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Electronically Filed
Supreme Court
SCWC-XX-XXXXXXX
30-APR-2020
08:27 AM
IN THE SUPREME COURT OF THE STATE OF HAWAI#I
---o0o---
FRANCIS KAHAWAIOLAA,
Respondent/Plaintiff-Appellant,
vs.
HAWAIIAN SUN INVESTMENTS, INC., a Hawaii Domestic Corporation,
RONALD J. BLANSET, and JANICE M. BLANSET,
Petitioners/Defendants-Appellees.
SCWC-XX-XXXXXXX
CERTIORARI TO THE INTERMEDIATE COURT OF APPEALS
(CAAP-XX-XXXXXXX; CIVIL NO. 15-1-0180)
APRIL 30, 2020
RECKTENWALD, C.J., NAKAYAMA, McKENNA, POLLACK, AND WILSON, JJ.
OPINION OF THE COURT BY RECKTENWALD, C.J.
I. INTRODUCTION
This case involves a commercial landlord-tenant
dispute. Defendants Hawaiian Sun Investments, Inc., Ronald
Blanset, and Janice Blanset (collectively referred to as Hawaiian
Sun) performed a self-help eviction (also called a lockout) after
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Plaintiff Francis Kahawaiolaa allegedly breached the lease.
After a bench trial, the Circuit Court of the Third Circuit
(circuit court)1 found that (1) Kahawaiolaa was not entitled to
damages because two of the breaches were material; and (2) his
claims for equitable relief, including a claim for replevin
seeking access to his personal property, were moot. The
Intermediate Court of Appeals (ICA) vacated the circuit court’s
judgment and concluded that the circuit court erred by (1)
finding that the breaches were material; (2) failing to shift the
burden of proof to Hawaiian Sun on Kahawaiolaa’s replevin claim;
and (3) failing to exercise its equitable powers to weigh the
relative harms to each party.
The ICA’s first conclusion was correct - the breaches
did not go to the root of the parties’ intent in contracting, as
evidenced by the contract itself. As to the second finding,
while the ICA correctly stated the law, it incorrectly applied
the law to the circuit court’s decision. The circuit court found
that the replevin claim was moot since Kahawaiolaa had already
retrieved his personal property by the time of trial. Thus, the
ICA should not have analyzed the merits of the replevin claim.
Similarly, the ICA misapplied the law of equitable relief to this
case because the only issue on appeal was damages for the lockout
- all the equitable claims were moot. Because the ICA erred in
its second two holdings, we affirm in part and vacate in part its
1
The Honorable Greg K. Nakamura presided.
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judgment on appeal and remand the case to the circuit court for
further proceedings consistent with this opinion.
II. BACKGROUND
According to his trial testimony, in 2012, Kahawaiolaa
began renting space for his hair salon from Hawaiian Sun in the
Hilo Plaza building. During the time period relevant to this
case, Kahawaiolaa paid a monthly rent of $4,410. Kahawaiolaa
further testified that Ronald Blanset had indicated that he
planned to convert Hilo Plaza to condominiums and told
Kahawaiolaa that he could secure commercial space at a fixed
price for a down payment of $12,000. Kahawaiolaa agreed and paid
Blanset $12,000.
A letter dated July 1, 2012 that set forth terms for
the $12,000 payment is in the record. In this letter, Hawaiian
Sun wrote: “If there are differences, change of heart or we
cannot reach an agreement[,] we will compensate you with a
reduction of $1,000.00 per month of the [b]ase rent portion of
the rent during the term of this lease, unless earlier terminated
as herein provided.”
Kahawaiolaa further testified at trial that he asked
Blanset about the lack of progress on the condominium conversion
in January 2015.2 Unsatisfied with Blanset’s answer, and in
accordance with the July 2012 written agreement, Kahawaiolaa paid
2
Page 16 of the transcript appears to indicate that this
conversation took place in January 2012, but Kahawaiolaa’s subsequent
testimony of other events makes clear that the correct date was January 2015.
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$1,000 less in rent than the amount due for that month.
Subsequently, a letter apparently sent from Hawaiian Sun’s
attorneys to Kahawaiolaa on February 24, 2015 indicated that he
owed $5,699.72 for unpaid January and February rent and fees.3
The copy of this letter in the record contains handwritten notes
indicating that Kahawaiolaa was permitted to take $1,000 off the
rent each month. In addition, the handwritten notes state: “New
30 days notice then take action. Lock ‘em’ out.” Ronald Blanset
testified that the notes were in his handwriting, though he also
indicated that he did not remember why he wrote them.
It appears undisputed that, in addition to the $1,000
withheld from January 2015 rent, Kahawaiolaa then withheld his
rent in its entirety for the months of February, March, and April
2015. On March 18, 2015 and April 14, 2015, Hawaiian Sun sent
Kahawaiolaa letters stating that these were 30-day and 15-day
notices and demands for Kahawaiolaa to pay $14,719.72 in past-due
rent and fees. Each letter also indicated that Kahawaiolaa had
violated his lease by (1) failing to maintain the air
conditioner, which allegedly caused damage; (2) having
contractors complete work without permission; and (3) failing to
complete inspections for a certificate of occupancy, and stated
that he did not have the “license(s) to practice in the leased
3
This was not the first time Hawaiian Sun sent Kahawaiolaa a notice
for past-due rent. On November 1, 2013, Hawaiian Sun sent a letter indicating
that Kahawaiolaa owed $16,460.54 in rent for the months of August, September,
October, and November.
