e Les so r’ s fees m o t i o n an d rem an d

t h e cas e t o t h e t ri al co u rt t o det erm i n e an award of reas o n ab l e at t o rn ey fees an d co s t s

t o t h e Les s o r i n acco rd an ce wi t h t h e Fees Pro v i s i o n. 5 See In s

. In d u s

. Co n s ul t a n t

s

, 2 4 9

Ga. Ap p

. at 84 4 (4 ) (v acat i n g t ri al co u rt ’ s o rd er an d rem an d i ng wi t h i n s t ru ct i o n s “ to

co n si d er an ap pro pri at e award o f at t o rn ey s fees

, ex pen s es

, an d co st s,” i n cas e wh ere

t ri al co u rt erro n eo u sl y d en i ed fees m o t i o n b as ed o n OCGA § 13 -1 -1 1); Co l o n i a l Ba n k

v. B o u l d er Ba n kca r d Pr o ces s i n g

, 2 5 4 Ga. Ap p

. 6 8 6

, 6 9 3 (8 ) (5 6 3 SE2 d 4 9 2 ) (2 0 0 2 )

(v acat i ng t ri al co u rt ’ s ord er an d rem an d i n g fo r d et erm i n at i o n o f at t o rn ey fees award

wh ere t ri al co u rt erro n eo u s ly rel i ed o n OCGA § 1 3 -1 -1 1). 6

5 As ex p l ai n ed i n fra i n Di v i s i o n 2

, t h e Les s o r i s t h e p rev ai li n g p art y u n d er t h e

Fees Pro vi s i on

.

6 In m o ti o n s fi l ed i n b o t h o f t h es e co m p an i o n ap p eal s, th e Les so r as k s t h i s

Co u rt t o ru l e o n wh et h er t h e Fees Pro vi s i o n en co m p as ses at to rn ey fees i n cu rred o n

ap p eal

. Ho wev er, t h i s q u es t io n h as n o t b een ad d res s ed b y t h e t ri al co u rt

, an d “ [i ] s s u es

wh i ch h av e no t b een ru l ed o n b y t h e t ri al co u rt m ay n o t b e r a i s e d o n ap p eal .”

(Ci t at i o n an d p u n ct u at i o n o m i t t ed .) Br o o kf i el d Co un t r

y Cl u b v. S t

. Ja mes -Br o o kf i el d

, 2 8 7 Ga. 4 0 8

, 4 1 3 ( 3 ) ( 6 9 6 SE2 d 6 6 3 ) (2 0 1 0 ). “ W e are a co u rt fo r t he co rrect i o n o f

10Ca s e No . A2 0 A2 0 4 3

2

. Th e Les s ee ch al l en g es t h e t ri al co u rt ’ s d en i al o f it s m o t i on fo r at t o rn ey fees

.

Acco rd in g t o t h e L es s ee, i t w a s en t i t l ed t o at to rn ey fees u n d er t h e Fees Pro v i s i o n

b ecau s e i t was t h e prev ai l i n g p art y i n t h e u n d erl y in g l i t i g at i o n

. In t hi s reg ard

, t h e

Les s ee em

ph as i zes t hat th e Les s o r’ s cl ai m fo r b ad fai t h at t o rn ey f e e s u n d e r OCGA

§ 1 3 -6 -1 1 was th e Les s o r’ s l arg es t m o n et ary cl ai m

, 7 an d

, g iv en t h at t h e Les s o r d i d n ot

s u cceed o n t hat cl ai m

, t h e Les s ee m ai n t ai n s t h at i t wa s t h e p rev ai l i n g p art y fo r

p u rp os es o f t he Fees Pro v i s i o n . W e d o n o t ag ree.

In t h e ab s en ce o f a co n t ro l l i n g s t a t ut e, a part y ’ s en ti t lem en t t o

at t o rn ey f e e s un der a co n t ract u al p ro v i s i o n i s d et erm i n ed b y t h e u s ual

ru l es o f co n t ract i n t erp ret at io n

. Co n s t ru i n g co n t ract ual l an g u ag e

g ran ti n g at t o rn ey fees t o t h e “ p rev ai l i n g p art y ,” Geo rg i a co u rt s h av e

h el d [ ] t h at a p l ai n ti ff p rev ai l s wh en act u al rel i ef o n t h e m eri ts m at eri al l y

al t ers t h e l eg al rel at i o n s h i p b et ween t h e p a r t i es by m o d i fy i n g th e

d efen d an t ’ s b eh av i o r i n an y way t h at d irect l y b en efi t s t h e p l ai n t i ff, an d

t h at u nl ik e p l ai n ti ffs w h o t y p i cal l y m u s t ob t ai n so m e affi rm at iv e rel i ef

erro rs

. . . an d are n ot au t h o ri zed t o i ss u e an ad v i s o ry o p i n io n ab o u t a p ot en t i al erro r

a t ri al co urt m ay m ak e i n t h e fu t u re.” W r ig h t v. W a t er b er g B ig G a me Hu nt i n g Lo d

g e

Ot j a h ewi t a (PTY

)

