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\ts11\trqc\trgaph120\trleft-120\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3\tblrsid11228284 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx4560\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx9240\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid10057823 {\ul\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appearing for Defendants-Appellants:}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard\plain \s15\ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid10057823 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Robert P. Kutz, }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Esq.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par Law Office of Robert P. Kutz \par 130 Maleyuc Cir. \par Yona, GU 96915\cell }\pard\plain \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid10057823 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab }{ \ul\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appearing for Plaintiff-Appellee:}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par \tab Jehan}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Ad G. Martinez, }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Esq.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab \tab \par \tab Blair Sterling Johnson Martinez & \tab Leon Guerrero, P.C. \par \tab Ste. 1008 DNA Bldg. \par \tab 238 Archbishop F.C. Flores St. \par \tab Hag\'e5t\'f1a, GU 96910\cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \trowd \irow0\irowband0\lastrow \ts11\trqc\trgaph120\trleft-120\trftsWidth1\trpaddl120\trpaddr120\trpaddfl3\trpaddfr3\tblrsid11228284 \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx4560\clvertalt\clbrdrt \brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4680\clshdrawnil \cellx9240\row }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 { \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par BEFORE: ROBERT J. TORRES, Chief Justice; F. PHILIP CARBULLIDO, Associate Justice; KATHERINE A. MARAMAN, Associate Justice.}{\cs20\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid10057823 \chftn }{\insrsid10057823 On January 18, 2011, Justice F. Philip Carbullido was sworn in as Chief Justice of the Supreme Court of Guam. The signatures in this opinion reflect the titles of the justices at the time this matter was considered and determined.}}}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 TORRES, C.J.:}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [1]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Defendants-Appellants Jae Seung Park and Hee Sook Park (collectively, }{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ) appeal from a final judgment entered in favor of Plaintiff-Appellee Kia Rahmani on his claim of negligence against the Parks in the amount of $31,671.00, and in favor of the Parks on their breach of contract claim against Rahmani in the amount of $47,36 1.13. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [2]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab For the reasons set forth below, we reverse in part the judgment of the trial court, vacate the trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s damage awards to both parties, and remand for findings consistent with this opinion.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 I.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 FACTUAL AND PROCEDURAL BACKGROUND}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par [3]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Defendants-Appellants Jae Seung Park and Hee Sook Park are the owners of the Oka Plaza building located in Tamuning.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 On September 1, 2000, Plaintiff-Appellee Dr. Kia Rahmani entered into an agreement with the Parks to lease commercial office space in Oka Plaza to be used as Dr. Rahmani}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s medical clinic.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The parties executed a written lease agreement on November 13, 2000, wherein Dr. Rahmani agreed to lease the premises for a period of five years commencing January 1, 2001, and ending January 1, 2006.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [4]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Pursuant to the lease agreement, Dr. Rahmani was responsible for the payment of rent, common area fees, utilities, and any late payment fees subject to compound interest.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The amount of rent due was to increase at certain intervals over the five-year lease period, starting at $3,581.99 per month and gradually increasing to $4,884.53 by the end of the lease term.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani was also responsible for securing at his expense both property damage liability insurance and a policy of fire insurance with standard form exte nded coverage endorsements including typhoon coverage.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Because his clinic was located on the second floor, Dr. Rahmani declined to purchase typhoon or flood insurance for his property.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [5]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Under the terms of the lease agreement, the Parks were responsible for the maintenance of the common areas and the maintenance of the back-up power generator.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 They were also responsible for any major repairs to Oka Plaza}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s infrastructure, including the plumbing system.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [6]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab According to Dr. Rahmani, a variety of problems existed with the condition and maintenance of Oka Plaza.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 These problems included inadequate cleaning of the common areas, leaking windows, periodically failing elevator service, and periodically failing back-up generator service.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani gave written notice about these problems to the Parks on October 30, 2001. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [7]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab On or about February 12, 2002, Dr. Rahmani abated the amount of his monthly rental payments on the basis of the aforementioned alleged conditions of Oka Plaza.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 He continued to abate his rental payments until he vacated the premises on or about August 31, 2003. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [8]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab In 2002, prior to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s vacating of the premises, Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s property was damaged during Typhoons Chata}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 an and Pongsona.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani suffered extensive water damage to the leased premises and the equipment therein.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In the aftermath of each typhoon, Oka Plaza experienced intermittent power failures resulting from the failure of the Plaza}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s back-up generator.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Each typhoon and subsequent po wer interruption caused damages to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s clinic and the equipment therein. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [9]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab According to Dr. Rahmani, his clinic and equipment were damaged in two separate incidents during the cleanup from Typhoon Chata}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 an in August 2002.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 On August 25, 2002, Oka Plaza lost power when the generator failed due to what Dr. Rahmani believed to be reversed polarity.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Two days later, Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s clinic flooded (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the flood}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ) when a common area bathroom spigot was left open and water was restored to Oka Plaza, which had been without water since the typhoon. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [10]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab On or about August 31, 2003, Dr. Rahmani vacated Oka Plaza before the expiration of his five-year lease term.} {\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 On March 31, 2004, the Parks agreed to lease the abandoned premises to an existing tenant, Dr. Liz ama, who had been leasing space on the first floor of Oka Plaza.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks agreed to rent the second floor space to Dr. Lizama for $4,000.00 per month, which was the amount Dr. Lizama had been paying for the smaller first floor space he previously occupied. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [11]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The first floor space remained vacant until October 1, 2004, when a portion of the space was leased out to a Dr. Mitchell for $1,650.00 per month.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Neither Dr. Mitchell nor Dr. Lizama paid any common area fees for the first floor space between the time of Dr. Lizama}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s transfer to the second floor space in March 2004 and the end of Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s lease term on January 1, 2006. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [12]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Subsequently, Dr. Rahmani filed a complaint in the Superior Court against the Parks for negligence, seeking damages in the amount of $210,000.00.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Along with the damage claims, Dr. Rahmani sought recovery of his $9,769.06 security deposit and discharge from the lease agreement on a theory of constructive eviction. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [13]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks filed a counterclaim against Dr. Rahmani on the basis of Dr. Rahmani}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s failure to pay contractually-agreed rental and common area fees, together with late fees and interest, both before Dr. Rahmani abandoned the premises in August 2003 and thereafter.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Both parties sought to recover attorney fees and costs pursuant to the lea se agreement. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [14]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The parties filed cross-motions for summary judgment, which were denied by the trial court.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The case was scheduled for trial several times between 2005 and 2008 while the parties attempted settlement.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 After negotiations failed, a five-day bench trial was held in early 2008. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [15]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Several months later, the trial court issued its Findings of Fact and Conclusions of Law on October 6, 2008.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Judgment was entered thereafter, granting partial relief to each party: Dr. Rahmani was awarded $31,671.00 against the Parks for lost revenue and property damage as a result of the flood, while the Parks were awarded $47,361.13 against Dr. Rahmani for lost rent and common area fees resulting from Dr. Rahmani}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s abatement of rent and subsequent abandonment of the premises before the expiration of the lease term.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The trial court declined to award either party for its respective attorney fees and costs. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [16]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Both parties sought reconsideration of the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s decision.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani filed a Guam Rules of Civil Procedure (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 GRCP}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ) Rule 52(b) motion to amend the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s findings of fact, while the Parks filed a GRCP Rule 60(b) motion to vacate the judgment.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Both motions were denied.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The trial court declined to amend any of its evidentiary findings, but did indicate that because both parties prevailed on significant issues of their respective claims, attorney fees and costs were not warranted. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [17]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks timely filed their Notice of Appeal. \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 II.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 JURISDICTION \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [18]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab This court has jurisdiction over an appeal from a final judgment of the Superior Court.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 48 U.S.C.A. \'a7 1424-1(a)(2) (Westlaw current through Pub. L. 112-3 (2011)); 7 GCA \'a7\'a7 3107(b), 3108(a) (2005).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 III.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 STANDARD OF REVIEW}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par [19]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Findings of fact made following a bench trial are reviewed for clear error, while conclusions of law are reviewed }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 de novo}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 .}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fargo Pac., Inc. v. Korando Corp.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2006 Guam 22 \'b6 21 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Guam United Warehouse Corp. v. DeWitt Transp. Servs. of Guam, Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2003 Guam 20 \'b6 13); }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also Macris v. Swavely}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2008 Guam 18 \'b6 9.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 A finding of fact is }{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 clearly erroneous}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 if }{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the reviewing court on the entire evidence is left with the definite and firm conviction that a mistake has been committed.