FI FTH DI VI SI ON

M CFA DDEN, P. J.

, M CM I LLI A N and GOSS, 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.

http://w w w .ga a ppe a l s .us /r ule s

June 28, 2019



# I n th e Co u r t o f

A p p eals o f

G eo r g ia

A1 9 A0 20 0

, A1 9A0 2 0 1

. T ELA INVESTM ENTS, LLC v

. RAZAVI;

an d v ice v ers a.

M C F A D D E N , Pres id i n g J u d g e.

Th i s cas e i nv o l v es a re s i d e n t i al l eas e ag reem en t wi t h an o pt i o n t o p u rch as e

b et ween Tel a In ves tm en t s , L LC an d Eh s an Razav i. T h e t ri al co u rt g ran t ed Razav i ’ s

m o ti o n fo r s u m

m ary ju d g m en t as t o Tel a’ s d i sp o s s es s o ry act i o n an d cl ai m fo r

at t o rn ey fees u nd er a l eas e p r o v i s i o n , d en i ed s u m m ary ju dg m en t t o Tel a as to

Razav i ’ s b reach o f co n t ract an d o t h er co u n t ercl ai m s , an d o rd ered Razav i t o p ay t h e

o p t i o n pu rch as e p ri ce i n t o t h e reg i s t ry o f th e co u rt

. Becau s e t h ere are n o g en u i n e

i s su es o f m at eri al fact as t o Tel a’ s cl ai m s , b u t t h ere are gen u i ne i ss u es o f m at eri al fact

as t o Razav i ’ s co u n t ercl ai m s , we affi rm t h e t ri al co u rt ’ s s u m m ary ju d g m en t ru l i n g s

.An d becau se o rd eri n g t h e p ay m en t of t h e o p t i o n p u rch as e p ri ce i n t o th e co u rt reg i s t ry

d efeat s t he p art i es ’ i n t en t , we rev ers e t h at p ort i on o f t h e o rd er.

1

. Fa ct s a n d p r o ced

ur a l p o s t u r e.

“ Su m m ary ju d g m en t i s wa r r a nt ed w h en t h ere is n o g en u i n e i ss u e o f m at eri al

fact an d t h e m o v i ng p art y i s en t i t l ed t o ju d g m en t as a m at t er o f l aw. On ap p eal fro m

t h e gran t o r d en i a l o f s u m m a ry ju d g m en t

, we co n d u ct a d e n o v o rev i ew, wi t h al l

reas on ab l e i n feren ces co n s t ru ed i n t h e l i g h t m o st fav o rab l e t o t h e n on m ov i n g p art y .”

Pa r ke To wn No r t h Ap a rt men ts v. Ca s t r o ,

_ _ _ Ga. Ap p

.

_

_ _ (1 ) (8 24 SE2 d 7 3 0 )

(2 0 1 9) (ci t at i o n an d p u n ct u at i o n o m i t t ed ).

So co n s t ru ed

, t h e ev i den ce s h o ws t h at i n M arch 20 0 9

, Tel a an d Razav i en t ered

i n t o a res i d en t ial l eas e ag reem en t wi t h an o p t i o n fo r Razav i t o p u rch as e t h e h o u s e.

Th e ag reem en t p ro v i d ed th at Razav i wo u ld p ay a b as e m on t h l y ren t al am o u n t o f

$ 7 9 9

, pl u s an ad d it i o n a l r e n t al am o un t b as ed u p o n pro p ert y t ax es an d h azard

i n s u ran ce. Th e res i d en ti al l eas e ag reem en t was am en d ed i n No vem b er 2 0 1 4 t o

p ro v id e, am o n g o th er t h i n g s , t h at R a z a v i c o u l d ex erci s e t h e o p t io n t o p u rch as e t h e

p ro p ert y fo r $1 3 8 ,0 0 0 at an y ti m e p ri o r t o t h e ex p i r a t i o n o f t h e l eas e o n M ay 3 0,

2 0 1 7

.

