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UJ$  aX]XXXa XaX]    2    _Thephysicianssuitwasconfinedtoclaimsarisingfromthehospitalclosureanddidnotconcerntheoffice  spacethephysiciansleased.Universalinformedthephysiciansatthetimeitclosedthehospitalthattheycouldremain  inthespaceorabandontheleaseholdwithoutanypenalty. !    8m?=dd8     _          JXX; % J INTHESUPREMECOURTOFTEXAS   #;X2X; %##X]XX;X2#    Kg(X. &K_No._Ԁ-  020193-   V N     Kh(Xj b((K__-  UniversalHealthServices,Inc.,RcwOfEdmond,Inc.,RenaissanceWomen'sCenter V N OfAustinL.L.C.,AndRenaissanceWomen'sCenterOfAustin,L.P.-  , B : -  v.  RenaissanceWomen'sGroup,P.A.-       Kg(X K_On_ԀPetitionforReviewfromthe   CourtofAppealsforthe-  Third-  ԀDistrictofTexas     Kh(X ((K__ ArguedonApril16,2003    X  ChiefJusticePhillipsdeliveredtheopinionoftheCourt.    Thisisasuitonaleaseandaccompanyingletteragreements.Agroupofphysicians  contractedtoleaseofficespacefortenyearsinabuildingwhichalsohousedahospitalwhere vn theywouldpractice.Abouttwoyearsintotheleaseterm,theownersdecidedtoclosethe NF hospitalforfinancialreasonsandnotifiedthephysiciansoftheirintentions.Thedoctorssued, & allegingthattheownerwasboundbytheleaseandletteragreementstooperatethehospitalfor  theentiretermofthelease.Thetrialcourtgrantedatemporaryinjunction,enjoiningtheowners ! fromclosingthehospitaluntiltrial,whichwasaffirmedbythecourtofappeals.24S.W.3d570 # (Tex.App.!Austin2000,nopet.).However,thetrialcourtlaterdeterminedthatitcouldnot %~  requirethehospitaltostayopenandgrantedtheownersapartialsummaryjudgmentontheissue ^'V " ofspecificperformance.Afterajurytrial,thetrialcourtrenderedjudgmentforthephysicianson 6)."$ afavorableverdictawardingfuturedamages,andthecourtofappealsaffirmed.63S.W.3d537. +$& Weconcludethattheagreementswerenotambiguous;asamatteroflawtheydidnotobligate ,%( theownertooperatethehospitalfortheentiretermofthelease.Accordingly,wereversethe  courtofappealsjudgmentandrenderjudgmentthatthephysicianstakenothing.    I    xmpqrstuvw(y3n  In1994,MikeandFrankSchusterapproachedUniversalHealthServices,Inc.,ahealth   caremanagementcompany,regardinganewapproachtowomenshealthcaretheSchustershad h` implementedinOklahoma.TheOklahomafacility,calledtheRenaissanceCenter,combineda @8  hospitalandobstetrical/gynecologicalofficespaceinonebuilding,enhancingconvenienceto   bothdoctorsandpatients.Universal,alongwithothershareholders,incorporatedRCWof   Edmond,Inc.toinvestindevelopingwomenshealthcentersliketheOklahomahospital.  In1996,RCWofEdmond,Inc.purchasedtheassetsoftheSchusterscompany,  includinganascentprojectinAustin,Texas.Thepreviousyear,theSchusterscontactedtwo xp physicians,Dr.MargaretThompsonandDr.LindaLitzinger,topromotetheirmultiservice PH womenshealthcenterconcept.Dr.ThompsonandDr.Litzingerlikedtheidea,agreeingto (  createaRenaissanceCenterinAustin.TheSchusterscompany,RenaissanceCentersfor  Women,Inc., z#  1      ׀enteredintoaletteragreementandleasewiththephysiciansprofessional   association,Thompson&Litzinger,P.A.,inOctober1995.Thatagreementobligated " RenaissanceCentersforWomen,Inc.tolocatepropertyuponwhichthecenterwouldbebuilt, $  developplansforandconstructthecenter,andobtainalllicensesandpermitstooperatethe `&X" center.Furthermore,thecompanyagreedtousereasonableeffortstoobtainwrittenagreements 8(0!$ certifyingthehospitalasanapprovedhospitalbyinsurancecompaniesandmanagedcare  providersduringthetermofthelease.In1996,afterRCWofEdmond,Inc.acquired  RenaissanceCentersforWomen,Inc.sassets,thephysiciansenteredintoanotherletter   agreementapprovingasiteforthefacilityandsubstitutingRenaissanceWomensCenterof   Austin,L.P.,alimitedpartnershipformedbyRCWofEdmond,Inc.forthepurposeof h` developingtheAustinproject,asthelandlordunderthelease.  @8  RenaissanceWomensCenterofAustin,L.P.,purchasedlandandbuiltatwostory   hospitalandofficebuildingwhichopenedinSeptember1997.Bytheendof1999,thehospital   hadsustainedoperatinglossesofover$2millionayearaboveandbeyondtheexpectedstartup  losses.Thedoctors,ontheotherhand,hadenjoyedgreatfinancialsuccessintheirnewlocation.  Universalhadprovidedtheinitialcapitalexpensesforconstructingandopeningthecenterand xp hadthereafterfundedthesubstantialoperatinglossessinceitsopening.Inlate1999,Universal PH advisedthephysiciansofitsdecisiontoclosethehospital. (  Thephysiciansbroughtsuitforbreachofcontractandfraud,seekingdamagesand  injunctiverelieftopreventUniversalfromclosingthehospital. z#  2      ׀ Thetrialcourtgrantedthe   physiciansapplicationforatemporaryinjunction,effectiveonlyuntiltrial,andthecourtof " appealsaffirmed.24S.W.3d570(Tex.App.!Austin2000,nopet.).Universalthenmovedfor $  partialsummaryjudgmentonthephysiciansrequestforspecificperformance,andthetrialcourt `&X" grantedthatmotion,determiningthatitcouldnotorderUniversaltokeepthehospitalopen.In 8(0!$ thetrialcourt,bothpartiesmovedforsummaryjudgment,arguingthatnoneoftheagreements  wereambiguous.Thephysiciansneither_pleaded_Ԁnorofferedproofthatacovenanttooperatethe  hospitalduringtheleasetermshouldbeimpliedintotheleaseortheletteragreements.Thetrial   courtconcluded,contrarytothepartiescontentions,thatboththeleaseandletteragreements   wereambiguous. Thejuryresolvedtheseallegedambiguitiesbyfinding,basedontheleaseand h` letteragreements,thatUniversalhadagreedtooperatethehospitalfortheentire15yearlease @8  term,awardingthephysicians$5.6millionforthebreachofcontractand$1.3millionin   attorneysfees.Thejuryfailedtofindfraud.Thetrialcourtrenderedjudgmentontheverdict,   andthecourtofappealsaffirmed.    II    Universalchallengesthelegalsufficiencyoftheevidencesupportingthejurysfinding xp thattheagreementandleaserequiredittooperatethehospitalfortheentire15yearterm, PH arguingthattheleaseisreasonablysusceptibleonlytotheinterpretationthatthecontractdoes (  notimposesuchanobligationandisthereforeunambiguous.Universalarguesthatthe  physiciansarereallyseekinganimpliedcovenant,alegaltheorytheyfailedtoassertbelow.   Conversely,thephysiciansassertthatlanguageinthethreeagreementsunambiguously " obligatesUniversaltooperatethehospitalfortheleaseterm,or,inthealternative,createsan $  ambiguitythatthejurycorrectlyresolvedintheirfavor.First,the1995LetterAgreementstates `&X" 8 ` RenaissanceandThompson&Litzingercontemplateparticipating 8(0!$ intheprojecttobeknownasRenaissanceWomensCenterof $)"% Austin(the Project)whichwillbecomposedofawomens *#&  hospitallocatedonthefirstflooroftheProjectandmedicaloffices *#' andclinicleasedto[thePhysicians]locatedonthesecondfloorof  theproject.` x` x    3%Italsoprovidesthat8       8 ` [b]ythesignaturesofRenaissanceandThompson&Litzinger   below,RenaissanceandThompson&Litzingeragreethatthe   validityandbindingeffectoftheLeasearesubjecttothefollowing | t termsandconditions:h`` x` x  TL   ` ... @8   ,$  8 ` 4.UponsubstantialcompletionoftheProjectandthePremises,   Renaissanceshallusediligenteffortstoobtainalllicensesand   permitsrequiredbytheStateofTexasandanyothergovernmental   authorityhavingjurisdictionovertheProjecttooperatethe   womenshospitaltobelocatedonthefirstflooroftheProject.In  theeventthatRenaissancecannotobtainallsuchlicensesand  permitsrequiredunderthisparagraph...,theneitherRenaissance  orThompson&LitzingermayterminatetheLease...