}{\lang2057\langfe1033\langnp2057\insrsid10057823 '" }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Macris}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2008 Guam 18 \'b6 9 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fargo Pac., Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2006 Guam 22 \'b6 22).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Under this standard, the reviewing court does not substitute its judgment for that of the trial court.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 People v. Flores}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2004 Guam 18 \'b6 7). \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [20]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The interpretation of a contract is a question of law reviewed }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 de novo}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 .}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Pangelinan v. Camacho}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2008 Guam 4 \'b6 6 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Guam Hous. & Urban Renewal Auth. v. Pac. Superior Enters. Corp.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2004 Guam 22 \'b6 29). \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [21]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Generally, we review attorney fee awards for an abuse of discretion.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Cruz v. Cruz}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2005 Guam 3 \'b6 8 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fleming v. Quigley}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2003 Guam 4 \'b6 14).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 This would include the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s determination of prevailing party status.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See Halloran v. State, Div. of Elections}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 115 P.3d 547, 550 (Alaska 2005);}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 L & W Supply Corp. v. Chartrand Family Trust}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 40 P.3d 96, 103 (Idaho 2002) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "'}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Determination of who is a prevailing party is committed to the sound discretion of the trial court and will not be disturbed absent abuse of discretion.}{\lang2057\langfe1033\langnp2057\insrsid10057823 '"}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Bouten Constr. Co. v. H.F. Magnuson Co}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 . , 992 P.2d 751, 762 (Idaho 1999))).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 However, an interpretation of the law governing the award of attorney fees is reviewed }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 de novo}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 .}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fargo Pac., Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2006 Guam 22 \'b6 24 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Tanaguchi-Ruth & Assocs. v. MDI Guam Corp.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2005 Guam 7 \'b6 22); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also Halloran}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 115 P.3d at 550 (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We exercise our independent judgment in reviewing whether a trial court has applied the appropriate legal standard in making its prevailing party determination.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ). \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 IV.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ANALYSIS \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 A.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 ' }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Liability for Damages Arising from the Bathroom Flood}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par {\listtext\pard\plain\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls2 \pnrauth1\pnrdate653548488\pnrstart0\pnrxst2\pnrxst0\pnrxst0\pnrxst0\pnrxst46\pnrxst0\pnrstop6\pnrstart1\pnrrgb1\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrstop9\pnrstart2\pnrnfc0\pnrnfc4\pnrnfc2\pnrnfc0\pnrnfc4\pnrnfc2 \pnrnfc0\pnrnfc4\pnrnfc2\pnrnfc0\pnrnfc0\pnrnfc1\pnrnfc0\pnrnfc0\pnrnfc0\pnrnfc0\pnrnfc0\pnrnfc0\pnrstop18\pnrstart3\pnrpnbr1\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0 \pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrstop36\adjustright\rin0\lin0\itap0\pararsid10057823 { \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The lease agreement does not protect the Parks from liability for losses resulting from their ordinary negligence. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [22]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks argue that the trial court erred in awarding Dr. Rahmani for damages stemming from the flood because under the terms of the lease agreement, the Parks are relieved of such liability.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Specifically, section 17.1 of the lease agreement provides that }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Landlord shall not be responsible for or liable to Tenant for any damage or injury which is the direct or indirect result of . . . [a] typhoon . . . .}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Excerpts of Record (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ) at 42 (Commercial Lease, Nov. 14, 2000).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Furthermore, section 13.1 of the lease agreement provides:}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 13.1.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Tenant}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s obligation.}{ \b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab 13.1.1.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Indemnity.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Tenant [Dr. Rahmani] shall indem nify and hold Landlord [the Parks] and the property of Landlord, including the Premises and the building, free and harmless from any and all liability, claims, loss, damages, or expenses, including attorney fees and costs, . . . by reason of damage to or destruction of any property, including property owned by Tenant or any person who is an employee, agent or representative of Tenant or by any other person or government agency, or caused by any other reason, including, but not limited to:}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab 13.1.1.1.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Any ca use arising while such person or property is in or on the Premises or in any way connected with the Premises or the common areas or with any personal property on the Premises or the common areas, including but not limited to:}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (a)\tab A condition of the Premises or the common areas;}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (b)\tab An act or omission on the Premises of Tenant or any person in, on, or about the Premises or the common areas with the permission of Tenant; or}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (c)\tab Any matter connected with Tenant}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s occupation and use of the Premises, or the common areas, including Tenant}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s actual or alleged breach of any contract affecting Tenant}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s use or occupancy of the premises.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 37-38.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The following subsection, 13.1.2, provides that the tenant shall carry and maintain specific types of insurance during the term of the lease, including typhoon coverage.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 38-39.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [23]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Finally, section 13.2 of the lease agreement provides the Parks}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 indemnity obligations to Dr. Rahmani:}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 13.2.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Landlord}{\b\i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\b\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s obligations.}{ \b\i\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab 13.2.1.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Indemnity.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Landlord [the Parks] shall indemnify and hold Tenant [Rahmani] and the property of Tenant, free and harmless from any and all liability, claims, loss, damages, or expenses, including attorney fees and costs, . . . by reason of damage to or destruction of any property, including property owned by Landlord or any person who is an employee, agent or representative of Landlord or by any other person or government agenc y caused by the intentional or grossly negligent actions of Landlord}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s employees, agents or representatives. \par }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 39.}{\cs20\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid10057823 \chftn }{\fs20\insrsid10057823\charrsid12343121 Section 13.3 provides the Parks\rquote insurance obligations under the lease: \par }\pard \qj \fi720\li720\ri720\sa120\widctlpar\aspalpha\aspnum\faauto\pnrauth3\pnrdate116644643\pnrnot1\adjustright\rin720\lin720\itap0\pararsid10057823 {\fs20\insrsid10057823\charrsid6429774 13.3. }{\b\i\fs20\insrsid10057823\charrsid6429774 Insurance.}{ \fs20\insrsid10057823\charrsid6429774 Landlord shall carry liability insurance on the basic structure of the building in which the Premises is situated and on the common areas. All such insurance against liabilities in the common area shall be secondary to Tenant\rquote s insurance coverage under this Lease. \par }\pard\plain \s19\qj \li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid10057823 ER at 40 (Commercial Lease). According to Dr. Rahmani, the Parks did not possess this liability insurance at the time of the flood. Appellee\rquote s Br. at 6 (Oct. 30, 2009).}}}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par [24]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks argue that section 13.1 of the lease agreement relieves them of liabi lity for damages caused by the flood because under that provision of the lease, Dr. Rahmani is obligated to indemnify the Parks for their ordinary negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks point to section 13.2 of the lease, wherein the landlord is obligated to indemnify the tenant for any and all losses caused by the intentional or grossly negligent acts of the landlord or its employees, to support their contention that they are liable only for their intentional or grossly negligent actions, and that they must be indemnifie d and held harmless for their ordinary negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks argue that because there has been no finding that the flood was caused by the willful conduct or gross negligence of either the Parks or their employees, instead there being only a finding of negligence based on the theory of }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , they are protected from liability for the flood based on Dr. Rahmani}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s duty to indemnify them for their ordinary negligence under section 13.1.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Finally, the Parks point to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s obligation under su bsection 13.1.2 of the lease to obtain typhoon insurance coverage as further support for their argument that the parties agreed that the risk of this type of damage was to be shifted away from the Parks.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [25]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Rahmani argues that given the significant amount of testimony on this matter, and that }{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 it is within the purview of the trial court to weigh the credibility of witnesses and their testimony,}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the trial court }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 could rationally have found as it did,}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 and, thus, its determination of the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 negligence based on }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 should be affirmed.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellee}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Br. at 13 (Oct. 30, 2009) (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Nissan Motor Corp. in Guam v. Sea Star Grp. Inc.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2002 Guam 5 \'b6 32) (internal quotation marks omitted).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [26]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab In general, a contract of indemnity is construed in accordance with the rules for the construction of contracts generally.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fed. Pac. Elec. v. Carolina Prod. Enters.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 378 S.E.2d 56, 57 (S.C. Ct. App. 1989) (citing }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Longi v. Raymond-Commerce Corp.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 113 A.2d 69 (N.J. Super. Ct. App. Div. 1955)); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also Buenz v. Frontline Transp. Co. }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 882 N.E.2d 525, 528 (Ill. 2008) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 An indemnity agreement is a contract and is subject to contract interpretation rules.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citation omitted));}{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 McGill v. Cochran-Sysco Foods}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 818 So. 2d 301, 305 (La. Ct. App. 2002) (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The general rules governing the interpretation of contracts apply in construing indemnity contracts.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 However, because it is somewhat unusual for an indemnitor other than an insurance company to indemnify the indemnitee for losses resulting from the indemnitee}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s own negligence, a lease containing an indemnity provision purporting to relieve the landlord as an indemnitee from the consequences of his own negligence is strictly construed.