2On Oct o b er 2 1

, 2 0 1 6

, co u n s el fo r T el a n ot i fi ed co u n s el f o r R a z av i t h at t h e

le a se a g r e em en t was t erm i n at ed b ecau s e Razav i h ad fai l ed to m ak e req u ired pay m ents

t o t al i n g $ 2 ,9 1 9. O n No v em b er 1

, 2 0 16

, Razav i d el i vered t wo c h eck s to Tel a’ s

at t o rn ey , o ne ch eck fo r t h e cl ai m ed arrearag e o f $ 2 ,9 19 an d an o t h er fo r t h e No v em b er

ren t o f $ 7 9 9

. On N o vem b er 3 0

, 2 0 1 6, Tel a fi l ed a n d s erv ed an affi d av i t fo r a

d i s p o s s es s o ry w arran t

, c l ai m i n g t h at Razav i was s ti ll i n p o s ses s i o n o f th e h o u s e

fo l l o w i n g Tel a’ s t erm i n at io n o f t h e l eas e. Razav i an s wered an d co u n t ercl ai m ed fo r,

am on g o t h er t h i n gs , b reach o f co n tract , s p eci fi c p erfo rm an ce, an d frau d

.

On J an u ary 1 1

, 20 18

, Razav i fi l ed a m o t i o n fo r s u m m ary ju d g m en t as t o Tel a’ s

d i s p o s s es s o ry act i o n an d cl ai m fo r at t o rn ey fees

, an d Tel a s u b s eq u en t l y fi l ed a m o t i o n

fo r s u m m ary ju d g m en t as t o Razav i ’ s co u n t ercl ai m s

. Aft er a h eari n g , t h e t ri al co u rt

g ran t ed Razav i ’ s m o t i o n, d en i ed T el a’ s m o t i on , an d o rd ered Razav i t o p ay t h e fu l l

o p t i o n p u rch as e p ri ce o f $ 1 3 8

, 0 0 0 i n to t h e co u rt reg i s t ry

. Tel a ap p eal s i n Cas e No

.

A1 9 A 0 2 0 0

, ch al l en gi ng t h e t ri al co urt ’ s s u m m ary ju d g m en t ru l i n g s ; an d Razav i

cro s s -ap p eal s i n Cas e No

. A1 9 A0 20 1

, ch al len g i n g t he t ri al co urt ’ s o rd er t h a t h e

d ep os i t t h e o p t i on p u rch as e p ri ce i nt o t h e reg i s t ry o f t he co u rt

.

Ca s e No . A1 9

A0 2 0 0

2

. Di s p o s ses s o r y a ct io n

.

3Tel a co n t en d s t h at t h e t ri al c o u rt erred i n g ran t i n g s u m m ary j u d gm en t t o Razav i

o n i t s d i s p o s s es so ry

act i o n

. W e d i sag ree.

W h ere a l es s ee h as b reach ed a l eas e, t he l es s o r i s a u t h o ri zed t o

res ci n d t h e l eas e an d s u m

m ari l y d i s po s ses s t h e l es see as a t en an t h o l d i n g

o v e r.

. . . W h en a t en an t fai l s t o d i s ch arg e hi s o b l i g at i o n s u n d er th e l eas e, t h e l an d l o rd h as t h e ri gh t

, creat ed b y th e l eas e i ts el f, to t erm i nat e

t h e l eas e. On ce t h e l an dl o rd t erm in at es t h e l eas e an d t h e t en an t refu ses

t o v acat e, t h e t en an t b eco m es a t en an t ho l d i n g ov er b ey o n d th e t erm o f

t h e l eas e. Th e l an d l o rd h as t h e ri gh t

, at t h at p o i n t

, t o i n s t i t ut e d i s p o s s es so ry

p ro ceed i n gs . . . b y

m ak i n g d em an d fo r p o s ses s i o n

.

C & A La n d Co

. v. Ru d

o l f In v. Co r p

. , 1 6 3 Ga. Ap p. 83 2

, 8 3 3 (2 9 6 SE2 d 1 49 ) (1 9 8 2 )

(ci t at i o n s o m i t t ed ). Th u s , t he ev i d en ce i n t h e in s t an t cas e, co ns t ru ed i n T el a’ s fav o r,

s u p p ort s Tel a’ s ri g h t t o s eek t o t erm i n at e t h e l eas e d u e to Razav i ’ s al l eg ed fai l u re to

m ak e p ay m en t s as req ui red b y t h e l eas e.

