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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i\fs20\insrsid6315518 Guam United Warehouse Corp. v. DeWitt Transportation}{\fs20\insrsid6315518 , Opinion\tab \tab Page }{\field{\*\fldinst {\fs20\insrsid6315518 PAGE }}{\fldrslt {
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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid6315518\charrsid12652324 IN THE SUPREME COURT OF GUAM}{\insrsid12652324 
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\par }\pard \qc \li0\ri0\keep\keepn\nowidctlpar\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 GUAM UNITED WAREHOUSE CORPORATION}{\insrsid6315518\charrsid12652324 ,}{\b\insrsid6315518\charrsid12652324 
\par }{\insrsid6315518\charrsid12652324 Plaintiff-Appellee / Cross-Appellant
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\par }\pard \qc \li0\ri0\keep\keepn\nowidctlpar\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 DeWITT TRANSPORTATION SERVICES OF GUAM, INC.,
\par A Guam Corporation,}{\insrsid6315518\charrsid12652324 
\par }{\insrsid6315518\charrsid12652324 Defendant-Appellant / Cross-Appellee}{\insrsid12652324 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 Supreme Court Case No.:}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 CVA02-015
\par Superior Court Case No.:}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 CV2095-93}{\insrsid12652324 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 Filed:}{\b\insrsid12652324  }{\b\insrsid6315518\charrsid12652324 November 18, 2003}{\insrsid12652324 
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\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 Appeal from the Superior Court of Guam
\par Argued and submitted on April 7, 2003
\par Hag\'e5t\'f1a, Guam}{\insrsid12652324 
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\par Maher & Thompson, P.C.
\par 140 Aspinall Ave., Ste. 201
\par Hag\'e5t\'f1a, GU 96910}{\insrsid12652324 
\par 
\par }{\insrsid6315518\charrsid12652324 \cell }{\ul\insrsid6315518\charrsid12652324 Defendant-Appellant/Cross-Appellee}{\insrsid6315518\charrsid12652324 :
\par Vincent Leon Guerrero, Esq.
\par Thomas C. Sterling, Esq.
\par Klemm, Blair, Sterling & Johnson
\par A Professional Corporation
\par Ste. 1008, PDN Building
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8 Archbishop F.C. Flores Street}{\insrsid6315518\charrsid12652324 
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\par }{\insrsid6315518\charrsid12652324 BEFORE: F. PHILIP CARBULLIDO, Chief Justice; JANET HEALY WEEKS and MIGUEL S. DEMAPAN, Justices }{\i\insrsid6315518\charrsid12652324 Pro Tempore}{\insrsid6315518\charrsid12652324 .}{\insrsid12652324 
\par 
\par }{\b\insrsid6315518\charrsid12652324 CARBULLIDO, C.J.:}{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [1]}{\insrsid6315518\charrsid12652324 \tab Defendant-Appellant-Cross-Appellee DeWitt Transportation of Guam (hereinafter }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ) appeals the trial court}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s decision, which found the existence of a valid and enforceable contract between itself and Plaintiff-Appellee-Cross-Appellant Guam United Warehouse Corporation (hereinafter }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 Guam United cross-appeals and alleges that the trial court committed the following errors with respect to the damages issues: in awarding interest on DeWitt}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s security deposit; in awarding simple instead of compound interest on the judgment; in concluding that Guam United failed to mitigate its damages; in denying Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s request for rent in the cold storage unit; in denying Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s request for the cost of repair by Quality Builders; and, in allowing an undisclosed witness to testify.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
We affirm in part and reverse in part.
\par 
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\par }{\b\insrsid6315518\charrsid12652324 [2]\tab }{\insrsid6315518\charrsid12652324 On August 12, 1971, the Guam Economic Development Authority entered into a lease with the Guam Development and Investment Corporation (hereinafter }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 GEDA Lease}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ) for property located in Cabras Island.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Guam Development and Investment Corporation assigned its interest in the GEDA Lease to its sister company, Guam United on October 31, 1972.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 On August 1
3, 1982, a Management Agreement was executed between Guam United and Coral Transportation & Warehouse Co., Ltd., for a term of three years, ending on May 31, 1985.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [3]\tab }{\insrsid6315518\charrsid12652324 Coral Transportation was acquired by DeWitt around November 1, 1983.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Thus, when the 1982 Management Agreement expired, on June 1, 1985, Guam United and DeWitt executed another Management Agreement (hereinafter }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 old Management Agreement}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
) for the use of the Cabras lot and warehouse for a six-year term expiring on May 31, 1991.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Under this old Management Agreement, DeWitt was required to place a $26,000.00 security deposit and make monthly payments of $17,000.00.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [4]\tab }{\insrsid6315518\charrsid12652324 In anticipation of the old Management Agreement}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s expiration, in early October 1990, the parties commenced negotiations for a new agreement.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain 
\ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\super\insrsid6315518 \chftn }{\insrsid6315518  }{\fs20\insrsid6315518 
The negotiations even included potential plans for the building of a new warehouse by Guam United.  However, these plans were abandoned.}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Despite various drafts and discussions, no new agreement was finalized when the old Management Agreement expired.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  Around this time frame, Guam United was receiving official complaints from the Port Autho
rity of Guam regarding the damages that DeWitt was causing to the premises.  }{\i\f41\fs20\insrsid6315518 See }{\f41\fs20\insrsid6315518 Guam United Excerpts of Record, p. 147-151 (Port Authority Letter, April 30, 1991) (expressing }{
\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 [o]n se
veral occasions over the last three years, we have attempted to work with DeWitt Transportation to clean up your leased area and remove all nuisances they have created on Cabras Island.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 ).}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Resultingly, the parties entered into a month-to-month arrangement until an agreement could be finalized.}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 Under this temporary arrangement, DeWitt was required to place a $54,400.00 security deposit and to make }{\insrsid12652324 monthly payments of $27,200.00.}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [5]\tab }{\insrsid6315518\charrsid12652324 The parties were able to finally reach an agreement (hereinafter }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 new Management Agreement}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
), which was drafted by Guam United and sent to DeWitt in early November, 1992.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  The finality of this agreement is reflected from the following two correspondences from Guam United}{\f41\fs20\insrsid6315518 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s President, Joe Fang to DeWitt:
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \fi-720\li1440\ri720\nowidctlpar\tx-1440\faauto\rin720\lin1440\itap0 {\f41\fs20\insrsid6315518 1.\tab }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
Have you received the Management Agreement which I faxed to you two days ago?  I need your comments right away }{\i\f41\fs20\insrsid6315518 in order that I may prepare the final document }{\f41\fs20\insrsid6315518 
for your signature before I leave Guam this week-end.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518   Guam United Excerpts of
 Record, p. 141 (Letter to Pat Mack from Joe Fang, dated November 13, 1992).
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \fi-720\li1440\ri720\sa240\nowidctlpar\tx-1440\faauto\rin720\lin1440\itap0 {\f41\fs20\insrsid6315518 2.\tab }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518 Enclosed please find the Management Agreement reflecting the changes we had agreed upon on Friday.  This is essentially the Agreem
ent you had agreed to sign last year, except that I have taken out the part relating to the Personal Guaranty.  I hope you will not find it necessary to make too many changes so we can get on with the signing.  Guam United Excerpts of Record, p. 143 (Lett
er to Pat Mack from Joe Fang, dated November 16, 1992).}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Through its President, Patrick Mack (hereinafter }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Mack}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
), DeWitt signed the agreement on December 11, 1992.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Under the terms of the new Management Agreement, DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s security deposit remained at $54,400.00, with the following payment scheme: (1) January 1, 1993- Dec
ember 31, 1993, monthly payments of $26,680.00 and (2) January 1, 1994- December 31, 1994, monthly payments of $29,880.00.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
DeWitt sent the signed new Management Agreement to Guam United, however, Guam United failed to immediately execute it.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Instead, on 
December 29, 1992, Guam United sent a letter to DeWitt, which began with }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
[w]hen we were on Guam last week, I spoke to Jerry Ingling [sic] about }{\i\insrsid6315518\charrsid12652324 resolving the following issues before we can execute the lease which you already signed}{\insrsid6315518\charrsid12652324 . . .}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Excerpts of Record, tab M, pp. M1-M2 (December 29, 1992 letter).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
DeWitt failed to respond to the December 29 letter and on January 7, 1993, Guam United sent a follow up letter seeking confirmation of the issues raised in its December letter.}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [6]\tab }{\insrsid6315518\charrsid12652324 However, DeWitt did not respond to the January 7 correspondence.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
In light of its fear that it did not have a commitment from Guam United for the use of Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s warehouse, DeWitt felt it had to relocate its operations.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Consequently, DeWitt began negotiations with Sigallo Pac Ltd. for the use of another warehouse facility and on February 3,
 1993, DeWitt and Sigallo Pac entered into a sublease for the Sigallo Pac warehouse.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
However, even with the Sigallo Pac warehouse agreement, DeWitt continued to make monthly payments of $27,200.00 to Guam United and to occupy the Cabras premises.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain 
\ql \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\super\insrsid6315518 4}{\insrsid6315518  }{\fs20\insrsid6315518 During
 trial, DeWitt explained that it could not easily abandon the Cabras facility because it needed to effectuate a move and prepare the Sigallo Pac warehouse for inspection by the military.}}}{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [7]\tab }{\insrsid6315518\charrsid12652324 On February 23, 1993, Guam United, through its President Maria Chen, finally signed the new Management Agreement.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
The two parties met on February 26, 1993, wherein Mack apparently flaunted to Guam United Owner Joe Fang (hereinafter }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 Fang}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
) a draft letter from a San Diego attorney, which purported to rescind the new agreement.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  This letter provided the following: 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\f41\fs20\insrsid6315518 Please be advised that DeWitt Transportation Services of Guam, Inc., has never agreed to the additiona
l provisions contained in your memo to Mr. Pat Mack dated December 29, 1992, that these issues are still not resolved, and that it appears the parties cannot resolve them.  In addition, DeWitt Transportation Services of Guam, Inc. hereby revokes and resci
n
ds any and all previous offers to extend the terms of its existing month to month Management Agreement in connection with the Premises and/or to enter into any new Management Agreement in connection with the Premises.  Please accept this notice as our thi
rty (30) day notice to terminate the existing month to month Management Agreement in connection with the Premises.