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fed. Pac. Elec.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 378 S.E.2d at 57 (citing Annotation, }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Tenant}{\i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Agreement to Indemnify Landlord Against All Claims as Including Losses Resulting from Landlord}{\i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Negligence}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 4 A.L.R.4th 798, 801 (1981)); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also Park Pride Atlanta, Inc. v. City of Atlanta}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 541 S.E.2d 687, 689 (Ga. Ct. A pp. 2000) (holding that the language in a contract of indemnification must be strictly construed against the indemnitee, and every presumption is against such intention); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 McGill}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 818 So. 2d at 306 (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Agreements to indemnify are strictly construed, and the party seeking to enforce such an agreement bears the burden of proof.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [27]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Accordingly, as a general rule, a contract of indemnity will not be construed to indemnify the indemnitee against losses resulting from its own negligent acts unless such intention is expressed in clear and unequivocal terms.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fed. Pac. Elec.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 378 S.E.2d at 57 (citations omitted); }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also Rapid Leasing, Inc. v. Nat}{\i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 l Am. Ins. Co.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 263 F.3d 820, 828 (8th Cir. 2001) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [A]n indemnity agreement generally will not be construed to cover losses to the indemnitee caused by his own negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In order to do so the agreement must be clear and unequivocally expressed.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (alteration in original) (citations and internal quotation marks omitted)); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Buenz}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 882 N.E.2d at 529 (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [I]t is quite genera lly held that an indemnity contract will not be construed as indemnifying one against his own negligence, unless such a construction is required by clear and explicit language of the contract . . . or such intention is expressed in unequivocal terms.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citation and internal quotation marks omitted)); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 McGill}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 818 So. 2d at 306 (stating that an indemnity contract will not be construed to indemnify an indemnitee against losses resulting from his own negligence unless such an intent is expressed in unequivocal terms); }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Yang v. Voyagaire Houseboats, Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 701 N.W.2d 783, 791 (Minn. 2005) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Agreements seeking to indemnify the indemnitee for losses occasioned by its own negligence are not favored by the law and are not construed in favor of indemnification unle ss such intention is expressed in clear and unequivocal terms . . . .}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citation and internal quotation marks omitted)).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [28]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Courts have split on the question of how the clear and unequivocal requirement is met when the requirement is applied to indemnity provisions that contain general language such as }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 any and all claims.}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fed. Pac. Elec.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 378 S.E.2d at 57.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The first major view is that the clear and unequivocal requirement is satisfied only by specific reference in the indemnity clause to the landlord}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, those courts of the first view have held that lease provisions which do not specifically refer to the landlord}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence but merely contain words of general import whereby the tenant agreed to indemnify the landlord for any and all losses are not sufficiently clear and unequivocal so as to require the tenant to indemnify the landlord for the landlord}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligent acts.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Rapid Leasing, Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 263 F.3d at 828 (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 General, broad and all-inclusive language is insufficient . . . .}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citation omitted)); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Park Pride Atlanta, Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 541 S.E.2d at 689 (finding that although sweep of indemnification wording may initially appear to indemnify the City }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 against any and all claims,}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 language is bereft of any express or explicit statement about coverage for the City}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s own negligent acts or omissions, and thus, contract did not satisfy clear and unequivocal requirement); }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Serpa v. N.J. Transit}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 951 A.2d 208, 213 (N.J. Super. Ct. App. Div. 2008) (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 An indemnification agreement will not be construed to provide indemnification to a party for that party}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s own negligence unless the indemnification clause expressly states that it does.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fed. Pac. Elec.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 378 S.E.2d at 58-59 (use of the general terms }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 indemnify . . . against any damage suffered or li ability incurred . . . or any loss or damage of any kind in connection with the Leased Premises during the term of [the] lease}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 does not disclose an intention to indemnify for consequences arising from landlord}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s own negligence).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [29]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The other major view is that specific reference to the landlord}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence is not necessary in order for the tenant to be liable to indemnify the landlord for its own negligence as long as the intent to indemnify can be found in the indemnity provision or from the entire contract.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See Rios v. Field}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 270 N.E.2d 98, 100 (Ill. App. Ct. 1971) (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 An agreement to indemnify may include indemnification for injuries or loss caused by the indemnitee}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s own negligence in the absence of specific language to that effect, where the language employed clearly indicates such to have been the intent of the parties.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [30]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Typically, in courts holding to this second view, words of general import are sufficiently clear and unequivocal.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fed. Pac. Elec.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 378 S.E.2d at 57.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, these courts have held that where a lease provided that the tenant was to indemnify the landlord for any and all losses, the plain meaning of those words fairly included liability for the landlord}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s own negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See, e.g.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Waggoner v. Or. Auto. Ins. Co.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 526 P.2d 578, 5 81 (Or. 1974) (intent is clearly expressed in sufficiently broad and comprehensive terms that lessor was to be held harmless for }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 any}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 condition of the premises, regardless of whether or not such condition may have resulted from lessor}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s active negligence).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [31]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Of those courts which adhere to the second view, that the indemnity clause does not have to expressly mention the indemnitee}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence in order for indemnification to include such negligence, some will find words of general import to suffice only if other parts of the contract indicate the intent to hold the indemnitee harmless for his own negligence.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 These courts have looked to the provisions in the lease which exclude from indemnification the landlord}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s gross negligence or which require the ten ant to obtain insurance to cover potential injuries to persons and property as support for the interpretation that the parties, by agreeing that the tenant would indemnify the landlord for any and all losses, intended such losses to include those arising from the landlord}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s ordinary negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Kuhn v. Wells Fargo Bank of Neb., N.A.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 771 N.W.2d 103, 115-16 (Neb. 2009); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Waggoner}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 526 P.2d at 580-81. }{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [32]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The majority of courts that have addressed this issue adhere to the first view that words of general import are neither clear nor unequivocal, and that the language of the indemnity clause must expressly state that the tenant shall indemnify the landlord for the latter}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence in order for the landlord to be protected under the clause.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 4 A.L.R.4th 798, \'a7 2[a].}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [33]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab This court has yet to have occasion to adopt one of the two major views.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We are persuaded, however, by the reasoning underlying the decisions of those courts which adhere to the first view.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, we hold that an indemnity provision in a lease agreement will not be construed to indemnify the indemnitee against losses resulting from its own negligent acts unless such intention is expressed in clear and unequivocal terms, and words of general import that do not specifically reference an indemnitee}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence do not satisfy the clear and unequivocal requirement.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We reject the minority approach for public policy reasons, recognizing the future ramifications of such an approach on unsophisticated parties or individuals with lit tle to no bargaining power, such as residential tenants.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par Public policy is reluctant to cast the burden for negligent actions upon those who are not actually at fault.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Public policy seeks to encourage people to exercise due care in their activities for fear of liability, rather than to act carelessly cloaked with the knowledge that an indemnity contract will relieve such indifference. \par }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Park Pride Atlanta, Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 541 S.E.2d at 689 (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [34]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Accordingly, in the instant case, the language of the indemnity provision found in section 13.1 of the lease agreement, obligating the tenant to indemnify and hold the landlord free and harmless from }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 any and all liability, claims, loss, damages, or expenses,}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 does not meet the clear and unequivocal requirement because it does not include an explicit reference to the landlord}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, Dr. Rahmani is not obligated to indemnify the Parks or hold them harmless for damages that arise out of their ordinary negligence.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par {\listtext\pard\plain\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\ls2 \pnrauth1\pnrdate653548488\pnrstart0\pnrxst2\pnrxst0\pnrxst0\pnrxst0\pnrxst46\pnrxst0\pnrstop6\pnrstart1\pnrrgb1\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrrgb0\pnrstop9\pnrstart2\pnrnfc0\pnrnfc4\pnrnfc2\pnrnfc0\pnrnfc4\pnrnfc2 \pnrnfc0\pnrnfc4\pnrnfc2\pnrnfc0\pnrnfc0\pnrnfc2\pnrnfc0\pnrnfc0\pnrnfc0\pnrnfc0\pnrnfc0\pnrnfc0\pnrstop18\pnrstart3\pnrpnbr2\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0 \pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrpnbr0\pnrstop36\adjustright\rin0\lin0\itap0\pararsid10057823 { \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The trial court erred in invoking the doctrine of }{\b\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 to support its finding that the bathroom flood was caused by the Parks}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 negligence. \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par [35]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab First, the Parks briefly argue that the trial court erred in finding them liable for damage to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s property as a result of the flood because the damage was an indirect result of a typhoon, and section 17.1 of the lease agreement relieves the Parks of liability for any typhoon damage.