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space.” The April 14, 2015 letter also alleged that Kahawaiolaa
had failed to keep Hawaiian Sun informed of his activities,
thereby violating his lease. The April 14 letter also offered to
apply the $12,000 credit to this amount, indicating a remaining
balance of $7,129.72,4 and gave Kahawaiolaa until May 1, 2015, to
pay the amount indicated. Kahawaiolaa testified that on
April 29, 2015, he delivered a check for $14,000 to Hawaiian Sun.
According to his trial testimony, on May 2, 2015,
Kahawaiolaa arrived at the premises and discovered that Hawaiian
Sun had changed the locks. Posted on the door was a letter from
Hawaiian Sun stating that Kahawaiolaa had not responded to its
notice and that it would return the $14,000 check. Kahawaiolaa
testified that he was unable to enter the premises to retrieve
his personal belongings due to the lock-out.
Based on the described events, Kahawaiolaa’s complaint
alleged violations of Hawai#i Revised Statutes (HRS) §§ 654-1,5
4
The balance due reflects $14,719.72 in past-due rent and fees,
minus the $12,000 credit, plus rent for the month of May.
5
HRS § 654-1 states in relevant part:
(a) An action may be brought to secure the immediate
possession of personal property in any court of
competent jurisdiction by filing a verified complaint
showing:
(1) That the plaintiff is entitled to the immediate
possession of the property claimed;
(2) A particular description of the property claimed;
if the property claimed is a portion of divisible
property of uniform kind, quality, or value, that such
is the case, and the amount thereof which the
(continued...)
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480-2,6 480-13,7 and 480-13.5,8 and intentional infliction of
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(...continued)
plaintiff claims;
(3) The actual value of the property claimed;
(4) That the property has not been taken for a tax,
assessment, or fine pursuant to a statute, or seized
under an execution or an attachment against the
plaintiff or the plaintiff’s property, or if so seized
that it is by statute exempt from such seizure;
(5) That the property is in the possession of a named
defendant, and the facts and circumstances relating to
the possession thereof by the defendant, according to
the plaintiff’s best knowledge and belief;
(6) The names of all persons other than the defendant
in possession of the property, having or claiming or
who might have or claim to have an interest in the
property according to the best belief of plaintiff,
all of whom shall be joined as defendants in the
action.
6
HRS § 480-2 declares unlawful “[u]nfair methods of competition and
unfair or deceptive acts or practices in the conduct of any trade or
commerce[.]”
7
HRS § 480-13 states in relevant part:
(b) Any consumer who is injured by any unfair or
deceptive act or practice forbidden or declared
unlawful by section 480-2:
(1) May sue for damages sustained by the consumer,
and, if the judgment is for the plaintiff, the
plaintiff shall be awarded a sum not less than $1,000
or threefold damages by the plaintiff sustained,
whichever sum is the greater, and reasonable
attorney’s fees together with the costs of suit;
provided that where the plaintiff is an elder, the
plaintiff, in the alternative, may be awarded a sum
not less than $5,000 or threefold any damages
sustained by the plaintiff, whichever sum is the
greater, and reasonable attorney’s fees together with
the costs of suit. In considering whether to adopt
the $5,000 alternative amount in an award to an elder,
the court shall consider the factors set forth in
section 480-13.5; and
(2) May bring proceedings to enjoin the unlawful
practices, and if the decree is for the plaintiff, the
plaintiff shall be awarded reasonable attorney’s fees
(continued...)
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emotional distress. Kahawaiolaa also requested injunctive relief
to gain access to his personal property and the leased space, and
actual, statutory, exemplary, and punitive damages.
It is undisputed that on May 18, 2015, Hawaiian Sun
allowed Kahawaiolaa back into the property and he resumed his
business. Kahawaiolaa testified that he lost customers, income,
and an employee due to the lockout between May 2 and May 18.
On cross-examination, Kahawaiolaa testified that the
lease he signed stated that the lease itself was the entire
agreement and that the premises were rented as-is. He further
testified that, although the lease states that written consent of
the lessor was required prior to making alterations, he did not
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(...continued)
together with the costs of suit.
8
Kahawaiolaa, who was 66 years old when the complaint
was filed, qualifies as an elder for purposes of HRS
§ 480-13.5, which sets forth factors courts must
consider when determining whether to increase the
penalties under § 480-2 for commission of the offense
against an elder:
(1) Whether the person’s conduct was in wilful
disregard of the rights of the elder;
(2) Whether the person knew or should have known that
the person’s conduct was directed toward or targeted
an elder;
(3) Whether the else was more vulnerable to the
person’s conduct than other consumers because of age,
poor health, infirmity, impaired understanding,
restricted mobility, or disability;
(4) The extent of injury, loss, or damages suffered by
the elder; and
(5) Any other factors the court deems appropriate.
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obtain that consent.9 Nor did he provide Hawaiian Sun with a
bond before commencing construction, as the lease indicated was
required.10 And Kahawaiolaa testified that he did not cure the
other lease violations alleged in the April 14 letter.