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 Guam United Excerpts of Record, p. 74 (Letter dated February 19, 1993 from DeWitt to Fang).}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
However, Mack failed to execute and deliver the letter to Fang on that night or any day after.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
When Fang insistently inquired if DeWitt intended to rescind their agreement, Mack replied in the negative.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  During trial, Mack testified that he was under the impression that during the February 26, 1993 m
eeting, the parties formed a new agreement, wherein DeWitt would assist Guam United in finding a third party to sublease the property. Transcript, pp. 110-11 (Bench Trial, Feb. 26, 2002)}{\f41\insrsid6315518  }}}{\insrsid6315518\charrsid12652324  
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [8]\tab }{\insrsid6315518\charrsid12652324 Apparently, DeWitt was attempting to sublease the premises to another party and informed Guam United of its attempts to do so.}{\cs15\super\insrsid6315518\charrsid12652324 
\chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\fs20\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  DeWitt}{\f41\fs20\insrsid6315518 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s attempts to sub-let the premises is reflected in the following correspondence:
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\f41\fs20\insrsid6315518 As per our agreement at our February 26th meeting, we will attempt to sub-lease the warehouse for the }{\i\f41\fs20\insrsid6315518 remainder of our two year lease}{
\f41\fs20\insrsid6315518  dated January 1, 1993.  As per the terms of the lease we will submit any prospective sub-lessee to you in writing for your approval.  In conjunction with this, we will immediately start marketing the property and warehouse.

\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Excerpts of Record, tab P (Letter dated March 2, 1993 to Mr. Joe Fang from Mr. Pat. Mack) (emphasis added).

\par }}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 However, around March 1993, Guam United discovered the premises empty.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt, however, continued to make payments until April.}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 Although, it promised to pay May}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s rent, DeWitt failed to do so.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 When Guam United inquired whether it had abandoned the warehouse completely, DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s manager, Jerry Yingling, indicated that it had not.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Moreover, Mack subsequently affirmed DeWitt}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s intention to utilize the premises, stating that DeWitt had only changed its operations and that the premises would instead be used for storage in conjunction with American President Lines and their vague joint-business venture.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 DeWitt continued its attempt to sub-let or to broker the premises to several different entities through July of 1993.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
One of these entities was American President Lines.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 In a letter dated July 13, 1993, American Presidents Lines offered to lease the Cabras premises for a ten-year term.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 However, Guam United immediately counter-offered asking for a higher price, and thus a contract never materialized.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 By July 1993, DeWitt formally abandone
d its efforts to sub-let the premises and Guam United effectively terminated the new Management Agreement shortly thereafter.}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [9]\tab }{\insrsid6315518\charrsid12652324 On December 28, 1993, Guam United filed a Complaint seeking damages for the breach of the new Management Agreement.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
On January 28, 1994, DeWitt filed an Answer and Counterclaim.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
On February 22, 1994, Guam United filed a First Amended Complaint for Damages for Breach of Written Management Agreement, which prayed for the following forms of relief: (1) compensat
ory damages for repair of the warehouse property in the amount of $227,021.35; (2) unpaid monthly income increments for the period January 1, 1993, through December 31, 1994, in the amount of $213,440.00; (3) unpaid monthly income increments for the perio
d from January 1, 1994, through December 31, 1994, in the amount of $29,880.00 per month or the total sum of $358,560.00; (4) damages for unpaid PUAG charges in the amount of $3,114.87; (5) reasonable attorney}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s fees and expenses incurred in this suit; and (6) costs of suit.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
On March 29, 1994, DeWitt filed an Answer to}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 First Amended Complaint and Counterclaim, which sought damages in the amount of $197,000.00 for Guam United}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s alleged interference with its use of the premises.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
DeWitt also sought the return of its security deposit in the amount of $54,400.00.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 On April 18, 1994, Guam United filed an Answer to Counterclaim.}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [10]\tab }{\insrsid6315518\charrsid12652324 On November 15, 1996, Guam United filed a motion for summary judgment on the issue of liability on its claims for relief.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 DeWitt filed its opposition on December 3, 1996.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Guam United filed its reply to the opposition and the matter was heard on December 18, 1996 by then Judge Fra
nces Tydingco-Gatewood.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 On July 3, 1997, the trial court granted Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s motion as to liability for repairs to the warehouse but precluded summary judgment on the remaining claims.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 A bench trial was held 
on January 29 and 30, 2002 and February 25, 26, 27, and 28, 2002.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
The trial court issued a Decision and Order on May 29, 2002 and held that the new Management Agreement constituted a valid and binding agreement between the two parties and awarded Guam Uni
ted damages for repair on the premises as well as for unpaid rent and utilities.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 However, the trial court also held that Guam United failed to mitigate its damages and limited DeWitt}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s liability to the unpaid rent up to the time of the new Management Agreement}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s termination on July 1993.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
An Appeal by DeWitt and a Cross-Appeal by Guan United were filed to this court.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 II.}{\insrsid6315518\charrsid12652324 
\par }\pard \qj \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [11]\tab }{\insrsid6315518\charrsid12652324 This court has jurisdiction over this matter pursuant to Title 7 GCA }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}{\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 3107, 3108(a) (1994).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 III.}{\insrsid6315518\charrsid12652324 
\par }\pard \qj \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [12]}{\insrsid6315518\charrsid12652324 \tab We address the issues presented in this case in two parts.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 The first part deals with the original Appeal
 filed by DeWitt, which focuses on the issues surrounding the validity of the new Management Agreement.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
The second part deals with the Cross-Appeal filed by Guam United, which addresses various damages issues. 
\par }{\b\insrsid12652324 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 A.}{\b\insrsid12652324  }{
\b\insrsid6315518\charrsid12652324 Existence of a Valid Agreement}{\insrsid6315518\charrsid12652324 
\par }\pard \qj \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [13]\tab }{\insrsid6315518\charrsid12652324 
We begin our analysis by addressing the threshold issue brought forth on Appeal, which is, whether the trial court properly found the existence of a valid and binding agreement between Guam United and DeWitt.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 The standard of review following a bench trial is that the trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
[f]indings of fact, whether based on oral or documentary evidence, shall not be set aside unless clearly erroneous, and due regard shall be given to the opportunity of the trial court to judge the credibility of the witnesses.}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  See Town House Dep}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 t Stores, Inc. v. Ahn et al, 2000 Guam 32, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  13 (citations omitted).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
However, its conclusions of law are reviewed de novo.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Id}{
\insrsid6315518\charrsid12652324 .}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Whether a binding contract was entered into by the parties }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 depends on the intention of the parties and is a question of fact.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Homestead Golf Club, Inc. v. Pride Stables}{\insrsid6315518\charrsid12652324 , 224 F.3d 1195, 1199 n. 4 (10th Cir. 2000).}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 
St. Francis Mercantile Equity Exchange, Inc. v. Newton}{\insrsid6315518\charrsid12652324 , 996 P.2d 365, 369 ( Kan. App. Ct. 2000) (noting that the standard of review }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 to decide whether the district court's finding of an enforceable contract is supported by substantial competent evidence . . . .}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ); }{\i\insrsid6315518\charrsid12652324 Lussier v. Spinnato}{\insrsid6315518\charrsid12652324 , 794 A.2d 1008, 1013 (Conn. App. 2002) (}
{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 The existence of a contract is a que
stion of fact to be determined by the trier on the basis of all the evidence.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{\insrsid6315518 

\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [14]\tab }{\insrsid6315518\charrsid12652324 The trial court held that the new Management Agreement was a valid and binding contract that existed between Guam United and DeWitt.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 The trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s holding was based on its finding that DeWitt }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 had the opportunity to rescind its consent to the new Management Agreement, but instead, }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 did nothing to show it was no longer bound by the new Management Agreement.}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Excerpts of Record, tab D, p. D10.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 We agree.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
After carefully reviewing the transcripts and the correspondences between the parties, for the following two reasons, we hold that the trial court did not err in finding the existence of a valid enforceable contract between Guam United and DeWitt.}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [15]\tab }{\insrsid6315518\charrsid12652324 First, we are convinced that the new Management Agreement represents a final manifestation of the parties}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  intent to be bound to a contract.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Addiego v. Hill}{\insrsid6315518\charrsid12652324 
, 238 Cal. App.2d 842, 846 (Cal. App. 1965) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 [t]he modern trend of the law }{
\i\insrsid6315518\charrsid12652324 is to favor the enforcement of contracts}{\insrsid6315518\charrsid12652324  and, if feasible, }{\i\insrsid6315518\charrsid12652324 to carry out the intentions of the parties}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ) (emphasis added).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
It is uncontroverted that the new Management Agreement was signed by both parties.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\insrsid6315518  }{\f41\fs20\insrsid6315518 We readily dispose of DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s challenge to the enforceability of the new Management Agreement based on non-compliance with the statute of frauds in light of Guam United}{\f41\fs20\insrsid6315518 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s failure to immediately sign the contract.  Although we agree with DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s assertion that the new Mana
gement Agreement falls within the ambit of the statutes of fraud, we disagree with its contention that the new Management Agreement did not properly comply with the statutes of fraud.  }{\i\f41\fs20\insrsid6315518 See }{\f41\fs20\insrsid6315518 
Title 18 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518  86106; 21 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols"
 \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518  4101; 6 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518  6101; }{\i\f41\fs20\insrsid6315518 O}{
\i\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\i\f41\fs20\insrsid6315518 Connel v. Cora Bett Thomas Realty, Inc.}{\f41\fs20\insrsid6315518 
, 563 S.E.2d 167, 170 (Ga. App. 2002) (noting that }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
[b]ecause the lease is for a term in excess of one year, it falls within the statute of frauds, which requires that the contract be in writing and }{\i\f41\fs20\insrsid6315518 signed by the party to be charged therewith}{\f41\fs20\insrsid6315518 
 or some person lawfully authorized by him.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 ) (citations and internal quotations omitted); }{
\i\f41\fs20\insrsid6315518 Tang v. Loveland}{\f41\fs20\insrsid6315518 , 1 P.3d 922, 924 (Kan. App. 2000) (noting that }{\i\f41\fs20\insrsid6315518  }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt
\f36\fs20}}}{\f41\fs20\insrsid6315518 It is thus useful to ascertain what }{\i\f41\fs20\insrsid6315518 effect }{\f41\fs20\insrsid6315518 signing and delivery by the landlord had on the lease. The effect is that the lease also became actionable }{
\i\f41\fs20\insrsid6315518 by tenant}{\f41\fs20\insrsid6315518  . . ., since landlord, as the party to be charged, signed the memorandum of the agreement. The lease agreement without the signa
ture and delivery by landlord remained valid and enforceable only by landlord against tenants (who signed).}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
).  In the present case, there is no dispute that the party to be charged, DeWitt, signed the new Management Agreement.  Guam United correctly argues that in the present case }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 the party to be charged and the party disposing of same subscribed in writing.  As such, there has been compliance with the statutory requir
ements governing contracts affecting real property for a period longer than one year.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518   Plaintiff-Appellee}{
\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Opposition Brief, p. 14.