Ho wev er, i f t h e l es s o r wi s h es t o d ecl are a fo rfei t u re o f t h e l eas e fo r n o n p ay m en t i t i s i n cu m b e n t u p o n t h e l es so r to ret urn i m m ed i at el y

u p o n recei p t t h ereo f an y an d al l p ay m en t s o f ren tal recei v ed b y th e l es s o r aft er t h e h a p p en i n g o f t h e ev en t g i v i ng th e lan d l o rd t h e ri g h t t o d ecl are t h e fo rfei t u re.

. . . Accep t an ce an d ret en t i o n o f ren t al s b y th e l es s o r aft er t h e al l eg ed b reach or fo rfei t u re co n s t i t ut es a wai v er an d

rei n s t at es t h e l eas e. Th e fact t h at th e l es s o r d o es n o t cas h t h e ch eck i s i m m at eri al

. As s ert i o n s o f fo rfei t u r e f o r n o n pay m en t an d ret en ti o n o f

ren t al s are t o t al l y i n co m

p at i b l e, an d t h e l es s o r m

u s t t a k e t h e effect o f

t h at wh i ch i s m o s t fav o rab l e t o t h e t en an t

. In cas es o f do u b t, i n co n t es t s b et ween l an d l o rd s an d t en an t s , t h e i ss u e w i l l be res o l v ed i n fav o r o f th e

t en an t

.

Id . at 8 3 3 -8 3 4 (ci t at i o n s an d p u n ct u at i o n o m i t t ed ).

4Here, Tel a accep t ed an d ret ai n ed Razav i ’ s ch eck s fo r t h e c l a i m e d arrearag e

aft er p urp o rt ed l y t erm i n at in g t he l eas e. So t h e t ri al co u rt co rrect l y fo u nd t h at Razav i

was en t i t l ed t o s u m

m ary ju d gm en t o n t h i s b as i s . W e n ot e t h at Tel a h as i g n o red t h i s

b a s i s fo r t h e t ri al co u rt ’ s ru l i n g an d h as p o in t ed t o n o ev i d en ce creat in g a g en u i n e

i s su e o f m at eri al fact

, i n s t ead fo cu s i n g i t s arg u m en t o n i ts at t em p t t o t e r m i n a t e t h e

l eas e bas ed on t h e al l eg ed d efau l t

. See Co wa r t v. W i d en er , 2 87 Ga. 62 2

, 6 2 3 (1 ) (a)

(6 9 7 SE2 d 7 79 ) (2 0 1 0 ) (n o nm o v i n g p art y can n o t res t on i t s p l ead i n g s , b u t m u s t p o i nt

t o s p eci fi c ev i den ce g i v i n g ri s e t o a t ri ab l e i s s u e). As t h i s co u rt has h el d i n affi rm i n g

s u m m ary ju d g m en t t o a defen d an t -t en an t u n der s i m i l ar ci rcu m s tan ces , “ [w] h ere t h e

l an d l o rd accep t s ren t fro m th e t en an t aft er t h e d e f au l t b u t b efo re th e d i s po s s es s o ry

p ro ceed in g , t h e l an d lo rd th en h as n o ri gh t t o in s t i t u te d i s po s s es s o ry p ro ceed i ng s

ag ai n s t t h e t en an t d uri ng th e en s u i n g p eri o d o n acco u n t o f t h e t en an t s ’ arrears i n t h e

p ay m en t o f p as t d u e ren t .” Ku ni a n v. Ma n gel S t o r es Co r

p

. , 1 4 0 Ga. Ap p

. 2 4 4

, 2 4 5

-

2 4 6 (1 ) (2 3 0 SE2 d 4 92 ) (1 9 7 6 ).

3

. At t o r ney f

ees

.

