304 Mass. 138 | Mass. | 1939
This is a suit for the interpretation of a paragraph relating.to taxes in a lease given by the defendant to the plaintiff on September 29, 1923. There is also a prayer that the court determine what amounts, if any, are now due from the plaintiff to the defendant on account of taxes assessed upon the demised premises as of April 1, 1934, January 1, 1935, and January 1, 1936, and upon what dates any such amounts became due and payable. No question of pleading or procedure has been raised. The defendant joins in the prayer for an interpretation of the lease and states her contentions as to the amounts claimed by her to be due to her. Jurisdiction is found in G. L. (Ter. Ed.) c. 213, § 3, Tenth A, and in Rule 101 of the Superior Court (1932), adopted under the authority of that statute.
The lease covers a large mercantile building, used as a dry goods store, at the corner of Tremont Street and Temple Place in Boston. It begins with October 1, 1923, and runs for a term of forty years. The paragraph in dispute immediately follows the lessee’s covenant to pay rent. The material part of it reads thus: “In addition to the monthly installments of rent above provided for, Lessee hereby covenants to pay to Lessor on the first day of each month during the term of this lease, in like gold coin, a sum equal to one-twelfth (1/12) of the amount of the city, county and state taxes assessed upon the premises the tax year previous, and upon the first day of November of each and every year, said Lessor and Lessee shall adjust said payments so that the Lessee shall in each and every year of said term pay the amount for which said premises shall be hable for such taxes in that year; and in all, shall pay all taxes to which the demised property, and any and all additions thereto, shall become liable for forty (40) years from and after October 1, 1923; it being understood that Lessee shall pay all such taxes and shall also pay all other assessments and charges and water rates for which the premises
The immediate cause of the bringing of this suit seems to have been the change in the date for the assessment of local taxes from April 1 to January 1 in each year, brought about by St. 1933, c. 254. See particularly § 29, amending G. L. (Ter. Ed.) c. 59, § 11. This change first affected the date of assessment in 1935. St. 1933, c. 254, § 66. Before the change and while taxes were assessed as of April 1 the plaintiff as lessee had paid to the defendant as lessor each month from May 1 to October 1, inclusive, one twelfth of the preceding year’s tax bill. On November 1 in each year the plaintiff had paid one twelfth of the tax bill of that year, and at the same time the parties had made an adjustment of preceding payments from May 1 to October 1, inclusive, so that the total of the payments made from May 1 to November 1 inclusive was equal to seven twelfths of the tax bill of that year. The balance of the tax bill assessed for each year had been paid in five equal instalments, one each on December 1 and on the first of the January, February, March and April next following, so that by the April 1 payment of each year the entire tax bill assessed as of April 1 of the preceding year had been paid. The current tax bills have often been available before November 1, so that the parties have sometimes made the annual adjustment on October 1, instead of November 1. This same method of payment had also prevailed under a previous lease originally given in 1905 by the defendant’s predecessor in title to the partnership of R. H. Stearns and Company, the plaintiff’s predecessor, to which the defendant and the plaintiff had later become parties through a conveyance of the reversion to the defendant and an assign- , ment of the lease to the plaintiff. This former lease contained a similar tax paragraph. The method of payment just described had also been confirmed by correspondence between the parties in 1922.
