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DLB Construction, et al.,}{\fs20\insrsid12724772 1999 Guam 9, Opinion\tab Page }{\field{\*\fldinst {\fs20\insrsid12724772 PAGE }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid11608229 10}}}{\fs20\insrsid12724772 of 16 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid12724772 \par }\pard \ql \li0\ri0\sl-19\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\lang1024\langfe1024\noproof\insrsid11608229 {\shp{\*\shpinst\shpleft1440\shptop0\shpright10800\shpbottom19\shpfhdr1\shpbxpage\shpbxignore\shpbypara\shpbyignore\shpwr3\shpwrk0\shpfblwtxt1\shpz0\shplockanchor\shplid2049{\sp{\sn shapeType}{\sv 1}}{\sp{\sn fFlipH}{\sv 0}}{\sp{\sn fFlipV}{\sv 0}} {\sp{\sn fillColor}{\sv 0}}{\sp{\sn fillBackColor}{\sv 0}}{\sp{\sn fFilled}{\sv 1}}{\sp{\sn lineWidth}{\sv 0}}{\sp{\sn fLine}{\sv 0}}{\sp{\sn fShadow}{\sv 0}}{\sp{\sn posrelh}{\sv 1}}{\sp{\sn fLayoutInCell}{\sv 0}}{\sp{\sn fBehindDocument}{\sv 1}} {\sp{\sn fLayoutInCell}{\sv 0}}}{\shprslt{\*\do\dobxpage\dobypara\dodhgt0\dprect\dpx1440\dpy0\dpxsize9360\dpysize19\dpfillfgcr0\dpfillfgcg0\dpfillfgcb0\dpfillbgcr0\dpfillbgcg0\dpfillbgcb0\dpfillpat1\dplinehollow}}}}{\fs20\insrsid12724772 \par }\pard \ql \li0\ri0\sl-240\slmult0\nowidctlpar\faauto\rin0\lin0\itap0 {\fs20\insrsid12724772 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid12724772\charrsid9389278 IN THE SUPREME COURT OF GUAM}{\b\insrsid9389278 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid9389278\charrsid9389278 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid11608229 RAYMOND LEON GUERRERO and,}{\b\insrsid12724772\charrsid9389278 \par ERLINDA LEON GUERRERO \par }{\insrsid12724772\charrsid9389278 Plaintiffs-Appellees \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 vs.}{\insrsid12724772\charrsid9389278 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 DLB CONSTRUCTION CO., a Guam Corporation, MR. BEN C. TAN, \par an individual doing business in Guam, TJT ENTERPRISES, a Guam \par Corporation, GREEN ISLAND DEVELOPMENT, INC., a Guam \par Corporation, MR. JOHNNY M. AQUINO, an individual resident of \par Guam, PACIFIC ECONOMIC DEVELOPMENT, INC., DOE \par INSURANCE COMPANIES, I through X, and DOE DEFENDANTS, \par I through XX.}{\insrsid12724772\charrsid9389278 \par Defendants-Appellants}{\insrsid9389278 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid9389278 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 OPINION \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 Supreme Court Case No. CVA97-051 \par Superior Court Case No. CV1355-94 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 Filed: 30 April 1999 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 Cite as: 1999 Guam 9 \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 \par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 Appeal from the Superior Court of Guam \par Submitted for oral argument on 5 October, 1998 \par Hag\'e5t\'f1a, Guam \par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 \par }\trowd \irow0\irowband0\ts11\trgaph120\trrh-1389\trleft0\trhdr\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3\tblrsid11608229 \clvmgf\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4658\clshdrawnil \cellx4658\clvmgf\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4701\clshdrawnil \cellx9359\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid9389278 {\insrsid12724772\charrsid9389278 \par }{\ul\insrsid12724772\charrsid9389278 Appearing for the Plaintiffs-Appellees}{\insrsid12724772\charrsid9389278 : \par Sandra D. Lynch, Esq. \par Carbullido Bordallo & Brooks, L.L.P. \par C&A Building, Suite 101 \par 259 Martyr Street \par Hag\'e5t\'f1a, Guam 96910\cell \par }{\ul\insrsid12724772\charrsid9389278 Appearing for the Defendants-Appellants:}{\insrsid12724772\charrsid9389278 \par F. Randall Cunliffe, Esq. \par Cunliffe & Cook, P.C. \par Suite 200 \par 210 Archbishop Flores Street \par Hag\'e5t\'f1a, Guam 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid12724772\charrsid9389278 \trowd \irow0\irowband0 \ts11\trgaph120\trrh-1389\trleft0\trhdr\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3\tblrsid11608229 \clvmgf\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4658\clshdrawnil \cellx4658 \clvmgf\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4701\clshdrawnil \cellx9359\row }\trowd \irow1\irowband1\lastrow \ts11\trgaph120\trrh341\trleft0\trhdr\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3\tblrsid11608229 \clvmrg\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4658\clshdrawnil \cellx4658 \clvmrg\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4701\clshdrawnil \cellx9359\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid9389278 {\insrsid12724772\charrsid9389278 \cell \cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid12724772\charrsid9389278 \trowd \irow1\irowband1\lastrow \ts11\trgaph120\trrh341\trleft0\trhdr\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3\tblrsid11608229 \clvmrg\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4658\clshdrawnil \cellx4658 \clvmrg\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4701\clshdrawnil \cellx9359\row }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid11608229 \par }{\insrsid12724772\charrsid9389278 BEFORE:}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 JANET HEALY WEEKS, HOWARD TRAPP}{\cs15\super\insrsid12724772\charrsid9389278 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid12724772 \chftn }{\fs20\insrsid12724772 Justice Howard Trapp resigned from the court after hearing oral arguments in this matter.}}}{\insrsid12724772\charrsid9389278 , and JOAQUIN C. ARRIOLA, SR., Associate Justices. \par \par }{\b\insrsid12724772\charrsid11608229 WEEKS, J: \par }{\insrsid11608229\charrsid9389278 \par }{\b\insrsid12724772\charrsid9389278 [1]}{\insrsid12724772\charrsid9389278 \tab Appellants Ben C. Tan and Green Island Development appeal this civil case, in which a jury awarded d amages for negligence, trespass, and negligent infliction of emotional distress to Appellees Raymond Leon Guerrero and Erlinda Leon Guerrero.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellants seek a reversal of the jury}{ \insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s determination of economic damages, punitive damages, and damages for negligent infliction of emotional distress citing that the awards are unsupported by the evidence.