Kahawaiolaa testified further on cross-examination that
he does not have a certificate of occupancy.11 He further
testified that, although he had a hairstylist license, he did not
9
Section 5.4 of the lease states in pertinent part:
Lessee agrees that Lessee will make no alterations or
additions or improvements to said premises without in
each such case the written consent of Lessor firsthand
obtained; further, that in the event any alterations,
additions or improvements in or to said premises are
required by reason of the special use and occupancy of
said premises by said Lessee, then said Lessee
covenants and agrees that Lessee will make such
alterations, additions or improvements in or to said
premises at Lessee’s own expense; it being further
covenanted and agreed that any such alterations,
additions or improvements and in using and occupying
the premises, comply with Building Code and ordinances
of the County of Hawaii and all laws of the State of
Hawaii pertaining to such work, use or occupancy[.]
10
Section 5.7 of the lease states:
Lessee, before commencing any repair, alteration,
removal, reconstruction or improvement having a cost
of $10,000.00 or more shall deposit with Lessor a bond
or Certificate therefore, in a penal amount equal to
100% of the contract sum therefore and in form and
with surety satisfactory to Lessor, naming Lessor as a
co-obligee, guaranteeing improvement free and clear of
all mechanic’s and material men’s liens.
11
Section 3.7 of the lease states: “Lessee will at all times during
the term observe and comply with all laws, ordinances, and rules and
regulations now or hereinafter made by any governmental authority and
applicable to the occupancy or use of the Premises or the conduct of any
business therein or to the use of the common areas.” Haw. Cty. Code § 5-45(a)
states, “No building or structure shall be used or occupied, and no change in
the existing occupancy classification of a building or structure or portion
thereof shall be made until the building official has issued a certificate of
occupancy therefor as provided herein.”
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have a “beauty shop license,” which is required in order to
employ other stylists to cut hair. Kahawaiolaa said that he had
not applied for his beauty shop license because the construction
on the suite was not yet completed. In addition, not all of the
people who worked in the hair salon had licenses to cut hair.
Finally, Kahawaiolaa testified that the lease he signed includes
a “default” clause.12
On redirect, Kahawaiolaa testified that he paid a large
bill for air conditioner maintenance, though he could not
remember when. He also indicated that getting his certificate of
occupancy would take more than thirty days and he was diligently
12
Section 10.1 of the lease states:
This lease is upon the express condition that, if
Lessee shall fail to pay the rent herein reserved or
any part thereof as the same becomes due, or shall
fail to faithfully observe and perform any other term,
covenant, or condition of this lease . . . and the
breach or default shall continue for a period of
thirty (30) days after delivery of a written notice of
any such breach or default . . . Lessor may at once
reenter the Premises and upon or without the entry, at
its option, terminate this lease without any further
service or notice or legal process, and may expel and
remove from the Premises, Lessee and those claiming
under it and its effects and Lessor may store, remove
and dispose of any of Lessee’s improvements or
personal property at Lessee’s expense, and may then or
at any time before or thereafter bring an action for
summary possession of said Premises, all without
prejudice to any other remedy or right of action which
Lessor may have to arrears of rent or other breach of
contract; PROVIDED, HOWEVER, that if the nature of the
default, other than nonpayment of rent is such that
the same cannot be reasonably cured within a thirty-
day period, Lessee shall not be deemed to be in
default if Lessee shall, within the period, commence a
cure and thereafter diligently prosecute the same to
completion.
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working to rectify the problem.13
When called to testify by Kahawaiolaa, Blanset stated
that he had received the $14,000 check from Kahawaiolaa before
Blanset locked Kahawaiolaa out of his unit.
Blanset also testified in Hawaiian Sun’s case-in-chief.
He stated that the first time he heard that Kahawaiolaa wanted
his $12,000 returned was in February.14 Blanset further
testified that Kahawaiolaa’s payment history was “erratic at
best,” and that Hawaiian Sun had been lenient about late
payments. With respect to the $14,000 check, Blanset indicated
that the amount confused him because the letter to Kahawaiolaa
stated his balance due as $7,129.72. He therefore did not cash
the check.15
Blanset maintained that, after he changed the locks,
Kahawaiolaa did not ask him to enter to retrieve his personal
property.
On the topic of damages, Blanset testified that he saw
13
This was relevant because Section 10.1 of the lease, which allows
self-help eviction, does not apply if the breach of the lease “cannot be
reasonably cured within a thirty-day period” and the tenant commences a cure
within thirty days and “thereafter diligently prosecute[s] the same to
completion.” Supra, note 10.
14
Although Blanset said February 2013, it appears that he meant
February 2015 because he indicates that it was after he received Kahawaiolaa’s
$3,400 rent payment, which occurred in January 2015.
15
The March 18, 2015 letter listed rent past due plus rent for
April, which would be due on April 1. This totaled $14,719.72. The April 14
letter listed this amount, minus the $12,000 credit from the condominium
agreement, plus rent for the month of May (though it appears to be mistakenly
listed as rent for the month of April twice). The total due listed in this
letter was $7,129.72.
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very few customers coming to Kahawaiolaa’s salon.
In addition, Blanset disagreed with Kahawaiolaa’s
testimony that Kahawaiolaa initially gave him the $12,000 as a
personal loan - he maintained that those funds were always for
the condominium conversion.16
The circuit court issued its written decision and order
on August 26, 2016. First, the circuit court found that the
July 1, 2012 agreement regarding the $12,000 payment and
Kahawaiolaa’s conversation with Ronald Blanset about repayment
gave Kahawaiolaa the right to pay a monthly rent reduced by
$1,000 until the $12,000 was paid back. Second, the circuit
court found that, because Hawaiian Sun received Kahawaiolaa’s
$14,000 check before it locked him out, non-payment of rent was
not a proper justification for the lockout.