, 3 3 0 Ga. Ap p

. 5 08

, 5 1 2 (4 ) (7 6 7 SE2 d 5 1 3 ) (2 0 14 ). Th e Les s o r’ s

m o ti o n s are h ereb y

d en i ed

.

7 Th e L es so r s o u g h t $ 2 4 4 ,9 6 6 .7 6 i n at t o rn ey fees b as ed o n i t s al l eg at i o n t h at

t h e Les s ee h ad act ed i n b ad fai t h

.

11o n t h ei r cl ai m t o b e d eem ed t h e p rev ai l i n g p art y

, defen d an t s p rev ai l b y

n o t h av i ng an y

rel i ef i m po s ed ag ai n s t t h em

.

(Ci t at i o n s

, p u n c t u a t i o n

, an d em p has i s om i t ted .) HA & W Fi na n ci al Ad vi s o r s v.

Jo h ns o n

, 3 3 6 Ga. A p p. 6 4 7, 6 5 8 (4 ) (7 8 2 SE2 d 8 5 5 ) (2 0 1 6 ). See Ben ch m a r k Bu i l d er s

v. S ch u l t z

, 2 9 4 Ga. 1 2, 1 4 (7 5 1 SE2 d 4 5 ) (2 0 1 3 ); Ma gn et i c Res o n a n ce Pl u s v.

Ima gi n g S

ys t ems In t l

. , 2 73 G a. 5 2 5

, 5 2 9 (3 ) (5 4 3 SE2 d 3 2 ) (2 0 0 1); Ma r i no v. Cl a r y

La kes Ho meo wn er

s As s n. , 3 3 1 Ga. Ap p . 2 04 , 2 08 -2 09 (1 ) (7 7 0 SE2 d 2 89 ) (2 0 1 5 ).

Here, th e ju ry fo u nd i n fav o r o f t h e Les s o r o n i t s u n derl y i n g su b s t an t i v e cl ai m s

p ert ai n i n g t o t h e Rep ai r Pro vi s i o n an d award ed i t $ 4 5,6 6 7 .5 0 i n dam ag es

. U n d er t h i s

ci rcu m s t an ce, t h e Les s o r cl earl y was th e prev ai l in g p art y

, ev en i f i t d i d no t reco v er

al l o f t h e d am ag es i t s o u gh t

. See Rea l t y Len d er s v. Levi n e

, 2 8 6 G a. A p p

. 3 2 6

, 3 3 0 (2 )

(6 4 9 SE2 d 3 3 3 ) (2 0 0 7 ) (h ol d i n g t h at p l ai nt i ff was p rev ai l i n g p art y u n d er co n t ract u al

fees p ro v i s i on wh ere t h e p l a i n t i ff reco v ered s o m e, b u t n o t al l

, o f t he d am ag es i t

s o u g ht ); Di s co ver

y Po i n t F

r a n c h i si n g v. Mi l l er

, 23 4 Ga. Ap p. 6 8

, 7 3 -7 4 (5 ) (5 0 5

SE2 d 8 2 2 ) (1 9 98 ) (p art y t hat reco v ered d am ag es was p rev ai l i n g part y u n d er

co n tract ual fees p ro v i s io n ). Co m p are HA & W

Fi n a n ci a l

Ad vi s o rs , 3 3 6 Ga. Ap p . at

6 5 8 (4 ) (d efen d an t was p rev ai l i n g p art y wh ere h e “ h ad n o rel i ef i m p o s ed ag ai n s t

12h i m ”). Co n s eq u en t ly

, t h e tri al co u rt co m m i t ted no erro r i n d en y in g t h e Les s ee’ s

m o ti o n fo r co n tract u al at t o rn ey fees

, an d we affi rm t h e co u rt ’ s o rd er o n t h at m o t i o n.

Ju d g men t a f f i r med i n A2 0

A2 0 4 3

. Ju d

g men t va ca t ed a n d ca s e r ema n d ed wi th

d i r ect i o n i n A2 0

A 2 0 4 2 . Go b ei l

a n d Pi p ki n , JJ., co n cu r

.

13