` x` x  xp  ` ... d\  PH 8 ` 5.Renaissanceshallusereasonableeffortstoobtain,andmaintain <4 infullforceandeffectthroughouttheTermoftheLease,written (  agreements...certifyingtheProjectasanapprovedhospitalbyall   healthinsurancecompanies,healthmaintenanceorganizations,  healthcareplansorotherhealthcarebenefitprovidersforwhich  Thompson&Litzinger...areapprovedproviders....Intheevent   thatRenaissancedoesnotobtainandmaintainApprovedHospital ! AgreementsfromallBenefitsProvidersdesignatedtoRenaissance " byThompson&Litzingerasprovidedabove,Renaissancewill # obtainandmaintainwrittenagreementswithBenefitProviders $  satisfactorytoThompson&Litzinger.t%l!` x` x '8 `  ` x` x Furthermore,the1995LetterAgreementstatesitwillremainbinding throughoutthe 8(0!$  termofthelease. *#& The1996LetterAgreementprovidesthattheRenaissanceCenter istobecomposedofa   womans[sic]hospitaltobelocatedonthefirstflooroftheProject,andmedicalofficesand  clinicleasedto[thePhysicians]tobelocatedonthesecondflooroftheProject.Finally,the   1997SecondModificationandRatificationoftheLeaseAgreementmakesthephysicians bound   byalloftheobligationsandrights...undertheLeaseandassociateddocumentsandcommitted h` thephysicianstoleasingthepremisesfortenyearswithafiveyearoptiontorenew. @8   Whetheracontractisambiguousisaquestionoflawthatmustbedecidedbyexamining   thecontractasawholeinlightofthecircumstancespresentwhenthecontractwasentered.   ColumbiaGasTransmissionCorp.v.NewUlmGas,Ltd.,940S.W.2d587,589(Tex.1996).If  contractlanguagecanbegivenacertainordefinitemeaning,thenitisnotambiguous;itshould  beinterpretedbyacourtasamatteroflaw.DeWittCountyElec.Coop,Inc.v.Parks,1S.W.3d xp 96,100(Tex.1999).Lackofclaritydoesnotcreateanambiguity,and [n]oteverydifference PH intheinterpretationofacontract...amountstoanambiguity.Forbauv.AetnaLifeIns.Co., (  876S.W.2d132,134(Tex.1994).Rather,anambiguityariseswhenanagreementissusceptible  tomorethanonereasonablemeaningafterapplicationofestablishedrulesofconstruction.   DeWittCountyElec.Coop,Inc.,1S.W.3dat100. " Thelanguagecitedbythephysiciansdoesnotexpresslyimposeanobligationtooperate $  thehospitalfortheentireleaseterm,norcanitbereasonablyreadtodoso.First,thetermsin `&X" the1997SecondModificationandRatificationoftheLeaseAgreement,providingthatthe 8(0!$ physicianswere boundbyalloftheobligationsandrights...undertheLeaseandassociated *#& documentsandhadcommittedtoleasingthepremisesfor10yearswithafiveyearoption, +$( makesnomentionofUniversalsobligation.Nordotheprovisionsinthe1995Letter  Agreementwhichstatethatit shallremainineffectandbindingon[UniversalandPhysicians]  throughoutthetermoftheLeaseandthat [i]ntheeventofanyconflictorinconsistency   betweentheprovisionsofthisletteragreementandtheprovisionsoftheLease,theprovisionsof   thisletteragreementshallgovernandcontrolimposeanyobligationtooperatethehospitalfor h` theentiretermofthelease.Thesetermsaremerelygeneralstatementsofwhatagreementwill @8  controlintheeventofaconflictandthattheobligationsinthe1995LetterAgreementwill   continuethroughoutthelease.Theycannotbestretchedtoimposeanyobligationsnotalready   foundelsewhereinthecontract.  Nordoesthelanguageinthe1995and1996LetterAgreementsstatingthattheproject   willbecomposedofawomenshospitallocatedonthefirstflooroftheProjectandmedical xp officesandclinicleasedto[thePhysicians]locatedonthesecondfloorimposeanobligationto PH operatethehospitalthroughouttheleaseterm.InWeilv.AnnLewisShops,Inc.,thelessor (  soughtdamagesasaresultofthetenantsfailuretouseleasedpropertyasaretailstore.281  S.W.2d651,653(Tex.App.!SanAntonio1955,writrefd).Theleaseprovidedthatthe   occupancyandusewastobe fortheconductingofaretailstoreforthesaleofLadies,Misses " andChildrensreadytowearandaccessoriesandnototherwise,andgaveapercentageofthe $  storesprofitsasadditionalrent.Infact,theleasedpremiseswereneveroccupiedandthestore `&X" neveropened,butthetenantdidpaythebaserentunderthelease.Weheldthatthislanguagedid 8(0!