The circuit court stated that “as to Hawaiian Sun’s
other justifications for the lock out, Kahawiaolaa has the burden
of proving that he was not in material breach of the lease.” The
court found that “[i]f Kahawaiolaa used or occupied the leased
premises without a certificate of occupancy,” that would
constitute a material breach of the lease. Similarly, the court
16
In addition to Kahawaiolaa and Blanset, four other witnesses
testified at trial: Karey Correa, Rhonda Nacino, Linda Sweinhart, and Janice
Blanset. Correa and Nacino worked at Kahawaiolaa’s salon and testified to the
appointments they were unable to keep due to the lockout and the process of
retrieving their personal property from the unit. Correa and Sweinhart
testified to a dispute over Correa attempting to take some chairs that
belonged to Janice Blanset that were stored in another unit of the building.
And Ms. Blanset testified to interactions between her and Kahawaiolaa that do
not bear on the issues on appeal.
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found that “[i]f it is true that [Kahawaiolaa] failed to maintain
an air conditioner maintenance contract and repairs to air
condition[ers] were required, then this could constitute a
material breach” of the lease. The circuit court further
concluded that Kahawaiolaa did not materially violate the lease
by (1) allowing a mechanic’s and materialmen’s lien to attach (as
Hawaiian Sun did not allege that such a lien in fact attached);
(2) improperly parking his motor vehicles; and (3) failing to
obtain permission from Hawaiian Sun to perform electric and
plumbing work on the property. The circuit court ordered
Hawaiian Sun to submit proposed findings of fact (FOFs) and
conclusions of law (COLs).
In a separate order, the circuit court granted in part
Hawaiian Sun’s motion for attorney’s fees, awarding half of the
requested amount.
The circuit court entered its FOFs and COLs on
December 8, 2016, which tracked its earlier-issued order and used
parts of proposed language that Hawaiian Sun submitted. The
relevant FOFs read:
18. Section 5-45 of the Hawaii County Code states:
No building or structure shall be used or occupied,
and no change in the existing occupancy classification
of a building or structure or portion thereof shall be
made until the building official has issued a
certificate of occupancy therefore as provided herein.
19. Section [ ] 3.7 of the Lease states:
Observance of Laws. Lessee will at all times during
the term observe and comply with all laws, ordinances,
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and rules and regulations now or hereinafter made by
any governmental authority and applicable to the
occupancy or use of the Premises or the conduct of any
business therein or to the use of the common areas.
20. Section 5.4 of the Lease states that any
alterations, additions or improvements to the leased
premises and “in using and occupying the premises,
[must] comply with Building Code and ordinances of the
County of Hawaii . . . .”
21. Plaintiff did not prove that he used or occupied
the leased premises with a certificate of occupancy
and so he did not prove that he was not in material
breach of the Lease terms from May 2, 2015 to May 18,
2015.
. . .
26. Under Section 5.1 c) of the Lease, “Lessee shall
maintain an air conditioners (A/C) contract to clean
drainage pans and change air filters on three month
interval[s].”
. . .
28. Plaintiff has not shown a breach of contract or a
basis for liability under Hawai#i Revised Statutes
(“HRS”) §§ 480-2, 480-13, and 480-13.5 which prohibit
unfair and deceptive acts or practices in the conduct
of any trade or commerce.
29. Plaintiff has not shown there was a factual basis
for liability for a claim for relief for intentional
infliction of emotional distress.
The relevant COLs are as follows:
1. Because Plaintiff failed to prove he was not in
material breach of the Lease when he was locked out of
the leased premises from May 2, 2015 to May 18, 2015,
he is not entitled to recover damages because he was
precluded from entering the leased premises during
this period of time.
2. Because Plaintiff was allowed entry onto the
premises on May 18, 2015, Plaintiff’s claim for relief
for entry onto the business premises . . . and for an
order to be issued pursuant to HRS § 654-2 to retrieve
Plaintiff’s personal property is moot.
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3. Because the parties have acted in accordance with
the lease which was in effect from May 18, 2015,
Plaintiff’s claim for relief for an order declaring
Plaintiff’s lease for the business premises . . . to
remain in effect is moot. Furthermore, Plaintiff’s
claim for the possession, use and quiet enjoyment
thereof for the period of the lease is moot.
4. Because Plaintiff was allowed entry onto the
premises on May 18, 2015, Plaintiff’s claim for relief
for an order to be issued pursuant to HRS § 480-13
restraining Defendants from seizing Plaintiff’s
personal property, locking Plaintiff out of his
business space, or harassing Plaintiff or otherwise
interfering with his business, is moot.
5. Because Defendants have not breached the contract
and there is no basis for liability under HRS §§ 480-
2, 480-13, and 480-13.5 which prohibits unfair and
deceptive acts or practices in the conduct of any
trade or commerce, Plaintiff is not entitled to relief
under these statutes.
6. Because there is no factual basis for intentional
infliction of emotional distress, Plaintiff is not
entitled to recover damages for intentional infliction
of emotional distress.