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellants also claim error in the trial court}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s failure to reduce the awards as a result of any amounts paid by one of the settling parties.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Based upon our review of the record, we affirm in part, reverse as to the liability of Ben C. Tan, and remand in part for a recalculation of damages. \par \par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\b\insrsid12724772\charrsid9389278 I.}{\insrsid11608229 \par }\pard \ql \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [2]}{\insrsid12724772\charrsid9389278 \tab The following facts are undisputed.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees Raymond and Erlinda Leon Guerrero owned and lived in a house located at 210 W. Cesario Street in Toto, Guam.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In 1991, bulldozers began clearing the adjoining property and construction started on large footings along the property line.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In early 1992, construction of a retaining wall on top of the footings began.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The retaining wall consisted of poured concrete with rebars.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 This retaining wall eventually reached the height of sixteen feet.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [3]}{\insrsid12724772\charrsid9389278 \tab After Typhoon Omar, visible hairline cracks appeared in the retaining wall.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In addition, flooding occurred on the Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 property, but the source of the water and the cause for the flooding were unknown.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Workers from the ongoing construction project sought permission to enter Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 property to assess the damage to the wall, but Appellees refused to allow workers on their property to examine the wall.}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 After the 1993 earthquake occurred, more cracks were noticed on the wall along with the cracks that were discovered after Typhoon Omar becoming wider and the flooding on the property becoming even worse. }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [4]}{\insrsid12724772\charrsid9389278 \tab On or about 1 October 1993, at approximately 6:45 a.m., the retaining wall collapsed and fell on the home of the Appellees causing substantial damage to the house.}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 The damage was severe enough to prevent the Appellees from living in the house because the service drop for electrical power line was broken, the bathrooms were unusabl e, and a number of cracks appeared on the walls of the house.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees went to Standard Plytrade to speak with Mr. Bansil and Appellant Ben C. Tan (hereinafter }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 Tan}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 ) regarding the collapse of the wall.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 After the damage was examined by Tan and Bansil, a discussion occurred regarding removal of the wall and demolition of the house.}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 Tan offered to have the Appellees stay in a condominium owned by Tan, but Appellees declined the offer.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 No one from the project went to the Appellees to offer to remove the wall from the property. }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [5]}{\insrsid12724772\charrsid9389278 \tab In June 1995, an injunction was issued by the Superior Court against the Appellants ordering the wall removed from Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 property.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In removing the wall, additional damage to the house was done, including a broken window and broken water lines.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 However, after the wall was removed, Appellees did not make any repairs to their home.}{ \insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [6]}{\insrsid12724772\charrsid9389278 \tab Appellees filed suit against several parties involved in the construction project under multiple causes of action which included negligence, trespass, nuisance, and infliction of emotional distress.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 A jury trial was held on 7 May 1997 to 13 May 1997.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 At the close of Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 case in chief, defendants TJT Enterprises, Inc., Ben C. Tan, and Pacific Economic Development, Inc. moved for a directed verdict in their favor.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The trial court granted the motion for a directed verdict with regards to TJT Enterprises, Inc. and Pacific Economic Development, Inc., but denied the motion as to Ben C. Tan. }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [7]}{\insrsid12724772\charrsid9389278 \tab The case was sent to the jury, which returned verdicts finding DLB Construction, Co. (hereinafter }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 DLB}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 ), Green Island Development, Inc. (hereinafter }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 Green Island}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 ), and Tan liable to}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees for negligence, trespass, nuisance, and negligent infliction of emotional distress.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The jury also found DLB liable for intentional infliction of emotional distress.}{ \cs15\super\insrsid12724772\charrsid9389278 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid12724772 \chftn }{\fs20\insrsid12724772 Defendant DLB Construction Inc. filed a voluntary petition for bankruptcy prior to trial and was discharged in bankruptcy court. Defendant Johnny M. Aquino settled with plaintiff-Appellees prior to trial. Judgment was entered against Ben C. Tan and Green Island Development, Inc.