$ notexpresslyimposeanobligationtousethepremisesasastore,butratherwasarestrictive *#& covenantnottousethepropertyforanyotherpurpose.Id.at654.Weconcludedthat a +$( provisioninaleasethatthepremisesaretobeusedonlyforacertainprescribedpurposeimports  noobligationonthepartofthelesseetouseorcontinuetousethepremisesforthatpurpose;  suchaprovisionisacovenantagainstanoncomplyinguse,notacovenanttouse.Id.(quoting   Dickeyv.PhiladelphiaMinitManCorp.,105A.2d580,581(Pa.1954)).Here,thelanguagethat   theproject willbecomposedofawomenshospital...andmedicalofficesandclinicisonlya h` generaldescriptionoftheproject,notanobligationoneitherparty.Similarly,thelanguage @8  regardingUniversalsobligationtoacquirepermitsandinsuranceagreementsdoesnotimposean   obligationtooperatethehospital.Thus,thecourtofappealserredinholdingthattheagreement   isambiguousandthatthetrialcourtproperlysubmitteditsmeaningtothejury.   Generally,acourtlooksonlytothewrittenagreementtodeterminetheobligationsof  contractingparties.SunOilCo.v.Madeley,626S.W.2d726,728(Tex.1981).Inrare xp circumstances,however,acourtmayimplyacovenantinordertoreflectthepartiesreal PH intentions.Obviously,courtsmustbequitecautiousinexercisingthispower.SeeFreeport (  SulphurCo.v.Am.SulphurRoyaltyCo.ofTex.,6S.W.2d1039,1041(Tex.1928). Thecourt  cannotmakecontractsforparties,andcandeclareimpliedcovenantstoexistonlywhenthereisa   satisfactorybasisintheexpresscontractsofthepartieswhichmakesitnecessarytoimplycertain " dutiesandobligationsinordertoeffectthepurposesofthepartiesinthecontractsmade.Id.at $  1040.An impliedcovenantmustrestentirelyonthepresumedintentionofthepartiesas `&X" gatheredfromthetermsasactuallyexpressedinthewritteninstrumentitself,anditmustappear 8(0!$  thatitwassoclearlywithinthecontemplationofthepartiesthattheydeemeditunnecessaryto *#& expressit....DancigerOil&RefiningCo.ofTex.v.Powell,154S.W.2d632,635(Tex.  1941).Thus,acovenantwillnotbeimpliedsimplytomakeacontractfair,wise,orjust.Id.   Weneednotdecidewhethertheleaseorletteragreementsmightimplyanobligationon   Universaltooperatethehospitalforthetermofthelease.Thephysiciansfailedtopleadan   impliedcovenant.SeeNallev.TacoBellCorp.,914S.W.2d685,687n.2(Tex.App.!Austin h` 1996,writdenied). Inthecourtofappeals,thephysiciansbriefstatedthattheyhad neverrelied @8  onatheoryofimpliedcovenant.IntheirresponsetoUniversalspetitionforreviewinthis   Court,theysaid, Thisisnot,andhasneverbeen,animpliedcovenantcase.Thus,the   physicianshavewaivedanyrighttoanimpliedcovenantofcontinuousoperation.  Whilethelanguageonwhichthephysiciansrelydoesnotcreateanabsoluteobligationto  keepthehospitalopenthroughouttheleaseterm,thecontractdoesimposeanobligationtouse xp  reasonableeffortstoobtain,andmaintainwrittenhospitalagreements.Thephysicians PH pleadingsallegedthislanguageasanalternativebasisofrecovery,buttheyabandonedthe (   reasonableeffortstheoryattrial.Instead,theysubmittedonlythequestionofcontinuous  operationtothejury.But,aswehavediscussed,thecontractdidnotrequireUniversaltooperate   thehospitalregardlessofprofitabilitythroughouttheleaseterm,andthusthejuryfindingis " immaterial. $    `&X" Becauseweholdthatthecontractdoesnotimposeanobligationtooperatethehospital  fortheentireleaseandthatthephysiciansdidnotsubmitthereasonableeffortstheorytothejury,  wereversethecourtofappealsjudgmentandrenderjudgmentforUniversal.   ;X2XXX]    X#X]XX;X20V#  0 ` 0 ` (#` (#0 (# (#0h(#(#0h(#h(#0(#(#_____________________________@8 (#(#   0 ` 0 ` (#` (#0 (# (#0h(#(#0h(#h(#0(#(#ThomasR.Phillips,$ (#(#   0 ` 0 ` (#` (#0 (# (#0h(#(#0h(#h(#0(#(#ChiefJustice (#(# OPINIONDELIVERED:0  September30,2003 (#(#