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\i\fs20\insrsid11750691 Seafood Grotto v. Leonardi}{\fs20\insrsid11750691 , 1999 Guam 30, Opinion\tab Page }{\field{\*\fldinst {\fs20\insrsid11750691 PAGE }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid14893585 5}}}{\fs20\insrsid11750691  of 7

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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid11750691\charrsid15864896 IN THE SUPREME COURT OF GUAM}{\insrsid11750691\charrsid15864896  }{\insrsid15864896 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 SEAFOOD GROTTO}{\insrsid11750691\charrsid15864896 
\par Plaintiff-Appellee
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 vs.}{\insrsid11750691\charrsid15864896 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 ROBERTO A. LEONARDI}{\insrsid11750691\charrsid15864896 
\par Defendant-Appellant}{\insrsid15864896 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 OPINION}{\insrsid15864896 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\insrsid11750691\charrsid15864896 Supreme Court Case No. CVA97-044
\par Superior Court Case No. CV0722-97}{\insrsid15864896 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 Filed: December 3, 1999}{\insrsid11750691\charrsid15864896 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 Cite as: 1999 Guam 30}{\insrsid15864896 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\insrsid11750691\charrsid15864896 Appeal from the Superior Court of Guam
\par Submitted on the briefs on January 25, 1999
\par Hag\'e5t\'f1a, Guam}{\insrsid15864896 
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\par }\pard \ql \li0\ri0\nowidctlpar\intbl\faauto\rin0\lin0\pararsid15864896 {\insrsid11750691\charrsid15864896 Roberto A. Leonardi, Pro Se
\par P. O. Box S
\par Hag\'e5t\'f1a, Guam 96932\cell 
\par }{\ul\insrsid11750691\charrsid15864896 Representing the Plaintiff-Appellee}{\insrsid11750691\charrsid15864896 
\par Clark Toy, Pro Se
\par Seafood Grotto
\par P. O. Box 8496
\par Tamuning, Guam 96931\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\insrsid11750691\charrsid15864896 \trowd \irow0\irowband0\lastrow 
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\par }{\insrsid11750691\charrsid15864896 BEFORE:}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 BENJAMIN J. F. CRUZ, Chief Justice, PETER C. SIGUENZA and JOHN A. MANGLONA, Associate Justices.}{\insrsid15864896  
\par 
\par }{\b\insrsid11750691\charrsid15864896 CRUZ, C.J.:}{\i\insrsid11750691\charrsid15864896 
\par }{\b\insrsid15864896 
\par }{\b\insrsid11750691\charrsid15864896 [1]}{\insrsid11750691\charrsid15864896 \tab This case arose as an unlawful detainer action where the parties had settled a majority of the issues out of court.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
The sole issue presented to the trial court involved the matter of}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s fees which the court granted to each of the parties.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The Defendant-Appellant challenges the trial court}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL
 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s ruling based upon this court}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s decision in }{\i\insrsid11750691\charrsid15864896 Archbishop of Guam v. G.F.G. Corp.,}{\insrsid11750691\charrsid15864896  1997 Guam 12.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 We affirm the trial court}{
\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s ruling.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 FACTUAL AND PROCEDURAL BACKGROUND}{\b\insrsid14893585 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14893585 {\insrsid14893585\charrsid14893585 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 [2]}{\insrsid11750691\charrsid15864896 \tab On January 16, 1996, the Defendant-Appellant Roberto Leonardi (hereinafter }{
\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 Leonardi}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 ) signed a contract stating that he would take over the leasehold between Plaintiff-Appellee Seafood Grotto (hereinafter }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 Seafood}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
) and its former tenant Joseph Vitale (hereinafter }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 Vitale}{\insrsid11750691\charrsid15864896 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 ).}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Both Seafood and Vitale also signed this contract.}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 By May 5, 1997, Seafood presented Leonardi with a Notice to Pay Rent or Quit Premises in the amount of $38,500.00 for back rent and related fees.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
On May 15, 1997, Leonardi paid Seafood $21,390.00 in satisfaction of his contractual obligation.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 On May 28, 1997, Seafood acknowledged this payment; however, it continued to insist that}{
\insrsid15864896  }{\insrsid11750691\charrsid15864896 Leonardi still owed $14,410.00 in back rent and related costs.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The parties eventually brought the matter to court.}{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [3]}{\insrsid11750691\charrsid15864896 \tab At the parties}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