}}}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 The jury also awarded damages as follows; economic damages for negligence $500,000.00; economic damages for trespass, $25,000.00 and non-economic damages for trespass, $125,000.00;}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 economic damages for nuisance, $100,000.00 and non-economic damages for nuisance, $50,000.00}{\cs15\super\insrsid12724772\charrsid9389278 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid12724772 \chftn }{\fs20\insrsid12724772 The jury returned verdicts finding DLB, Green Island and Tan liable for negligent infliction of emotional distress as to the private nuisance cause of action, however the award for that tort was already included as a part of the non-economic damages for nuis ance.}}}{\insrsid12724772\charrsid9389278 .}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In addition, the jury awarded punitive damages in the amount of $125,000.00.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Although the jury returned verdicts finding DLB liable for intentional infliction of emotional distress and all remaining defendants liable for negligent infliction of emotional distress for the trespass cause of action, no damages were awarded.}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 The jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s various awards for damages equaled $925,000.00, but the trial court entered a judgment awarding Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 $850,000.00 against Appellants Green Island and Tan..}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [8]}{\insrsid12724772\charrsid9389278 \tab Appellants filed motions for judgment notwithstanding the verdict and an alternative motion for new trial.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 After hearing arguments, the trial court denied both motions.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellants timely filed this appeal.}{\insrsid11608229 \par \par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\b\insrsid12724772\charrsid9389278 II.}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [9]}{\insrsid12724772\charrsid9389278 \tab Appellants raise three issues for this court}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s consideration.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 First, Appellants argue that the damages award against Tan and Green Island are duplicative because only one injury occurred, to wit, the collapse of the wall on the home of the Appellees.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Second, Appellants assert that the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s award of damages is not supported by the evidence.}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 And third, the trial court}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s failure to reduce the judgment by the settlement of defendant Johnny Aquino was erroneous.}{\insrsid11608229 \par \par }\pard \qc \fi720\li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\b\insrsid12724772\charrsid9389278 III.}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [10]}{\insrsid12724772\charrsid9389278 \tab This court has jurisdiction pursuant to 7 GCA }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 3107 and 3108 (1994).}{\insrsid9389278 }{\insrsid11608229 \par \par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\b\insrsid12724772\charrsid9389278 IV.}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [11]}{\insrsid12724772\charrsid9389278 \tab The first issue raised by the Appellants is the trial court}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s denial of their motion for}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 judgment notwithstanding the verdicts arguing that the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s award of damages for the various causes of action is duplicative because only one injury occurred, and that was the falling of the wall upon the Appellee}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s property.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 A motion for judgment notwithstanding the verdict is the same as a motion for judgment as a matter of law and is reviewed }{ \i\insrsid12724772\charrsid9389278 de novo.}{\i\insrsid9389278 }{\i\insrsid12724772\charrsid9389278 Acosta v. City & County of San Francisco, }{\insrsid12724772\charrsid9389278 83 F.3d 1142, 1145 (9}{\super\insrsid12724772\charrsid9389278 th}{ \insrsid12724772\charrsid9389278 Cir. 1996)}{\i\insrsid12724772\charrsid9389278 .}{\i\insrsid9389278 }{\insrsid12724772\charrsid9389278 A judgment as a matter of law is proper if the eviden ce, construed in the light most favorable to the nonmoving party, permits only one reasonable conclusion, and that conclusion is contrary to that of the jury. }{\i\insrsid12724772\charrsid9389278 Id.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [12]}{\insrsid12724772\charrsid9389278 \tab Appellants argue that the verdicts against them and the jury awards for economic damages}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 were improper because the Appellees are entitled to recover for only the one injury that occurred.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In response, Appellees point out the elements for the various causes of action of negligence, trespass, and private nuisance insisting that a number of different incidents occurred which could have led to the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s finding that Appellants committed these acts.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees note that the causes of action stated in their complaint do not only cite the falling of the wall upon the property, but also the conduct or omissions of the Appellants or their respective employees.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [13]}{\insrsid12724772\charrsid9389278 \tab Even if liability is characterized as joint, several, or independent, a party wronged by a tort is entitled only to be made whole and that party m ay not recover more than once for the same wrong. }{\i\insrsid12724772\charrsid9389278 Convoy Corporation v. Sperry Rand Corporation,}{\insrsid12724772\charrsid9389278 601 F.2d 385 (9}{\super\insrsid12724772\charrsid9389278 th}{ \insrsid12724772\charrsid9389278 Cir. 1979).