NMSA 55-2A-527. Lessor's rights to dispose of goods

55-2A-527. Lessor's rights to dispose of goods. (1) After a default by a lessee under the lease contract of the type described in Subsection (1) or Paragraph (a) of Subsection (3) of Section 55-2A-523 NMSA 1978 or after the lessor refuses to deliver or takes possession of goods (Section 55-2A-525 or 55-2A-526 NMSA 1978), or, if agreed, after other default by a lessee, the lessor may dispose of the goods concerned or the undelivered balance thereof by lease, sale or otherwise. (2) Except as otherwise provided with respect to damages liquidated in the lease agreement (Section 55-2A-504 NMSA 1978) or otherwise determined pursuant to agreement of the parties (Sections 55-1-302 and 55-2A-503 NMSA 1978), if the disposition is by lease agreement substantially similar to the original lease agreement and the new lease agreement is made in good faith and in a commercially reasonable manner, the lessor may recover from the lessee as damages: (i) accrued and unpaid rent as of the date of the commencement of the term of the new lease agreement; (ii) the present value, as of the same date, of the total rent for the then remaining lease term of the original lease agreement minus the present value, as of the same date, of the rent under the new lease agreement applicable to that period of the new lease term which is comparable to the then remaining term of the original lease agreement; and (iii) any incidental damages allowed under Section 55-2A-530 NMSA 1978, less expenses saved in consequence of the lessee's default. (3) If the lessor's disposition is by lease agreement that for any reason does not qualify for treatment under Subsection (2) of this section, or is by sale or otherwise, the lessor may recover from the lessee as if the lessor had elected not to dispose of the goods and Section 55-2A-528 NMSA 1978 governs. (4) A subsequent buyer or lessee who buys or leases from the lessor in good faith for value as a result of a disposition under this section takes the goods free of the original lease contract and any rights of the original lessee even though the lessor fails to comply with one or more of the requirements of this article. (5) The lessor is not accountable to the lessee for any profit made on any disposition. A lessee who has rightfully rejected or justifiably revoked acceptance shall account to the lessor for any excess over the amount of the lessee's security interest (Subsection (5) of Section 55-2A-508 NMSA 1978). History: 1978 Comp., § 55-2A-527, enacted by Laws 1992, ch. 114, § 82; 2005, ch. 144, § 43. OFFICIAL COMMENTS UCC Official Comments © by ALI & the NCCUSL. Reproduced with permission of the PEB for the UCC. All rights reserved. Uniform Statutory Source. — Section 2-706(1), (5) and (6) [55-2-706 NMSA 1978]. Changes. — Substantially revised. 1. Subsection (1), a revised version of the first sentence of Section 2-706(1) [55-2- 706 NMSA 1978], allows the lessor the right to dispose of goods after a statutory or other material default by the lessee (even if the goods remain in the lessee's possession — Section 2A-525(2) [55-2A-525(2) NMSA 1978]), after the lessor refuses to deliver or takes possession of the goods, or, if agreed, after other contractual default. The lessor's decision to exercise this right is a function of a commercial judgment, not a statutory mandate replete with sanctions for failure to comply. Cf. Section 9-625 [55-9-625 NMSA 1978]. As the owner of the goods, in the case of a lessor, or as the prime lessee of the goods, in the case of a sublessor, compulsory disposition of the goods is inconsistent with the nature of the interest held by the lessor or the sublessor and is not necessary because the interest held by the lessee or the sublessee is not protected by a right of redemption under the common law or this Article. Section 2A-527(5) [55-2A-527(5) NMSA 1978]. 2. The rule for determining the measure of damages recoverable by the lessor against the lessee is a function of several variables. If the lessor has elected to effect disposition under Subsection (1) and such disposition is by lease that qualifies under Subsection (2), the measure of damages set forth in Subsection (2) will apply, absent agreement to the contrary. Sections 2A-504, 2A-103(4) and 1-302 [55-2A-504, 55-2A- 103(4) and 55-1-302 NMSA 1978, respectively]. 3. The lessor's damages will be established using the new lease agreement as a measure if the following three criteria are satisfied: (i) the lessor disposed of the goods by lease, (ii) the lease agreement is substantially similar to the original lease agreement, and (iii) such disposition was in good faith, and in a commercially reasonable manner. Thus, the lessor will be entitled to recover from the lessee the accrued and unpaid rent as of the date of commencement of the term of the new lease, and the present value, as of the same date of the rent under the original lease for the then remaining term less the present value as of the same date of the rent under the new lease agreement applicable to the period of the new lease comparable to the remaining term under the original lease, together with incidental damages less expenses saved in consequence of the lessee's default. If the lessor's disposition does not satisfy the criteria of subsection (2), the lessor may calculate its claim against the lessee pursuant to Section 2A-528 [55-2A-528 NMSA 1978]. Section 2A-523(1)(e) [55- 2A-523 NMSA 1978]. 