Tel a en u m erat es t h at t h e t r i a l co u rt erred i n g ran t i ng s u m m ary j u d gm en t to

Razav i on Tel a’ s cl ai m fo r at t o rn ey fees u n d er th e leas e. Tel a’ s b ri ef in s u p p o rt o f t h i s

5en u m erat i o n i s d efi ci en t

. Co u rt o f A p p eal s Ru l e 2 5 (a) (1 ) req u i res t hat an ap p el l an t ’ s

b ri ef co n t ai n a s t at em en t o f

t h e m at eri al fact s rel ev an t t o t h e ap p eal ; a c i t a t io n of t h e p art s o f th e

reco r d o r t ran s cri p t es s en t i al t o a co n si derat io n o f t h e erro rs ; an d a

s t at e m e n t of t h e m et h o d b y wh ich each en u m erat i o n o f erro r w as

p res erv ed fo r co n s i derat i o n . Reco rd an d t ran s cri p t ci t at io n s s h al l b e t o

t h e v o l u m e o r p art o f t h e reco rd o r tran s cri p t an d th e p ag e n u m b ers t hat

ap p ear o n t h e ap p el l at e reco rd o r t ran s cri p t as s en t fro m t h e t ri al co u rt

.

Tel a’ s b ri ef d o es n o t co n t ai n a s t at em en t of th e act u al l eas e l an gu ag e rel ev an t t o t h i s

en u m erat i o n ; an y ci t at i o n t o t he s p eci fi c p ag es in t h e reco rd wh ere we can fi n d t h e

l e a s e p ro v is i o n i n q u es t io n, t h e ex act cl ai m fo r at t o rn ey fees b as ed o n s u ch a

p ro v is i o n , or t h e co u rt ’ s co nt es t ed ru l in g o n t h i s i s s ue; o r a st at em en t o f t h e m et h o d

b y wh i ch t h i s en u m erat i o n was p res erv ed fo r co n s id erat i o n

.

Th e ru l es o f t hi s co u rt were creat ed

, n ot t o p ro v id e an o b s t acl e, b u t t o ai d p art i es in p res en t in g t h ei r arg um en t s in a m an n er m o st l i k el y

t o be fu l ly an d effi ci en t l y co m p reh en d ed b y t h i s co u rt

. Bri efs t h at fai l t o

p ro v i d e p ro p er [ r e co rd ] ci t at i o n s can h in d er t h i s co u rt ’ s co n s i d erat i o n

o f t h e part i es ’ a r g u m e n t s o n ap p eal

. An d s u ch d efi ci en t b ri efs are n o t

m erel y an i n co n v en i en ce b u t m ay co n s t i t u t e g ro un d s fo r refu s i n g t o

co n s i d er a p art y ’ s co n t en t i o n s

. Wh i l e we w i l l n o net h el es s rev i ew th e cl ai m [] o f erro r t o t he ex t en t we are ab l e t o as cert ai n [i t

, Tel a] wi ll n o t
b e g ran ted rel i ef s h o ul d we err i n co n s tru i n g [i t s ] n o n co n fo rm i n g

ap p el l at e b ri ef[]

.

Co o k v. S mi t h

, 3 4 9 Ga. Ap p

. 1 6 (1 ) (8 2 5 SE2 d 4 3 9) (2 0 1 9 ) (ci tat i o n s an d pu n ct u at i o n

o m it t ed ).

6At t h e en d o f t h e t ri al co u rt ’ s 1 4 -p ag e o rd er, i t g ran t ed su m m ary ju d g m en t to

Razav i “ as t o Pl ai n t i ff’ s Leas e-b as ed at t o rn ey fees .” W e n ot e t h at t h e o rd er d o es n ot

i n cl u d e t he l an gu ag e o f an y su ch l eas e p ro v i s i on 1 o r an ex p l an at i o n o f a p reci s e cl ai m

b as ed o n s uch a p ro v i s io n

.

As t o t h e at t o rn ey fees

, t h e o rd er s t at es t h a t u n d er OCGA § 4 4 -7 -2 (c), “ a

p ro v is i o n fo r at t o rn ey

fees i n a res i d en t i al l eas e i s u n en fo rceab l e i f i t i s n o t m u t u al

.