7. Because Defendants have not committed an underlying
tort, Plaintiff is not entitled to recover punitive
damages.
A. ICA Proceedings
On appeal, Kahawaiolaa raised three points of error.
First, Kahawaiolaa challenged the circuit court’s FOF 21 and COL
1, in which it required him to bear the burden of proving that he
was not in material breach of the lease at the time of the
lockout. He also challenged the corresponding findings in the
circuit court’s Decision and Order.
Kahawaiolaa further challenged FOF 21, arguing that the
circuit court erred as a matter of law when it found that he had
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materially breached the lease by failing to obtain a certificate
of occupancy and maintain the air conditioners. Kahawaiolaa
contended that Hawai#i law does not permit termination of a
commercial lease for breaches of the lease unless the breach is
“so substantial and fundamental as to defeat the object of the
parties in making the agreement.” (Quoting Aickin v. Ocean View
Investments Co., Inc., 84 Hawai#i 447, 460, 935 P.2d 992, 1005
(1997)).
Finally, Kahawaiolaa argued that the circuit court
erred when it declined to award him damages after finding that he
cured the violation of the lease caused by his non-payment of
rent. On this point of error, Kahawaiolaa challenged FOFs 28 and
29 and COLs 5, 6, and 7. As part of this argument, he asserted
that the circuit court should have awarded him attorney’s fees
instead of Hawaiian Sun.
The ICA vacated the circuit court’s decision in a
summary disposition order (SDO). The ICA noted that, under
Hawai#i law, codified as HRS § 654-1, “[i]n an action in replevin
the burden is upon the plaintiff to show that he is entitled to
immediate and exclusive possession of the property claimed.”
(Quoting Chong v. Young, 39 Haw. 527, 529 (Terr. 1952)). Once a
plaintiff establishes a prima facie case of entitlement to
possession, the burden shifts to the defendant to prove that the
defendant has a special right to title or possession of the
property. (Citing Consol. Amusement Co. v. Jarrett, 22 Haw. 537,
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538 (Terr. 1915)).
The ICA found that Kahawaiolaa established a prima
facie case for replevin based on his possession of the property
just prior to Hawaiian Sun locking him out.17 Therefore, the
burden should have shifted to Hawaiian Sun to show any special
entitlement to the property. Instead, the circuit court
“required Plaintiff to additionally prove that Plaintiff was not
in material breach of the lease,” despite the fact that this is
not an element of a replevin claim. The ICA noted that the
clause in the lease allowing self-help eviction does not give
Hawaiian Sun title to Kahawaiolaa’s personal property. Instead,
it provides that Hawaiian Sun “may store, remove and dispose of
any of [Plaintiff]’s improvements or personal property at
[Plaintiff]’s expense.” (Alterations in SDO). The ICA thus
determined that the circuit court erred in failing to shift the
burden to Hawaiian Sun on Kahawaiolaa’s replevin claim.
The ICA further concluded that the circuit court did
not err with respect to its burden-shifting on Kahawaiolaa’s
damages claim. It reasoned that the Hawai#i Supreme Court has
preserved the common law right to self-help eviction as one
remedy a landlord has for material breach of a lease.
Consequently, the burden for a plaintiff in a civil case alleging
wrongful use of self-help eviction is to show that he or she did
17
As discussed further below, the ICA analyzed the merits of the
replevin claim apparently not realizing that the claim was moot.
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not materially breach the lease. According to the ICA, the
circuit court correctly applied this standard.
Next, the ICA analyzed whether the two alleged material
breaches of the lease were in fact material - whether the
breaches “go to the ‘root’ of the lease” itself. The ICA found
that “the lease indicates the Defendants’ objectives included
assurance of [ ] long-term, monthly income and use of the
property by the Plaintiff.” Consequently, it concluded that the
provisions in the lease mandating that Kahawaiolaa obtain a
certificate of occupancy and maintain the air-conditioning system
were “peripheral” to the primary purpose of the contract and
therefore that his failures to comply were not material breaches.
Thus, the circuit court erred when it found that Kahawaiolaa
materially breached the lease.
The ICA then held that the circuit court abused its
discretion when it declined to exercise its equitable power to
award damages to Kahawaiolaa based on the circuit court’s
erroneous conclusion that Kahawaiolaa had materially breached the
lease.
Finally, the ICA vacated the circuit court’s award of
attorney’s fees and costs to Hawaiian Sun.
B. Supreme Court Proceedings
Hawaiian Sun raises two errors in its application for
the writ of certiorari. First, it argues that the ICA erred in
its finding that Kahawaiolaa did not materially breach the lease.
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And second, it argues that the ICA erred in analyzing the
elements of the replevin claim.
As to the materiality of the breaches, Hawaiian Sun
distinguishes Aickin on the basis that Aickin was about a
forfeiture of a lease, not about a lockout.18 In addition,
Hawaiian Sun appears to argue that the circuit court’s finding of
materiality should be reviewed for abuse of discretion, rather
than de novo, faulting the ICA for “insert[ing] their judgment
for that of the trial judge.” Hawaiian Sun further argues that
failure to maintain a certificate of occupancy is a material
breach because it constitutes a petty misdemeanor punishable by a
fine of not more than $1,000 or imprisonment for not more than 30
days. Hawaiian Sun also appears to argue that it could be
subject to accomplice liability for Kahawaiolaa’s failure to
comply with the law.19 Finally, Hawaiian Sun argues that
Kahawaiolaa’s failure to maintain the air conditioner was a
material breach because it resulted in the air conditioner
malfunctioning, causing damage.