 first court appearance on June 13, 1997, Seafood clarified that Leonardi now only owed $14,830.00 for the May 1997 and June 1997 rent.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 By the next hearing on June 19, 1997,}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 both parties concurred that Leonardi had paid Seafood $14,830.00.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 As a result, the trial court was presented with the sole issue of attorney}{
\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees.}{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [4]}{\insrsid11750691\charrsid15864896 \tab During the court hearings, Leonardi}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s counsel made several arguments against awarding Seafood its attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s fees, including that Seafood}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s Notice to 
Pay Rent contained an inflated amount and was, therefore, fraudulent, that Seafood did not have a valid business license, and that Seafood should only be compensated for the time it spent obtaining the last two months}{\insrsid11750691\charrsid15864896 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  late rent.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The trial court stated that it typically grants attorney}{
\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees to any prevailing party in an unlawful detainer action}{
\cs15\super\insrsid11750691\charrsid15864896 \chftn {\footnote \pard\plain \qj \li360\ri360\sa240\nowidctlpar\faauto\rin360\lin360\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f66\super\insrsid11750691 \chftn }{
\f66\fs20\insrsid11750691 Transcript, vol. II, pp. 29-30 (Unlawful detainer hearing, June 19, 1997).  Several courts award attorney}{\f66\fs20\insrsid11750691 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f172\fs20}}}{
\f66\fs20\insrsid11750691 s fees to the prevailing party.  }{\i\f66\fs20\insrsid11750691 See Taijeron v. Kim, }{\f66\fs20\insrsid11750691 1999 Guam 16, }{\f66\fs20\insrsid11750691 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 10}{\fldrslt
\f172\fs20}}}{\f66\fs20\insrsid11750691  28; }{\i\f66\fs20\insrsid11750691 La Londe v. Davis, }{\f66\fs20\insrsid11750691 DCA No. 87-00045A, 1988 WL 242600 at *4 (D. Guam Ap. Div.  June 7, 1988).}}}{\insrsid11750691\charrsid15864896 
 and added that it generally grants all attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
s fees to the lessor as soon as rent is overdue, regardless of the length of time during which rent goes unpaid.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 In this case, the trial court awarded both parties attorney}{
\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees based on the billings submitted pursuant to the court}{\insrsid11750691\charrsid15864896 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s request}{\b\insrsid11750691\charrsid15864896 .}{\cs15\super\insrsid11750691\charrsid15864896 \chftn {\footnote \pard\plain 
\qj \li360\ri360\sa240\nowidctlpar\faauto\rin360\lin360\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f66\super\insrsid11750691 \chftn }{\f66\fs20\insrsid11750691 Transcript,
 vol. II, p. 42 (Unlawful detainer hearing, June 19, 1997).}}}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Seafood was awarded $5,352.10;}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
Leonardi received $500.00 based upon a Rule 11 sanction against Seafood}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
s attorney for not having signed the complaint on two occasions.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The trial court ordered the net amount of $4,832.10 to be paid by Leonardi within ten days.}{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [5]}{\insrsid11750691\charrsid15864896 \tab Leonardi filed a Notice of Appeal on October 10, 1997 and additionally a Rule 60(b) motion before the trial court.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
This court ordered the matter remanded to the trial court on March 31, 1998 for a determination on the Rule 60(b) motion in order to avoid unnecessary review.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
Leonardi argued that Seafood was not properly licensed and that Leonardi had already overpaid on any amount due.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The trial co
urt held that Leonardi should have pled these affirmative defenses in his original answer.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
Having failed to do so, the trial court found the issues to have been waived and, in a procedural ruling dated July 16, 1998, denied the motion.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Based upon the trial court}{
\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s ruling, this appeal proceeded and was subsequently submitted on the briefs on January 25, 1999.}{
\insrsid14893585 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 DISCUSSION}{\insrsid14893585 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14893585 {\insrsid14893585 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 [6]}{\insrsid11750691\charrsid15864896 \tab The court has jurisdiction over this matter pursuant to 7 GCA }{\insrsid11750691\charrsid15864896 
{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  3107 and 3108(a) (1994).}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 Leonardi raises two issues on appeal.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 First, he contends that the trial court erred in awarding attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL
 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees to Seafood based upon this court}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f172\fs24}}}{\insrsid11750691\charrsid15864896 s ruling in }{\i\insrsid11750691\charrsid15864896 Archbishop, }{\insrsid11750691\charrsid15864896 1997 Guam 12.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
Next, he argues that the trial court erred in only awarding him $500.00 in attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees.}{
\insrsid15864896  }{\insrsid11750691\charrsid15864896 Leonardi requests that the matter be reversed and remanded and that he be awarded his costs associated with the suit below as well as the costs associated with the instant appeal.}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 The court reviews the interpretation of an unambiguous contractual provision }{\i\insrsid11750691\charrsid15864896 de novo}{\insrsid11750691\charrsid15864896 .}{\insrsid15864896  }{\i\insrsid11750691\charrsid15864896 
Cooperative Finance Assoc., Inc. v. Garst, }{\insrsid11750691\charrsid15864896 927 F.Supp. 1179, 1187 (N.D. Iowa, 1996); }{\i\insrsid11750691\charrsid15864896 see Camacho v. Camacho, }{\insrsid11750691\charrsid15864896 1997 Guam 5, }{
\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  24 (questions of law are reviewed }{\i\insrsid11750691\charrsid15864896 de novo}{
\insrsid11750691\charrsid15864896 ).}{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [7]}{\insrsid11750691\charrsid15864896 \tab Leonardi contends that the trial court}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s ruling must be reversed for failing to follow the law in }{\i\insrsid11750691\charrsid15864896 Archbishop}{\insrsid11750691\charrsid15864896 .}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 In }{
\i\insrsid11750691\charrsid15864896 Archbishop}{\insrsid11750691\charrsid15864896 , the court ruled that the plaintiff could not be awarded a payment of sixteen months}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  unpaid rent when the relevant law, 21 GCA }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896  21103, only allowed for a maximum payment of one year}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s rent.}{
\insrsid15864896  }{\i\insrsid11750691\charrsid15864896 Archbishop}{\insrsid11750691\charrsid15864896  at }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896  11.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The court held that Guam}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s law on unlawful detainers, 21 GCA }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
 21103, must be followed strictly.}{\insrsid15864896  }{\i\insrsid11750691\charrsid15864896 Id.}{\insrsid11750691\charrsid15864896  at }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f172\fs24}}}{\insrsid11750691\charrsid15864896  10 (}{\i\insrsid11750691\charrsid15864896 citing Cal-American Income Property Fund IV v. Ho, }{\insrsid11750691\charrsid15864896 161 Cal. App. 3d 583, 585 (Cal. Ct. App. 1984)).}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 We stated, }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
A default notice that overstates the amount due is insufficient to support an action for unlawful detainer.}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid15864896  }{
\i\insrsid11750691\charrsid15864896 Id.}{\insrsid11750691\charrsid15864896  at }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  12 (}{
\i\insrsid11750691\charrsid15864896 citing Bevill v. Zoura, }{\insrsid11750691\charrsid15864896 27 Cal. App. 4th 694, 697-98 (Cal. Ct. App. 1994)).}{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [8]}{\insrsid11750691\charrsid15864896 \tab At the trial court, Leonardi}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s counsel stated that because the Notice to Quit demanded a payment of approximately $35,000.00 when only approximately $21,000.00 were due and thus he argued that Leonardi should prevail.}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 The trial court dismissed this argument, opining that unlawful detainers often included incorrect amounts due to the difficulty in ascertaining arrearage costs.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
If these were the only facts in this case, we would cite }{\i\insrsid11750691\charrsid15864896 Archbishop}{\insrsid11750691\charrsid15864896  in favoring Leonardi}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s current argument.}{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [9]}{\insrsid11750691\charrsid15864896 \tab However, }{\i\insrsid11750691\charrsid15864896 Archbishop}{\insrsid11750691\charrsid15864896  is inapplicable to the case at bar.}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 Unlike the facts in }{\i\insrsid11750691\charrsid15864896 Archbishop, }{\insrsid11750691\charrsid15864896 the parties here resolved the once-contentious matter of the unlawful detainer}{\insrsid11750691\charrsid15864896 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s amount at the start of the trial court proceedings. The court cannot reverse a matter on which the trial court did not decide.}{