\par }\pard \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 Additionally we find DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518 s reliance on the case of }{\i\f41\fs20\insrsid6315518 Bed, Bath & Beyond of La Jolla, Inc. v. La Jolla Village Square Venture Partner}{\f41\fs20\insrsid6315518 
, 52 Cal. App.4th 867 (Cal. App.4 Dist., 1997), unpersuasive because in that particular case, the party to be charged, the landlord, did not sign the agreement that fell within the purview of the statute of frauds.}}}{\insrsid12652324  }{
\i\insrsid6315518\charrsid12652324 Lamson v. Horton-Holden Hotel Co.}{\insrsid6315518\charrsid12652324 , 185 N.W. 472, 476 (Iowa 1921) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}
}{\insrsid6315518\charrsid12652324 The concurrence of the minds of the parties may be evidenced }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
by mutual, written or spoken words; or by offer accepted in terms; or by offer acted upon. If the thing to be done is set down in writing, }{\i\insrsid6315518\charrsid12652324 the parties
 signing and delivering it mutually consent to the same thing at the same instant}{\insrsid6315518\charrsid12652324 .}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 ) (emphasis added).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Both signatories of the new Management Agreement openly admitted at trial that when they signed the agreement, they intended to be bound by it.}{
\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Berry v. Crouse}{\insrsid6315518\charrsid12652324 , 376 S.W.2d 107, 113 (Mo. 1964) (expressing that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 evidence was not sufficient to show that the parties executed the . . . lease without intending it to be any effect. If a written instrument, }{\i\insrsid6315518\charrsid12652324 on its face}{
\insrsid6315518\charrsid12652324 , expresses a contractual obligation, one of the parties should not be permitted to avoid it on the grounds that it was never intended as such unless the evidence to such effect is cogent and convincing.}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ) (emphasis added).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s President, Mack, declared during trial that when he signed the new Management Agreement, he intended to be bound by it.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See }{\insrsid6315518\charrsid12652324 Transcripts, p. 1
04 (Bench Trial, Feb. 26, 2002)}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 
\chftn }{\f41\fs20\insrsid6315518  The fact that Mack may have changed his mind sometime in January (after signing the Agreement) because of the uncertainty from Guam United}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s end is not dispositive, especially since neither DeWitt nor Mack expressed this change of intent.  Transcripts, pp. 104-105 (Bench Trial, Feb. 26, 2002); }{
\i\f41\fs20\insrsid6315518 see Brinton v. Bankers Pension Services, Inc.}{\f41\fs20\insrsid6315518 , 76 Cal. App. 4th 550, 560 (Cal. App. 1990) (}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt
\f36\fs20}}}{\f41\fs20\insrsid6315518 The
 law imputes to a person an intention which corresponds to the reasonable meaning of his or her words and acts. Thus, where a person's words or acts, judged by a reasonable standard, manifest an intent to agree to a certain matter, that agreement is estab
lished, regardless of what may have been the person's real but unexpressed state of mind on the subject.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 ).}{
\f41\insrsid6315518   
\par }}}{\insrsid6315518\charrsid12652324 .}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s desire to finalize an agreement was further illustrated by the fact that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
[the] agreement was needed to satisfy its military customers and there was much urgency in securing a lease which needed to be presented to the military.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s Excerpts of Record, tab D (Decision and Order).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Furthermore, Guam United, too, admitted that it was bound by the Agreement.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Transcripts, pp. 24-25 (Bench Trial, February 25, 2002).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 During trial, Fang expressed the following sentiments regardi}{\insrsid12652324 ng the status of the Agreement:}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }\pard \qj \li720\ri720\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
There was never any question that we would sign the agreement.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 We had never told him at any time}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 67 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 anyone in their operation }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 66 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
 that we would not sign it.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 If there}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s anything about the history of our dealings with DeWitt is that agreements are always signed after the fact, months and months after the fact, but no one has ever questioned really that the agreements won}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 t be signed. . . .
\par }\pard \qj \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
\par Transcripts, p. 210 (Bench Trial, January 29, 2002).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Moreover, the new Management Agreement was not a product of premature negotiations by parties who did not share a previous relationship.}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 Rather the finality of Agreement is evidenced from the fact that it was a product of over one year of negotiations that commenced even before the old Management Agreement expired.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 Consequently, based on the evidence presented at trial, the parties intended to be bound by the new Management Agreement and no sufficient evidence was produced to demonstrate deficiency in the formation of that Agreement.
}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Berry v. Crouse}{\insrsid6315518\charrsid12652324 , 376 S.W.2d 107, 113 (Mo. 1964) (noting that the }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 testimony and the other evidence of the circumstances sur
rounding the transaction are sufficient to show that the farm lease was not what, on its face, it purports to be, the contract of the parties.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [16]\tab }{\insrsid6315518\charrsid12652324 Second, we find ample evidence to support the trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 s conclusion that DeWitt failed to timely rescind, and therefore ratified the Agreement through its subsequent conduct.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518 
 DeWitt argues that the December 29, 1992 letter constituted a repudiation or a counter-offer, and thus, invalidated the new Management Agreement.  We find DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s argument unconvincing.  The issues raised in the letter can easily be construed as elements expressly left out by the parties to be addressed in the future.  }{\i\f41\fs20\insrsid6315518 
See Metro-Goldwyn-Mayer, Inc. v. Scheider}{\f41\fs20\insrsid6315518 , 40 N.Y.2d 1069, 1070-1071 (N.Y., 1976) (noting that }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518 [w]here the parties have comple
ted their negotiations of what they regard as essential elements, and performance has begun on the good faith understanding that agreement on the unsettled matters will follow, the court will find and enforce a contract even though the parties have expres
sly left these other elements for future negotiation and agreement.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 ); }{\i\f41\fs20\insrsid6315518 
Guzman v. Visalia Community Bank}{\f41\fs20\insrsid6315518 , 71 Cal.App.4th 1370, 1376 (Cal.App. Dist. 1999)  (}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
On the other hand, it is not necessarily true that any communication other than an unequivocal acceptance is a rejection.  Thus, an acceptance is not invalidated by the fact that it is }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 62 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 grumbling,}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
 or that the offeree makes some simultaneous }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 request.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 ) (citations and quotations omitted).}}}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 The following discussion demonstrates how DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s failure to effectively rescind the contract resulted in its ratification of the new Management Agreement.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  }{\i\f41\fs20\insrsid6315518 See }{\f41\fs20\insrsid6315518 Title 18 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL
 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518  85324.  Ratification of void contract. }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518 A contract which is voidable solely for want of due consent, may be ratified by a subsequent consent.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}}}{
\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [17]\tab }{\insrsid6315518\charrsid12652324 We agree with the trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s deduction that, if }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
[Guam United] repudiated the new Management Agreement in its December 29, 1992 letter, [then] why did [DeWitt] continue to pay rent up until April, 1993.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 The actions of [DeWitt] in paying that month}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s rent and in further advising [Guam United] it was making attempts to pay the May, 1993 rent does not indicate . . . a party who did not feel bound by the agreement.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s Excerpts of Record, tab D, pp. D10-11. Therefore, if DeWitt claimed that it was only bound under a month-to-month tenancy and not the new Management Agreement, then why did it feel bound to make the payments.}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 The fact that DeWitt felt obligated to pay the monthly rent even after it had somehow abandoned the premises is inconsistent with its claim that it was not bound by the new Management Agreement.}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s argument is especially unconvincing in light of its awareness that it could have easily terminated this month-to-month tenancy through a thirty-day notice as evidenced by the draft letter its San Diego attorney prepared.}{\insrsid12652324  }{
\i\insrsid6315518\charrsid12652324 See }{\insrsid6315518\charrsid12652324 Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s Excerpts of Record, p. 74 (draft letter expressing }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
Please accept this notice as our thirty (30) day notice to terminate the existing month to month Management Agreement.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 ).}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [18]\tab }{\insrsid6315518\charrsid12652324 Moreover, the trial court correctly found that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 [DeWitt had to be bound to the agreement in order to have had the opportunity to proceed with its intended sublease of the premises.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s Excerpts of Record, tab D, p. D11.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Here, DeWitt recognized the existence of its two year lease in the following facsimile from Mack to Fang, which provided:}{
\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }\pard \qj \li720\ri720\nowidctlpar\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
As per our agreement at our February 26th meeting, we will attempt to sub-lease the warehouse }{\i\insrsid6315518\charrsid12652324 for the remainder of our two year lease dated January 1, 1993}{\insrsid6315518\charrsid12652324 .}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 As per the terms of the lease we will submit any prospective sub-lessee to you in writing for your approval.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
In conjunction with this, we will immediately start marketing the property and warehouse.
\par }\pard \qj \li0\ri0\nowidctlpar\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Excerpts of Record, tab P (Letter dated March 2, 1993 to Mr. Joe Fang from Mr. Pat Mack) (emphasis added); }{
\i\insrsid6315518\charrsid12652324 Houk v. Williams Bros.}{\insrsid6315518\charrsid12652324 , 58 Cal. App.2d 573, 580 (Cal. App. 1943) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}
}{\insrsid6315518\charrsid12652324 These declarations and conduct constituted adequate evidence of assent and ratification of the contract as altered, and estopped the defendant from subsequently denying the validity of the contract on that account.}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Furthermore, not only was DeWitt}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s recognition evident, but its determination to sublease the premises, effectively resulted in its ratification of the new Management Agreement.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Leboire v. Black}{
\insrsid6315518\charrsid12652324 , 84 Cal. App.2d 260, 262 (Cal. App. 1948) (finding that party}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s assignment of an agreement was a recognition in writing of the validity of the contract even though it was previously alter}{\insrsid12652324 ed by the seller upon signing).}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [19]\tab }{\insrsid6315518\charrsid12652324 Additionally, DeWitt failed to take numerous opportunities to rescind the agreement.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Houk v. Williams Bros.}{
\insrsid6315518\charrsid12652324 , 58 Cal. App.2d 573, 578 (Cal. App. 1943) (noting that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
ratification may be shown by any conduct from which assent can fairly be implied. Silence may be enough.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 )}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 (citations and quotations omitted).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 During the meeting that occurred on February 26, 1993, Mack had the
 opportunity to rescind the contract, especially since Fang had asked him whether or not they had an agreement, but Mack failed to do so.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518 
 This would have presented a perfect opportunity for DeWitt to rescind the contract since it had already executed the Sigallo-Pac Ltd. lease on February 3, 1993.  DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Excerpts of Record, tab O, pp. O1-O8)  (Agreement to Lease).}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See }{\insrsid6315518\charrsid12652324 
Transcripts, p. 210 (Bench Trial, January 29, 2002) (testimony of Fang: }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
And I asked Pat Mack point blank, I said, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Does that mean we don}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 t have an agreement?}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 he said,}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
No, it does not mean that at all.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ); }{\i\insrsid6315518\charrsid12652324 Soggy v. Harvey}{\insrsid6315518\charrsid12652324 , 134 Cal. App. 2d 116, 122 (Cal. App. 1955) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst 
SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Diligence is a condition of the right to rescind, and the right is lost by delay.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Also during that meeting, Mack was in possession of a letter prepared by its attorney, which woul
d have effectively rescinded the new Management Agreement, but again Mack failed to deliver and effectuate the letter.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 This letter provided the following:}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }\pard \qj \li720\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
Please be advised that DeWitt Transportation Services of Guam, Inc., has never agreed to the additio
nal provisions contained in your memo to Mr. Pat Mack dated December 29, 1992, that these issues are still not resolved, and that it appears the parties cannot resolve them.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
In addition, DeWitt Transportation Services of Guam, Inc. }{\i\insrsid6315518\charrsid12652324 hereby revokes and rescinds any and all previous offers to extend the term of its existing month to month Management Agreement in connection with the Premises }
{\insrsid6315518\charrsid12652324 and/or to enter into any new Management Agreement in connection with the Premises.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Please accept this notice as our thi
rty (30) day notice to terminate the existing month to month Management Agreement.