}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Regardless of the number of the nature or number of legal theories advanced by a plaintiff, he or she is not entitled to more tha n a single recovery for each distinct item of compensable damages supported by the evidence. }{\i\insrsid12724772\charrsid9389278 Finch v. Brenda Raceway Corporation}{\insrsid12724772\charrsid9389278 , 27 Cal.Rptr.2d 531 (Cal.Ct.App. 1994).}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 We will examine each of the causes of action to determine whether the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 s verdicts were duplicative in light of the injury or injuries suffered by Appellees.}{\insrsid11608229 \par \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\ul\insrsid12724772\charrsid9389278 Negligence}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11608229 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [14]}{\insrsid12724772\charrsid9389278 \tab Under a cause of action for negligence, an injured party must prove the following elements to prevail: a) that the tortfeasor had a duty to act in a manner that does not place others in an unreasonable risk of harm; b) that duty was breached; c) as a resu lt of that breach it is the cause; d) of harm or damages suffered by a party. }{\i\insrsid12724772\charrsid9389278 See }{\scaps\insrsid12724772\charrsid9389278 Restatement (Second) Torts }{\scaps\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\scaps\insrsid12724772\charrsid9389278 281 and 282 (1988)}{\insrsid12724772\charrsid9389278 .}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 In this case, Appellees alleged that by Appellants}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 failure to prevent the falling of the wall upon their home, they were injured.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The injury or damages}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 claimed for negligence is the damage to the home from the fallen wall.}{\cs15\super\insrsid12724772\charrsid9389278 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid12724772 \chftn }{\i\fs20\insrsid12724772 See}{\fs20\insrsid12724772 Designation of Record at 1 (Complaint), pages 10-11.}}}{\insrsid11608229 \par \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\ul\insrsid12724772\charrsid9389278 Nuisance}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11608229 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [15]}{\insrsid12724772\charrsid9389278 \tab Guam law provides the elements to recover under a nuisance theory.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 The party must show the acts of tortfeasor were either; a) injurious to health; b) indecent or offensive to the senses; c) obstructive the co mfortable enjoyment of life or property; d) unlawfully obstructive the free passage or use, in the customary manner, of any river, bay, stream, canal, or basin, or any public park, square, street, or highway. }{\i\insrsid12724772\charrsid9389278 See }{ \insrsid12724772\charrsid9389278 20 GCA }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 10101.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 Appellees argue that they have suffered a nuisance because the retaining wall that remained on the property interfered with their reasonable use of their property.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The injury claimed is not the damage to the house, but rather, the fact that the Appellants failure to remove the remnants of the wall and all the debris from the collapse prevented Appellees from using their property.}{ \cs15\super\insrsid12724772\charrsid9389278 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid12724772 \chftn }{\i\fs20\insrsid12724772 See }{\fs20\insrsid12724772 Designation of Record at 1 (Complaint), pages 9-10.}}}{\insrsid11608229 \par \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\ul\insrsid12724772\charrsid9389278 Trespass}{\ul\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11608229 {\ul\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [16]}{\insrsid12724772\charrsid9389278 \tab A party claiming trespass must prove the following elements: a) the tortfeasor intentionally; b) enters land in possession of another, or causes a thing or a third person to do so; or c) remains on the land; or d) fails t o remove from the land a thing which he is under a duty to remove. }{\i\insrsid12724772\charrsid9389278 See }{\scaps\insrsid12724772\charrsid9389278 Restatement (Second) Torts }{\scaps\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\scaps\insrsid12724772\charrsid9389278 158}{\scaps\insrsid9389278 }{\scaps\insrsid12724772\charrsid9389278 (1988)}{\scaps\insrsid9389278 }{\insrsid12724772\charrsid9389278 In this case, Appellees alleged multiple acts of intrusion upon their property.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Although the allegati on of trespass includes the intrusion of the retaining wall when it collapsed, Appellees also allege trespass in the use of Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 property by construction workers from the adjoining property to build the retaining wall and failure to remove the debris left by these workers during the construction of the wall.}{ \cs15\super\insrsid12724772\charrsid9389278 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid12724772 \chftn }{\i\fs20\insrsid12724772 See }{\fs20\insrsid12724772 Designation of Record at 1 (Complaint), pages 7-9.}}}{\insrsid11608229 \par \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\ul\insrsid12724772\charrsid9389278 Negligent Infliction of Emotional Distress}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11608229 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [17]}{\insrsid12724772\charrsid9389278 \tab To recover for negligent infliction of emotiona l distress, a complainant must show; a) the tortfeasor acts in a manner that is extreme and outrageous; and b) that the tortfeasor should have realized that his conduct posed an unreasonable risk of causing distress that might result in illness or bodily harm. }{\scaps\insrsid12724772\charrsid9389278 Restatement (Second) Torts }{\scaps\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\scaps\insrsid12724772\charrsid9389278 46 and 313}{\scaps\insrsid9389278 }{\scaps\insrsid12724772\charrsid9389278 (1988).}{\scaps\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees argue that the injury that was inflicted was mental suffering which in turn forced Appellee Erlinda Leon Guerrero to seek medical and psychiatric treatment.