Opinion ID: 1999809
Heading Depth: 1
Heading Rank: 2

Heading: landlord's cross-appeal

Text: Landlord asserts trial court erred (1) in authorizing tenant to remove the steel building and (2) in failing to award double rent for the holdover period and interest from the date possession was surrendered. III. We agree with trial court that the steel building placed on the premises by tenant did not become part of the realty and that tenant could remove it. It was removable as a trade fixture. See Marty v. Champlin Refining Co., 240 Iowa 325, 36 N.W.2d 360 (1949). It was not converted to real estate by landlord's objection to its installation. IV. Landlord's claim for double rental for the period from November 11, 1970 to December 18, 1970, rests upon Code § 562.2 which provides in part: A tenant giving notice of his intention to quit leased premises at a time named, and holding over after such time,    shall pay double the rental value thereof during the time he holds over to the person entitled thereto. The statute also provides double rental for willfully holding over after notice to quit. Trial court evidently believed willfulness to be essential in this case and found the statute inapplicable because of absence of that element. However, the quoted portion of the statute is relied on by landlord, and it does not require willfulness. The real issue is whether the statute is applicable. Such statutes    are penal in nature, to be strictly construed, and not to be extended beyond their terms and the evil intended to be remedied thereby. 49 Am.Jur.2d Landlord and Tenant § 1130 at 1081. The statute's operation is not to be extended to doubtful cases. Strimple v. Parker Pen Co., 177 Wis. 111, 117, 187 N.W. 1001, 1003 (1922). We believe this is a doubtful case and thus beyond its reach. Here the ex parte injunction obtained by landlord cut short tenant's full use and enjoyment of the premises under the lease by six days. Its intervention prevented timely exercise by tenant of some rights later established in his favor. The holding over was induced by landlord's conduct and, even though landlord's position was later vindicated in part, tenant also had justiciable rights which he was seeking to protect. In the absence of the injunction it appears he would have peacefully surrendered possession of the premises at expiration of the lease in accordance with his earlier intention. It would not be appropriate to permit landlord to interrupt the lease and nevertheless reap double rental for the holdover period in these circumstances. For purposes of § 562.2, The Code, we hold that the intervention of the injunction nullified the otherwise operative effect of tenant's prior notice of intention to quit the premises at expiration of the lease. We previously found landlord was entitled to rent for the holdover period. During that period a tenancy at sufferance existed. Welk v. Bidwell, 136 Conn. 603, 608-609, 73 A.2d 295, 298 (1950). Landlord is entitled to the reasonable rental value of the premises for its duration, and the previously agreed rental rate is the best evidence of that value. 49 Am.Jur.2d Landlord and Tenant § 1125. Accordingly we affirm trial court's judgment for landlord of $3293.08 but modify the decree to provide for interest on it at five percent per annum from and after December 18, 1970. Costs are taxed one-half to plaintiffs and one-half to defendant. Modified and affirmed on both appeals.