\insrsid15864896  }{\insrsid11750691\charrsid15864896 Most importantly, the trial court based the attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s fees award on grounds unrelated to the amount of the unlawful detainer. The contract that both parties willfully entered dictates that the attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees be granted, }{\i\insrsid11750691\charrsid15864896 infra}{\insrsid11750691\charrsid15864896 .}{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [10]}{\insrsid11750691\charrsid15864896 \tab In }{\i\insrsid11750691\charrsid15864896 Citizens Security Bank (Guam), Inc., v. Bidaure, }{\insrsid11750691\charrsid15864896 1997 Guam 3,}{
\cs15\super\insrsid11750691\charrsid15864896 \chftn {\footnote \pard\plain \qj \li360\ri360\sa240\nowidctlpar\faauto\rin360\lin360\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f66\super\insrsid11750691 \chftn }{
\f66\fs20\insrsid11750691 At the trial level, the court cited to this case as well.  }{\i\f66\fs20\insrsid11750691 Seafood Grotto v. Leonardi}{\f66\fs20\insrsid11750691 
, Civil Case No. CV 722-97, 3 (Supreme Court of Guam July 16, 1998) (ruling on the Rule 60(b) motion).  Therefore, the parties should have been on alert to the importance of this case.}}}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
the appellant argued to this court that her contract with the appellee was unenforceable because it lacked consideration.}{\insrsid15864896  }{\i\insrsid11750691\charrsid15864896 Id.}{\insrsid11750691\charrsid15864896  at }{
\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  7.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
The appellee argued that the opposing party could not raise this argument on appeal after having failed to assert it as an affirmative defense earlier to the trial court.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
The court ruled in favor of the appellee.}{\insrsid15864896  }{\i\insrsid11750691\charrsid15864896 Id.}{\insrsid11750691\charrsid15864896  at }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f172\fs24}}}{\insrsid11750691\charrsid15864896  9.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The last issue in that case, as in the current discussion, involved attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The parties in }{\i\insrsid11750691\charrsid15864896 Citizens}{\i\insrsid11750691\charrsid15864896 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\i\insrsid11750691\charrsid15864896  Security Bank}{\insrsid11750691\charrsid15864896  signed a contract stating that }{\insrsid11750691\charrsid15864896 
{\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 [g]uarantors agree to pay a reasonable attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fee and all other costs and expenses which may be incurred by Bank in enforcement of this guaranty.}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid15864896  }{\i\insrsid11750691\charrsid15864896 Id.}{\insrsid11750691\charrsid15864896  at }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  22.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The court granted attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees to the appellee, affirming that a valid contract binds its two signing parties.}{\insrsid15864896  }{\i\insrsid11750691\charrsid15864896 Id.}{\insrsid11750691\charrsid15864896 ; }{
\i\insrsid11750691\charrsid15864896 see also, Senato v. Querimit, }{\insrsid11750691\charrsid15864896 No. CV-93-00050A, 1994 WL 550053 at *3 (D. Guam Ap. Div. Oct. 3, 1994).}{\insrsid15864896  }{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [11]}{\insrsid11750691\charrsid15864896 \tab The contract that Leonardi signed taking over the leasehold from Vitale stated that Leonardi would have the same responsibilities that Vitale pledged to perform.}{
\insrsid15864896  }{\insrsid11750691\charrsid15864896 Exhibit A in Excerpts of the Record.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 In Vitale}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s contract with Seafood signed on March 15,1994, section 17 clearly states:}{\insrsid14893585 
\par 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0\pararsid15864896 {\insrsid11750691\charrsid15864896 Should the Sublessor be made a party, without his fault to any litigation, brought by or against the Sublessee, or because of th
e failure or refusal of the Sublessee to perform or observe the covenants and conditions of this sublease on his part, or any part thereof, or should the Sublessor be compelled to employ an attorney or enforce the payment of rent, or to enforce the perfor
m
ance or observance of any of the covenants and conditions of this sublease, or any part thereof, including the expense in preparing and serving, or attempting to serve, any notice or demand required by law or this sublease, then, and in each and every suc
h event, }{\i\insrsid11750691\charrsid15864896 the Sublessee agrees to pay the reasonable costs thereof, and a reasonable attorney}{\i\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\i\insrsid11750691\charrsid15864896 s fee for the services rendered. }{\insrsid14893585 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\insrsid14893585 
\par }{\i\insrsid11750691\charrsid15864896 Id}{\insrsid11750691\charrsid15864896 . (emphasis added).}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Leonardi makes no claim that this clause is unconscionable or unclear.}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 This court will continue to honor contracts that are fair and unambiguous.}{\insrsid15864896  }{\i\insrsid11750691\charrsid15864896 See Iizuka Corp., v. Kawasho Int}{\i\insrsid11750691\charrsid15864896 {\field{\*\fldinst 
SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\i\insrsid11750691\charrsid15864896 l (Guam), Inc. et al., }{\insrsid11750691\charrsid15864896 1997 Guam 10 at }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}{\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
 12-13 (reducing a contentious real property matter to the specifics of the contract between the two parties).}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Thus, the trial court did not err in holding Leonardi to this valid contractual clause.}{
\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [12]}{\insrsid11750691\charrsid15864896 \tab In addition to his claim that the trial court erred in awarding attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s fees to Seafood, Leonardi}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
s second issue on appeal is the contention that the trial court erred in failing to award him greater attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s fees.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 The trial court ruled that Leonardi}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{
\insrsid11750691\charrsid15864896 s counsel could only receive attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
s fees for filing a Rule 11 sanction against Seafood}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s counsel.}{
\cs15\super\insrsid11750691\charrsid15864896 \chftn {\footnote \pard\plain \qj \li360\ri360\sa240\nowidctlpar\faauto\rin360\lin360\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f66\super\insrsid11750691 \chftn }{
\f66\fs20\insrsid11750691 Transcript, vol. II, p. 46 (Unlawful detainer hearing, June 19, 1997).}}}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Charging sanctions is reviewed for abuse of discretion.}{\insrsid15864896  }{
\i\insrsid11750691\charrsid15864896 PCI Communications, Inc. v. GST Pacwest Telecom Hawaii, Inc., }{\insrsid11750691\charrsid15864896 1999 Guam 17, }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  5.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 While Leonardi}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f172\fs24}}}{\insrsid11750691\charrsid15864896 s counsel argued that he deserved attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s 
fees for the legal work he performed besides filling Rule 11 sanctions, he later stated that his total fees amounted to $500.00.}{\cs15\super\insrsid11750691\charrsid15864896 \chftn {\footnote \pard\plain 
\qj \li360\ri360\sa240\nowidctlpar\faauto\rin360\lin360\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f66\super\insrsid11750691 \chftn }{\f66\fs20\insrsid11750691 Transcript, vol. III, p. 13 (Further Proceedings, September 2, 1997).
}}}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Because the trial court awarded him $500.00 for the Rule 11 sanctions, Leonardi received the total amount of money for which he argued.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 
Therefore, the trial court did not abuse its discretion in granting this award.}{\insrsid14893585 
\par 
\par }{\b\insrsid11750691\charrsid15864896 [13]}{\insrsid11750691\charrsid15864896 \tab Leonardi makes no current arguments as to how and why this amount should be altered.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 In }{
\i\insrsid11750691\charrsid15864896 People of Guam v. Quinata}{\insrsid11750691\charrsid15864896 , the court held that if a party introduced an issue but failed to discuss it in her or his brief, then the issue was abandoned.}{\insrsid15864896  }{
\i\insrsid11750691\charrsid15864896 People v. Quinata}{\insrsid11750691\charrsid15864896 , 1999 Guam 6, }{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}{\field{\*\fldinst SYMBOL
 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896  22-27.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Due to Leonardi}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s failure to provide arguments in his brief on the issue, this court similarly finds this claim abandoned.}{\insrsid14893585 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 CONCLUSION}{\insrsid14893585 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid14893585 {\insrsid14893585 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\b\insrsid11750691\charrsid15864896 [14]}{\insrsid11750691\charrsid15864896 \tab Based upon to the previous discussion, we }{\b\insrsid11750691\charrsid15864896 AFFIRM}{
\insrsid11750691\charrsid15864896  the trial court}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 s decision in each matter.}{\insrsid15864896  }{
\insrsid11750691\charrsid15864896 Additionally, Leonardi will not be granted attorney}{\insrsid11750691\charrsid15864896 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f172\fs24}}}{\insrsid11750691\charrsid15864896 
s fees for this appeal.}{\insrsid15864896 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid14893585 {\insrsid14893585 
\par }\pard \qc \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid14893585 {\insrsid11750691\charrsid15864896 PETER C. SIGUENZA\tab \tab \tab \tab }{\insrsid15864896  }{\insrsid11750691\charrsid15864896 JOHN A. MANGLONA
\par Associate Justice\tab \tab \tab \tab }{\insrsid15864896  }{\insrsid11750691\charrsid15864896 Designated Justice}{\insrsid15864896 
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0\pararsid14893585 {\insrsid15864896 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid15864896 {\insrsid11750691\charrsid15864896 BENJAMIN J.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 F.}{\insrsid15864896  }{\insrsid11750691\charrsid15864896 CRUZ
\par Chief Justice
\par }}