It i s u n d i s p u t ed t h a t t h e Leas e p ro v i s io n fo r at t o rn ey fees i s n ot m u t u al

. In s t ead

,

Pl a i n t i ff cl ai m s t h at O CGA § 4 4 -7 -2 (c) d o es n o t ap p l y b ecau s e t he Leas e i s

‘ co m m erci al in n at u re.’ Th i s arg u m en t i s m eri t l es s fo r t h e reas o n s d i s cu s s ed ab o v e.” 2

Ap p aren t l y , “ t he reas o n s d i s cu s s ed ab o ve” were fi n d i n gs t h at t he h o u s e was

u s ed as Razav i ’ s d wel l i ng p lace. Th e t ri al co u rt ex p l ai ned t h at t h e co n t ract i s

1 Al t h o ug h i t is n o t t he d ut y o f t hi s co urt t o cu l l t h e reco rd o n b eh al f o f a p art y ,

s ee Co o k

, s u pra at 1 9 (4 ), h av i ng rev iewed t he o ri g in al l eas e ag reem en t

, we n o t e t h at
i t i n cl u d es th e fo l l owi n g l an g uag e i n a s peci al s t i p ul at io n s s ect i o n : “ T en an t ag rees to

p ay fi ft een p ercen t (1 5%) at t o rn ey ’ s fees o n an y p art o f s ai d ren t al t h at m ay b e

co l l ect ed b y

s u i t o r b y

at t orn ey aft er t h e s am e h as b eco m e d u e.”

2 OCGA § 44 -7 -2 (c) p ro v i d es : “ A p ro v i s i o n fo r t h e p ay m en t b y th e t en an t o f

t h e at t o rn ey ’ s fees o f t h e l an d l o rd u p o n th e b reach o f a ren tal ag reem en t b y t h e t en an t

, wh i ch p r o v i s i o n is co n t ai n ed i n a co n t ract

, l eas e, l i cen se ag reem en t

, or s i m i l ar

ag reem en t

, o ral o r wri t t en , fo r t h e u se o r r e n t al o f real p ro pert y as a d wel li n g p l ace

s h al l b e v o i d u n l es s t h e p ro v i s i on al s o p ro vi d es fo r t h e pay m en t b y t h e l an d lo rd o f t h e

at t o rn ey ’ s fees o f t h e ten an t u po n t h e b reach o f t h e ren t al ag reem en t b y t h e l an d l o rd .”

7d en om i n at ed as a res i den t i al l eas e ag reem en t

, t h at t h e p ro pert y i s zo ned as res i d en t i al

,

t h at t h e l eas e p ro v i d es t h at t h e h o u s e can n o t b e u s ed i n vi o l at i o n o f t h e ap p l i cab l e

zo n in g o rd i n an ce, t h at Tel a i n s u red t h e ho u se as a dwel l i n g , t h at Razav i h as s wo rn

t h at h e us ed t h e p ro p ert y as a d wel l i n g an d i t i s l i s t ed as su ch o n h i s d ri v er’ s l i cen s e,

an d t h at Tel a h as o ffered n o p ro b at i v e ev id en ce t o t h e co n t rary

.

On ap peal

, Tel a a r g u es t h at t h e res i d en t i al l eas e ag reem en t was n o t i n t en d ed

fo r t h e u s e o f t h e h o u se as a d wel l i n g p l ace bu t was i n fu rt h e r a n ce o f a real es t at e

i n v es t m en t

. O f co u rs e, u si n g a h o u s e as a d wel l in g a n d as an i n v es t m en t are n ot

m u tu al l y ex cl us i v e. Reg ard l es s , as t h e t ri a l c o u rt fo u n d

, Tel a h as p o i n t ed t o n o

p ro b at i v e e v i d en ce co n t rad i ct i n g a fi n d i n g t h at t h e h o u s e was in t en ded fo r u s e as a

d wel l i n g p l ace. Tel a h as fai l ed to carry i t s b u rd en o f sh o wi n g erro r by t h e reco rd

. See

Ro a c h v. Ro a ch

, 2 3 7 Ga. A p p

. 2 6 4

, 2 6 5 (5 1 4 SE2 d 4 4 ) (1 9 9 9 ) (ap p el l an t h as t h e

b u rd en o f s h o wi n g erro r affi rm at i v el y b y t h e reco rd o n ap p eal ).

4

. Br ea ch o

f co n t ra ct

cl a i ms

.