4. Two of the three criteria to be met by the lessor are familiar, but the concept of the new lease agreement that is substantially similar to the original lease agreement is not. Given the many variables facing a party who intends to lease goods and the rapidity of change in the market place, the policy decision was made not to draft with specificity. It was thought unwise to seek to establish certainty at the cost of fairness. The decision of whether the new lease agreement is substantially similar to the original will be determined case by case. 5. While the section does not draw a bright line, it is possible to describe some of the factors that should be considered in a finding that a new lease agreement is substantially similar to the original. The various elements of the new lease agreement should be examined. Those elements include the options to purchase or release; the lessor's representations, warranties and covenants to the lessee as well as those to be provided by the lessee to the lessor; and the services, if any, to be provided by the lessor or by the lessee. All of these factors allocate cost and risk between the lessor and the lessee and thus affect the amount of rent to be paid. These findings should not be made with scientific precision, as they are a function of economics, nor should they be made independently, as it is important that a sense of commercial judgment pervade the finding. See Section 2A-507(2) [55-2A-507 NMSA 1978]. To establish the new lease as a proper measure of damage under subsection (2), these various factors, taken as a whole, must result in a finding that the new lease agreement is substantially similar to the original. If the differences between the original lease and the new lease can be easily valued, it would be appropriate for a court to find that the new lease is substantially similar to the old lease, adjust the difference in the rent between the two leases to take account of the differences, and award damages under this section. If, for example, the new lease requires the lessor to insure the goods in the hands of the lessee, while the original lease required the lessee to insure, the usual cost of such insurance could be deducted from rent due under the new lease before the difference in rental between the two leases is determined. 6. The following hypothetical illustrates the difficulty of providing a bright line. Assume that A buys a jumbo tractor for $1 million and then leases the tractor to B for a term of 36 months. The tractor is delivered to and is accepted by B on May 1. On June 1 B fails to pay the monthly rent to A. B returns the tractor to A, who immediately releases the tractor to C for a term identical to the term remaining under the lease between A and B. All terms and conditions under the lease between A and C are identical to those under the original lease between A and B, except that C does not provide any property damage or other insurance coverage, and B agreed to provide complete coverage. Coverage is expensive and difficult to obtain. It is a question of fact whether it is so difficult to adjust the recovery to take account of the difference between the two leases as to insurance that the second lease is not substantially similar to the original. 7. A new lease can be substantially similar to the original lease even though its term extends beyond the remaining term of the original lease, so long as both (a) the lease terms are commercially comparable (e.g., it is highly unlikely that a one-month rental and a five-year lease would reflect similar realities), and (b) the court can fairly apportion a part of the rental payments under the new lease to that part of the term of the new lease which is comparable to the remaining lease term under the original lease. Also, the lease term of the new lease may be comparable to the remaining term of the original lease even though the beginning and ending dates of the two leases are not the same. For example, a two-month lease of agricultural equipment for the months of August and September may be comparable to a two-month lease running from the 15th of August to the 15th of October if in the particular location two-month leases beginning on August 15th are basically interchangeable with two-month leases beginning August 1st. Similarly, the term of a one-year truck lease beginning on the 15th of January may be comparable to the term of a one-year truck lease beginning January 2nd. If the lease terms are found to be comparable, the court may base cover damages on the entire difference between the costs under the two leases. 8. Subsection (3), which is new, provides that if the lessor's disposition is by lease that does not qualify under Subsection (2), or is by sale or otherwise, Section 2A-528 [55-2A-528 NMSA 1978] governs. 9. Subsection (4), a revised version of subsection 2-706(5) [55-2-706 NMSA 1978], applies to protect a subsequent buyer or lessee who buys or leases from the lessor in good faith and for value, pursuant to disposition under this section. Note that by its terms, the rule in subsection 2A-304(1) [55-2A-304 NMSA 1978], which provides that the subsequent lessee takes subject to the original lease contract, is controlled by the rule stated in this subsection. 10. Subsection (5), a revised version of Subsection 2-706(6) [55-2-706 NMSA 1978], provides that the lessor is not accountable to the lessee for any profit made by the lessor on a disposition. This rule follows from the fundamental premise of the bailment for hire that the lessee under a lease of good has no equity of redemption to protect. Cross References. — Sections 1-302, 2-706(1), 2-706(5), 2-706(6), 2A-103(4), 2A- 304(1), 2A-504, 2A-507(2), 2A-523(1)(e), 2A-525(2), 2A-527(5), 2A-528 and 9-625 [55- 1-302, 55-2-706(1), 55-2-706(5), 55-2-706(6), 55-2A-103(4), 55-2A-304(1), 55-2A-504, 55-2A-507(2), 55-2A-523(1)(e), 55-2A-525(2), 55-2A-527(5), 55-2A-528 and 55-9-625 NMSA 1978, respectively]. "Buyer" and "Buying". Section 2-103(1)(a) [55-2-103(1)(a) NMSA 1978]. "Delivery". Section 1-201(b)(15) [55-1-201(b)(15) NMSA 1978]. "Good faith". Section 1-201(b)(20) [55-1-201(b)(20) NMSA 1978]. "Goods". Section 2A-103(1)(h) [55-2A-103(1)(h) NMSA 1978]. "Lease". Section 2A-103(1)(j) [55-2A-103(1)(j) NMSA 1978]. "Lease contract". Section 2A-103(1)(l) [55-2A-103(1)(l) NMSA 1978]. "Lessee". Section 2A-103(1)(n) [55-2A-103(1)(n) NMSA 1978]. "Lessor". Section 2A-103(1)(p) [55-2A-103(1)(p) NMSA 1978]. "Present value". Section 1-201(b)(28) [55-1-201(b)(28) NMSA 1978]. "Rights". Section 1-201(b)(34) [55-1-201(b)(34) NMSA 1978]. "Sale". Section 2-106(1) [55-2-106(1) NMSA 1978]. "Security interest". Sections 1-201(b)(35) and 1-203 [55-1-201(b)(35) and 55-1-203 NMSA 1978]. "Value". Section 1-204 [55-1-204 NMSA 1978].