After January 1, 1935, the plaintiff continued to pay monthly instalments of one twelfth of the 1934 tax until October 1, 1935, when it paid one twelfth of the tax as
If we begin by looking at the tax paragraph of the lease itself without regard to any interpretation which the parties may have placed upon it, the dominant purpose seems to be to throw upon the lessee the burden of “all taxes” for which “the demised property” “shall become liable” during the forty-year term ending September 30, 1963. This purpose is emphasized by repetition after the second semicolon and by the inclusion of “all other assessments and charges and water rates for which the premises may become liable during the said term . . . .” Taxes for which the demised “premises” or “property” shall “be” or “become” liable can hardly be other than those for which a lien shall accrue against the property itself. In no other way can the property be or become liable. The plaintiff’s suggestion that these expressions as to the property being or becoming liable refer only to the liability of the lessee (not the property) to pay the monthly instalments as previously set forth in the para
Even if the words of the present lease were doubtful enough on this point to admit evidence to explain their meaning, no facts are shown which should lead us to adopt the plaintiff’s suggestion hereinbefore stated. It is true that after the new lease was made in 1923 the lessee continued to pay to the lessor monthly instalments calculated upon the 1922 tax until November 1, 1923, as if there had been no break in the continuity of the relations between the parties. Under the circumstances this was a natural thing to do. So far as appears, however, the lessee did pay to the lessor eventually all taxes assessed upon the property while the 1905 lease was in force. In the correspondence there are intimations of a lease and of the payment of taxes by the lessee even before the lease of 1905. What
But the tax paragraph also manifests an intention that the lessee’s payments on account of taxes shall be made in monthly instalments on rent days; that each instalment shall be equal to one twelfth of the “taxes assessed upon the premises the tax year previous,” with adjustments upon November 1, so that the lessee shall “in each and every year of said term pay the amount for which said premises shall be liable for such taxes in that year.” So far as possible full effect must be given to this provision and to every part of it, but as it relates merely to the time of payment rather than to the substantive obligation to pay, it should be held subordinate to the repeated and emphatic statements of the principal obligation in the event of any conflict between the two.
The real difficulties in the case arise out of these instalment provisions. The expression “taxes assessed upon the premises the tax year previous” would seem to refer to the taxes assessed next before each monthly instalment payment. Conceivably it could refer to the taxes assessed at the beginning of that full year between two assessments which had last expired before each monthly instalment payment. We exclude this last suggestion as inconsistent with the whole course of conduct of the parties as well as with the present contentions of both. It seems improbable that when they provided for adjustments on November 1, by which day the tax bill for the current year would be available-(see G. L. pTer. Ed.] c. 59, § 57, as amended, and predecessor statutes), they intended that the adjustment should be based upon an assessment which would then be more than a year and a half old, and the bill for which would have been available over a year. It is reasonable to suppose that the date November 1 was fixed with reference to the availability of the bills and the payment of taxes for the current year. The words “each and every year of said term” seem to refer
Now if we read the instalment provisions, giving to each of the expressions just discussed the interpretation herein-before suggested for it, we shall find that the instalment provisions are and always were incapable of practical performance exactly as written. It was impossible to begin paying on any May 1 a sum equal to one twelfth of the tax assessed on April 1 (now January 1), the amount of which would not be known for several months, and it was impossible to make an adjustment on any November 1 which would result in the lessee paying "in” a term year the exact sum assessed in that term year, because every term year began on October 1, and no assessment would be made in that term year until the following April (now January), so that the amount of the assessment in that term year could not be known at the time when the adjustment would have to be made. In order to render this part of the lease workable some interpretation must be given to one or more of the expressions to which reference has been made other than the interpretation above suggested as the one most immediately plausible. An ambiguity exists as to the provisions for monthly instalments which should be resolved, if possible, by reasonable construction of the instrument.
Confronted by these difficulties, the parties themselves came to a working arrangement by which they construed these instalment provisions of the lease for themselves, and under which they and their predecessors have operated for approximately thirty years. The gist of this arrangement, as we see it, is that the last previous tax bill is taken as the basis for the monthly payments, and on November 1, when the new tax bill has become available, an adjustment is made of all payments since the latest assessment, so that the amount for which the premises are liable in every year is paid by the next following assessment day. It would hardly
The plaintiff contends that under the construction adopted by the parties the November adjustment should still reach back only to cover payments made since April 1, and that the final instalment of the tax for any year should not become payable until April 1 of the year following, although the assessment date has now been advanced to January 1. We cannot agree with this. The first day of April could have no more significance than the first day of any other month, except as it marked the date of a tax assessment. Miller v.l
A final decree is to be entered interpreting the tax para
The decree is also to determine and to provide for payment by the plaintiff to the defendant of such sums as proper adjustments made according to the foregoing interpretation of the lease on November 1, 1935, and on November 1, 1936, would have shown to be due on those dates, with interest thereon.
Ordered accordingly.