Tel a en u m erat es t h at o n “ t h e cro s s m o t i o ns fo r su m m ary ju d g m en t o n t h e

p art i es ’ b reach o f co nt ract cl ai m s ari si n g fro m t he L eas e’ s t erm i n at io n , t h e t ri al co u rt

e r r e d i n den y i n g s u m

m ary ju dg m en t t o Tel a b ecau s e th e Leas e an d Op ti o n w e r e

p ro p erl y t erm i nat ed .” Bu t as ex p l ai n ed ab ov e i n Di v i s i o n 2

, t h e t ri al co u rt co rrect l y

8ru l ed t h at Tel a co u l d n o t t erm i n at e t h e l eas e wh i le accep t i ng pay m en t s un d er t h e l eas e

t erm s

. Tel a h as s ho wn n o erro r m an d a t i n g r e v e rs al an d en t i t l i n g it to s u m m ary

ju d g m en t

.

5

. Fa i l u r e t o ma i n t a i n

.

Tel a e n u m e r a t es th at th e t ri al co u rt erred i n d en y i n g s u m m ary ju d g m en t o n

Razav i ’ s b reach o f co n t ract co u n t ercl ai m fo r fai l u re t o m ai n t ai n th e p rem i s es b ecau s e

t h e l eas e p ro v i d es t hat Razav i h as a d u t y t o m ak e cert ai n rep ai rs t o t h e p ro p ert y

. In

re j e c t i n g Tel a’ s m o t i o n fo r s u m m ary ju d g m en t o n th is co u n t ercl ai m , t h e t ri al co u rt

ru l ed t h at OCGA § § 44 -7 -2 (b ) (1 ) & (2 ) pro v id e t h at a lan d l o rd h as a n o n -wai v ab l e

an d n o n -d el eg ab l e d u t y

t o m ak e rep ai rs u nd er a res i d en t i al l eas e.

OCGA § 4 4 -7 -2 (b ) p ro v i d es , i n p ert i n en t p art :

In an y co n t ract , l eas e, l icen s e ag reem en t

, o r si m il ar ag reem en t

, o ral o r wri t t en , fo r t h e u s e or ren tal of real pro p ert y as a d wel l i n g pl ace, a l an d lo rd o r a t en an t m ay n o t wai v e, as s i g n, t ran s fer, o r ot h erwi s e av o i d

an y o f t h e r i gh t s , du t i es , o r rem ed i es co n t ai ned i n t h e fo l l owi n g

p ro v i s i o n s o f l aw: (1 ) Co d e Sect i o n 4 4 -7 -1 3

, rel at i n g t o t h e d u t i es o f a l an d lo rd as t o rep ai rs an d i m p ro vem en t s ; [an d ] (2 ) Co d e Sect i o n 4 4 -7 -1 4 , rel at in g t o t h e l i ab i l i t y o f a l an d l o rd fo r fai lu re t o rep ai r[.]

Th o se co d e s ect i on s , OC GA § § 4 4 -7 -1 3 an d 4 4 -7 -1 4

, pro v i de, res p ect iv el y , t h at

“ [t ] h e l an d l o rd m

u s t k eep t h e p rem i s es i n rep ai r” an d t h at “ t h e l an d l o rd is res p o n s i b l e

9fo r d am ag es ari s i n g fro m defec t i v e c o n s tru ct i o n o r fo r d am ag es ari s i ng fro m t h e

fai l u re t o k eep t h e p rem i s es i n rep ai r.”

On ce ag ai n , Tel a arg u es t h at t h e ren t al h o u s e was n o t u s ed as d wel li n g p l ace

an d t h u s OCGA § 4 4 -7 -2 (b ) i s i n ap p l i cab l e. Bu t as ex pl ai n ed ab o v e, th e t ri al co u rt

co rrect ly fo u n d t h at th e ev i d en ce s h o ws wi t h o u t di s p u t e t h at t h e h o u s e was u s ed as

a dwel l i ng

. An d gi v en t h e s tat u t o ry m an d at es ci t ed i n t h e t ri al co urt ’ s o rd er, w e ag ree

wi t h t he t ri al co u rt t h at th ere are, at t h e v ery l eas t

, g en u i n e i s s u es o f m at eri al fact as

t o t he fai l u re t o m ai nt ai n co u n t ercl ai m

. A c c or dingly

, sum m a r y j u dgm en t was p ro p erl y

d en ied

.

6

. S p eci f i c p er fo r m a nce.