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
\par Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s Excerpts of Record, p. 74 (Facsimile Transmittal from Richard L. Moskitis, Esq. To Pat Mack, dated February 19, 1993).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Furthermore, when Fang again inquired whether DeWitt was canceling the contract (after Mack quickly showed Fang the letter), Mack replied in the negative.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See }{\insrsid6315518\charrsid12652324 
Transcripts, p. 214 (Bench Trial, January 29, 2002) (Fang testimony: }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
[s]o after reading the letter, I asked him, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Do we have an agreement?}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 Does that mean you}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 re canceling our agreement?}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  he said, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 No, that does not mean that at all.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 He said, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 I}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst 
SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 m working on some interesting deal and you}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 ll find out about it very quickly.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst 
SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ); }{\i\insrsid6315518\charrsid12652324 Soggy v. Harvey}{\insrsid6315518\charrsid12652324 , 134 Cal. App. 2d 116, 122 (Cal. App. 1955) (}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 A party rescinding must rescind promptly on discovering the facts which entitle him to rescind.}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [20]\tab }{\insrsid6315518\charrsid12652324 In essence, based on the parties}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  intent to be bound to the new Management Agreement and DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s failure to promptly rescind the contract, we hold that the trial court did not err in finding the existence of a valid agreement.}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }\pard \qj \fi720\li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 B.}{\b\insrsid12652324  }{
\b\insrsid6315518\charrsid12652324 DAMAGES
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [21]\tab }{\insrsid6315518\charrsid12652324 In light of our affirmation of the trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s finding that the new Management Agreement was a valid agreement, we now address the issues raised in Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Cross-Appeal with respect to the damages portion of the trial.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
On Cross-Appeal, Guam United argues that the trial court committed the following errors: (1) awarding interest on defendant}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s security deposit; (2) concluding that DeWitt has met its burden of proof on it}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s affirmative defense that Guam United had failed to mitigate; (3) denying the cost of repair b
y Quality Builders; (4) awarding simple interest on the judgment; (5) denying reasonable rent for the cold storage unit; and, (6) permitting an undisclosed rebuttal witness to testify.}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }\pard \qj \fi1440\li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 1.}{\b\insrsid12652324  }{
\b\insrsid6315518\charrsid12652324 Interest on the Security Deposit 
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [22]\tab }{\insrsid6315518\charrsid12652324 The first damages issue presented on cross-appeal is whether the trial court erred in awarding pre-judgment interest on DeWitt}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s security deposit.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 The standard of review for a lower court}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s award of interest is an abuse of discretion.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 
Sumitomo Construction Co., Inc. v. Government of Guam}{\insrsid6315518\charrsid12652324 , 2001 Guam 23, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  7; }{\i\insrsid6315518\charrsid12652324 see}{\insrsid6315518\charrsid12652324  }{\i\insrsid6315518\charrsid12652324 Pabst v. Oklahoma Gas & Elec. Co.}{\insrsid6315518\charrsid12652324 
, 228 F.3d 1128, 1136 (10th Cir. 2000).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 We review contract construction }{\i\insrsid6315518\charrsid12652324 de novo.}{\i\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Apana v. Rosario}{
\insrsid6315518\charrsid12652324 , 2000 Guam 7, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  9; }{\i\insrsid6315518\charrsid12652324 
State Farm Mut. Auto. Ins. Co. v. George Hyman Constr. Co.}{\insrsid6315518\charrsid12652324 , 715 N.E.2d 749, 754-55 (Ill. App. Ct. 1999).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 In interpreting a contract, the language governs if clear and explicit and not involving absurdity.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Ronquillo v. Korea Auto., Fire, & Marine Ins. Co.,}{\insrsid6315518\charrsid12652324  2001 Guam 25, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 38 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  10 (citing Title 18 GCA }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 87104 (1992)).}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [23]\tab }{\insrsid6315518\charrsid12652324 In the present case, the trial court awarded pre-judgment interest }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 at the rate of 6% per annum on the damages}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  incurred by Guam United as a result of DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s breach of the new Management Agreement.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s Excerpts of Record, tab D, p. D26 (Decision and Order, May 29, 2002).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 However, because Guam United was in possession of DeWitt}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s security deposit in the amount of $54,400.00, the trial court granted DeWitt judgment in this amount and ordered that the amount }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 shall be set off against [Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s] judgment.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Excerpts of Record, tab E, p. E2 (Judgment, June 10, 2002).}
{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{
\f41\fs20\insrsid6315518  In addition to DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
s security deposit, the trial court also granted DeWitt judgment on the lease payments it made, which exceeded the amount required under the new Management Agreement.  DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Excerpts of Record, tab E, p. E2 (Judgment, June 10, 2002).}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Guam United argues that even though the new Management Agreement precludes the security deposit from earning interest, the trial court did not err in awarding pre-judgment interest on DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s security deposit.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 We disagree.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [24]\tab }{\insrsid6315518\charrsid12652324 In determining whether the trial court correctly awarded interest on the security deposit, we }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 look[] to the . . . [new Management Agreement}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s] four corners to determine the parties}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
 intentions, which are controlling.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Bakowski v. Mountain States Steel, Inc.}{
\insrsid6315518\charrsid12652324 , 52 P.3d 1179, 1184 (Utah 2002).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Under the plain language of the new Management Agreement, DeWitt was not entitled to receive any interest on the security deposit.}{
\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Bakowski v. Mountain States Steel, Inc.}{\insrsid6315518\charrsid12652324 , 52 P.3d 1179, 1184 (Utah 2002) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 If the language within the four corners of the contract is unambiguous, then a court does not resort to extrinsic evidence of the contract}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s meaning, and a court determines the parties}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst 
SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  intentions from the plain meaning of the contractual language as a matter of law.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Similar to the previous Management Agreements that the parties executed, th
e new Management Agreement expressly precluded the security deposit from earning any interest and provided that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 [s]uch [security] deposit is to assure the full performance of all terms of conditions of this Agreement by Manager and }{\i\insrsid6315518\charrsid12652324 such shall not accrue any interest}{
\insrsid6315518\charrsid12652324 .}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Defendant-Appellant}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Excerpts of Record, tab L, p. L2 (new Management Agreement); s}{\i\insrsid6315518\charrsid12652324 
ee }{\insrsid6315518\charrsid12652324 Defendant-Appellant}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s Excerpts of Record, tab H, p. H2 (Management Agreement dated August 13, 1982, Section 4); Defendant-Appellant}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s Excerpts of Record, tab I, p. I2 (Management Agreement dated June 1, 1985, Section 4).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
In addition, under the new Management Agreement, another provision was included, section 5(d), entitled }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 No Interest Earned,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  which provides that the }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Manager will not be entitled to any interest at any time on any portion of the security deposit.}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Defendant-Appellant}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Excerpts of Record, tab L, p. L4 (new Management Agreement).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Section 5(d)}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s inclusion in the new Management Agreement clearly evidences the parties}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  intent that no portion of the security deposit will earn }{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 any interest at any time.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [25]\tab }{\insrsid6315518\charrsid12652324 Consequently, having affirmed the existence and validity of the new Management Agree
ment above, we must also give credence to the provisions found in the new Management Agreement, that were bargained for and agreed upon by the parties, including those that preclude the security deposit from earning interest.}{\insrsid12652324  }{
\i\insrsid6315518\charrsid12652324 Central New Haven Development Corp. v. La Crepe, Inc.}{\insrsid6315518\charrsid12652324 , 413 A.2d 840, 842 (Conn. 1979) (noting that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 [t]he }{\i\insrsid6315518\charrsid12652324 intention of the parties is controlling}{\insrsid6315518\charrsid12652324 
 and must be gathered from the language of the lease in the light of the circumstances surrounding the parties at the execution of the instrument . . . .}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ) (citations and quotations omitted) (emphasis added).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Thus, we hold that the trial court erred in awarding pre-judgment interest on DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s security deposit.}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }\pard \qj \fi1440\li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 2.}{\b\insrsid12652324  }{
\b\insrsid6315518\charrsid12652324 Mitigation
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [26]\tab }{\insrsid6315518\charrsid12652324 The next issue we address on cross-appeal is whether the trial court correctly found that Guam United failed to mitigate its damages in light of an offer it received on
 July 11, 1993.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
[W]hether the injured party violated his duty to mitigate damages is a question of fact for the trier of fact, when there is conflicting evidence on the question.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Fairway Builders, Inc. v. Malouf Towers Rental Co.}{\insrsid6315518\charrsid12652324 , 603 P.2d 513, 526 (Ariz. App. 1979), }{\i\insrsid6315518\charrsid12652324 see also}
{\insrsid6315518\charrsid12652324  Title 6 }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 2117 (1996) (}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
All questions of fact, on trial before a jury, judge, referee or other officer are to be decided by the jury, judge, referee or other officer, and all evidence thereon is to be addressed to them}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ). }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
[A] commercial landlord has a duty to make reasonable efforts to mitigate its damages when its tenant abandons the leased property.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 O}{\i\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid6315518\charrsid12652324 Brien v. Black}{
\insrsid6315518\charrsid12652324 , 648 A.2d 1374, 1374 (Vt. 1994).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 The duty to mitigate is triggered }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 as soon as the landlord has notice of the tenant}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s abandonment, even if the lease has not been formally terminated.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{
\i\insrsid6315518\charrsid12652324 Id}{\insrsid6315518\charrsid12652324 .}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid6315518\charrsid12652324 
The burden is on the lessor to show due diligence}{\insrsid6315518\charrsid12652324  and the lessor is not required to adopt any specific method in attempting to relet the premises.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  }{\i\insrsid6315518\charrsid12652324 J.M. Grimstand, Inc. v. Scangraphics, Inc.}{\insrsid6315518\charrsid12652324 
