Opinion ID: 1844249
Heading Depth: 3
Heading Rank: 2

Heading: Should the issue whether Winn-Dixie had abandoned the premises have been submitted to the jury

Text: Bowdoin Square next argues that, because paragraph 21 does not foreclose its common-law remedies, it has the right to submit to the jury the issue whether Winn-Dixie abandoned the premises. We agree. The distinction between default and abandonment has previously been recognized in Alabama law. See International Tool & Eng'g Co. v. Sullivan, 389 So.2d 138, 140 (Ala.Civ.App.1980); Locascio v. Barber, 17 Ala.App. 595, 87 So. 703, 704 (1920). The issue whether the lease was terminated by abandonment of the premises is a question of fact. See Ex parte Kaschak, 681 So.2d 197, 200 (Ala.1996). As a general rule, abandonment occurs when the lessee leaves the premises vacant with the avowed intention not to pay rent. tenBraak v. Waffle Shops, Inc., 542 F.2d 919, 924 n. 5 (4th Cir.1976); see also 49 Am.Jur.2d, Landlord & Tenant § 250 (1995). For a lessee's actions to amount to an abandonment, two elements must be proven: (1) that the lessee vacated the premises and (2) that the lessee had a clear intent not to be bound by the lease. tenBraak, 542 F.2d at 924 n. 5; see also 49 Am.Jur.2d, Landlord & Tenant § 250; Gavin L. Phillips, Annotation, What Constitutes Abandonment of Residential or Commercial LeaseModern Cases, 84 A.L.R.4th 183, § 2[a] (1991); 51C C.J.S. Landlord & Tenant § 125(2) (1968). Under Alabama common law, once a lessee abandons a leasehold, the landlord has two remedies. Kaschak, 681 So.2d at 200. The landlord may allow the premises to remain vacant and recover rent for the whole term of the lease, or the landlord may end the lease by accepting the abandoned property and reentering the premises. Kaschak, 681 So.2d at 200; Crestline Ctr. v. Hinton, 567 So.2d 393, 396 (Ala.Civ.App.1990); International Tool, 389 So.2d at 139. Furthermore, the landlord is under no affirmative duty to mitigate any damages arising under a default on a lease agreement by a tenant. Kaschak, 681 So.2d at 200. In tenBraak v. Waffle Shops, Inc., supra , the lessor, tenBraak, and the lessee, Waffle Shops, Inc., had entered into a 20-year term lease. The lease contained a tenant default provision that stated that in the event the lessee failed to pay rent or breached any affirmative covenant in the lease, tenBraak may terminate the lease or mitigate and sue the lessee for damages. Waffle Shops subsequently abandoned the premises and tenBraak sued, seeking damages for Waffle Shops' breach of the lease. At trial, Waffle Shops argued that tenBraak was bound by the tenant-default provision in the lease and could recover damages only as set out under that provision. In calculating tenBraak's damages, the court found that the lease contained no provisions specifically addressing the lessor's recovery upon abandonment of the premises by the lessee. However, the lease did contain a reentry provision, which stated that in the event of default by the tenant in the payment of the rent or upon breach of any affirmative covenant in the lease the lessor, upon meeting certain notice requirements, may reenter. Strictly construing the provision, the court found that the provision, by stating that the lessor may reenter upon a tenant's breach, merely created a right of reentry but did not impose a duty upon the lessor to reenter. Therefore, the court held, tenBraak could pursue common-law remedies available to it for a tenant's abandonment of the leasehold. We believe that the rationale of tenBraak is instructive in this case. As was the case in tenBraak, paragraph 21 of the lease agreement between Bowdoin Square and Winn-Dixie speaks only of Winn-Dixie's failing to pay rent or failing to keep or violating any other condition, stipulation, or agreement contained in the lease. It does not specifically address the procedure to be instituted should Winn-Dixie abandon the premises. As a result, Bowdoin Square may, if it so chooses, look to common-law remedies, such as the ones provided in the event of abandonment, for Winn-Dixie's breach of the lease. Therefore, the trial court erred in not allowing Bowdoin Square to submit the issue of Winn-Dixie's abandonment of the premises to the jury.