18
Hawaiian Sun does not explain why this factual distinction means
that Aickin’s method of analysis for determining whether a breach is material
does not apply to this case. In addition, the distinction is one without a
real difference; forfeiture of a lease would entitle the landlord to execute a
lockout. Although the case is distinguishable with respect to the materiality
holding, as explained further below, the ICA erred in relying on Aickin’s
holding with respect to equitable relief.
19
Hawaiian Sun quotes HRS § 702-222(1)(b): “A person is an
accomplice of another person in the commission of an offense if[,] [w]ith the
intention of promoting or facilitating the commission of the offense, the
person . . . [a]ids or agrees or attempts to aid the other person in planning
or committing it[.]”
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With respect to the second point raised in the
application, Hawaiian Sun argues that the ICA incorrectly
analyzed the replevin claim as COL 1, when replevin was actually
covered by COL 2. In COL 1, the circuit court found that
Kahawaiolaa was not entitled to damages because he failed to
prove that he did not materially breach the lease. And in COL 2,
the circuit court found that Kahawaiolaa’s claim for relief
requesting access to his personal property was moot because he
was allowed access to it on May 18, 2015.
In addition, Hawaiian Sun argues that the ICA erred in
the replevin claim analysis because Kahawaiolaa never asked to
retrieve his personal property.
Kahawaiolaa did not file a response.
III. STANDARD OF REVIEW
The circuit court’s finding that Kahawaiolaa’s breaches
“could” be material is a conclusion of law. See Brown v. KFC
Nat’l Management Co., 82 Hawai#i 226, 239, 921 P.2d 145, 159
(1996) (“As a general rule, the construction and legal effect to
be given a contract is a question of law freely reviewable by an
appellate court.” (citation omitted)); see also Aickin v. Ocean
View Inv. Co., Inc., 84 Hawai#i 447, 461, 935 P.2d 992, 1006
(1997) (analyzing whether breach of a lease was material by
reviewing the lease on its face).
“An appellate court may freely review conclusions of
law and the applicable standard of review is the right/wrong
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test. A conclusion of law that is supported by the trial court's
findings of fact and that reflects an application of the correct
rule of law will not be overturned.” Dan v. State, 76 Hawai#i
423, 428, 879 P.2d 528, 533 (1994) (internal quotation marks and
citations omitted).
IV. DISCUSSION
With respect to Kahawaiolaa’s claim for damages, the
ICA was correct that the circuit court erred as a matter of law
when it found that Kahawaiolaa’s breaches could have been
material. However, the ICA’s analysis of Kahawaiolaa’s replevin
claim was superfluous because the circuit court correctly
determined that the claim was moot. In addition, the ICA
misapplied case law regarding the circuit court’s equitable
powers where all of the equitable claims were moot and only
claims for damages remained.
A. The Circuit Court Incorrectly Determined That Kahawaiolaa’s
Breaches Were Or Could Have Been Material
In Watson v. Brown, this court held that “a commercial
landlord is not precluded as a matter of law from self-help
eviction for non-payment of rent.” 67 Haw. 252, 257, 686 P.2d
12, 16 (1984). Watson did not speak to the availability of self-
help eviction for other types of breaches of the lease. But
under ordinary principles of contract law, in order for one party
to rescind the contract based on an alleged breach by the other
party, the alleged breach must be material. Golf Carts, Inc. v.
Mid-Pacific Country Club, 53 Haw. 357, 359, 493 P.2d 1338, 1339
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(1972) (citing Yucca Mining & Petroleum Co. v. Howard C. Phillips
Oil Co., 365 P.2d 925, 927 (N.M. 1961) (“A rescission is not
warranted by a mere breach of contract not so substantial and
fundamental as to defeat the object of the parties in making the
agreement.” (quotation omitted))).
“A material default or breach does not result simply
because a party to a contract violates one of the agreement’s
provisions.” Aickin, 84 Hawai#i at 460, 935 P.2d at 1005
(emphasis in original). Instead, “the act failed to be performed
must go to the root of the contract or the failure to perform the
contract must be in respect of matters which would render the
performance of the remainder a thing different in substance from
that which was contracted for.” Id. (quoting Golf Carts, 53 Haw.
at 359, 493 P.2d at 1339) (emphasis omitted).
The lease between the parties has a five year term,
during which Kahawaiolaa was able to occupy the premises in
exchange for monthly rent of $2,940.00, plus utilities, taxes,
and fees. As the ICA correctly concluded, “on its face, the
lease indicates the Defendants’ objectives included assurance of
[ ] long-term, monthly income[.]” Kahawaiolaa’s objective, as
indicated by the lease, was to secure a place to conduct his hair
salon business.
The circuit court’s order does not include any
explanation of its findings that the failure to obtain a
certificate of occupancy and maintain the air conditioning system
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were material breaches of the lease. In the case of the air
conditioner, the circuit court did not even find that Kahawaiolaa
did breach the lease.20 We conclude that neither breach, if it
occurred, was material.