, 539 N.W.2d 732, 734 (Iowa App. 1995) (emphasis added); }{\i\insrsid6315518\charrsid12652324 Harmsen v. Dr. MacDonald}{\i\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\i\insrsid6315518\charrsid12652324 s, Inc.}{\insrsid6315518\charrsid12652324 , 403 N.W.2d 48 (Iowa App. 1987); }{\i\insrsid6315518\charrsid12652324 S.N. Mart, Ltd. v. Maurices Inc.}{\insrsid6315518\charrsid12652324 , 451 N.W.2d 259, 261 (Neb. 1990).}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 A landlord}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s duty to mitigate its damages is a fairly modern trend and emanates from the recognition }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
that a modern lease is far more than a conveyance of an estate in land,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  but rather, both a }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 conveyance and a contract.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 O}{\i\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\i\insrsid6315518\charrsid12652324 Brien v. Black}{\insrsid6315518\charrsid12652324 , 648 A.2d 1374, 1374 (Vt. 1994).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 The policy for imposing such a duty is }{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 to insure that the[] landlords respond reasonably to their tenants}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  abandonment.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{
\i\insrsid6315518\charrsid12652324 O}{\i\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid6315518\charrsid12652324 Brien v. Black}{\insrsid6315518\charrsid12652324 
, 648 A.2d 1374, 1376-1377 (Vt. 1994) (citations omitted).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [27]\tab }{\insrsid6315518\charrsid12652324 In the case at bar, Guam United requested the trial court to award it $416,617.00 in unpaid rent.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518 
 The total amount of unpaid rent is $599,000.00, which takes into account (1) $213,440.00 (rent fro
m May 1993 to December 1993 at $26,680.00 per month) and (2) $385,560.00 (rent from January 1994 to December 1994 at $29,880.00 per month).  However, this amount is reduced by $182,363.00, the amount of rent Guam United received after the termination of t
he lease agreement from other tenants. }{\f41\insrsid6315518 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\insrsid6315518 
\par }}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
However, because the trial court concluded that Guam United failed to mitigate its damages after the new Management Agreement was terminated on July 1993, the trial court awarded Guam United only $80,040.00, or th
e amount of unpaid rent during the months of May, June, and July 1993.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
The trial court concluded that Guam United failed to mitigate its damages because it found that Guam United had received a valid offer to rent its premises from Ambyth and American President Lines.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Additionally, the trial court found that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
[h]ad [Guam United] leased its facilities to American President Lines}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
 . . . and Ambyth Shipping based on the letter of intent of July 11, 1993, it could have received $490,860 from a tenant for the same period that it now seeks damages of $416,617 from DeWitt.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 (Decision and Order).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 We agree.}{\insrsid6315518 
\par }{\insrsid12652324\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [28]\tab }{\insrsid6315518\charrsid12652324 Contrary to Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s assertion that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
the lower court record is simply devoid of any evidence that tends to remotely support the inference that Guam United failed to deal in good-faith with APL or the other two entities,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s Cross-Appellant}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Brief, pp. 20-21, a close examination of the record, 
especially focusing on the correspondences of the parties reveals that the trial court did not err in holding that Guam United did not mitigate its damages.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [29]\tab }{\insrsid6315518\charrsid12652324 APL}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s willingness to negotiate a contract with Guam United was evident from the beginning of the negotiations.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 This willingness was evidenced by the President of APL}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s letter to Mack on March 18, 1993, which provided:
\par }\pard \qj \li0\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin0\itap0\pararsid12652324 {\insrsid12652324 
\par }\pard \qj \li720\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 It
 is our sincere intent to open and complete negotiations with Mr. Joe Fang for the improvements and rental of his property located within the Port Authority of Guam. . . . }{\i\insrsid6315518\charrsid12652324 
It is our desire to obtain a long-term relationship with Mr. Fang}{\i\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid6315518\charrsid12652324 s organization
\par }\pard \qj \fi720\li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 . . . .}{\insrsid6315518 
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid12652324\charrsid12652324 
\par }\pard \qj \li720\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
I will make myself and our organization available to discuss at length and negotiate as needed all the potential terms/conditions of this contract.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 
We are prepared to move quickly to conclude a mutually beneficial and acceptable arrangement for both parties}{\insrsid6315518\charrsid12652324 .
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
\par DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Supplemental Excerpts of Record, p. 1 (APL}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s letter to Mack, March 18, 1993) (emphasis added).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Another facsimile dated June 15, 1993 from APL}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s President to Mack also illustrates the effort that was being made to lease the premises.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Supplemental Excerpts of Record, p. 2 (APL}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 s facsimile to Mack, June 15, 1993) (expressing that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
Meeting went well & offer to be made to Joe Fang tomorrow.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 
\par }{\b\insrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [30]\tab }{\insrsid6315518\charrsid12652324 Accordingly, the trial court properly construed APL and Ambyth}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 s July 13, 1993 }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Letter of Intent}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  as valid offer to lease the premises}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote 
\pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  Specifically, the letter of intent provides in pertinent part:

\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\f41\fs20\insrsid6315518 Further to our letter dated June 15, 1993 regarding the subject lease of Guam United Warehouse Corporation}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s (GUWC) warehouse/office and outside yard space.  }{\i\f41\fs20\insrsid6315518 This is to confirm the intention of Ambyth Shipping and Trading, Inc.
 and American President Lines, Ltd. to enter into a real property lease agreement with GUWC}{\f41\fs20\insrsid6315518 , pursuant to the following:
\par }\pard \qj \li1440\ri1440\nowidctlpar\faauto\rin1440\lin1440\itap0 {\f41\fs20\insrsid6315518 Area Requirement: Inside warehouse space = 10,000 sqft.: Outside Yard Space= 120,000 sqft.: Ground floor office.
\par Lease Payment: USD $27,000 per month with a three percent (3%) increase per year.
\par Lease Term: Ten (1) year lease agreement.
\par Conditions: Lessee retains right to sub-lease all or portions of said facility: Lessee is granted the right of first refusal to lease from GUWC all or a portion of the remaining 20,00 sqft. Inside warehouse space at 1.25 per sqft. per month.
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\f41\fs20\insrsid6315518 Kindly submit GUWC}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
s proposed lease agreement contract for our review.  Subject contract should specifically reference / diagram the actual area (s) included under the lease agreement.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Supplemental Excerpts of Record, pp. 3-4 (Letter of Intent, July 13, 1993).
\par }}}{\insrsid6315518\charrsid12652324  because it stemmed from several months of negotiations from a third-party who expressed willingness to finalize a deal.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
However, the lease never materialized because Guam United counter-offered, asking for a greater monthly payment of $29,000.00.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See O}{\i\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid6315518\charrsid12652324 Brien v. Black}{\insrsid6315518\charrsid12652324 , 648 A.2d 1374, 1376-1377 (Vt. 1994) (finding that the landlord}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 decision to refuse to entertain a prospective tenant and to pursue a national tenant,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  was to the landlord}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid5006318 s detriment).}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [31]\tab }{\insrsid6315518\charrsid12652324 Although Guam United asserts that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 the record is devoid of any evidence to support that the conclusion that the proposed increase in rent (approximately $2,000.00) for a different space with additional options was a }{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 deal breaker}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  in the negotiations. . . .,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  Guam United}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Cross-Appellant}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Brief, p. 20, the following facsimile from APL}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s President to Mack demonstrates to the contrary:
\par }\pard \qj \li0\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin0\itap0\pararsid5006318 {\insrsid5006318 
\par }\pard \qj \li720\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 Pat,}{\insrsid6315518 
\par }\pard \qj \li0\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin0\itap0\pararsid5006318 {\insrsid5006318\charrsid12652324 
\par }\pard \qj \li720\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
Quick not [sic] to let you know we are still in Negotiations with Joe on the above property.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 He is now asking $29,000 per month with 3% increase per year on 10 year lease}{
\insrsid6315518\charrsid12652324 .}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 He also wants 20,000 sft of yard to give to other tenants that use the warehouse.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 
To say least I am getting more and more concerned he does not want to do anything}{\insrsid6315518\charrsid12652324 .}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 He continues to work on the reefer warehouse and the place is sti
ll wide open to the public.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 I}{\i\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid6315518\charrsid12652324 
m lost as to what we can or need to do next, I am getting tired of this chase yourself drill we seem to be conducting}{\insrsid6315518\charrsid12652324 . . . .
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
\par DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Supplemental Excerpts of Record, p. 5 (APL}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s facsimile to Mack, July 19, 1993) (emphasis added).}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518 
 Guam United itself was very well aware of the fact that its property was sought after because after all, as expressed by Fang, }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518 This is the only warehouse available at the port.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518   DeWitt}{\f41\fs20\insrsid6315518 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Supplemental Excerpts of Record, p. 6 (Fang}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Letter, July 31, 1993). }}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 In view of APL}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s valid offer and Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s decision to counter-offer at a higher price, Guam United has not met its burden to show due diligence that it mitigated its damages.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Finish Line, Inc. v. Jakobitz}{
\insrsid6315518\charrsid12652324 , 557 N.W.2d 914, 915 (Iowa App. 1996) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Re
asonable diligence may require more out of a landlord in some situations than in others.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ); }{
\i\insrsid6315518\charrsid12652324 J.M. Grimstand, Inc. v. Scangraphics, Inc.}{\insrsid6315518\charrsid12652324 , 539 N.W.2d 732, 734 (Iowa App. 1995) (finding that the landlord did not demo
nstrate reasonable diligence when it failed to take affirmative steps to procure a prospective tenant, who expressed interest in the property; ).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Therefore, the trial court did not err in holding that Guam United did not mitigate its damages.}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }\pard \qj \fi1440\li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 3.}{\b\insrsid12652324  }{
\b\insrsid6315518\charrsid12652324 Costs of Repairs Performed by Quality Builders 
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [32]\tab }{\insrsid6315518\charrsid12652324 Next, Guam United argues that the trial court erred in denying it the full amount of the cost of repairs performed by Quality Builders.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 The standard of review }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 where 
a party asserts that the damages awarded under breach of contract are inadequate is that [the court] will not reverse if the award is within the scope of the evidence before the trial court.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Tomahawk Village Apt. v. Farren}{\insrsid6315518\charrsid12652324 , 571 N.E.2d 1286, 1295 (Ind. App. 1991) (citations omitted).}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 In making such a determination, the reviewing court }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 will not reweigh the evidence nor judge the credibility of witnesses.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{
\i\insrsid6315518\charrsid12652324 Id}{\insrsid6315518\charrsid12652324 .