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Instead of finding the Parks free from liability based on section 17.1, the trial court determined that the Parks were liable for the property damage because the flood was caused by the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 negligent repairs of the plumbing system.}{\cs20\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid10057823 \chftn }{\insrsid10057823 Although the trial court did not explic itly determine that the flood damages were not an indirect result of a typhoon, within this section of the trial court\rquote s discussion, the court declined to award Dr. Rahmani for certain damages that were not sufficiently distinguished as resulting from the flood rather than from the typhoon itself. }{\i\insrsid10057823\charrsid10450022 See}{\insrsid10057823 ER at 18 (Finds. Fact & Concl. L., Oct. 6, 2008). }{\insrsid10057823\charrsid10450022 Thus}{\insrsid10057823 , the trial court impliedly determined that the damage to that property for which the court awarded Dr. Rahmani was not incidental to a typhoon, but rather was the result of negligent repairs to the plumbing system.}}}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The court determined that under Guam law a landlord has no duty to repair or maintain property except in order to make it tenantable.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 16 (Finds. Fact & Concl. L., Oct. 6, 2008) (citing 18 GCA \'a7 51101 (2005)).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 However, when a landlord covenants to repair the premises, the landlord is exposed to liability and must undertake any repairs with due care.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Camacho v. Du Sung Corp.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , No. CV95-00126A, 1996 WL 104528, at *2 (D. Guam App. Div. 1996)).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [36]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The trial court found that the Parks specifically covenanted to repair the plumbing system of the building, pointing to section 9.2 of the lease, which provides that the Parks }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 will be responsible for any major repairs, including . . . plumbing . . . .}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ; }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 35 (Commercial Lease).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Because there was no evidence pointing to the exact person responsible for leaving the bathroom spigot open, the trial court relied on the doctrine of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 and concluded that because such a flood does not normally occur in the absence of mistake or negligence, and because of the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 duty to maintain and repair the plumbing system as well as their right under section 4.4 of the lease }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 to temporarily close or restrict access to any of the common area for maintenance purposes and to make changes in the common area,}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the Parks were liable for the flood damages.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 17 (Finds. Fact & Concl. L.); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 32 (Commercial Lease).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [37]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Res ipsa loquitur}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 literally means }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the thing speaks for itself.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 " }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Restatement (Second) of Torts \'a7 328D, cmt. a (1965).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In its inception the principle of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 was merely a rule of evidence, permitting the jury to draw from the occurrence of an unusual event the conclusion that it was the defendant}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s fault.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The doctrine enables a jury presented only with circumstantial evidence to infer negligence simply from the fact that an event happened.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at cmt. b.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Restatement (Second) of Torts provides the following concerning the doctrine of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 :}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (1)}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 It may be inferred that harm suffered by the plaintiff is caused by negligence of the defendant when}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (a)}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the event is of a kind which ordinarily does not occur in the absence of negligence;}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (b)}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 other responsible causes, including the conduct of the plaintiff and third persons, are sufficiently eliminated by the evidence; and}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li1440\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (c)}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the indicated negligence is within the scope of the defendant}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s duty to the plaintiff.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \'a7 328D(1) .}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks argue that the trial court based its finding of the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 negligence upon elements (a) and (c) of the Restatement definition, but failed to take into account element (b).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Reply Br. at 3 (Nov. 19, 2009).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 They argue that because Dr. Rahmani, his employees, and other tenants of the building all had access to the common area bathroom in which the flooding occurred, their fault was not sufficiently eliminated by the evidence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 3-4.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks also point out that the only evidence that supports the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s finding that the flood resulted from the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 negligent repairs of the plumbing was Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s testimony at trial that he had been told }{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 they were working on the faucets.}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 id.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 3;}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Transcripts (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Tr.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ) at 115 (Bench Trial \endash Day 2, Feb. 28, 2008).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [38]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Several courts have adopted the Restatement}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s formulation of the doctrine of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 and agree that in order to prevail upon such theory, the plaintiff must sufficiently eliminate his conduct or that of a third party as a responsible cause for the injury.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , Restatement (Second) of Torts \'a7 328D, cmts. f, i (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [I]n any case where there is no doubt that it is at least equally probable that the negligence was that of [the plaintiff or] a third person, . . . the plaintiff has not proved his case.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 St. Paul Fire & Marine Ins. Co. v. City of New York}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 907 F.2d 299, 302-04 (2d Cir. 1990) (holding that submission of case to jury on theory of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 was improper because there was ample evidence in the record to show that people other than defendant}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s employees had access to unlocked machine room, so leak from open valve on air conditioning unit could have been caused by something other than defendant}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 De Witt Props., Inc. v. City of New York}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 377 N.E.2d 461, 465-66 (N.Y. 1978) (proof that third parties have had access to the instrumentality generally destroys premise of }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , and owner}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s negligence cannot be inferred unless there is sufficient evidence that third parties probably did nothing to cause the injury);}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Smith v. King}{\i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Grant Condo.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 640 A.2d 1276, 1277-79, 1281 (Pa. 1994) (holding that plaintiff failed to support claim under the rule of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 because she failed to show that she and third parties were not causes of the harm alleged).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [39]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab We agree with the Parks that the trial court erred in relying upon the doctrine of }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 to find them at fault for the damages to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 ' }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s property resulting from the flood absent a determination that other responsible causes for the flood were sufficiently eliminated by the evidence.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 There was evidence at trial that prior to the flood, people other than the Parks an d their employees had access to the unlocked common area bathroom, which means that someone other than the Parks or their employees, such as Dr. Rahmani, his employees, or other tenants, may have been responsible for leaving the spigot open.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Because the evidence did not sufficiently eliminate the possibility that Dr. Rahmani or some third party was responsible for leaving the spigot open, the trial court erred in finding the Parks negligent based on a theory of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 .}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 However, this does not necessarily mean that Dr. Rahmani failed to prove that the Parks were liable for the flood damages.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Instead, the trial court should have determined whether the Parks were at fault under a standard negligence theory of liability.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Indeed, it appears that at trial Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s claim for the flood damages was advanced on a theory of ordinary negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [40]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Interestingly, in their appellate briefs the Parks do not contend that Dr. Rahmani failed to establish a prima facie case of ordinary negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Instead, the Parks merely argue (1) that their negligence could not be established through the theory of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ispsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ; (2) that absent evidence that the Parks or their employees actually left the bathroom spigot open, the Parks could not be found to have been }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 grossly}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 negligent; and (3) that the insurance and indemnity provisions of the lease agreement bar recovery for injury stemming from the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ordinary negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Br. at 7-8.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [41]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab In any event, the question of whether the evidence is sufficient to establish the Parks}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ordinary negligence in causing the flood is a determination best left to the trial court to decide in the first instance.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, we reverse the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s finding of negligence based on }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , vacate the award of damages to Dr. Rahmani, and remand to the trial court to determine whether the Parks are liable for the flood damages under a standard negligence theory.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In order to prevail under a cause of action for negligence, Dr. Rahmani must prove: (1) a duty or obligation, recognized by law, requiring the Parks to conform t o a certain standard of conduct for the protection of others against unreasonable risks of harm; (2) a breach of that duty, or failure to conform to the required standard; (3) proximate cause; and (4) actual loss or damage resulting to Dr. Rahmani.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See Fenwick v. Watabe Guam, Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2009 Guam 1 \'b6 12 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Merchant v. Nanyo Realty, Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 1998 Guam 26 \'b6 14).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Should the trial court on re mand find that the flood arose from the negligent acts or omissions of the Parks or their employees, the Parks are liable to Dr. Rahmani for the damages he sustained as a result of the flood, notwithstanding the indemnity provisions in the lease agreement as explained above, and the trial court shall re-award damages accordingly.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 B.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 ' }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Liability for Dr. Rahmani}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Lost Gross Revenue}{ \b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [42]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks maintain that the trial court erred in awarding Dr. Rahmani damages for the loss of $17,273.50 in gross revenue he suffered during the three days in which his clinic was closed for business as a result of the bathroom flood.