Kanner v. Globe Bottling Co.

• Decision Date: 29 May 1969
• Citation: 273 Cal.App.2d 559,78 Cal.Rptr. 25
• Court: California Court of Appeals Court of Appeals
• Parties: Abe KANNER, Plaintiff and Appellant, v. GLOBE BOTTLING CO., Inc., a corporation, Defendant and Respondent. Civ. 32685.

Page 25

78 Cal.Rptr. 25

273 Cal.App.2d 559

Abe KANNER, Plaintiff and Appellant, v. GLOBE BOTTLING CO., Inc., a corporation, Defendant and Respondent.

Civ. 32685.

Court of Appeal, Second District, Division 5, California.

May 29, 1969.

Charles A. Laufer, Van Nuys, for plaintiff and appellant.

David S. Smith, Beverly Hills, and Thomas C. Brayton, Pomona, for defendant and respondent.

STEPHENS, Associate Justice.

Plaintiff, as lessor, and defendant, as lessee, entered into a five year lease in 1960 of certain premises belonging to plaintiff, to be used by defendant for his beer distributing business. Plaintiff sought to impose liability on defendant for (1) alleged failure to deliver up the premises as received; (2) treble damages for alleged waste; (3) claimed loss of rental; and (4) attorney's fees, pursuant to a provision in the lease. After a court trial, plaintiff was awarded judgment for $1,822.10, plus costs. Plaintiff claimed total damages in excess of $40,000. Plaintiff has appealed.

The lease premises included a warehouse, an office building, and a garage. The lease expired October 1, 1965. So far as using the premises for the principal purpose of conducting a beer distributing business, defendant terminated his occupancy in October 1964, and thereafter, to lease end, used the property for warehouse purposes only. Actual occupancy by defendant was not terminated until October 1, 1965, at the time the locks were removed and the premises surrendered. Plaintiff sought to prove that defendant was responsible for, Inter alia, alleged (1) damage to the asphalt paving (2) damage to fences and gates, (3) damage to gas pump and tank, (4) damage to the garage roof, (5) general cleanup work, (6) malfunctioning garage doors, broken windows, broken light fixtures, and (7) damage to the interior and exterior of the three buildings, including painting and partial replastering.

The lease provided, in relevant part, that the 'Lessee has inspected the premises and appurtenances and acknowledges that they are now in good condition'; that the lessee 'agrees to keep and maintain the premises * * * in good order, condition and repair, and to deliver up possession of the premises at the expiration * * * of this lease, in like good condition, ordinary use and wear thereof excepted.'

The record reveals a long and arduous trial, in which the documentary and oral evidence showed a sharp conflict in the evidence as to (1) the extent of the damage, (2) whether such damage that did exist occurred during the lease term, or thereafter, but prior to plaintiff's reentry of the premises, and (3) whether and to what extent the condition of the premises was attributable to ordinary use and wear.

Plaintiff's testimony, and that of one Bruce Cooper who inspected the premises in May of 1965, tended to show that the premises were in a general state of disrepair. Mr. Shuman, an officer of defendant Globe Bottling Company, testified that the premises were in good condition at the expiration of the lease and that continuous repairs were made as needed during the lease term. Several witnesses corroborated this testimony. Additional evidence introduced by defendant, including testimony from plaintiff's witnesses, tended to show (a) vandalism had occurred after the expiration of the lease and prior to plaintiff's reentry, (b) deterioriation to the premises due to the passage of time, the nature of defendant's business, and the short life expectancy of certain fixtures on the premises, and (c) that many of the repairs made by plaintiff in 1966 were unnecessary.

The case was tried without a jury. The court found that defendant breached the lease in failing to leave the premises in a clean condition, in failing to make repairs to the concrete floor and railing, and in failing to repair the garage doors.