\par 
\par }{\b\insrsid6315518\charrsid12652324 [33]}{\insrsid6315518\charrsid12652324 \tab In the present case, Guam United is seeking compensation in the amount of $90,386.26 on repair work for damage that was allegedly caused by DeWitt.}{
\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518 
 Paragraph 13 of the new Management Agreement, entitled Use, Waste, Repair and Upkeep, provides:
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\f41\fs20\insrsid6315518 
Manager acknowledges that the premises, all improvements, have been received by Manager in good condition.  Upon the termination of this agreement, Manager shall reinstate the premi
ses to its original and intended use, and in working order and good condition for such use.  Manager shall see that the premises and improvements are maintained in a good condition, repair and order at all times at its expense.  Manager shall see that the
 
premises and improvements do not fall into a state of disrepair.  Manager shall be responsible to maintain the entire premises in good condition and repair at all times.  Once the repairs on said list are repaired, Manager shall maintain it in good condit
ion and repair at all times.  What constitutes a good condition, state of repair or order shall be determined by Owner in its sole discretion. 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
s Excerpts of Record, tab L, p. L6 (new Management Agreement).  In its decision and order, the trial court noted that the parties had agreed during negotiations of the new Management Agreement that DeWitt would pay $57,064.00 in repairs.  The amount of $9
0,386.26 is in addition to the $57,064.00.  DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Excerpts of Record, tab D, p. D12 (Decision and Order).  }}}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 The trial court awarded Guam United only $25,000.00 because this was the only amount that the trial court could determine was used for repair work and not improvement on the premises.}{
\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{
\f41\fs20\insrsid6315518  The $25,000.00 stemmed from the following charges (1) $20,00.00 (for repair to the office area, which included replacement an air conditioning system) and (2) $5,000.00 (for repairs to the main door).  DeWitt}{
\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Excerpts of Record, tab D, p. D14 (Decision and Order).}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
To demonstrate how much it expended on repair work, Guam United submitted the invoices from Quality Builders (totaling $90,386.26) and offered the testimony of Quality Builder}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Project Manager, who purportedly differentiated the repair versus the improvement work.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See }{
\insrsid6315518\charrsid12652324 Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s Excerpts of Record, pp. 90-126 (Quality Builders Invoices).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 These two sets of evidence do not demonstrate the amount of damage done by DeWitt.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
First, while the invoices illustrate the amount of the work done and the various materials used, they fail to describe the type of work done.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 For instance, some of the invoices were described as }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Improvements to Cabras Warehouse}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  or }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
Work at Guam United Warehouse}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  (}{\i\insrsid6315518\charrsid12652324 see }{
\insrsid6315518\charrsid12652324 Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s
 Excerpts of Record, pp. 90, 91, 103, 106 (Quality Builders), and yet several were described as just }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
Labor}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  with nothing more (}{\i\insrsid6315518\charrsid12652324 see }{\insrsid6315518\charrsid12652324 
Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s Excerpts of Record, pp. 93, 95, 96, 98, 100, 101, 102, 104, 105, 107, 114, 115, (Quality Builders).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 The trial court correctly noted }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 that the [invoices] provided by Quality Builders, do not
 itemize or characterize the labor provided or the work performed as being repairs based upon the damages caused directly by [DeWitt].}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Excerpts of Record, ta
b D, p. D13 (Decision and Order).}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Poesy v. Closson}{\insrsid6315518\charrsid12652324 , 374 P.2d 710 (Idaho 1962) (holding that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 it was obligation of landlord to prove extent of damages }{\i\insrsid6315518\charrsid12652324 with reasonable certainty}{\insrsid6315518\charrsid12652324 
, and in absence of competent evidence to sustain such burden, there could be no recovery for alleged failure of tenant to surrender premises in as good a condition as when received.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ); }{\i\insrsid6315518\charrsid12652324 see also Missouri Baptist Hosp. v. United States}{\insrsid6315518\charrsid12652324 , 555 F.2d 290 (Ct. Cl. 1977) (noting that }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
the plaintiff is not to be put in a better position than it would have been if the defendant had performed the terms of the lease.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 ) (citations and quotations omitted).
\par }{\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [34]\tab }{\insrsid6315518\charrsid12652324 Second, Eric Mines}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
 testimony was insufficient to delineate which items on the invoices were for repair work and which were for the overall improvement of the premises.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain 
\qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\f41\insrsid6315518 
\par }\pard \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  Eric Mines did not testify at trial, rather his deposition was read into the record during trial. }}}{\insrsid12652324  }
{\insrsid6315518\charrsid12652324 We find Mines}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
 testimony unconvincing since he performed the work over eight years from the time of trial.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See }{\insrsid6315518\charrsid12652324 
Transcript, p. 158 (testimony of Eric Mines, Bench Trial, January 29, 2002) (expressing }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 I can}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 t state definitely that it was [related to repairs], but based on the
 way we used to do things, my best - - to the best of my knowledge, it would have been for the repairs.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 ); }{\i\insrsid6315518\charrsid12652324 see also Poesy v. Closson}{\insrsid6315518\charrsid12652324 , 374 P.2d 710 (Idaho 1962) (noting that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
evidence is incompetent to establish the damages for failure of the tenant to deliver the premises in as good condition as when received, excepting normal wear and tear, as there was no proof that the action of the tenant resulted in such gross damag
e as to require a complete reconstruction of the interior of the home.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).
\par }{\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [35]\tab }{\insrsid6315518\charrsid12652324 In light of Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s failure to prove with reasonable certainty that the charges on 
the invoices were for repair and not for the improvement on the property, the trial court did not err in denying Guam United the full amount on Quality Builder}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s invoices.
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid5006318 {\b\insrsid5006318 
\par }\pard \qj \fi1440\li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 4.}{\b\insrsid12652324  }{
\b\insrsid6315518\charrsid12652324 Simple v. Compound Interest}{\insrsid6315518\charrsid12652324  
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [36]}{\insrsid6315518\charrsid12652324 \tab Guam United also claims that the trial court erred by awarding simple interest and not compound interest on the judgment.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 DeWitt argues that the trial court correctly awarded prejudgment interest at the simple interest rate of 6%.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Because 
the parties do not dispute when interest should be calculated or the rate it should be calculated at, the issue on appeal is confined to whether the trial court properly granted }{\i\insrsid6315518\charrsid12652324 simple}{
\insrsid6315518\charrsid12652324  prejudgment interest rather than }{\i\insrsid6315518\charrsid12652324 compound}{\insrsid6315518\charrsid12652324  interest.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 As we noted in a p
revious section, the standard of review for a lower court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s award of interest is an abuse of discretion.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Sumitomo Construction Co., Inc.}{\insrsid6315518\charrsid12652324 , 2001 Guam 23 at }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 38 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  7; }{\i\insrsid6315518\charrsid12652324 see}{\insrsid6315518\charrsid12652324  }{\i\insrsid6315518\charrsid12652324 Pabst}{\insrsid6315518\charrsid12652324 
, 228 F.3d at 1136.
\par }{\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [37]\tab }{\insrsid6315518\charrsid12652324 In the case at bar, the trial court awarded simple interest at a rate of six (6) percent for all damages award.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn 
{\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  The trial court}{\f41\fs20\insrsid6315518 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s judgment stated }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518 [Guam United] is granted judgment against [DeWitt] in the principal amount of $169,220.87 with interest accruing at the legal rate of six (6%) percent as follows until fully satisfied:
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0 {\f41\fs20\insrsid6315518 a)\tab $26,680.00 commencing May 4, 1993;
\par b)\tab $26,680.00 commencing June 4, 1993;
\par c)\tab $26,680.00 commencing July 4, 1993;
\par d)\tab $1,334.00 commencing March 4, 1993;
\par e)\tab $1,334.00 commencing April 4, 1993;
\par f)\tab $1,334.00 commencing May 4, 1993;
\par g)\tab $57,064.00 commencing July 4, 1993;
\par h)\tab $25,000.00 commencing July 4, 1993
\par i)\tab $3,114.87 commencing July 4, 1993.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par Excerpts of Record (Judgment).}{\f41\insrsid6315518 
\par }}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 A review of the Guam Code Annotated and caselaw reveals that the trial court did not err in this regard.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
As a general rule compound interest is not favored by the law and is generally allowed only in the presence of a statute or an agreement between the parties allowing for compound interest.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Campbell v. Lake Terrace, Inc.}{\insrsid6315518\charrsid12652324 , 905 P.2d 163, 165 (Nev. 1995); }{\i\insrsid6315518\charrsid12652324 
Nation v. W.D.E. Elec. Co.}{\insrsid6315518\charrsid12652324 , 563 N.W.2d 233, 235 (Mich. 1997) (citations and quotations omitted); }{\i\insrsid6315518\charrsid12652324 Norman v. Norman}{\insrsid6315518\charrsid12652324 
, 506 N.W.2d 254, 255 (Mich. App. 1993).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 In fact, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 [t]he common law has long favored simple interest and disfavored compound interest, which it has characterized as interest on accrued interest.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Nation v. W.D.E. Elec. Co.}{\insrsid6315518\charrsid12652324 , 563 N.W.2d 233, 235 (Mich. 1997) (citations and internal quotations omitted).}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 Thus }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\i\insrsid6315518\charrsid12652324 
when no specific provision for interest is noted}{\insrsid6315518\charrsid12652324 , then simple interest is to be awarded.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 State ex rel. City of Elyria v. Trubey}{\insrsid6315518\charrsid12652324 , 484 N.E.2d 169, 170 (Ohio App. Ct. 1984) (emphasis added).}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [38]\tab }{\insrsid6315518\charrsid12652324 On Guam,}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  Guam United incorrectly argues that Title 20 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols"
 \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518  2110 }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
mandates that interest pre-judgment should compound on all specific amounts, made certain, from the dates found to be due and owing.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518   Guam United}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Cross-Appellant}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Brief, p. 6.  Title 20 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
 2110, entitled }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 Persons entitled to Damages also entitled to Interest,}{\f41\fs20\insrsid6315518 {\field{\*\fldinst 
SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518  provides:
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li720\ri720\nowidctlpar\faauto\rin720\lin720\itap0 {\f41\fs20\insrsid6315518 
Every person who is entitled to recover damages certain, or capable of being made certain by calculation, and the right to recover which is vested in him, upon a particular day, is entitled also to recover inte
rest thereon from that day, except during such time as the debtor is prevented by law, or by the act of the creditor, from paying the debt.
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 Title 20 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
 2110 (19__).  Section 2110 does not mandate the awarding of compound interest, rather section 2110 addresses when a party should be allowed interest.  Moreover, Title 20 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 39 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518  2112 specifically notes that }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
[a]ny legal rate of interest stipulated by a contract remains chargeable after a breach thereof, as before, }{\i\f41\fs20\insrsid6315518 until the contract is superseded by a judgment}{\f41\fs20\insrsid6315518  or other new obligation.}{
\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518   Title 20 GCA }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 10}{\fldrslt
\f36\fs20}}}{\f41\fs20\insrsid6315518  2112 (emphasis added).}{\f41\insrsid6315518   }}}{\insrsid6315518\charrsid12652324  the statute, Title 18 GCA }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  47106, which governs the rate of interest on judgments, does not prescribe the awarding of compound interest.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Section 47106 provides in relevant part:}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }\pard \qj \li720\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
The rate of interest upon the loan or forbearance of any money, goods or things in action, or on accounts }{\i\insrsid6315518\charrsid12652324 after demand or judgment rendered in any court of the territory, shall be six percent (6%) per annum}{
\insrsid6315518\charrsid12652324  but it shall be competent for the parties to
 any loan or forbearance of any money, goods or things in action to contract in writing for a rate of interest not exceeding the rates of interest specified in Title 14 of this Code.
