Opinion ID: 519559
Heading Depth: 2
Heading Rank: 2

Heading: Constructive Eviction

Text: 21 Infinity's next claim is that Prudential will constructively evict it from its lease space by building Two Prudential Plaza. The district court, based on its examination of the complaint, determined that Infinity could not successfully claim constructive eviction because it had not abandoned the premises. RNR Realty Inc. v. Burlington Coat Factory, 168 Ill.App.3d 210, 119 Ill.Dec. 17, 23, 522 N.E.2d 679, 685 (1st Dist.) (Constructive eviction cannot exist where the tenant does not surrender the property, at least within a reasonable time), appeal denied, 121 Ill.2d 586, 122 Ill.Dec. 446, 526 N.E.2d 839 (1988); see also Advertising Checking Bureau, Inc. v. Canal-Randolph Associates, 101 Ill.App.3d 140, 56 Ill.Dec. 634, 639, 427 N.E.2d 1039, 1044 (1st Dist.1981) (tenant must abandon or surrender the premises before claiming constructive eviction). Infinity claims its amended complaint sufficiently alleged abandonment, as it stated that it was moving its facilities to Sears Tower. It also claims that Prudential's actions were of a grave and permanent character done with the intention of depriving [Infinity] of the full enjoyment of the premises, RNR Realty, 119 Ill.Dec. at 23, 522 N.E.2d at 685. Thus, Infinity argues that it has sufficiently alleged both requirements of constructive eviction. Id. 22 At the first hearing before the district court, Infinity had not vacated the premises, and Judge Nordberg concluded that Infinity was only seeking an advisory opinion in the event it did vacate. At that point he correctly declined to render an advisory opinion and found that there is not a substantial controversy over whether Infinity has or will be constructively evicted of sufficient immediacy and reality to warrant such a declaration at this time. In his later oral modification the court recognized that for all premises as it had alleged in the complaint. But the court still found no constructive eviction. Citing City of Chicago v. American National Bank, 86 Ill.App.3d 960, 42 Ill.Dec. 1, 2-3, 408 N.E.2d 379, 380-81 (1st Dist.1980), the judge found that Infinity's claim did not amount to something of a grave and permanent character indicating the landlord's intent to deprive the tenant of beneficial enjoyment. Judge Nordberg had already determined that the claim for breach of quiet enjoyment lacked merit. 23 We agree. The constructive eviction allegation as structured here is a mere modification of the quiet enjoyment claim. At oral argument counsel confirmed that most of the operation had been moved to Sears Tower, although Infinity continues to use the Prudential office. The move to what is presently the tallest building in the world ensures an unobstructed transmission for the foreseeable future. It was, however, foreseeable when the lease began in 1971, and certainly when Infinity assumed it in 1984, that buildings taller than 41 floors could obstruct radio waves. With no provision in the lease protecting it, Infinity cannot now claim eviction, constructive or otherwise. 24 We hold that Judge Nordberg's determination that there was no constructive eviction was supported by Illinois law.