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees believe that these injuries stem from the outrageous conduct of the Appellants during the construction of the wall and their handling of the matter after the collapse of the wall.}{\scaps\insrsid9389278 }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [18]}{\insrsid12724772\charrsid9389278 \tab It is apparent to the court that the injury suffered by the Appellees is not simply the collapse of the retaining wall upon the property..}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 The Appellees alleged in their complaint that the basis for the different causes of action were based upon other acts or omissions by the Appellants before and the after the collapse of the wall.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 The damages suffered by the Appellees are distinct from one another and the basis for recovery for these damages do not all stem from the collapse of the wall itself.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [19]}{\insrsid12724772\charrsid9389278 \tab Based upon our review of the case law cited by Appellants and the record below, we find no error in the trial court}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s entry of judgment reflecting the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f172\fs24}}}{\insrsid12724772\charrsid9389278 s verdicts and the separate awards for negligence, trespass, and nuisance.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Each cause of action alleged different injuries and it was within the jury}{ \insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s purview to determine whether the factual support for Appellants liability for those injuries.}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 In this case, the court is satisfied that the facts adduced at trial provided evidentiary support for the jury to find that the Appellants committed certain acts}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 that resulted in distinct injuries suffered by the Appellees for each cause of action.}{\cs15\super\insrsid12724772\charrsid9389278 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid12724772 \chftn }{\fs20\insrsid12724772 We point out that our finding here is solely for the purpose of examining Appellants}{\fs20\insrsid12724772 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f172\fs20}}}{\fs20\insrsid12724772 arguments of duplicity of recovery. We will address merits of the jury}{\fs20\insrsid12724772 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt \f172\fs20}}}{\fs20\insrsid12724772 s verdicts and awards, }{\i\fs20\insrsid12724772 infra.}}}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In this regard, we find that the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s verdicts are not duplicative}{\insrsid9389278 }{\insrsid11608229 \par \par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\b\insrsid12724772\charrsid9389278 VI.}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [20]}{\insrsid12724772\charrsid9389278 \tab The second issue raised by Appellants is wheth er the trial court erred in denying their motion for judgment notwithstanding the verdict because the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 s award of damages against the Appellants was not supported by the evidence at trial.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Although a denial of a motion for judgment notwithstanding a verdict is reviewed }{ \i\insrsid12724772\charrsid9389278 de novo}{\insrsid12724772\charrsid9389278 , the standard of review for a jury verdict is whether it is supported by substantial evidence. }{\i\insrsid12724772\charrsid9389278 Murray v. Laborers Union, Local No. 324}{ \insrsid12724772\charrsid9389278 , 55 F.3d 1445, 1452 (9}{\super\insrsid12724772\charrsid9389278 th}{\insrsid12724772\charrsid9389278 Circ. 1995)}{\i\insrsid12724772\charrsid9389278 .}{\i\insrsid9389278 }{\insrsid12724772\charrsid9389278 Substantial e vidence is such relevant evidence which reasonable minds might accept as adequate to support a conclusion even if it is possible to draw two inconsistent conclusions from the evidence. }{\i\insrsid12724772\charrsid9389278 Maynard}{ \insrsid12724772\charrsid9389278 }{\i\insrsid12724772\charrsid9389278 v. City of San Jose}{\insrsid12724772\charrsid9389278 , 37 F.3d 1396, 1404 (9}{\super\insrsid12724772\charrsid9389278 th}{\insrsid12724772\charrsid9389278 Cir. 1994).}{ \insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [21]}{\insrsid12724772\charrsid9389278 \tab We note that in}{\i\insrsid9389278 }{\i\insrsid12724772\charrsid9389278 J.J. Moving Service, Inc. v. Sanko Bussan Co. Ltd.}{\insrsid12724772\charrsid9389278 , 1998 Guam 19 at }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 28, we considered the standard of review for disturbing a jury verdict in the context of a motion for a new trial.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 We establishe d the standard that in order for this court to disturb a jury verdict, we must find that the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s decision to have been against the clear weight, overwhelming weight, or great weight of the evidence. }{\i\insrsid12724772\charrsid9389278 Id.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 We fin d that the substantial evidence standard is essentially the same as the standard we articulated in }{\i\insrsid12724772\charrsid9389278 J.J. Moving}{\insrsid12724772\charrsid9389278 .}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Thus, in this case, we will examine whether the verdict is either supported by substantial evidence or whether the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 s decision is against the clear weight of the evidence. }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [22]}{\insrsid12724772\charrsid9389278 \tab The jury returned verdicts finding the Appellants liable for the following torts: negligence, trespass, nuisance, and negligent infliction of emotional distress.}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 Based upon these findings, the jury awarded damages to the Appellees for each cause of action and also awarded punitive damages.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellants Green Island}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 and Tan, in his individual capacity, are jointly and severally liable for these damage awards.