Tel a co n t en d s t h e t ri al co u rt erred i n d en y i n g i t s m o t i o n fo r s u m m ary ju d g m en t

as t o Razav i ’ s co u n t ercl ai m fo r s p eci fi c p erfo rm an ce o f t h e o p t i o n t o b u y p ro v i s i o n

o f t h e co n t ract b ecau s e Razav i fai l ed to t en d er t h e o pt i on p u rch as e p ri ce. Ho wev er,

t h ere i s a g en u i ne i s s u e o f m at eri al fact as t o wh et h er t he t en d er was ex cu s ed

.

It i s t ru e t h at t o b e en t i t l ed t o s p eci fi c perfo rm an ce o n a real es t at e

co n t ract

, th e p u rch as er m u s t m ak e an u n co n d i t io n al t en der o f th e

p u rch as e m o n ey d u e. Th i s t en d er is ex cu sed o r wai v ed wh ere t h e sel l er, b y co n d u ct o r d e cl arat i o n , p ro cl ai m s t h at i f a ten d er s h o u l d b e m ad e,

accep t an ce wo u ld b e refu s ed

. Th e l aw d o es n o t req u i re a fu t i l e t en der o r

o t h er u s el es s act

.

10No wl i n v. Da vi s , 2 4 5 Ga. Ap p

. 8 2 1

, 8 2 2 (1 ) (5 3 8 SE2 d 9 0 0 ) (2 0 0 0 ). H ere, t h e reco rd

co n tai n s ev i den ce s ho wi n g th at Razav i s o u gh t to ex erci s e t h e o p t i o n t o b u y , b u t Tel a

“ refu s ed

, ad am an t l y d ecl ari n g th at [Razav i co u l d n ot ex erci s e th e op t io n b ecau s e] t h e

c o n t r a c t had [b een t erm i nat ed ]

. [So th ere i s a t ri ab le i s s u e as t o wh et h er a] fo r m a l

t en d er w as t h ereb y wai v ed or ex cu s ed .” Id

. See al s o F ox Ru n P r o

p s

. v. Mu r r a

y , 2 8 8

Ga. Ap p . 5 6 8 , 5 7 3 (2 ) (b ) (6 5 4 SE2 d 6 7 6 ) (2 0 0 7 ) (s el l er wai v ed t en d er o f p u rch as e

m o ney wh ere i t n o t i f

i e d b u y er t h at it wo u ld n o t at t en d cl o s i n g ). Becau s e t h ere is a

g en ui n e i s s u e o f m at eri al fact , t h e t ri al co u rt p ro p erl y d en i ed s u m

m ary ju d g m en t

.

7

. Fr a u d.

Tel a c o n t e nd s t h at t h e t ri al co u rt erred i n d en y i n g i t s m o t i o n fo r s u m m ary

ju d g m en t as t o Razav i ’ s co u n t ercl ai m fo r frau d b ecau s e i t am o un t s t o o nl y a b reach

o f co n t ract cl ai m fo r Tel a’ s p u rp o r t e d t erm i n at i o n o f th e l eas e. Bu t co n t rary t o t h i s

co n ten t i o n , t he frau d co u n t ercl ai m is b as ed o n al l eg ed act s , p ro m is es t h at Tel a d i d n ot

i n t en d t o p erfo rm , an d m i s rep res en t at i o n s w h i ch were p art o f a s ch em e t o d ecei v e

Razav i an d s t ri p h i m

o f h is ri g h t s u n d er t he o p t i o n t o b u y

. In o rd er t o p rev ai l o n i t s

m o ti o n fo r su m

m ary ju d g m en t as t o t hes e cl ai m s , Tel a m u st “ ei t h er p res en t [] ev i d en ce

n eg at i n g an es s en t i a l el em en t o f t h e

. . . cl ai m s or es t ab l i sh [] fro m t h e reco rd an

11ab s en ce o f ev i den ce t o s u pp o rt s u ch cl ai m s .” Co wa rt

, su p ra at 6 2 3 (1 ) (p u n ct u at i o n

o m it t ed ). Tel a h as fai l ed t o carry t h i s b u rd en

.