1. Failure to obtain a certificate of occupancy
The lease required Kahawaiolaa to “observe and comply
with all laws, ordinances, and rules and regulations now or
hereinafter made by any governmental authority and applicable to
the occupancy or use of the Premises or the conduct of any
business therein or to the use of the common areas.” It is
undisputed that Kahawaiolaa failed to obtain a certificate of
occupancy, required under Haw. Cty. Code § 5-45(a).21 The
question is whether this breach goes to the root of the
contract.22
20
The circuit court’s Decision and Order states, “If it is true that
Kahawaiolaa failed to maintain an air conditioner maintenance contract and
repairs to air condition[ers] were required, then this could constitute a
material breach of the Lease terms on this point.” (Emphases added.)
21
For the text of this provision, see supra, note 11.
22
It is not clear from the record why obtaining a certificate of
occupancy is Kahawaiolaa’s responsibility, rather than Hawaiian Sun’s. It is
possible that the responsibility arises from Kahawaiolaa doing construction on
the premises, as it appears from the County Code that a person generally
obtains a certificate of occupancy after new construction. See Haw. Cty. Code
§ 5-45(c) (“The building official is authorized to issue a temporary
certificate of occupancy before the completion of the entire work covered by
the permit, provided that such portion or portions shall be occupied
safely.”). The circuit court appears to have assumed without finding that it
was Kahawaiolaa’s responsibility to obtain the certificate of occupancy, not
Hawaiian Sun’s. Although the ordinance does not indicate whether the landlord
or the tenant is responsible for obtaining the certificate, the certificate
itself must contain “[t]he name and address of the owner.” § 5-45(b)(3). As
explained further below, even assuming arguendo that it was Kahawaiolaa’s
responsibility to obtain a certificate of occupancy, his failure to do so was
(continued...)
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Hawai#i courts have not ruled on the materiality of
this specific type of breach of a commercial lease, and precedent
from other jurisdictions is aged and sparse. But the case law
that does exist shows that courts in other jurisdictions have
implied or found that failure to obtain a certificate of
occupancy or comply with zoning codes is not a material breach of
a lease, even where the lease requires compliance with all laws.
See, e.g., Entrepreneur, Ltd. v. Yasuna, 498 A.2d 1151, 1159-60
(D.C. Ct. App. 1985) (forfeiture of the lease was not warranted
where tenant failed to obtain a certificate of occupancy for
tenant’s mail-order business); Ogden v. Hamer, 268 A.2d 500, 501
(N.Y. App. Div. 1944) (forfeiture was not warranted after tenant
failed city inspection where “the covenants were substantially
performed and no injury resulted to the landlords for the failure
to comply strictly”); Madison Stores, Inc. v. Enkay Sales Corp.,
142 N.Y.S.2d 132, 138 (N.Y. Mun. Ct. 1955) (placement of signs in
building window in violation of zoning code prohibiting signage
would not justify forfeiture).
At the same time, several of these cases holding that
various legal violations are not grounds for forfeiture imply
that the tenant would be in a legally worse position had the
tenant failed to maintain a certificate of occupancy. For
example, in Intertherm, Inc. v. Structural Systems, Inc., the
22
(...continued)
not be a material breach of the lease.
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Missouri Supreme Court held that, although the tenant breached
the lease by failing an inspection of its warehouse, the fact
that “the occupancy permit was presently valid” was reason to
think that the breach of the lease was not material. 504 S.W.2d
64, 67 (Mo. 1974) (alterations and quotation marks omitted).
This comparison suggests that some courts may consider failure to
maintain a certificate of occupancy a particularly severe type of
legal violation.
On the whole, it appears that courts are most likely to
find legal violations to be material lease violations where the
legal violation threatens the health or safety of the occupants.
See, e.g. Lewis v. Clothes Shack, Inc., 309 N.Y.S.2d 513, 515-16
(N.Y. Civ. Ct. 1970) (finding material breach where tenant failed
to clear a fire hazard for one-and-a-half years), rev’d on other
grounds, 322 N.Y.S.2d 738 (N.Y. App. Term 1971) (citing First
Nat. Stores v. Yellowstone Shopping Center, Inc., 237 N.E.2d 868
(N.Y. 1968)).
In this case, there is no indication that Kahawaiolaa’s
failure to obtain a certificate of occupancy affected the root of
the contract, nor that his breach caused or perpetuated a safety
hazard.23 Consequently, we hold that, under the circumstances of
this case, this breach was not material.
23
Our ruling is based on the language of this lease, which did not
specify that obtaining a certificate of occupancy was a material term of the
agreement.
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2. Failure to maintain air conditioners
Kahawaiolaa’s alleged failure to maintain the air
conditioners was plainly not a material breach. Although
Hawaiian Sun alleged that this breach caused damage, that is not
an element of materiality.
Viewing the lease as a whole, we can surmise that
Hawaiian Sun did have the purpose of receiving the property back
at the end of the lease in substantially the same condition in
which they leased it to Kahawaiolaa. It is possible that failing
to maintain the air conditioner in a way that causes significant
damage would frustrate that purpose. But that argument is
fundamentally about damage to the property, not air conditioner
maintenance. Failing to maintain an air conditioning system may
or may not ultimately result in property damage. Under the
circumstances of this case, air conditioner maintenance itself
did not affect the parties’ purpose in contracting, as evidenced
by the contract itself. Thus this breach also was not material.