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
\par Title 18 GCA }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 39 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  47106 (emphasis added).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
The silence of a statute to specifically allow for compound interest }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
means that the interest shall be calculated on the basis of simple interest rather than compound interest in the absence of some special circumstance dictating otherwise.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Norman v. Norman}{\insrsid6315518\charrsid12652324 , 506 N.W.2d 254, 256 (Mich. App. 1993); }{\i\insrsid6315518\charrsid12652324 
see State ex rel. City of Elyria v. Trubey}{\insrsid6315518\charrsid12652324 , 484 N.E.2d 169, 170 (Ohio App. Ct. 1984) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 Here, there was no statutory provision which would permit the compounding of interest.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 ).}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [39]\tab }{\insrsid6315518\charrsid12652324 Additionally, not only is there an absence of an express allowance for compound interest, but section 47106 specifically utilizes the limiting words of }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 per annum,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  which further evidences a simple interest calculation.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See City of Hildale v. Cooke}{\insrsid6315518\charrsid12652324 
, 28 P.3d 697, 707 (Utah 2001)}{\insrsid6315518\charrsid12652324  }{\insrsid6315518\charrsid12652324 (noting the distinction between }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 8% per annum,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  and }{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 8% per annum, compounded annually}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  and finding that }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
interest on a judgment should be calculated simply unless agreed to otherwise by the parties.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).; }{
\i\insrsid6315518\charrsid12652324 See Fuller v. White}{\insrsid6315518\charrsid12652324 , 201 p.2d 16, 19 (Cal. 1949) (per annum-monthly to be construed as simple interest).; }{\i\insrsid6315518\charrsid12652324 
Metropolitan Property & Liability Ins. Co. v. Ralph}{\insrsid6315518\charrsid12652324 , 640 A.2d 763, 767-768 (N.H. 1994) (rejecting party}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 s contention }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 that the term }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 62 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 annual rate}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  in [statute] is synonymous with compounding}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  and noting that [o]ther have held that "per annum," "per year," or "annual rate" provides for simple interest.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 ); }{\i\insrsid6315518\charrsid12652324 Norman v. Norman}{\insrsid6315518\charrsid12652324 , 506 N.W.2d 254, 256 (Mich. App. 1993).
\par }{\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [40]\tab }{\insrsid6315518\charrsid12652324 Accordingly, the trial court did not err in awarding simple interest on the award.}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }\pard \qj \fi1440\li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 5.}{\b\insrsid12652324  }{
\b\insrsid6315518\charrsid12652324 Reasonable Rent for DeWitt}{\b\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\b\insrsid6315518\charrsid12652324 s Occupancy of the Cold Storage Unit
}{\insrsid6315518\charrsid12652324 
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [41]\tab }{\insrsid6315518\charrsid12652324 The next issue raised on cross-appeal is whether the trial court properly denied awarding Guam United rental fees on the cold storage for four months.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 Guam United asserts that per the new Management Agreement and the parties}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  communication, DeWitt was required to pay rent if it did not vacate the cold storage unit by December 31, 1992.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
The trial court found rental fees on the cold storage unwarranted because DeWitt had already abandoned the premises by March and the new Management Agreement was not executed by Guam United until February 23, 1993.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Factual determinations are reviewed for clear error.}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Yang v. Hong}{\insrsid6315518\charrsid12652324 , 1998 Guam 9, 4.}{\i\insrsid12652324  }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
Findings of fact made by a judge after a bench trial are subject to the clearly erroneous standard of review.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{
\i\insrsid6315518\charrsid12652324 Id}{\insrsid6315518\charrsid12652324 .}{\i\insrsid12652324  }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
In considering whether the evidence is sufficient to sustain the trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s judgment,}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  the reviewing court }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 examines t
he evidence in the light most favorable to the successful party, resolving any controverted fact in favor of the successful party, and the successful party will have the benefit of every inference reasonably deducible from the evidence.}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 S.N. Mart, Ltd. v. Maurices Inc.}{\insrsid6315518\charrsid12652324 
, 451 N.W.2d 259, 261 (Neb. 1990) (citations and internal quotations omitted); }{\i\insrsid6315518\charrsid12652324 O}{\i\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\i\insrsid6315518\charrsid12652324 Brien v. Black}{\insrsid6315518\charrsid12652324 , 648 A.2d 1374, 1377 (Vt. 1994).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 For the following two r
ationales, the trial court did not err in denying Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s request for rental fees on the use of the cold storage.
\par }{\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [42]\tab }{\insrsid6315518\charrsid12652324 First, based upon the trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s finding, the new Management Agreement was not formally executed until February 23, 1993, the date when Guam United finally signed the new Management Agreement.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Thus, the terms of new Management Agreement, including the section governing the cold storage usage,}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 
\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  Specifically, paragraph 23 of the new Management Agreement, provides that:
\par }\pard \ql \li720\ri0\nowidctlpar\tx-720\faauto\rin0\lin720\itap0 {\f41\fs20\insrsid6315518 
\par }\pard \qj \li720\ri0\nowidctlpar\tx-720\faauto\rin0\lin720\itap0 {\f41\fs20\insrsid6315518 Operation of (3) Cold Storage Rooms: Manager recognizes that part of the warehouse, namely the three cold storage rooms at the nor
th-west corner of the building, occupying a total area of approximately 10,000 square feet, shall be operated by a third party to be appointed by the Owner.  This section of the building, as well as the yard directly in front of it, have been specifically
 excluded from the Agreement.  Manager agrees not to interfere with the operation of this section.
\par }\pard \qj \li0\ri0\nowidctlpar\tx-1440\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Excerpts of Record, tab L, p. L9 (Management Agreement).}{\f41\insrsid6315518 
\par }}}{\insrsid6315518\charrsid12652324  became effective only on February 23, 1993.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Before the execution of the new Management Agreement, DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst 
SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s contract with Guam United remained at the month-to-month tenancy basis.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Under this month-to-month agreement, Guam United did not have to pay for the cold storage rental.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Additionally, the trial court found (and Guam United does not controvert in its appellate briefs) that Fang admitted during trial that DeWitt abandoned the premises on March.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Consequently, Guam United}
{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s access to the cold storage was not impeded by DeWitt during the time DeWitt no longer had the privilege to use the cold storage pursuant to the new Management Agreement.}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [43]\tab }{\insrsid6315518\charrsid12652324 Second, we disagree with Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s contention that the December 29, 1992 letter evidenced DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s obligation to pay for the cold storage.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 The December 29, 1992 letter begins with }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 When we were on Guam last week, I spoke to Jerry Ingling [sic] }{\i\insrsid6315518\charrsid12652324 about resolving the following issues before we can execute the lease which you had already signed}{
\insrsid6315518\charrsid12652324 .}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Excerpts of Record, tab M, p. M1 (December 29, 1992 letter, Joe Fang).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
We find that the letter more reflects the parties failure to resolve the issues outlined in this letter, and not DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s acquiescence to the terms of the letter.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 In fact, DeWitt has consistently argued that the December 29, 1992 letter was a counteroffer that they never accepted.}{
\insrsid12652324  }{\insrsid6315518\charrsid12652324 Consequently, this letter cannot be used as evidence of the parties}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  agreement that DeWitt would pay for the rental space on the cold storage.
\par }{\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [44]\tab }{\insrsid6315518\charrsid12652324 Accordingly, we find that the trial court did not err in denying Guam United award for the usage of the cold storage.}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }\pard \qj \fi1440\li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 6.}{\b\insrsid12652324  }{
\b\insrsid6315518\charrsid12652324 Undisclosed Witness 
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [45]\tab }{\insrsid6315518\charrsid12652324 The last issue we address is whether the trial court erred in permitting the testimony of expert witness John Scragg on behalf of DeWitt.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 [A] trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s decision on the admissibility of expert testimony is reviewed for an abuse of discretion or manifest error.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL
 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  }{\i\insrsid6315518\charrsid12652324 B.M. Co. v. Avery}{\insrsid6315518\charrsid12652324 , 2001 Guam 27, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst 
SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  20 (quoting }{\i\insrsid6315518\charrsid12652324 In re N.A.}{\insrsid6315518\charrsid12652324 , 2001 Guam 7, }{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  19); see also Duenas v. Yama's Co., Civ. No. 90-00062A, 1991 WL 255834, at *3 (D. Guam App. Div. Nov. 18, 1991).}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
A trial judge abuses his [or] her discretion . . . when the decision is based on an erroneous conclusion of law or where the record contains no evidence on which the judge could have rationally based the decision.}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Id.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
In determining whether a trial court has abused it discretion, }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
a reviewing court does not substitute its judgment for that of the trial court,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  rather the court }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
must first have a definite and firm conviction the trial court, after weighing relevant factors, committed clear error of judgment in its conclusion.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Id}{\insrsid6315518\charrsid12652324 . (quoting }{\i\insrsid6315518\charrsid12652324 People v. Tuncap}{\insrsid6315518\charrsid12652324 , 1998 Guam 13, }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  12).}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [46]\tab }{\insrsid6315518\charrsid12652324 This court has previously addressed whether a trial court properly admitted or excluded the testimony of an expert witness in }{\i\insrsid6315518\charrsid12652324 
B.M. Co. v. Avery}{\insrsid6315518\charrsid12652324 , 2001 Guam 27, which held that the trial court abused its discretion when it failed to permit the testimony of two expert witnesses who were disclosed only two weeks before trial.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 In }{\i\insrsid6315518\charrsid12652324 B.M. Co.}{\insrsid6315518\charrsid12652324 , this court outlined the following factors in ascertaining whether a trial court has abused its discretion in excluding a witness:}{
\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }\pard \qj \li720\ri720\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
(1) the prejudice or surprise in fact of the party against whom the excluded witnesses would have testified, (2) the ability of that party to cure that prejudice, (3) the extent to which waiver 
of the rule against calling unlisted witnesses would disrupt the orderly and efficient trial of the case or of other cases in the court, and (4) bad faith or willfulness in failing to comply with the court}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s order.