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We address this issue in the event the trial court determines that the Parks are liable for the flood damages under a theory of stand ard negligence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [43]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks argue that in order to recover lost profits, Dr. Rahmani must show loss of net pecuniary gain, not just loss of gross revenue.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Br. at 9 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Kids}{ \i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Universe v. In2Labs}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 116 Cal. Rptr. 2d 158 (Ct. App. 2002)).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 They point to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s testimony at trial to argue that even he did not expect to recover gross revenue but rather he expected to recover gross profits.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citing ER at 75 (Tr. Bench Trial Excerpts, Mar. 4, 2008) (Dr. Rahmani answers }{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 No}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 to the question of whether his medical practice earns 100% profit); ER at 76 (Tr. Bench Trial Excerpts) (Dr. Rahmani states, }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Well, I know that we cannot obviously claim lost income as a loss.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 I mean, there}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s no way of doing that.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 )).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [44]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab From our review of th e record, it is clear that Dr. Rahmani sought to recover the lost gross revenue he suffered as a result of the flood rather than just his lost profit.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 While it is true that Dr. Rahmani testified that he }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 cannot obviously claim lost income as a loss,}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 this statement was in response to defense counsel}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s question during cross-examination, }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Do you know whether or not any of these [typhoon or flood losses] were treated as catastrophic losses for tax purposes?}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Tr. at 104 (Bench Trial \endash Day 3, Mar. 4, 2008).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 D r. Rahmani did not testify that he did not expect to recover gross revenue as damages at trial, and we find the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 characterization of Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s testimony as such to be disingenuous at best.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani emphasized that he was seeking to recover gross revenue because he continued to incur overhead costs during the three-day closure of the clinic.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 104-05 (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [B]ut I}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 d also add to that our cost didn}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 t stop during that time. . . .}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 I mean, we continued to pay our employer -- our employees, we continued to cover their insurance, we continued to pay our taxes, we continued to pay for the power, water.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Indeed, the trial court understood that Dr. Rahmani sought to recover gross revenue, as it pointed out in its Findings of Fact and Conclusions of Law that }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Rahmani demonstrated an estimated loss of $17,273.50 in revenue that would have gone to staff wages and other costs.}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 18 (Finds. Fact & Concl. L.).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 If the trial court were to have awarded Dr. Rahmani solely for the loss of net profits for the three days, it would not have fully compensated the doctor, for he would still be out the money he used to pay the overhead costs during the three days.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Accordingly, the trial court did not err in awarding Dr. Rahmani for his lost gross revenue.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Sho uld the trial court on remand determine that the Parks are liable for the flood, it shall re-enter its award of lost revenue to Dr. Rahmani.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 C.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 ' }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Liability for Loss of a Persian Carpet}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [45]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks appeal the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s award of $4,480.00 to Dr. Rahmani as compensation for the damage caused by the flood to a Persian rug that was on the floor of Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s office and was considered by Dr. Rahmani to be a family heirloom.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Br. at 9.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Again, we address this issue in the event the trial court on remand finds the Parks liable for the flood.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks argue:}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 As a commercial landlord for medical-office space, PARK has no duty to[]protect such property.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The loss of such an heirloom is not reasonably foreseeable as an element of damage to a business operation, and should be disallowed.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 To require PARK to pay for the loss of RAHMANI}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 S Persian carpet puts PARK in the position of being an insuror [sic] for RAHMANI}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 S family heirlooms, thus putting RAHMANI in as good or better condition then [sic] he would have been had the carpet had been typhoon-damaged in RAHMANI}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 S home. \par }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citation omitted).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [46]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab We do not agree that because Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Persian rug is a family heirloom, he should not be compensated for its loss.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 While Dr. Rahmani admitted that the rug was a personal item rather than typical office equipment, we do not see how an award for the loss of the rug is much different than had the entire clinic been carpeted, albeit with standard carpeting, and the trial court had awarded Dr. Rahmani for damage to that type of carpet.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We also find the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 contentions to be unconvincing because this is not a case in which Dr. Rahmani recovered or even attempted to recover the intrinsic value of the rug, but rather he recovered only what it would cost to replace the rug with another of similar size.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Indeed, courts often allow plaintiffs to recover damages for heirlooms, with damages typically accounting for the personal value to the plaintiff rather than just market price.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Mackey v. Goslee}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 244 S.W.3d 261, 265 (Mo. Ct. App. 2008) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Damages for }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 unique}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 property most often contemplates the value of sentimental items such as family heirlooms and pictures . . . .}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Brown v. Frontier Theatres, Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 369 S.W.2d 299, 305 (Tex. 1963) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [I] n a suit to recover for the loss or destruction of items which have their primary value in sentiment. . . . the allowance of damages in compensation for th e reasonable special value of such articles to their owner taking into consideration the feelings of the owner for such property [is required].}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ); 4 Sutherland on Damages \'a7 1099 (4th ed. 1916) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 One criterion of damage may be its actual value to the owner, and this is the rule where it is chiefly or exclusively valuable to him.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Such articles as family pictures, plate and heirlooms should be valued with reasonable consideration of and sympathy with the feelings of the owner.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Accordingly, we find the trial court did not err in awarding damages to Dr. Rahmani for the loss of the rug.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, should the trial court on remand find the Parks liable for the flood, it shall re-enter its award of damages to Dr. Rahmani for the loss of the rug.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 D.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 ' }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Mitigation Efforts}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [47]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab According to the Parks, after Dr. Rahmani abandoned the leased premises on August 31, 2003, the Parks attempted to relet Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s space to a new tenant by advertising the property on television, placing signs on the building, advertising in the Pacific Daily News, and contacting real estate brokers.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Br. at 11; }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Tr. at 114-15 (Bench Trial \endash Day 5, Mar. 11, 2008).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 After these efforts proved unsuccessful, on March 31, 2004, the Parks agreed to rent Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s former second floor space to Dr. Lizama, an existing first floor tenant.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Br. at 11; }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , Tr. at 115-16 (Bench Trial \endash Day 5).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks agreed to rent the second floor space to Dr. Lizama at the same rental rate he had been paying for the first floor space (i.e., $4,000.00 per month), which was less than the amount Dr. Rahmani had been obligated to pay for the second floor space (i.e., $4,233.25 per month at the time of abandonment on August 31, 2003, to increase to $4,884.53 during the last 24 months of the lease, January 1, 2004 through December 31, 2005).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Tr. at 69-70 (Bench Trial \endash Day 5).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The first floor space vacated by Dr. Lizama remained vacant until October 1, 2004, when a portion of it was rented to Dr. Mitchell for $1,650.00 per month.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 72.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [48]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The trial court found that Dr. Rahmani breached the lease by abandoning the premises prior to the expiration of his lease term.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 20 (Finds. Fact & Concl. L.) (}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Rahmani vacated the premises in breach of this agreement when he left on August 31, 2003 and discontinued payments of rent.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In awarding damages to the Parks, the court offset Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s liability by the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 ' }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 mitigation efforts.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, the court found that Dr. Rahmani was not liable for rent and common area fees beyond the seven months between Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s wrongful abandonment of the premises and Dr. Lizama}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s transfer to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s former space.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [49]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab However, the Parks argue that the trial court erred in not giving }{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 full consideration . . . to the overall effect of RAHMANI}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 S abandonment of the premises \endash this being a loss of income for both upstairs and downstairs rental spaces, offset to RAHMANI}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 S credit by the total rent and common area expenses actually received by PARK from Drs. Mitchell and Lizama.}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Br. at 12.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Essentially, the Parks argue that they should have been awarded the difference between Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s rental amount and Dr. Lizama}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s rental amount for the second floor space, as well as the amount Dr. Lizama had previously been paying for the first floor space, with appropriate offset for the amounts eventually paid by Dr. Mitchell when he leased out part of the first floor space.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [50]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab When a tenant abandons property, the landlord is entitled to recover the rent that would be due for the remainder of the lease term less the amount actually received from subsequent tenants of the abandoned property during that time, so long as the landl ord makes an honest and reasonable attempt to mitigate his losses by reletting the property.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Crown Plaza Corp. v. Synapse Software Sys., Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 962 P.2d 824, 828 (Wash. Ct. App. 1997); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also Guam United Warehouse Corp.