B. Kahawaiolaa’s Replevin Claim Was Moot
An action in replevin seeks return of specific personal
property. Tsuru v. Bayer, 25 Haw. 693, 697 (Terr. 1920). HRS
§ 654-1(a) codifies replevin into statute. The statute provides,
“An action may be brought to secure the immediate possession of
personal property in any court of competent jurisdiction by
filing a verified complaint” that meets certain requirements. In
COL 2, the circuit court found that Kahawaiolaa’s claim for
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return of his personal property was moot by the time of the trial
because he was allowed access to the premises on May 18, 2015,
sixteen days after being locked out.
The ICA did not analyze whether the circuit court erred
when it deemed Kahawaiolaa’s replevin claim moot. Instead, the
ICA appears to have erroneously read the circuit court’s COL 1 as
if it applied to the replevin claim when in fact, COL 2 applied
to the replevin claim.24 The ICA proceeded to analyze the
accuracy of COL 1’s burden-shifting framework as applied to a
replevin claim, determining it to be in error. Had the circuit
court in fact failed to shift the burden of proof in the way that
the ICA said, the ICA’s judgment would have been correct.
But as it stands, the ICA’s analysis appears to have
been based on a mistaken reading of the circuit court’s order.
COL 1 applies only to Kahawaiolaa’s damages claim. The circuit
court was right to find that the replevin claim was moot because
Kahawaiolaa had by then received access to his personal property.
24
COL 1 states:
Because Plaintiff failed to prove he was not in
material breach of the Lease when he was locked out of
the leased premises from May 2, 2015 to May 18, 2015,
he is not entitled to recover damages because he was
precluded from entering the leased premises during
this period of time.
COL 2 states:
Because Plaintiff was allowed entry onto the premises
on May 18, 2015, Plaintiff’s claim for relief for
entry onto the business premises . . . for an order to
be issued pursuant to HRS § 654-2 to retrieve
Plaintiff’s personal property is moot.
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C. The Circuit Court Committed No Additional Errors With
Respect To Its Equitable Powers
The ICA engaged in analysis of the circuit court’s use
of its equitable powers despite the fact that the only remedy on
appeal was the legal remedy for the lockout - damages. The other
equitable claims were moot. The ICA’s analysis appears to have
been based on a misapplication of Aicken and Food Pantry, Ltd. v.
Waikiki Business Plaza, Inc., 58 Haw. 606, 575 P.2d 869 (1978).
The ICA quotes Food Pantry as stating, in part, “In an action for
declaratory judgment, the court is empowered to grant ancillary
equitable relief . . . . Equity does not favor forfeitures, and
where no injustice would thereby be visited upon the injured
party, equity will award him compensation rather than decree a
forfeiture against the offending party.” (Citing 58 Haw. at 613-
14, 575 P.2d at 875-76) The ICA took this quote to mean that in
the present case, it must analyze whether the circuit court erred
when it declined to award damages based on its finding that
Kahawaiolaa materially breached the lease. But this misreads
Food Pantry.
Kahawaiolaa’s complaint is not a declaratory action.
And the matters on appeal relate only to damages he allegedly
suffered as a result of Hawaiian Sun exercising self-help
eviction. Therefore, the rule stated in Food Pantry does not
apply in the first instance. Second, in Food Pantry, the trial
court refused to declare the lease invalid after the landlord
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requested that it do so. 58 Haw. at 617-18, 575 P.2d at 878.
The language from Food Pantry the ICA quoted refers to the trial
court’s equitable authority to grant damages instead of the
equitable relief requested (in Food Pantry, a declaration that
the lease was no longer in effect). That is not the situation
presented in Kahawaiolaa’s case; the ICA erred in applying that
analysis here.
As a consequence of its analysis, the ICA remanded the
case to the circuit court with instructions to “act in accordance
with established principles of equity to balance the damages to
Defendants stemming from Plaintiff’s breaches and the damages to
Plaintiff stemming from Defendants’ own breaches of the lease[.]”
This balancing would be inappropriate given that the only matter
left for the circuit court to decide after correctly finding that
Kahawaiolaa’s equitable claims were moot was the amount of
damages to which Kahawaiolaa is entitled. Hawaiian Sun did not
counterclaim for any damages against Kahawaiolaa. We therefore
vacate the portion of the ICA’s judgment finding that the circuit
court abused its discretion in exercising its equitable powers.
The ICA did not conclude that the circuit court erred
in determining the merits of Kahawaiolaa’s unfair competition and
intentional infliction of emotional distress claims except to the
extent that the circuit court based that decision on a finding
that Kahawaiolaa’s breaches were material. Kahawaiolaa did not
cross-appeal. Consequently, we need not analyze those claims
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further.
V. CONCLUSION
Although the ICA was correct to hold that Kahawaiolaa
was entitled to damages because he did not materially breach his
lease, it was incorrect to analyze the merits of the moot
equitable claims. Accordingly, we affirm in part and vacate in
part the ICA’s September 12, 2019 judgment on appeal, and remand
the case to the circuit court for entry of a judgment of damages
in favor of Kahawaiolaa, in accordance with this opinion, in an
amount it determines appropriate.
Al Thompson /s/ Mark E. Recktenwald
for petitioners
/s/ Paula A. Nakayama
Peter L. Steinberg
for respondent /s/ Sabrina S. McKenna
/s/ Richard W. Pollack
/s/ Michael D. Wilson
29