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 As a result of the m ultiple verdicts finding liability and awarding damages, we will address the merits of the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s verdicts and awards as to each of the Appellants separately.}{\insrsid11608229 \par \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\ul\insrsid12724772\charrsid9389278 Liability of Ben C. Tan}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11608229 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [23]}{\insrsid12724772\charrsid9389278 \tab In Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 complaint, it was first alleged that Appellant Tan was negligent because he failed to exercise ordinary care and skill in the construction of the retaining wall.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 By virtue of the wall falling on the Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 home, Tan, along with the other co-defendants in the suit was negligent.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Second, the failure of the defendants, which includes Tan, in failing to remove the wall, interfered with Appellees}{ \insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 use of the property, thus constituting a nuisance.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 Third, that the failure of Tan and the other defendants to prevent construction workers who were building the wall from entering the property, as well as the collapse of the wall, constituted trespass.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [24]}{\insrsid12724772\charrsid9389278 \tab After reviewing the evidence presented at trial, we find no substantial evidence that Appellant Tan committed any of the acts complained of by Appellees, except for the negligent infliction of emotional distress.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 Our review shows that the relationship of Appellant Tan to the other co-defendants was never fully established at trial.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The focus of the inquiry is what evidence could the jury have relied upon to find that Tan had committed trespass, nuisance, or that his behavior was negligent.}{\insrsid9389278 }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [25]}{\insrsid12724772\charrsid9389278 \tab During the trial, evidence was presented that connected Appellant Green Island and DLB}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 to the injuries suffered by the Appellees.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Those defendants were shown to either have had a role in designing the retaining wall, controlling the construction of the wall, or directly supervising}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 those involved in the construction of the wall.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [26]}{\insrsid12724772\charrsid9389278 \tab However, the evidence does not show that same kind of connection for Appellant Tan.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees refer to Appellant Tan collectively with Green Island Development, Inc. and DLB Construction as having caused the injuries, but no evidence was ever presented to show what role Tan had in either the design and construction of the wall or the control of employees of the two}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 corporate defendants.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees alluded to Tan}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s ownership of these companies as a basis for liability, but no evidence was presented to prove this fact at trial.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Even if such evidence were presented, Appellees did not attempt to pierce the corporate veil of the corporate defendants and without such a preliminary finding, Tan}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s ownership in these corporate entities cannot provide a legal basis for liability. }{\i\insrsid12724772\charrsid9389278 See generally,}{\insrsid12724772\charrsid9389278 }{ \i\insrsid12724772\charrsid9389278 Ministry of Defense of the Islamic Republic of Iran v. Gould, Inc.}{\insrsid12724772\charrsid9389278 , 969 F.2d 764, 769 (9}{\super\insrsid12724772\charrsid9389278 th}{\insrsid12724772\charrsid9389278 Cir. 1992).}{ \insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [27]}{\insrsid12724772\charrsid9389278 \tab The only verdict that we find to be supported by substantial evidence as to Tan, is the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s determination that Appellant Tan had negligently inflicted emotional distress upon the Appellees.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The testimony of the Appellees describing the conduct of Appellant Tan is adequate to support a conclusion by the jury that Appellant Tan}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f172\fs24}}}{\insrsid12724772\charrsid9389278 s conduct was so outrageous that the Appellees had suffered emotional distress as a result.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees testified about their various encounters and conversations with Tan before and after the collapse of the retaining wall.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees also described Tan}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s attitude and actions relating to these encounters.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In one instance, Appellees testified that Tan had threatened not do anything for them if they consulted a lawyer.}{\cs15\super\insrsid12724772\charrsid9389278 \chftn {\footnote \pard\plain \ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid12724772 \chftn }{\i\fs20\insrsid12724772 See }{\fs20\insrsid12724772 Transcript, vol. I, p. 51 (Trial 7 May 1997).}}}{\insrsid12724772\charrsid9389278 This evidence provided more than enough of a basis for the jury to evaluate the conduct of Tan to make the proper determination whether Tan}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt \f172\fs24}}}{\insrsid12724772\charrsid9389278 s conduct was so outrageous that it constituted negligent infliction of emotional distress. }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [28]}{\insrsid12724772\charrsid9389278 \tab In light of the foregoing examination of the evidence, accordingly we reverse the trial court}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s denial of the Motion Notwithstanding the Verdict, vacate the judgment, and remand the matter for entry of a new judg ment consistent with the findings of this opinion with regards to Appellant Tan.