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2003 Guam 20 \'b6 26 (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [A] commercial landlord has a duty to make reasonable efforts to mitigate its damages when its tenant abandons the leased property.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (alteration in original) (citation omitted)).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Whether the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 efforts at mitigation were reasonable is not an issue in this case.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 I nstead, the issue here is whether Dr. Rahmani should be liable for the rental amounts Dr. Lizama would have been paying on the first floor space had he not moved to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s former space.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [51]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab In }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Marco Kona Warehouse v. Sharmilo, Inc. }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , a case from the Intermediate Court of Appeals of Hawai}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 i, the defendant-tenant wrongfully vacated three bays (bays 2, 4, and 6) it was renting in plaintiff-landlord}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s warehouse.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 {\*\bkmkstart OLE_LINK1}{\*\bkmkstart OLE_LINK2}768 P.2d 247{\*\bkmkend OLE_LINK1}{\*\bkmkend OLE_LINK2}, 249 (Haw. Ct. App. 1989).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 An existing ten ant who had been renting three different bays (bays 7, 9, and 10) in the same warehouse asked the landlord if it could move to defendant-tenant}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s abandoned bays, thereby vacating its three bays.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In an action against the defendant-tenant, the landlord sought to recover the rental amount on bays 7, 9, and 10.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 250.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [52]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The appellate court found that the lower court did not err in denying recovery to the landlord for the net rent lost for bays 7, 9, and 10 because the defendant-tenant had not consented to such liability.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 251-52.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par We are reluctant to hold a lessee liable for the vacancy of space which it neither leased nor consented to be liable for.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The difficulty in comparing the desirability of different locations from a prospective lessee}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s point of view and in accurately determining what might have been had the lessor not elected to engage in such musical chairs makes it too difficult to determine the objective reasonableness of the lessor}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s decisions to fill the wrongfully abandoned le ased premises by permitting and facilitating current lessees to move and to hold the lessee who wrongfully abandoned the leased premises liable for the resulting vacated spaces . . . .}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 When the lessor owns all of the vacated spaces, its added self-interest compounds the problem.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par If [landlord] wanted to hold [defendant-tenant] liable for the net lost rent for bays 7, 9, and 10 . . . it had to obtain [defendant-tenant}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s] consent.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Until it consented to such an extension of its liability, [ defendant-tenant] was, as a matter of law, liable only for bays 2, 4, and 6 and not for bays 7, 9, [and] 10 . . . .}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 252; }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also Centerline Inv. Co. v. Tri-Cor Indus., Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 80 S.W.3d 499, 503-04 (Mo. Ct. App. 2002) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The law [limits] consequential damages to those that are within the contemplation of the parties at the time of contracting, or foreseeable to them. . . .}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [Thus, landlords should] obtain the defaulting tenant}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s consent before holding it responsible for rent on space it never contracted to lease.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citations and internal quotation marks omitted)); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Crown Plaza Corp.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 962 P.2d at 828-29 (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [T]he mitigation cases suggest that the breaching tenant is only liable for rent related to the premises it actually leased.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 This is consistent with the remedies provision in the parties}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 lease, which gives no indication that a breaching tenant could be liable for the rent of any other premises.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citation omitted)).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [53]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab We agree with the logic underlying the decisions in }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Marco Kona}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 and those cases with similar conclusions and hold that a tenant who wrongfully abandons premises in breach of its lease is only liable for the rent and other fees related to the premises it actually leased, unless the tenant otherwise consents.}{\cs20\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid10057823 \chftn }{\insrsid10057823 We note that such a rule is particularly prudent in a case such as the instant one, where presumably Dr. Rahmani\rquote s second floor space was entirely different from Dr. Lizama\rquote s first floor space. Dr. Rahmani made several thousands of dollars of leasehold improvements to transform his space into a surgical center. While the reasonableness of the Parks\rquote mitigation efforts is not at issue, the record would suggest that in the eyes of prospective tenants, the space vacated by Dr. Rahmani was arguably more desirable than the first floor space previously occupied by Dr. Lizama, as evident by Dr. Lizama \rquote s request to transfer upstairs. It is difficult to determine what might have been had the Parks declined Dr. Lizama\rquote s request. It is possible that they may have found a tenant willing to lease the abandoned space for the same amount of rent charged to Dr. Rahmani. While Dr. Rahmani probably knew that he was at least potentially liable for the rent on the abandoned premises for the remainder of his lease term, notwithstanding his clai ms against the Parks, Dr. Rahmani likely did not foresee that his liability might hinge on the marketability of premises unlike his own.}}}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In the instant case, the Parks do not assert that Dr. Rahmani consented to becoming liable for the rent on the downstairs space vacated by Dr. Lizama after he moved to Dr. Rahmani}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s former space.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Moreover, the remedies provision in the lease agreement did not provide any indication that Dr. Rahmani might have become liable for the rent due on any other spaces in Oka Plaza should he prematurely abandon his space.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 40-42 (Commercial Lease).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Therefore, Dr. Rahmani is not liable for any rent or common area fees on the downstairs space, and the trial court did not err in failing to award such to the Parks.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [54]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The trial court did err, however, in failing to award the Parks the difference between the rent that would have been payable under the lease agreement for the second floor space and the rent the Parks actually received from Dr. Lizama when he moved to that space.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Section 15.1 of the lease provides:}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 If at any time during the term of this Lease, Tenant abandons the Premises or any part thereof, Landlord may at its option, enter the Premises by any means . . . and may, at its di scretion, act as agent for Tenant, relet the demised Premises, or any part thereof, for the whole or any part of the then unexpired term, and may receive and collect all rent payable by virtue of such reletting, and, at Landlord}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s option, }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 hold the Tenant l iable for any difference between the rent that would have been payable under this Lease during the balance of the unexpired term, as if this Lease had continued in force, and the rent for such period realized by Landlord by means of such reletting}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 .}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 42 (emphasis added).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, Dr. Rahmani remained liable for the difference between his rental amounts and common area fees under the lease and the rental amounts and common area fees charged to Dr. Lizama for the abandoned space for the remainder of Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s lease term.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Accordingly, we vacate the trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s award of damages to the Parks for lost rent and common area fees and remand to the trial court for recalculation of such damages.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 E.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Trial Court}{ \b\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Reliance on Slater}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Interim Report in Calculating Damages}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [55]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks assert that the trial court erred in relying on calculations made by the Parks}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 expert witness, CPA Roger Slater, in his interim report rather than on calculations in his final report.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 According to the Parks, the interim report was marked as an exhibit but was neither moved nor admitted into evidence.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 On the other hand, the final report was admitted into evidence and formed the basis for Slater}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s testimony at trial.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The interim report was incomplete as to the calculation of default charges and interest under the lease agreement, as well as to Slater}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s final determination of lost rents.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [56]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab It is a well-settled principle that a trier of fact may only consider admitted evidence when reaching its decision.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See, e.g.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 United States v. Rana}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 944 F.2d 123, 126 (3d Cir. 1991) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [I]t is . . . error for a jury to rely on items not admitted into evidence to reach its verdict.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 United States v. Hans}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 738 F.2d 88, 92 (3d Cir. 1984))); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Spicewood, Inc. v. Dykes Paving & Constr. Co.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 364 S.E.2d 298, 300 (Ga. Ct. App. 1987) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 It is error to permit the trier of fact to consider documents which have not been tendered or admitted into evidence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We reject [the] argument that any error was harmless as the erroneously considered evidence was incorporated into and is reflected in the jury}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s verdict.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ); }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Runner v. Cadle Co.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 511 S.E.2d 132, 134 (W. Va. 1998) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Allowing a jury to take exhibits to the jury room not admitted in evidence . . . may constitute reversible error where prejudice results therefrom.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [57]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Dr. Rahmani contends that the interim report was proffered by the Parks during their direct examination of Slater, and therefore the trial court did not mistakenly rely upon this report.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellee}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Br. at 19.}{\lang2057\langfe1033\langnp2057\insrsid10057823 } {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani cites to the following exchange during direct examination of Slater to support the contention that the interim report was proffered by the Parks:}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Q\tab Okay.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 So did you also prepare a formal report for use at this trial? \par A\tab Yes, I did.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Q\tab Okay.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 And did you also prepare an interim report prior to your final report? \par A\tab Yes, I did.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Q\tab And what were the differences between those two, if you recall? \par A\tab The difference between the two reports was the inclusion of default payment fees and interests.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Q\tab Okay.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Except for that, the substance is the same in both the interim and the final report, with the exception - - \par A\tab Substan- --}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Q\tab I}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 m sorry. \par A\tab No, go ahead.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Q\tab -- with the exception of calculation of interest after default; is that right? \par A\tab Correct.