The first four questions ¹ raised by plaintiff on this appeal, though variously phrased, amount to nothing more than an attack on the sufficiency of the evidence. At the outset, it should be noted that plaintiff's opening brief is entirely deficient in this respect for two reasons. Firstly, plaintiff has failed to set forth Any of the material evidence supporting the judgment. Plaintiff is required to set forth All of the material evidence, and not merely his own. (Green v. Green, 215 Cal.App.2d 31, 35, 30 Cal.Rptr. 30; Cooper v. Cooper, 168 Cal.App.2d 326, 331, 335 P.2d 983.) Plaintiff's recital of only his own evidence is in derogation of Rule 13, California Rules of Court, and his claim of insufficiency of the evidence is entitled to no consideration, especially when it is apparent, as it is here, that a substantial amount of evidence was received on behalf of defendant. (Haynes v. Gwynn, 248 Cal.App.2d 149, 151, 56 Cal.Rptr. 82; Estate of Palmer, 145 Cal.App.2d 428, 431, 302 P.2d 629.) Secondly, plaintiff has failed to make appropriate references to the record, as required by Rule 15(a), California Rules of Court. The reviewing court is not obligated to make an independent search of the record where this rule is ignored. (Grand v. Griesinger, 160 Cal.App.2d 397, 403, 325 P.2d 475; Goldring v. Goldring, 94 Cal.App.2d 643, 645, 211 P.2d 342.) In any event, suffice it to say that where the evidence is in conflict, an appellate court will not disturb the findings of the trial court. (Laymon v. Simpson, 225 Cal.App.2d 50, 52, 36 Cal.Rptr. 859; Walton v. Bank of California, 218 Cal.App.2d 527, 539, 32 Cal.Rptr. 856; 3 Witkin, Cal.Procedure, Appeal, § 84, p. 2245.) Here, the trial court found that with the exception of three specific deficiencies defendant maintained the premises in good order and repair, and surrendered them in that fashion. There is substantial evidence to support these conclusions.

Plaintiff next contends that the damages claimed do not as a matter of law fall within the 'reasonable wear and tear' exception. Again, however, plaintiff completely ignores the state of the evidence and the reasonable inference which the trial court could and did draw therefrom. A few examples of plaintiff's allegations will serve to illustrate the lack of merit in plaintiff's contention. Plaintiff's brief states that damage to the roof resulted from vandalism after defendant 'vacated the premises and prior to the termination of the lease.' Mr. Beal, a roofing contractor, testified for plaintiff that he first examined the roof on October 16, 1965, and that vandalism was apparent. He was unable to state what portion of the damage was of recent origin and what part was not. The premises were used for storage purpose until lease end, and at the time of Mr. Shuman's inspection of the roof at lease end on October 1, 1965 showed no damage whatsoever. Plaintiff also asserts that the 'gasoline pump was not maintained and was left to rust for a period of a year.' Mr. Cooper, plaintiff's witness, testified that he saw no need to replace the pump. He made no test as to fitness or useability. He gave plaintiff a price on a new pump because plaintiff asked him to. Mr. Shuman, defendant's witness, testified that the pump was in good condition at lease end. Plaintiff states, without supporting reasons or evidence, that '(f) ailing to replace damaged light fixtures and bulbs does not fall within the 'reasonable wear and tear' exception.' Mr. Agatiou, a witness for plaintiff, testified that plaintiff requested him to replace certain light fixtures. None of the fixtures were broken. The life expectancy of these light fixtures was five years, and deterioration of the fixtures appeared normal. There is substantial conflicting evidence to the remainder of plaintiff's assertions in this contention, the recital of which would serve no useful purpose. It is interesting to note that other than the witness Cooper, whose testimony was sufficiently rebutted, no other witness called by plaintiff was on the premises prior to the expiration of the lease.

The exception of ordinary wear and tear contemplates that deterioration will occur by reason of time and use despite ordinary care for its preservation. (Connel v. Brownstein-Louis Co., 86 Cal.App. 610, 614, 261 P. 331.) A tenant is not required to renovate the premises at the expiration of his lease; a covenant to repair should be reasonably interpreted to avoid placing any unwarranted burden of improvement of the lessor's premises on the lessee. (Lynn v. De Pue Warehouse Co., 198 Cal.App.2d 742, 746, 17 Cal.Rptr. 841; 2 Witkin, Summary, Real Property, § 247, p. 1075; see also 1 Tiffany, Real Property (3d ed.), § 102, p. 155.) The tenant is certainly not obligated to restore the premises to his landlord in a better condition than they were at the inception of the tenancy. (Haupt v. La Brea Heating Etc. Co., 133 Cal.App.2d Supp. 784, 788--789, 284 P.2d 985.) The state of the evidence is susceptible of the inference that some of the damage was not attributable at all to defendant, and other damage was attributable to the usual practice and custom of defendant in carrying out its business, and consituted 'ordinary wear and tear.' (See cases collected in 45 A.L.R. 70 and 20 A.L.R.2d 1354.)

Plaintiff next contends that the judgment of the trial court is not supported by proper findings of fact or conclusions of law. Correlatively, plaintiff complains that the trial court erred in failing to hold a hearing on his objections to the court's findings and in refusing to make special findings.

Plaintiff complains that the findings are deficient in that no findings were made with respect to many items of repair for which compensation was sought. The trial court found that defendant breached the lease in three particulars only and in no others (Finding V), and that plaintiff suffered no other damage to the premises attributable to defendant's occupancy thereof during the term of the lease (Finding VI). It is obvious that the enumeration of these particulars to the exclusion of all others obviated the necessity of...