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 \tab }{\ul\insrsid12724772\charrsid9389278 Liability of Green Island Development, Inc.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [29]}{\insrsid12724772\charrsid9389278 \tab The only point of contention raised as to Green Island is that the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s award of damages, which Appellants argue is not supported by substantial evidence.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellants point out that the amounts awarded by the jury have no basis in the evidence presented during the trial and imply that some of the awards were speculative.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 They cite }{ \i\insrsid12724772\charrsid9389278 Harmsen v. Smith}{\insrsid12724772\charrsid9389278 , 693 F.2d 932 (9}{\super\insrsid12724772\charrsid9389278 th}{\insrsid12724772\charrsid9389278 Cir. 1982) for the proposition that in order for an award of damages to be made, sufficient facts must be introduced to allow the finder of fact to arrive an intelligent estimate without speculation or conjecture.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 Appellants also argue that the damage awards were improper in light of the Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 failure to mitigate damages.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [30]}{\insrsid12724772\charrsid9389278 \tab In reviewing the evidence, we find that substantial evidence was presented by Appellees to allow the jury to make a determination of damages for all of the causes of action.} {\insrsid9389278 }{\insrsid12724772\charrsid9389278 Although the primary injury claimed by the Appellees was the economic damage caused to the Appellees}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 home, other evidence regarding the various costs associated with the building and collapse of the wall were presented to the jury.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 This evidence included testimony regarding the cost of maintaining a separate apartment, mortgage payments for the house that the Appellees could not use, and the value of other personal items that were lost or damaged as a result of the wall}{ \insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s collapse.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In fact, actions by Appellees in incurring certain costs after the collapse of the wall could support a conclusion that Appellees had taken reasonable steps to mitigate their damages.}{\insrsid9389278 }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [31]}{\insrsid12724772\charrsid9389278 \tab Appellees also testified about the considerable inconvenience caused not only by the collapse of the wall, but also by the other acts of trespass by the construction workers and the efforts by the Appellees to resolve the problems caused by it}{ \insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s construction.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Based upon this testimony, the jury could have made an approximate determination of damages, although it would not have been to a mathematical certainty.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Despite the assertions of Appellants that the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s awards were speculative, we find that the awards for the negligence, trespass, nuisance, and negligent infliction of emotional distress, were proper and supported by the evidence.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [32]}{\insrsid12724772\charrsid9389278 \tab Appellants also contend that the award of punitive damages was improper because no evidence regarding the net worth of any of the Appellants was presented during trial.}{ \insrsid9389278 }{\insrsid12724772\charrsid9389278 Further, they argue that the evidence at trial did not show that the conduct of any of the Appellants was in any way }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 reprehensible}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 .}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 We disagree.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [33]}{\insrsid12724772\charrsid9389278 \tab Under Guam law, exemplary damages or punitive damages, are allowed }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 where the defendant has been guilty of oppression, fraud, or malice, express, or implied, the plaintiff, in addition to the actual damages, may recover damages for the sake of example and by way of punishing the defendant.}{ \insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 20 GCA }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 2120 (1992).}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 In reviewing the record of the trial, we find that substantial evidence was presented to allow the jury to make the findings required under the statute.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Appellees testified about the overall conduct of the Appellants and the difficulty of finding solutions for the problems they had suffered when they met with representatives of or the Appellants before and after the collapse of the wall.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Based upon this evidence, the jury could have reached a reasonable conclusion that the conduct of the Appellants had reached the threshold allowing an award for such damages.}{\insrsid9389278 }{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [34]}{\insrsid12724772\charrsid9389278 \tab Even if we imposed the additional inquiry advanced by Appellants to consider the new worth of the Appellants, the testimony of Jesus Ninete from Public Works, about the value of the construction project undertaken by Appellant Green Island, next to the home of Appellees, would be sufficient to help the jury make its de termination.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Mr. Ninete stated that the value of the project noted in the building permit, as provided by the owner and contractor, was approximately $10,615,000.00.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 The evidence as presented, leads us to believe that the jury had a sufficient basis for determining a minimum net worth of Appellant Green Island.