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par Tr. at 56 (Bench Trial - Day 5).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani does not point to any other parts of the trial in which Slater discussed the contents of the interim report.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [58]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab In essence, Dr. Rahmani argues that the Parks }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 invited}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s error of relying on the interim report by referencing the report during Slater}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s direct examination.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 However, this brief reference to the interim report, without more, is not sufficient to negate the effect of the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s consideration of a document not admitted into evidence.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 This is unlike the situation in }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Jones v. Jesse}{\i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Disposal Service}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , where the Supreme Court of Wyoming declined to apply the }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 invited-error }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 rule because the evidence and testimony received at the hearing were identical to that contained in the repo rts not offered or received into evidence, and thus, no prejudice resulted to the appellant.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 702 P.2d 1299, 1301 (Wyo. 1985).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In the instant case, Slater}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s interim report lacked many calculations that were later included in his final report, including calculations of default charges and interest.}{ \cs20\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid10057823 \chftn }{\insrsid10057823 Section 14.2 of the lease agreement provides for the assessment of late fees and interest in the event of Dr. Rahmani\rquote s default in the payment of rent. ER at 40 (Commercial Lease).}}}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, the information in the two reports appears to be markedly different, and the Parks were prejudiced by the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s reliance on the interim report when calculating damages.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Accordingly, we vacate the trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s award of damages to the Parks based on Slater}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s interim report and remand to the trial court to use Slater}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s final report to make any necessary changes to its calculations of the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 damages.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 F.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Trial Court}{ \b\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Failure to Designate a Single Prevailing Party for the Purposes of Awarding Attorney Fees and Costs}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [59]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab With regard to attorney fees in civil cases, Guam follows the }{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 American Rule,}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 which provides that each party bears its own litigation expenses, including attorney fees.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Sule v. Guam Bd. of Dental Exam}{ \i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 rs}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2008 Guam 20 \'b6 52 (quoting }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fleming}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2003 Guam 4 \'b6 7).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Statutory or contractual provisions authorizing attorney fees are exceptions to the American Rule.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (citing }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fleming}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2003 Guam 4 \'b6 20).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [60]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab In the instant case, attorney fees are authorized under the terms of the lease agreement, which provides that }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [i]n the event of a dispute between the parties, the prevailing party in any litigation shall be entitled, in addition to all other damages, to an award of actual attorneys}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 fees and costs incurred.}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 47 (Commercial Lease).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 However, the trial court, finding that }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 both parties prevailed on significant issues in this case,}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 denied an award of attorney fees to either party.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 26 (Dec. & Order, Mar. 30, 2009) (citing }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fargo Pac., Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2006 Guam 22 \'b6 53).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [61]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Generally, the prevailing party to a suit, for the purpose of determining who is entitled to attorney fees, is the one who successfully prosecutes the action or successfully defends against it, prevailing on the merits of the main issue.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 20 Am. Jur. 2d }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Costs}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \'a7 11 (2010).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In cases in which the plaintiff had established a right to recover on his complaint against the defendant, and the defendant had established a right to recover on his counterclaim against the plaintiff, the courts have generally expressed the view that costs should be awarded to the party in whose favor a net judgment was entered.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Worthington v. Lick}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 783 F.2d 1369, 1370 (9th Cir. 1986); 1 Attorneys}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Fees \'a7 6:8 (3d ed. 2009) (citing cases).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [62]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Other courts, however, have rejected the }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 net judgment}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 rule and have opted for other approaches.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See, e.g.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Halloran}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 115 P.3d at 553 (holding that when each party prevails on some issue, it is within trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s discretion to refuse to designate either party as the prevailing party); }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Trytek v. Gale Indus., Inc.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 3 So. 3d 1194, 1200-01 (Fla. 2009) (applying the }{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 significant issues}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 test to mechanic}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s lien cases, requiring trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s determination of prevailing party to rest on whether the party succeeded on any significant issue in litigation which achieved some of the benefit party sought in bringing suit ; fact that a claimant received a net judgment is a factor to be considered, but it is not determinative of whether that party is the prevailing party); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Landis v. Hannaford Bros. Co.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2000 ME 111, \'b6 6, 754 A.2d 958, 959-60 (applying a }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 functional analysis}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 approach, which requires trial court to look at lawsuit as a whole to determine which party was the }{ \lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 winner}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 and which the }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 loser}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ); }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 A.K. & R. Whipple Plumbing & Heating v. Guy}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ,}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 2004 UT 47, \'b6\'b6 11-13, 94 P.3d 270 (applying the }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 flexible and reasoned}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 approach, which requires not only consideration of significance of net judgment but also looks at amounts actua lly sought by the parties and then balances them proportionally with what was recovered); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 cf. A. V. DeBlasio Constr., Inc. v. Mountain States Constr. Co.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 588 F.2d 259, 263 (9th Cir. 1978), }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 construed in Anderson v. Melwani}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 179 F.3d 763, 766 (9th Cir. 1999) (holding that even if one claimant is the prevailing party, the trial court has discretion to deny attorney}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s fees if an award of fees would be }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 inequitable and unreasonable}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 because both parties had acted improperly (citing 11 Williston on Contracts \'a7 1418 at 656-59 (3d ed. 1968))).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [63]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks argue that they are the sole prevailing party under several different approaches.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 First, they contend that they would prevail under the net judgment rule because they recovered a net award of $15,690.13}{ \cs20\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid10057823 \chftn }{\insrsid10057823 In the Parks\rquote opening brief, they miscalculate the difference between their damages award ($47,361.13) and Dr. Rahmani\rquote s award ($31,670.00) as $15,961.00. }{\i\insrsid10057823\charrsid4197532 See}{\insrsid10057823 }{\insrsid10057823\charrsid4197532 Appellants\rquote Br. at 16 n.4.}}}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 against Dr. Rahmani. }{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellants}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Br. at 16.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks argue that they would also be considered the prevailing party under an approach that compares the extent to which each party succeeded or failed to succeed on its claim, because Dr. Rahmani sought $219,769.06 and failed to recover on any of his claims for equitable relief, whereas the Parks sought $179,056.05 in contract damages and }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 clearly prevailed}{\lang2057\langfe1033\langnp2057\insrsid10057823 " }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 on their contract claims.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Finally, the Parks contend that the trial court abused its discretion under the Ninth Circuit}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s approach because an award of fees would not have resulted in inequity, as }{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the contract was created between experienced businessmen acting at arms}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 length, and was breached from its inception by RAHMANI}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 S failure to adequately insure his premises against typhoon-related damage.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 " }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 16-17; }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 see also Melwani}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 179 F.3d at 766 (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The general rule is that a court }{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 abuses its discretion if it awards contractually-authorized attorney}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s fees under circumstances that make the award inequitable or unreasonable or fails to award such fees in a situation where inequity will not result.}{\lang2057\langfe1033\langnp2057\insrsid10057823 '"}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 McDonald}{\i\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Corp. v. Watson}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 69 F.3d 36, 45 (5th Cir. 1995))).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [64]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab We are persuaded by those courts which have rejected the net judgment rule as the sole criterion for determining prevailing party status for the purpose of awarding attorney fees.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We believe the better rule to be one which requires the trial court to look at the lawsuit as a whole to determine which party, if any, prevailed.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 T he recovery of a net judgment is but one of several factors for the trial court to consider, others being whether the party prevailed on any significant issue in litigation, and the proportion between what was sought by the party and what was actually recovered.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We reject the Parks}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 contention that there must always be a single prevailing party to a lawsuit; it is within the sound discretion of the trial court to determine that, based on the overall circumstances of the case, both parties prevailed and, thus, each is entitled to recover attorney fees from the other or , instead, each is to bear its own fees.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Likewise, the trial court may determine that neither party prevailed, and, thus, neither party is entitled to an attorney fee award.