Woodbury Co. v. Williams Tackaberry Co.
Decision Date | 29 September 1914 |
Docket Number | No. 28782.,28782. |
Citation | 148 N.W. 639,166 Iowa 642 |
Parties | WOODBURY CO. v. WILLIAMS TACKABERRY CO. |
Court | Iowa Supreme Court |
OPINION TEXT STARTS HERE
Appeal from District Court, Woodbury County; F. R. Gaynor, Judge.
Action for rent. By way of counterclaim, defendant prayed for damages in removing water and débris from the basement of the leased building, and a diminution of rent because of its partial destruction thereby. These were allowed, and plaintiff appeals. Reversed.Shull, Farnsworth, Sammis & Stilwell, of Sioux City, and A. M. Alger, of Boston, Mass., for appellant.
M. L. Sears, of Sioux City, for appellee.
The plaintiff leased to defendant its four-story building and basement for a term of 5 years and 4 months beginning April 1, 1909, and the latter took possession under the lease. As the monthly rental of $425 for July, 1909, was not paid, this action therefor was commenced. There was an unprecedented flood on Saturday, July 10, 1909, and according to the stipulation of facts during the night following--
The reasonable value of the services rendered in pumping the water and removing the débris and the materials used was $226.01, and the pro rata rental of the basement in the meantime was $42.50, and these sums defendant asked to be allowed as a counterclaim or offset. This was done, and whether rightly so is the sole question in the case. This necessarily depends on the terms of the lease, which, in so far as material, reads as follows:
“It is further provided that if said building shall be totally destroyed by fire, or other inevitable casualty, or in case said premises, or any portion thereof, shall be taken for public or private use by the action of any public, judicial, or other competent authority, then said term under said lease shall absolutely determine at the option of said lessee; but in the event of the partial destruction only of said building by fire or other unavoidable casualty this lease shall continue, provided said building can be put in proper and tenantable condition within a reasonable length of time, and in case of such partial destruction, if the respective parties to the lease cannot mutually agree as to what would be a reasonable time to restore said premises and make it ready for occupancy, then such question of time shall be referred to three (3) disinterested persons, one to be chosen by each party to the lease, and they two to choose the third, the decision in writing of any two of whom shall be final and binding on both parties hereto; but should the lessors fail to restore or repair the premises within the time fixed by the arbitrators, as aforesaid, if this lease is continued, a just and proportional part of the rent, according to the nature and extent of the injury to said premises, shall be put in proper shape for use and habitation, such proportion of the rent to be determined in like manner as above provided, if parties hereto cannot agree, but in any event the rent shall be paid up to and including the day of such casualty.”
[1] Of course, the lessor was not bound to keep the premises in tenantable repair but for the provisions of the lease so requiring. Harris v. Heackman, 62 Iowa, 411, 17 N. W. 592;Piper v. Fletcher, 115 Iowa, 263, 88 N. W. 380;Flaherty v. Nieman, 125 Iowa, 546, 101 N. W. 280; 1 Tiffany on Landlord & Tenant, § 87. The counterclaim of defendant necessarily rests on the conditions of the lease quoted; one relating to keeping in repair, another to the partial destruction of the building, and the third to the diminution of rents in event of loss of the use.
[2] Was the effect of the water and débris in the basement such as to render the premises and fixtures in untenantable repair? Did these in the basement constitute a partial destruction of the property? The lease, when made, was of the premises in their then condition and location, and did not guarantee them against weather conditions, save as these put them in some particular out of repair. But the mere presence of some other substance, such as water or débris, did not effect the condition of repair in which the premises were kept. To repair, according to the lexicographers, means to mend, add to, or make over, restore to a sound condition after decay, waste, injury, or partial destruction. Farraher v. City of Keokuk, 111 Iowa, 310, 82 N. W. 773; In Lurcott v. Wakely, 1 K. B. 905, 923, Buckley, L. J., observed that:
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