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Although the figure is not a complete representation of Appellant Green Island}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s net worth, the jury had evidence of Appellant}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s financial ability to pay ten million dollars for the construction project.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Therefore, we affirm the jury}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s verdict and award of damages as to Appellant Green Island.}{\insrsid11608229 \par \par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\b\insrsid12724772\charrsid9389278 VII.}{\b\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid11608229\charrsid11608229 \par }\pard \qj \fi-720\li720\ri0\nowidctlpar\tx-1440\faauto\rin0\lin720\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [35]}{\insrsid12724772\charrsid9389278 \tab The final issue r aised by Appellants is whether the judgment rendered by the trial court, }{\insrsid11608229 \par \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 which did not account for the amount of the settlement with former co-defendant Johnny Aquino, was improper.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 Appellees argue that Appellants did not raise this matter as an objection to the judgment and thus precludes this court from reviewing the issue.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 However, we deem this issue to be a matter of law that should be reviewed }{\i\insrsid12724772\charrsid9389278 de novo}{\insrsid12724772\charrsid9389278 . }{\i\insrsid12724772\charrsid9389278 Camacho v. Camacho,}{\insrsid12724772\charrsid9389278 1997 Guam 5, }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 24.}{\insrsid11608229 \par \par }{\b\insrsid12724772\charrsid9389278 [36]}{\insrsid12724772\charrsid9389278 \tab The statutory provision governing the effect of release among joint tortfeasors in found in 7 GCA }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 24605, provides in part:}{\insrsid11608229 \par \par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\b\insrsid12724772\charrsid9389278 24605.}{ \b\insrsid9389278 }{\b\insrsid12724772\charrsid9389278 Release or Covenant Not to Sue.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Whe n a release or covenant not to sue or not to enforce judgment is given in good faith to one of two or more persons liable in tort for the same injury or the same wrongful death:}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid11608229 \par {\listtext\pard\plain\s16 \insrsid12724772\charrsid9389278 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard\plain \s16\qj \fi-720\li1440\ri720\nowidctlpar\tx-1440\jclisttab\tx1440\faauto\ls1\outlinelevel0\rin720\lin1440\itap0\pararsid9389278 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid12724772\charrsid9389278 It does not discharge any of the other tortfeasors from liability from the injury or wrongful death unless its terms so provide, but }{ \ul\insrsid12724772\charrsid9389278 it reduces the claim against the other to the extent of any amount stipulated by the release or the covenant, or in the amount of the consideration paid for it}{\insrsid12724772\charrsid9389278 , whichever is greater; . . .}{\insrsid11608229 \par }\pard\plain \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid11608229 \par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid12724772\charrsid9389278 7 GCA }{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{ \insrsid12724772\charrsid9389278 24605 (1993)(Emphasis added).}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid11608229 \par }{\insrsid12724772\charrsid9389278 This statute makes it clear that the settlement of former co-defendant, Johnny C. Aquino, should have been taken into account by the trial court in formulating its judgment.}{\insrsid9389278 }{ \insrsid12724772\charrsid9389278 The result would have reduced the amount of the judgment against the Appellants.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 Accordingly, we vacate the judgment of the trial court and remand the matter for entry of a new judgment reducing the damages awarded to Appellees by the amount paid by Johnny Aquino.}{\insrsid11608229 \par \par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid11608229 {\b\insrsid12724772\charrsid9389278 VIII.}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\tqc\tx4680\faauto\rin0\lin0\itap0\pararsid9389278 {\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid9389278 {\b\insrsid12724772\charrsid9389278 [37]}{\insrsid12724772\charrsid9389278 \tab Based upon our review of the record below, we find that the jury verdicts and award for damages against Appellant Ben C. Tan was unsupported by substantial evidence at trial.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 However, the damage awards against Appellant Green Island were supported by evidence to allow the jury to make a reasonable calculation for damages.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 We also find that the trial court should have accounted for the settlement amounts paid by former defendant Johnny Aquino and reduced the damage awards accordingly.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The trial court}{ \insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 s denial of Appellants}{\insrsid12724772\charrsid9389278 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid12724772\charrsid9389278 motion for judgment notwithstanding the verdict is }{\b\insrsid12724772\charrsid9389278 AFFIRMED IN PART}{\insrsid12724772\charrsid9389278 as to Green Island Development, Inc.; }{\b\insrsid12724772\charrsid9389278 REVERSED IN PART}{\insrsid12724772\charrsid9389278 as to Ben C. Tan.}{\insrsid9389278 }{\insrsid12724772\charrsid9389278 The judgment of the trial court is }{ \b\insrsid12724772\charrsid9389278 VACATED}{\insrsid12724772\charrsid9389278 and the matter is remanded for entry of a new judgment consistent with the findings of this opinion.}{\insrsid11608229 \par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid11608229 {\insrsid11608229 \par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid11608229 {\insrsid12724772\charrsid9389278 JANET HEALY WEEKS\tab \tab \tab \tab JOAQUIN C. ARRIOLA, SR. \par Associate Justice\tab \tab \tab \tab \tab Associate Justice \par }}