Eckard v. Smith

¶1This appeal is from a judgment below whereby the Smiths were ordered to -con*661vey one of the two units in a duplex owned jointly by them to the Eckards.

¶2The Eckards had resided in the unit for a year under a printed form of a Residential Rental Agreement signed by themselves and by Mr. Smith. Written on the printed form were the following additional terms:

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4. Lesser [sic] hereby agrees to grant lessee (Cecil Eckard) first option to buy said duplex, single unit or both if available at termination of lease period. The sale price shall be (78,900.00) plus carpets, drapery & landscaping costs.

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6. The entire yrs. lease payment will be credited to sale price if leassee [sic] purchases said duplex.

¶3Prior to the expiration of the term, the Eckards demanded that both Mr. and Mrs. Smith convey to them the unit in which they had been living for one half of $78,900.00 plus carpets, etc., less the amount of rent paid for the year.

¶4One wonders if one half of a duplex is worth one half as much as the entire unit would be worth. Common walls, common roof, etc., would likely depreciate each half so that the remaining unit might not sell for as much as the first unit did. Realty has always been held to be unique, and one unit of a duplex is different from the other : Be it a north-facing unit or a south-facing one or an east- or west-facing unit, each would have some difference, and we cannot say that the two would be of equal value. To say they would be is to make a contract which the parties never made. The only reading one can get out of the instrument is that for one unit or two the sale price shall be “($78,900.00).” 1 There is also ambiguity regarding “carpets, drapery & landscaping costs.” Does it mean original cost, cost less depreciation, or replacement cost? Since it is not clear what was meant, the court could not enforce the agreement until it chose a value which to the court seemed proper; it could not decide it from the agreement itself.

¶5A more serious problem presents itself in the use of the words “first option to buy said duplex, ... if available at termination of lease period.”

¶6In In the case of Tamura v. DeIuliis2 the court said:

Furthermore, the fact that the lessee was to have the first option to buy indicates to our mind that the parties contemplated the usual situation whereby if the owner receives an offer from a third party, the lessee, or the person having the first option to buy, shall have a right to meet any such bona fide offer of the third party. . .

¶7In the instant matter, it made no difference what the offered price might be from a third person; the lessee could buy for $78,900.00, if the property was available for sale.

¶8Our Utah case of Chournos v. Evona Inv. Co.3 involved a “first opportunity of purchasing the said premises, upon the same price and terms the lessor would receive of other parties.” This court at page 340 of the Utah Reports said:

By the lease, the Company bound itself to extend an opportunity of purchase to the lessees, when and if the Company received an acceptable offer for the property. . . . However, that provision in the lease, standing alone, and without action by the Company, did not constitute an option in favor of the lessees.

¶9In Falkenstein v. Popper4 a lease contained the following: “ . . . (b) For the remaining period of said term, . . . Lessee shall be given the first opportunity *662to purchase . . . ” The lessee undertook to exercise the option under (b), and the court said, “ . . the lessee in subdivision (b) was given the first opportunity to purchase in the event that during the balance of the leased term, the lessor decided to sell.”

¶10In Stein v. Reising5 a lease provision was as follows: “Lessee will be given first option to purchase property within year lease if in effect at a price of $8,000.00.” It was there held by the court that “ . . . it could only be said that Mr. Stein had a conditional or preferential and not an absolute option to purchase the building.”

¶11The case of Burback v. Sinram6 is to like effect. The court held the option conditional upon the lessor’s desire to sell.

¶12The New York case of R. I. Realty Co. v. Terrell7 is a leading case. There the lessee was given “first privilege to buy” property for a stated price. The court said:

The use of the words “first privilege” indicates that the parties must have had in mind some other opportunity of the lessor to sell and that the lessor was not prevented from selling to another if he desired. It bound the lessor, however, not to sell to another for that price without first giving the lessee the opportunity or privilege to purchase the property at the price specified, . . . The words “first privilege” did not grant an absolute option to the lessee to purchase the premises at any time during the term of the lease. The right of the lessee to purchase depended upon the lessor’s desire to sell. ... To construe the clause in accordance with the contention of the respondent would require that the word “first” be eliminated. With that word eliminated, the privilege to buy would be absolute and enforceable.

¶13The weight of authority where there is nothing more is to the effect that a “first option to buy” is merely a conditional option to be exercised only in case the owner desires to sell.

¶14The meaning of the word “available” is also subject to two constructions. Does it mean “not sold to somebody else” or does it mean “if it is for sale”? If the latter, there is no option to be exercised, since the owner does not wish to sell. If it means the former, then it appears clearly that the Eckards had no firm option because it could be defeated by the owner selling it to another.

¶15The trial court enforced a contract which the parties never made. Specific performance cannot be granted unless the terms are clear, and that clarity must be found from the language used in the document.8

¶16There is a further reason why the judgment cannot be affirmed. The defendant Joy T. Smith was a joint owner of the land. She signed neither the lease nor the so-called option. The only estoppel which could be asserted against her would be the lease agreement for which the Eck-ards paid cash. She makes no complaint about that, as the Eckards had their full term of peaceful possession. She cannot, however, be deprived of her title to the realty in view of the provisions of the Statute of Frauds.9

¶17The dissent mentions a sale by the Smiths to the Eckards of one of the units subsequent to trial. Both parties have requested us to decide the issue presented at *663trial, and we should do our duty and answer the contentions as raised on this appeal. Matters occurring after trial are not properly before us. For all we know, the Eckards bought the one unit of the duplex at an arm’s length transaction and may want to buy the other unit under the terms fixed by the trial court. That would be a pretty neat maneuver if they could deduct the $4,500.00 rent paid from the arm’s length deal, as the dissent says, and then by having this court affirm the judgment of the trial court get the same $4,500.00 deducted from the other unit. That would give them $9,000.00 deducted from the claimed option which only allowed them $4,500.00 if they bought both units.

¶18The judgment is reversed, and costs are awarded to the appellants.