“ Th e t ort o f frau d has fi v e el e m e n t s : a fal s e rep res en tat i o n b y a d efen d an t

,

s ci en t er, i n t en t i o n t o i n d u c e t h e p l ai nt i ff t o act o r refrai n fro m act i ng , ju s t i fi ab l e

rel i an ce b y p l ai n t i ff, an d dam ag e to p l ai n t i ff.” B r o wn v. M o r t o n , 2 7 4 Ga. Ap p

. 2 0 8,

2 1 0 (1 ) (6 1 7 SE2 d 1 9 8 ) (2 0 0 5 ) (ci t at i o n an d p u n ct uat i on o m i t ted ). Tel a h as n ot

p res en t ed ev i d en c e n e g a t i n g an y o f t h es e es s en t i al el em en t s , n o r h as it es t ab l i s h ed

fro m t he r e c o rd an ab s en ce o f ev i d en ce s up p ort i ng t he frau d co u n t ercl ai m

. “ Frau d

m ay be pro ved by s l ig h t ci rcu m s t an ces , an d w h et h er a m is rep res en t at i o n i s frau d u l en t

an d i n t en d ed t o d ecei v e i s g en eral l y a ju ry q u es ti on .” JTH Ta x, In c. v. Fl o wer s , 3 0 2

Ga. A p p

. 7 1 9

, 72 6 (2 ) (b ) (6 91 SE2 d 6 37 ) (2 0 10 ) (ci t at i o n an d p u n ct uat i o n o m i t t ed ).

8

. Rema in i n g

a r g umen t s

.

Gi v en o u r ru li n g s ab o v e, we n eed n ot ad d res s Tel a’ s rem ai n i n g en u m erat i on s

o f erro r.

Ca s e No . A1 9 A0 2 0 1

9

. Pa ymen t i nt o r eg i st r

y o f t h e co u r t

.

Razav i c h a ll en g es th e p o rt i o n o f th e t ri al co u rt ’ s s um m ary ju d g m en t o rd er

req u i ri n g h i m

t o d ep o s i t t h e o p t i o n p u rch as e p ri ce i n t o t h e reg is try o f t h e co u rt

.

12Req u i ri n g Razav i t o d ep o s i t th e fu l l p u rch as e p ri ce, w i t h n o i m m ed i at e

p ro s p ect o f recei v in g t it l e t o t h e s u bject p ro p ert y an d co n s eq uen t l y n o ab i li t y t o o ffer

a p ro s p ect i v e l en d er a s ecu ri t y i n t eres t

, w ou l d d efeat t h e ex p res s i n t en t o f t he p art i es

as refl ect ed i n t h e op t i o n t o p u r c h a s e

. See OCGA § 1 3 -2 -3 (“ Th e card i n al ru l e o f

co n st ru ct i o n i s t o as cert ai n t h e i n t e n t i o n o f t h e p art i es

. If th at in ten t i o n is cl ear an d

i t co n trav en es n o ru l e o f l aw an d s u ffi ci en t w o rd s are u s ed t o arri v e at t h e i n t en t i o n,

i t sh al l b e en fo rced i rres pect i v e o f al l t ech n i cal o r arb i t rary ru l es o f co n s t ru ct i o n .”).

So we rev ers e t he p o rt i on o f t h e t ri al co u rt ’ s s um m ary j u d gm en t ord er req u i ri n g

Razav i t o d ep o s it t h e o p t i on p urch as e p ri ce i n to t h e reg i st ry o f t h e co u rt

.

1 0

. Rema i n i n g

a r gu men t s

.

Gi v en o ur ru l i n g ab o v e, we n eed n o t ad d res s Razav i ’ s rem ai n i n g arg u m en t s

.

J u d g men t a f f i r med i n Ca s e No

. A1 9

A0 2 0 0

. Ju d

g men t r ever

s ed i n Ca s e No

.

A1 9 A 0 2 0 1

. Go s s

, J., co n cu r

s

. M cMi l l i an

, J., co ncu r

s i n Di vi s i o n s 1 ,2 ,3 ,4 ,5 ,6

,7 ,8 ,1 0,

a n d i n t h e j u d

g men t o n l y a s t o Di vi s i o n 9

. *

DI VI SI ON 9 OF THI S OPI NI ON I S PHYSI CAL PRECEDENT ONLY.

COURT OF APPEALS RULE 3 3 .2

.

13