Opinion ID: 2172313
Heading Depth: 1
Heading Rank: 2

Heading: whether the trial court erred in submitting the question of termination of a lease, a question of law, to the jury?

Text: Hy-Vee and Scrivner here argue that the trial court should have ruled upon the question of breach and termination of the lease as a matter of law, before any question of damages were submitted to the jury. They rely on Orr v. Kneip, 287 N.W.2d 480 (S.D.1979), wherein we held that questions of whether a subdistrict's appointment of its Board of Directors has a rational basis and was reasonably precise, were questions of law which the trial court should have decided, rather than issues of fact for jury determination. We there reiterated the well-established rule that questions of law are solely within the province of the court. We further said in Orr v. Kneip, supra , that declaratory judgments are neutral in that they may involve either equitable claims or legal claims or both. It is up to the trial court to examine the pleadings as a whole and the relief requested to determine the character of the claim. Aside from the issue of lease termination, which by itself constitutes an equitable issue, Hy-Vee claimed a breach of warranty on the part of Scrivner, requesting a judgment in money in like amount from Scrivner in the event Flake was successful against Hy-Vee on its counterclaim. In its third cause of action Hy-Vee sought judgment against Scrivner for representations, covenants and warranties made by Scrivner to Hy-Vee in the sum of at least $1,000,000.00 plus punitive damages in the same sum. In its fourth cause of action, Hy-Vee prayed for judgment against Flake for deceit and asked for damages against Flake in the sum of $1,000,000.00 actual damages and $1,000,000.00 punitive damages. By way of counterclaim, Flake sought relief under SDCL 21-16, the Forcible Entry and Detainer statute. Flake claimed Hy-Vee and Scrivner breached the lease agreement by improper maintenance of the premises and for structural alterations contrary to the express terms of the lease. Flake requested immediate possession of the premises because of these claimed violations of the lease agreement. In a second cause of action, embodied within his counterclaim, Flake requested money damages to repair the premises and to restore it to its condition prior to the alterations by Hy-Vee and Scrivner. Flake demanded a jury trial. It is clear from these various pleadings that there were many questions of fact to be resolved by a jury. There were the various damage claims by the parties, as well as whether or not the necessary maintenance was performed according to the terms of the lease. Further, there was the broad issue of structural alterations which Flake claimed were made by Lessees without his permission and in express violation of the lease agreement. A review of the trial record reveals that there was extensive and detailed testimony presented on the structural alteration issue and this was the central issue in dispute. SDCL 15-6-57 provides: The procedure for obtaining a declaratory judgment pursuant to Chapter 21-24, shall be in accordance with this chapter, and the right to trial by jury may be demanded under the circumstances and in the manner provided in Sections 15-6-38 and 15-6-39 ... SDCL 21-24-9 (Declaratory Judgment Act) provides for the determination of fact issues in the same manner as issues of fact are tried in civil actions. Further, Forcible Entry and Detainer actions under SDCL 21-16 authorize a jury trial on the issue of possession. In Heiser v. Rodway, 247 N.W.2d 65 (S.D.1976), we held that inquiry may be made into equitable considerations in an unlawful detainer action, as long as those considerations are relevant to the right of possession. It is manifest that the issue of lease termination is a relevant part of any proceeding instituted to determine the right of possession. Because of the many law claims made by the pleadings of the parties, and of the numerous questions of fact involved therein, we conclude the trial court did not err in having the entire case submitted to the jury. The jury was properly instructed as to the law and it was for the jury to make the ultimate fact determination. The various causes of action were founded on contract and the equity issue was incidental to these law claims.