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [65]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab In the instant case, it seems the trial court rejected the net judgment rule and applied a rule akin to the one we adopt today.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ER at 26 (Dec. & Order) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [B]oth parties prevailed on significant issues in this case, and attorney}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s fees should not be awarded.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 However, because the damage awards in this case may change upon reman d, and because the trial court did not have the benefit of our instant analysis, we remand the issue of attorney fees in order to allow the court to reconsider the matter in light of this opinion and any potential change in the judgment amounts.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In making its determination, the trial court shall articulate the reasons for its decision.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Should the trial court find that there indeed is a prevailing party in this case, it shall also award attorney fees relating to the instant appeal.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See Mobil Oil Guam Inc. v. Tendido}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2004 Guam 7 \'b6 49 (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [C]ontractual provisions providing for the allowance of attorney[}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s] fees to the winning party are construed to include fees incurred both at the trial level and on appeal.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (alterations in original) (citations omitted)).}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 G.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani}{ \b\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Failure to File a Cross-Appeal}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [66]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Dr. Rahmani throughout his opposition brief attempts to argue for reversal of the trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s judgment against him for breach of the lease prior to the expiration of the lease term.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Dr. Rahmani contends that because the Parks failed to fulfill their obligations under the lease (e.g., by failing to properly maintain the premises and to obtain ins urance on the common areas), Dr. Rahmani in turn was not obligated to perform his respective obligations under the lease.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Appellee}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s Br. at 8-11.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In other words, Dr. Rahmani asserts that the performance of his obligations under the lease was conditioned upon the Parks having first fulfilled their obligations.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 8-9 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Pry Corp. of Am. v. Leach}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2 Cal. Rptr. 425, 429 (Ct. App. 1960); 18 GCA \'a7 80406 (2005)).}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 The Parks failure to do so, Dr. Rahmani argues, rendered the lease unenforceable, and, therefore, the Parks cannot avail themselves of any remedies provided by the lease, including the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s award of damages for lost rent.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Id.}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 at 10.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [67]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The Parks argue that Dr. Rahmani is precluded from challenging the trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s award of damages to the Parks for Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s breach of the lease absent the filing of a cross-appeal.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Reply Br. at 1-2.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We agree.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [68]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab It is a well-settled rule that, absent a cross-appeal, an }{\lang2057\langfe1033\langnp2057\insrsid10057823 "} {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 appellee may not attack the [judgment] with a view either to enlarging his own rights thereunder or of lessening the rights of his adversary . . . .}{ \lang2057\langfe1033\langnp2057\insrsid10057823 " }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 United States v. Am. Ry. Express Co.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 265 U.S. 425, 435 (1924).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 As a corollary to the principle enunciated in }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 American Railway}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , there is the equally well-accepted rule that the appellee may, despite a failure to file a cross-appeal, }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 defend}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 a judgment on any ground consistent with the record, even if rejected or ignored by the lower court.}{\cs20\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \chftn {\footnote \pard\plain \qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\fs20\super\insrsid10057823\charrsid12413771 \chftn }{ \fs20\insrsid10057823\charrsid12413771 }{\fs20\insrsid10057823 W}{\fs20\insrsid10057823\charrsid12413771 e find that Dr. Rahmani\rquote s conditional performance argument was not overlooked by the trial court. }{\i\fs20\insrsid10057823\charrsid12413771 See}{\fs20\insrsid10057823\charrsid12413771 ER at 25 (Dec. & Order) (\'93When Rahmani discovered dilapidations in the leasehold premises, his proper remedy was to repair and deduct, or to vacate the premises under 18 GCA \'a7 51102. Rahmani cannot cease payment and remain in possession under the contractual theory that the Parks breached a condition precedent or concurrent to the lease.\'94 ); ER at 20-21 (Finds. Fact & Concl. L.) (holding that Dr. Rahmani was not constructively evicted because he continued to occupy the premises for }{\fs20\insrsid10057823 twenty-two}{\fs20\insrsid10057823\charrsid12413771 months after his initial complaint to the Parks about the condition of the building).}}}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 See Guam Hous. & Urban Renewal Auth. (GHURA) v. Dongbu Ins. Co.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2002 Guam 3 \'b6 8 (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [A]n appellee is entitled to assert any ground supported by the record regardless of whether the argument was rejected or ignored by the trial court, so long as the appellee}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s rights under the judgment are not enlarged.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (quoting }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In re Leon Guerrero}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 2001 Guam 22 \'b6 37) (citing }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Am. Ry. Express Co.}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 265 U.S. at 435)); 36 C.J.S. }{ \i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Federal Courts}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \'a7 584 (2011) (}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 On an appeal to a Court of Appeals an appellee may urge }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 in support of the judgment}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 under review any matter appearing in the record, without the necessity of taking a cross-appeal.}{\lang2057\langfe1033\langnp2057\insrsid10057823 "}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 (emphasis added)); }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 cf. Greenlaw v. United States}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , 554 U.S. 237, 247 (2008) (noting that in every case in which correction of a plain error would result in the modification of a judgment to the advantage of a non-appealing party, the Court has invoked the cross-appeal rule to bar the correction).}{ \lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [69]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab In the instant case, Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s argument regarding conditional performance does not fall within this exception to the general cross-appeal rule because rather than raise the issue as a cross-issue or alternative theory } {\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 in support of the judgment}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , Dr. Rahmani raises the issue to urge this court to reverse the trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s award of damages to the Parks.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 In other words, Dr. Rahmani does not argue that the judgment in favor of the Parks should at the very least be affirmed becaus e of their purported breach of the lease, but rather that the judgment should be reversed.}{\cs20\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \chftn {\footnote \pard\plain \s19\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs20\super\insrsid10057823 \chftn }{\insrsid10057823 Any instance in Dr. Rahmani\rquote s brief in which he asserts that the judgment in favor of the Parks should be affirmed is on the alternative grounds that the trial court did not clearly err in its calculation of damages, not on the grounds of the Parks\rquote failure to comply with the lease. }{\i\insrsid10057823 See}{\insrsid10057823 Appellee\rquote s Br. at 16, 19, 20. }}}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Because a finding in Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s favor on the issue would potentially reduce his liability und er the judgment to zero, and thereby reduce if not eliminate altogether the Parks}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 right to recover under the judgment, the issue is not one that can be raised absent a cross-appeal; thus, it is not properly before this court for review.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 V.}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 }{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 CONCLUSION}{\b\lang2057\langfe1033\langnp2057\insrsid10057823 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par [70]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab We }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 REVERSE}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the trial court}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s finding that the Parks were liable for the flood under a theory of }{\i\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 res ipsa loquitur}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 , and we }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 VACATE}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the award of damages to Dr. Rahmani.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 REMAND}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 to the trial court to determine whether the Parks are liable for damages stemming from the flood under a standard negligence theory of liability.}{ \lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Should the trial court find that the Parks were indeed negligent, it shall re-enter its damage award to Dr. Rahmani, including the awards for lost gross revenue and for loss of the Persian carpet.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [71]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab The trial court was correct in holding that Dr. Rahmani was not liable for the loss of rent and common area fees on the first floor space vacated by Dr. Lizama when he transferred to Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s former space.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 However, we find that the trial court erred in failing to award the Parks the difference between Dr. Rahmani}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s rental amounts and common area fees under the lease agreement and the rent and common area fees charged to Dr. Lizama for Dr. Rahmani}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s abandoned space for the remainder of Dr. Rahmani}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s lease term.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 We also find that the trial court erred in relying upon Slater}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s interim report rather than his final report to calculate the Parks}{ \lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 damages.}{\lang2057\langfe1033\langnp2057\insrsid10057823 }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 Thus, we }{ \b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 VACATE}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s award of damages to the Parks and }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 REMAND}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 to the trial court for recalculation of such damages.}{\lang2057\langfe1033\langnp2057\insrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 [72]}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \tab Finally, we }{\b\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 REMAND}{ \lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 the issue of attorney fees to allow the trial court}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 s reconsideration of the matter in light of this opinion and of any potential changes in the parties}{\lang2057\langfe1033\langnp2057\insrsid10057823 '}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 respective dama ge awards upon remand. \par \par \par \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 _________________}{\ul\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 /s/}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ________________\tab \tab _________________}{\ul\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 /s/}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ________________ \par F. PHILIP CARBULLIDO \tab \tab \tab \tab KATHERINE A. MARAMAN \par Associate Justice\tab \tab \tab \tab \tab Associate Justice \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par \par \par }\pard \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 _________________}{\ul\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 /s/}{\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 ________________ \par ROBERT J. TORRES \par Chief Justice \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10057823 {\lang2057\langfe1033\langnp2057\insrsid10057823\charrsid10057823 \par }{\lang2057\langfe1033\langnp2057\insrsid1972231\charrsid10057823 \par }}