McAdoo v. Callum Bros.

Smith, C. J., after stating the foregoing. We do not concur in His Honor’s interpretation of the plaintiff’s contract in reference to the optional renewal of the lease given to the defendants. The meaning of the clause allowing them the refusal of the premises for another year, like the not unusual covenant of renewal found in leases and of equivalent force, ascertained from the language employed to express the .common intent of the parties, is, that the defendants may have the rooms for the next succeeding year at their *422 election on the same terms and conditions, and on payment of the same rent. The lessor can no more increase the rent or vary the manner of payment, than he can the other provisions of the existing instrument under which the defendants hold possession. To allow the plaintiff to change the terms of the proposed renewal is to remove the binding force of his obligation altogether. “A covenant to let the premises to the lessee at the expiration of the term, without mentioning any price for which they are to be lét; or to renew the lease upon such terms as may be agreed on,” in the words of Mr. Taylor, “ in neither case amounts to a covenant for renewal, but is altogether void for uncertainty.” Tay. Land. & Ten. § 333. The true and reasonable construction of a contract expressed in such general terms is thus stated by the same author in the preceding section: “ A covenant that the lessee shall have the refusal of the 'premises at the expiration of the lease for a specified time, is a covenant to renew the lease at the same rent for such term. It is violated by the lessor if he refuses to renew the lease, except at an increased rent. * * * And the lessee in such case is not obliged to wait until the actual termination of the lease, before he makes his election to have the lease renewed. For the lessor is bound to renew when the lessee makes his election and demands the renewal.” This statement of the law is sanctioned by an express adjudication of the Court of Appeals of New York in Tracy v. Alb. Ex. Co., 3 Seld. 473, the essential features of which are represented in the present case. We state the material facts of it: The lease was made in February, 1847, for the term of two years and six months from the first day of November preceding, at an annual rent of $1000 payable in quarterly installments, and contained this covenant: “The said party of the first part to have the refusal of the premises at the expiration of this lease for three years *423 longer.” On February 1st, 1849, the lessee demanded the new lease for the specified term of three years, and at the same rent. This was refused by the lessor, the defendant, unless the lessee, the plaintiff, would agree to pay at the rate of $1200 a year. Subsequently the plaintiff assented to the increase and accepted a new lease for one year at that sum, to prevent the premises from being rented to another, and himsélf dispossessed, and paid the amount under protest. He then brought his action to recover the excess of $200, and did recover it. The court say: “ The plaintiff, in February, 1849; made his election and demanded performances. Defendant refused unless he would take the renewal at an enhanced rent, and gave notice that unless this was accepted "he would rent to another. This constituted a breach of the covenant. There are several decisions that a covenant in a lease to renew it, without providing in respect to the term to be granted, or the ayuount of rent to be paid, implies a renewal for the same term and rent.” See 4 Kent Com., 108. Renoud v. Darham, 34 Conn., 512. When the defendants three days before the end of the term made their election to renew, proffering the rent for the month and a second lease with the same provisions, except in its adaptation to the time of the new term, and the plaintiff refused both, as he had in January and February preceding declared his intention that they should not have the store another year, and their occupation must cease with the end of their present term, the plaintiff violated his covenant to renew. While this provision for renewal is not itself a renewal so as to vest an estate in the defendants for the successive term, it gave them an equity, which, while it cannot be specifically enforced in the court of a justice, will be recognized as a defence to a proceeding for the ejectment of the defendants under the summary process provided in the *424 statute against tenants holding over after the expiration of their term. The defendants having exercised their right to demand a renewal of the expiring lease were entitled to it, and to remain in possession, as long as they complied with its requirements and conditions, until the last day of May, 1881, and they are responsible for the accrued rent. It is true the plaintiff, disavowing his obligation, was endeavoring to put the defendants out of possession, and the defendants were meanwhile with equal earnestness and more success asserting their right under the contract to retain the possession, and as we sustain them in their claim of right, they must take it cum onere and pay the rent. This view of the case dispenses with th’e necessity of considering and determining' the other matters of defence, and disposes of the appeal. There must be # new trial, and it is so adjudged. Error. Venire de novo.