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid5006318 {\insrsid6315518\charrsid12652324 
\par }\pard \qj \li0\ri0\widctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\i\insrsid6315518\charrsid12652324 B.M. Co.}{\insrsid6315518\charrsid12652324 
, 2001 Guam 27 at }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324  24.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
In addition to the above factors, the importance of the underlying testimony that a witness has to offer is another factor that the court considers.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 Id}{\insrsid6315518\charrsid12652324 .}{
\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }\pard \qj \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 [47]\tab }{\insrsid6315518\charrsid12652324 
In the instant case, the trial judge asked DeWitt to identify its witnesses on the issue of damages during trial.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 DeWitt identified two individuals, but did not include John Scragg (hereinafter }{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Scragg}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 However, one month after the trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s inquiry (and after a one month break from trial), DeWitt called Scragg as its rebuttal witness,}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain 
\qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
Scraggs testified at one point in time, he made repairs to the cold storage facility of the wall panels were still intact but there were severe damages on the damaged units.  Moreover, he testified the roof didn}{\f41\fs20\insrsid6315518 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 t need to be touched.}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518   DeWitt}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s Excerpts of Record, tab D, p. D15 (Decision and Order).}}}{
\insrsid6315518\charrsid12652324  to challenge Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s requests for damages incurred in the removal ($18,000.00) and replacement ($164,700.00) of the cold storage panels on the warehouse.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Specifically, Scragg rebutted Fang}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s previous testi
mony that the panels could not be repaired and instead, needed to be completely replaced.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
On appeal, Guam United contends that the trial court erred in allowing Scraggs to testify because (1) they received }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 no notice of [] Scragg as DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s expert witness on damages until the very day he testified,}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
 and (2) they were unable to effectively cross-examine Scraggs since his }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
testimony was based, in great part, upon a report that he no longer possessed.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Opening Brief of Cross-Appellant Guam United, p. 32.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 As the following paragraphs explain, we find that the trial court did abuse its discretion in allowing Scraggs to testify.}{
\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa240\nowidctlpar\faauto\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{
\f41\fs20\insrsid6315518  We note that the record is devoid of any information on whether DeWitt violated any discovery orders by not revealing the name of Scraggs when it should have. A bulk of
 the caselaw which address undisclosed witnesses,  focus on the failure to reveal the witness during the pre-trial stages. }{\i\f41\fs20\insrsid6315518 See Gonzalez v. Stevenson}{\f41\fs20\insrsid6315518 , 791 S.W.2d 250, 253 (Tex. App. Ct. 1990) (}{
\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
The sanction for failing to respond to interrogatories is the automatic exclusion of the unidentified witnesses' testimony. However, if the trial court finds that the party had good cause for failing to answer the interrogatories, it may, in its discretio
n, admit the testimony.); }{\i\f41\fs20\insrsid6315518 Johnson v. Nat}{\i\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\i\f41\fs20\insrsid6315518 l Super Markets, Inc.}{
\f41\fs20\insrsid6315518 , 710 S.W.2d 455, 456 (Mo. App. 1986). (}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
The trial court is vested with broad discretion to admit or reject testimony of a previously undisclosed witness whose identity may have been requested by interrogatory, and this court reviews only for abuse of that discretion.}{\f41\fs20\insrsid6315518 
{\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 ). }}}{\insrsid6315518\charrsid12652324 
\par }{\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [48]\tab }{\insrsid6315518\charrsid12652324 Guam United made the proper objections on trial regarding the fact that Scraggs was an undisclosed witness.}{\cs15\super\insrsid6315518\charrsid12652324 \chftn {\footnote 
\pard\plain \qj \fi-1440\li2160\ri2160\nowidctlpar\tx-1440\faauto\rin2160\lin2160\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs15\f41\super\insrsid6315518 \chftn }{\f41\fs20\insrsid6315518  MR. MAHER:\tab Your Honor, I forgot one}{
\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 89 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518   I had kind of had objection to their undisclosed witnesses, and you indicated I should just raise it }{
\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 66 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
\par }\pard \qj \fi720\li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 THE COURT:\tab I know.  I know.
\par MR. MAHER:\tab -- as they come on.
\par THE COURT:\tab Right.
\par }\pard \qj \fi-1440\li2160\ri2160\nowidctlpar\tx-1440\faauto\rin2160\lin2160\itap0 {\f41\fs20\insrsid6315518 MR. MAHER:\tab So, I just }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 66 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518  for the record John Scraggs is here, he was not disclosed in support of their case and, so, that}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{
\f41\fs20\insrsid6315518 s my objection.
\par }\pard \qj \fi-1440\li2160\ri1440\nowidctlpar\tx-1440\faauto\rin1440\lin2160\itap0 {\f41\fs20\insrsid6315518 THE COURT:\tab All right.  Noted for the record.  The objection is noted for the record as to this witness.
\par }\pard \qj \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0 {\f41\fs20\insrsid6315518 MR MAHER:\tab Yes.  And I will be periodically doing that as each new witness appears.
\par THE COURT:\tab Okay.  We didn}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 t do that for Yingling, though.
\par MR. MAHER:\tab I anticipated Mr. Yingling because he}{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 s a part of }{\f41\fs20\insrsid6315518 {\field{\*\fldinst SYMBOL
 66 \\f "WP TypographicSymbols" \\s 10}{\fldrslt\f36\fs20}}}{\f41\fs20\insrsid6315518 
\par THE COURT:\tab Okay, all right.  I just wanted to make sure that you knew that.}{\f41\insrsid6315518 
\par }\pard \qj \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0 {\f41\fs20\insrsid6315518 
\par Transcripts pp. 32-34 (Bench Trial, Feb. 27, 2002).
\par }}}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 Here, DeWitt does not dispute the fact that Scragg}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s identification was revealed only in the middle of trial, right before he was called to testify.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 This case is therefore distinguishable from the previous }{
\i\insrsid6315518\charrsid12652324 B.M. Co.}{\insrsid6315518\charrsid12652324  case where the undisclosed witnesses were revealed two weeks before trial commenced.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Moreover, DeWitt fails to explain the reason for their failure to reveal Scragg}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s identification in a more timely manner.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 As expressed in }{\i\insrsid6315518\charrsid12652324 King Pest Control v. Binger}{\insrsid6315518\charrsid12652324 ,}{\insrsid5006318 
 379 So.2d 660 (Fla App. 1980):}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }\pard \qj \li720\ri720\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin720\lin720\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
[R]egardless of the vehicle used to obtain names of pertinent witnesses, the policy behind the rules to disclose the names of witnesses is to eliminate surprise, to encourage settlement, and to assist in arriving at 
the truth. . . . . To paraphrase one court, trial by ambush is a thing of the past, . . . . litigation should no longer proceed as a game of 'blind man's bluff'
\par }\pard \qj \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\insrsid6315518\charrsid12652324 
\par }{\i\insrsid6315518\charrsid12652324 King Pest Control v. Binger}{\insrsid6315518\charrsid12652324 , 379 So.2d 660, 662 (Fla App. 1980) (citations and internal quotations omitted).}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [49]\tab }{\insrsid6315518\charrsid12652324 Additionally, had DeWitt been more forthcoming during the trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s inquiry, Guam United would have had the opportunity to prepare for Scragg}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt
\f36\fs24}}}{\insrsid6315518\charrsid12652324 s cross-examination for approximately one month (as a result of the break that occurred during trial) and therefore cure any prejudice, which occurred as a result of Scragg}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s late identification without necessarily }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols"
 \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 disrupt[ing] the orderly and efficient trial of the case.}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 B.M. Co.}{\insrsid6315518\charrsid12652324 , 2001 Guam 27 at }{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 38 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324  24; }{\i\insrsid6315518\charrsid12652324 see Montoya v. Super Save Warehouse Foods}{\insrsid6315518\charrsid12652324 , 804 P.2d 403, 406 (N.M. 1991) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f 
"WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 Only rarely could a court commit reversible error in the exercise of discretion in allowing a witness to testify, }{\i\insrsid6315518\charrsid12652324 
notwithstanding the failure to give timely notice of the witness, and notwithstanding the questionable use of a witness in rebuttal when the testimony arguably should have been forthcoming in the case in chief}{\insrsid6315518\charrsid12652324 .}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 ) (emphasis added).}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
It is, therefore, difficult to dispute Guam United}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s contention that they were prejudiced by Scragg}{
\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s testimony especially since the weight of Scragg}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst 
SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s testimony was highly considered by the trial court as evidenced in its decision and order.}{\insrsid12652324  }{\i\insrsid6315518\charrsid12652324 See Ki
ng Pest Control v. Binger}{\insrsid6315518\charrsid12652324 , 379 So.2d 660, 662 (Fla App. 1980) (}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 65 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
Prejudice, of course, does not mean that the witness will testify favorably to the side calling him. Rather, }{\i\insrsid6315518\charrsid12652324 it means that the objecting party might well have taken some action to protect himself had he timely notice}{
\insrsid6315518\charrsid12652324  of the witness and that there exist no other alternatives to alleviate the prejudice. . . .}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 64 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 ) (emphasis added).}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [50]\tab }{\insrsid6315518\charrsid12652324 Under the circumstances presented in this case, the trial court abused its discretion when it allowed Scraggs to testify as DeWitt}{\insrsid6315518\charrsid12652324 
{\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s rebuttal witness.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
Accordingly, we remand this case, not for a new trial, but for the trial court to redetermine, with the exclusion of Scragg}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{
\insrsid6315518\charrsid12652324 s testimony, the amount of DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s liability on the damaged cold storage panels.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid6315518\charrsid12652324 IV.}{\insrsid6315518\charrsid12652324 
\par }\pard \qj \li0\ri0\nowidctlpar\tx0\tx720\tx1440\tx2160\tx2880\tx3600\tx4320\tx5040\tx5760\tx6480\tx7200\tx7920\tx8640\tqr\tx9360\faauto\rin0\lin0\itap0\pararsid12652324 {\b\insrsid5006318 
\par }{\b\insrsid6315518\charrsid12652324 [51]\tab }{\insrsid6315518\charrsid12652324 We hold that the trial court did not err in holding that a valid and binding contract existed between the two parties.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
We also hold that the trial court did not err in awarding simple interest, rather than compound interest on the award, denying rental fees on the cold sto
rage unit, finding that Guam United did not mitigate its damages, and denying the full amount expended to Quality Builders.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 
However, we find that the trial court erred in awarding pre-judgment interest on DeWitt}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 
s security deposit.}{\insrsid12652324  }{\insrsid6315518\charrsid12652324 We similarly find that the trial court abused its discretion when it allowed an undisclosed expert witness to testify, and }{\b\insrsid6315518\charrsid12652324 REMAND}{
\insrsid6315518\charrsid12652324  this issue for the trial court to make a determination, excluding the testimony of the undisclosed expert witness, on the amount of damages to the cold storage panels.}{\insrsid12652324  }{
\insrsid6315518\charrsid12652324 The trial court}{\insrsid6315518\charrsid12652324 {\field{\*\fldinst SYMBOL 61 \\f "WP TypographicSymbols" \\s 12}{\fldrslt\f36\fs24}}}{\insrsid6315518\charrsid12652324 s Judgment is }{\b\insrsid6315518\charrsid12652324 
AFFIRMED }{\insrsid6315518\charrsid12652324 in }{\b\insrsid6315518\charrsid12652324 PART}{\insrsid6315518\charrsid12652324  and }{\b\insrsid6315518\charrsid12652324 REVERSED}{\insrsid6315518\charrsid12652324  in }{\b\insrsid6315518\charrsid12652324 PART}{
\insrsid6315518\charrsid12652324 .}{\insrsid6315518 
\par }{\insrsid5006318\charrsid12652324 
\par }{\b\insrsid6315518\charrsid12652324 [52]\tab }{\insrsid6315518\charrsid12652324 Each party will bear its own costs and attorneys fees on appeal.
\par }}