{ "attribution": { "source": "legal.exploreworldai.com", "canonical": "https://legal.exploreworldai.com/api/public/v1/judgment-text?id=us:connappct-ac48149-2026-03-03", "cite_as": "NovaCopilot, legal.exploreworldai.com (https://legal.exploreworldai.com/api/public/v1/judgment-text?id=us:connappct-ac48149-2026-03-03)", "license": "https://legal.exploreworldai.com/revision", "version": "legal-2026-10-10", "fingerprint": "ewai:us:e7268f", "proof": "sha256:a03debbba6883fc9422e4a519f95e022dfb0b7ea773d76e962dd544a64097047", "jurisdiction": "us", "lang": "en", "publisher": "NovaCopilot by ExploreWorld Legal", "terms": "https://legal.exploreworldai.com/om" }, "brand_source": "Source: NovaCopilot", "item": { "schema_version": "1.0.0", "id": "us:connappct-ac48149-2026-03-03", "jurisdiction": "us", "lang": "en", "brand_source": "Source: NovaCopilot", "brand": { "product": "NovaCopilot", "platform": "ExploreWorldAI", "infrastructure": "ExploreWorld Legal", "infrastructure_url": "legal.exploreworldai.com", "legal_entity": "Valkiv Ventures AB", "permanent_url": "https://legal.exploreworldai.com/novacopilot", "source": "Source: NovaCopilot", "powered_by": "Powered by NovaCopilot", "license": "https://legal.exploreworldai.com/licensvillkor" }, "sections": [ { "title": "", "paragraphs": [ "para_1" ] }, { "title": "The “officially released” date that appears near the", "paragraphs": [ "para_3", "para_4", "para_5", "para_6", "para_7", "para_8" ] }, { "title": "All opinions are subject to modification and technical", "paragraphs": [ "para_10", "para_11" ] }, { "title": "Reports or Connecticut Appellate Reports. In the event", "paragraphs": [ "para_13", "para_14" ] }, { "title": "Law Journal and subsequently in the Connecticut Reports", "paragraphs": [ "para_16", "para_17" ] }, { "title": "The syllabus and procedural history accompanying an", "paragraphs": [ "para_19", "para_20" ] }, { "title": "Appellate Reports are copyrighted by the Secretary of the", "paragraphs": [] }, { "title": "State, State of Connecticut, and may not be reproduced", "paragraphs": [ "para_23", "para_24", "para_25", "para_26" ] }, { "title": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCKARAOKE HEROES NH, LLC v. RVRM", "paragraphs": [] }, { "title": "ENTERPRISES, LLC", "paragraphs": [] }, { "title": "(AC 48149)", "paragraphs": [ "para_30" ] }, { "title": "Syllabus", "paragraphs": [] }, { "title": "The plaintiff appealed from the trial court’s judgment awarding damages", "paragraphs": [ "para_33", "para_34", "para_35", "para_36", "para_37", "para_38", "para_39", "para_40", "para_41", "para_42", "para_43", "para_44" ] }, { "title": "The plaintiff claimed, inter alia, that the court erred in determining that", "paragraphs": [ "para_46", "para_47", "para_48" ] }, { "title": "The trial court’s findings that the premises was compliant with all relevant", "paragraphs": [ "para_50", "para_51", "para_52", "para_53" ] }, { "title": "K Co. and the plaintiff due to the plaintiff’s continued payment and K Co.’s", "paragraphs": [ "para_55" ] }, { "title": "The trial court properly determined that the defendant did not breach the", "paragraphs": [ "para_57", "para_58", "para_59", "para_60", "para_61" ] }, { "title": "The trial court properly determined that the defendant did not engage in any", "paragraphs": [ "para_63" ] }, { "title": "Practices Act (§ 42-110a et seq.), as the plaintiff failed to establish that the", "paragraphs": [ "para_65", "para_66" ] }, { "title": "Argued November 12, 2025—officially released March 3, 2026", "paragraphs": [] }, { "title": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCProcedural History", "paragraphs": [] }, { "title": "Action to recover for damages for, inter alia, breach", "paragraphs": [ "para_70", "para_71", "para_72", "para_73", "para_74", "para_75", "para_76", "para_77", "para_78", "para_79" ] }, { "title": "Opinion", "paragraphs": [ "para_81" ] }, { "title": "Karaoke Heroes NH, LLC, appeals from the judgment of", "paragraphs": [ "para_83", "para_84", "para_85", "para_86", "para_87", "para_88", "para_89", "para_90" ] }, { "title": "Unfair Trade Practices Act (CUTPA), General Statutes", "paragraphs": [ "para_92", "para_93" ] }, { "title": "The following facts, as either found by the court or", "paragraphs": [ "para_95" ] }, { "title": "1 For clarity, we refer to Karaoke Heroes NH, LLC, as the plaintiff and", "paragraphs": [ "para_97" ] }, { "title": "2 The plaintiff also claims that its breach of contract—its failure to pay", "paragraphs": [ "para_99", "para_100", "para_101", "para_102" ] }, { "title": "Kirk’s Parking, LLC. In light of our conclusion that the court properly", "paragraphs": [ "para_104", "para_105", "para_106", "para_107", "para_108", "para_109" ] }, { "title": "Street in New Haven (premises). The lease describes the", "paragraphs": [ "para_111", "para_112", "para_113", "para_114", "para_115", "para_116", "para_117", "para_118", "para_119", "para_120", "para_121" ] }, { "title": "Spray Trust,4 owns the premises, and the premises is", "paragraphs": [ "para_123" ] }, { "title": "The premises is located adjacent to real property located", "paragraphs": [ "para_125", "para_126", "para_127", "para_128", "para_129", "para_130", "para_131", "para_132" ] }, { "title": "210 Crown Street, LLC, and Kirk’s are both owned", "paragraphs": [ "para_134", "para_135", "para_136", "para_137" ] }, { "title": "3 Ronald LoRicco, Richard LoRicco, Vincent LoRicco, and Maria", "paragraphs": [] }, { "title": "LoRicco will be referred to individually by first name and collectively", "paragraphs": [ "para_140" ] }, { "title": "4 A spray trust or sprinkle trust is “[a] trust in which the trustee", "paragraphs": [ "para_142", "para_143", "para_144", "para_145", "para_146", "para_147" ] }, { "title": "([MRVR, LLC]), and the parking lot’s operator and man-", "paragraphs": [ "para_149" ] }, { "title": "LoRicco siblings are either the sole or majority owners", "paragraphs": [ "para_151" ] }, { "title": "The court found the following in its October 10, 2024", "paragraphs": [ "para_153", "para_154", "para_155", "para_156" ] }, { "title": "Moreover, when the premises first began to be used as", "paragraphs": [ "para_158", "para_159", "para_160", "para_161", "para_162", "para_163", "para_164" ] }, { "title": "Prior to the plaintiff’s lease of the premises, the defen-", "paragraphs": [ "para_166" ] }, { "title": "Heroes, LLC, which was owned by Andrew Lebwohl.6", "paragraphs": [] }, { "title": "Karaoke Heroes, LLC, also entered into a written license", "paragraphs": [ "para_169", "para_170", "para_171", "para_172", "para_173", "para_174", "para_175", "para_176" ] }, { "title": "5 We note that the only defendant remaining in this action is RVRM", "paragraphs": [] }, { "title": "Enterprises, LLC, as the claims against the impleaded defendants—two", "paragraphs": [ "para_179", "para_180", "para_181", "para_182", "para_183" ] }, { "title": "6 We note for clarity that Karaoke Heroes, LLC, which is owned by", "paragraphs": [] }, { "title": "Lebwohl, is a separate and distinct entity from the plaintiff, Karaoke", "paragraphs": [ "para_186", "para_187", "para_188", "para_189", "para_190", "para_191", "para_192" ] }, { "title": "Karaoke Heroes, LLC, assigned to the plaintiff “all its", "paragraphs": [ "para_194", "para_195", "para_196", "para_197" ] }, { "title": "Karaoke Heroes, LLC, did not assign to the plaintiff its", "paragraphs": [ "para_199", "para_200", "para_201" ] }, { "title": "The plaintiff, however, continued to make monthly pay-", "paragraphs": [ "para_203", "para_204" ] }, { "title": "On July 6, 2018, the defendant as landlord and the", "paragraphs": [ "para_206", "para_207", "para_208", "para_209", "para_210", "para_211", "para_212", "para_213", "para_214", "para_215", "para_216", "para_217", "para_218", "para_219" ] }, { "title": "The plaintiff made all required payments pursuant to", "paragraphs": [ "para_221", "para_222", "para_223", "para_224", "para_225", "para_226", "para_227", "para_228", "para_229", "para_230", "para_231" ] }, { "title": "The plaintiff was removed from the premises despite", "paragraphs": [ "para_233" ] }, { "title": "In August, 2019, the plaintiff appeared in the summary", "paragraphs": [ "para_235", "para_236", "para_237", "para_238", "para_239", "para_240", "para_241", "para_242", "para_243", "para_244", "para_245" ] }, { "title": "After the defendant withdrew the first summary pro-", "paragraphs": [ "para_247", "para_248", "para_249", "para_250", "para_251", "para_252", "para_253", "para_254", "para_255" ] }, { "title": "After learning that there was “no written license agree-", "paragraphs": [ "para_257" ] }, { "title": "7 A writ of audita querela “is a remedy granted in favor of one against", "paragraphs": [ "para_259", "para_260", "para_261", "para_262", "para_263", "para_264" ] }, { "title": "Condominium Assn., Inc. v. Mathis, 225 Conn. App. 534, 543, 316 A.3d", "paragraphs": [ "para_266", "para_267", "para_268", "para_269", "para_270", "para_271", "para_272", "para_273" ] }, { "title": "Kirk’s, through counsel, sent the plaintiff a letter, stat-", "paragraphs": [ "para_275", "para_276", "para_277", "para_278", "para_279", "para_280", "para_281", "para_282", "para_283", "para_284", "para_285", "para_286", "para_287", "para_288", "para_289", "para_290", "para_291", "para_292", "para_293", "para_294", "para_295", "para_296", "para_297", "para_298", "para_299", "para_300", "para_301", "para_302", "para_303", "para_304", "para_305", "para_306", "para_307", "para_308", "para_309" ] }, { "title": "2020. Thereafter, the defendant instituted a second", "paragraphs": [ "para_311", "para_312", "para_313", "para_314", "para_315" ] }, { "title": "The plaintiff commenced this action against the defen-", "paragraphs": [ "para_317", "para_318", "para_319", "para_320", "para_321", "para_322", "para_323", "para_324", "para_325", "para_326", "para_327" ] }, { "title": "8 In count one, the plaintiff alleged abuse of process stemming from two", "paragraphs": [ "para_329", "para_330", "para_331", "para_332", "para_333", "para_334", "para_335", "para_336", "para_337", "para_338" ] }, { "title": "9 Section 10 of the lease provides in relevant part: “At the commence-", "paragraphs": [ "para_340", "para_341", "para_342", "para_343", "para_344" ] }, { "title": "Section 28 of the lease provides in relevant part: “The [defendant]", "paragraphs": [ "para_346", "para_347", "para_348", "para_349", "para_350", "para_351", "para_352", "para_353", "para_354", "para_355", "para_356", "para_357", "para_358", "para_359", "para_360", "para_361", "para_362" ] }, { "title": "A court trial was held on February 15 and 16, and", "paragraphs": [] }, { "title": "April 9, 2024. Ronald, Richard, Lebov, Attorney Earl", "paragraphs": [] }, { "title": "Giovanniello, and Attorney Stuart Margolis testified at", "paragraphs": [ "para_366", "para_367", "para_368", "para_369", "para_370", "para_371", "para_372" ] }, { "title": "10 The defendant’s first special defense alleged that the plaintiff failed", "paragraphs": [ "para_374", "para_375", "para_376" ] }, { "title": "The fifth special defense alleged a breach of the lease. The sixth special", "paragraphs": [ "para_378", "para_379", "para_380", "para_381" ] }, { "title": "11 Section 23 of the lease provides in relevant part that the plaintiff", "paragraphs": [ "para_383", "para_384", "para_385" ] }, { "title": "12 The plaintiff’s first special defense alleged constructive eviction", "paragraphs": [ "para_387" ] }, { "title": "The third special defense alleged the right of setoff. The plaintiff did", "paragraphs": [ "para_389", "para_390", "para_391", "para_392", "para_393" ] }, { "title": "The court found that the month-to-month license with", "paragraphs": [] }, { "title": "Kirk’s for the emergency exit egress rendered the prem-", "paragraphs": [ "para_396", "para_397", "para_398", "para_399", "para_400" ] }, { "title": "As to count three, alleging a violation of CUTPA, the", "paragraphs": [ "para_402", "para_403", "para_404", "para_405" ] }, { "title": "In addition, the court rendered judgment in favor of", "paragraphs": [ "para_407" ] }, { "title": "Specifically, the court determined that the plaintiff", "paragraphs": [ "para_409", "para_410", "para_411", "para_412", "para_413", "para_414" ] }, { "title": "I", "paragraphs": [] }, { "title": "The plaintiff claims that the court incorrectly deter-", "paragraphs": [ "para_417" ] }, { "title": "13 Although the plaintiff challenges the propriety of the court’s judg-", "paragraphs": [ "para_419", "para_420", "para_421", "para_422", "para_423", "para_424", "para_425", "para_426", "para_427" ] }, { "title": "See Stubbs v. ICare Management, LLC, 198 Conn. App. 511, 529, 233", "paragraphs": [] }, { "title": "A.3d 1170 (2020) (“[a]nalysis, rather than mere abstract assertion, is", "paragraphs": [ "para_430", "para_431", "para_432", "para_433", "para_434", "para_435", "para_436", "para_437", "para_438", "para_439", "para_440" ] }, { "title": "We begin with our standard of review. “The trier of", "paragraphs": [ "para_442", "para_443", "para_444", "para_445", "para_446", "para_447", "para_448", "para_449", "para_450", "para_451", "para_452", "para_453", "para_454", "para_455" ] }, { "title": "Instead, we make every reasonable presumption . . . in", "paragraphs": [ "para_457", "para_458" ] }, { "title": "14 We note that it is unclear exactly what laws and/or regulations the", "paragraphs": [ "para_460", "para_461", "para_462", "para_463" ] }, { "title": "Code requires the premises to have two means of egress if it is to be used", "paragraphs": [ "para_465", "para_466", "para_467", "para_468" ] }, { "title": "Kirk’s and the plaintiff for use of the emergency exit and whether the", "paragraphs": [ "para_470", "para_471", "para_472", "para_473" ] }, { "title": "233 Conn. App. 743, 752, 341 A.3d 272 (2025). Further-", "paragraphs": [ "para_475", "para_476", "para_477", "para_478", "para_479", "para_480", "para_481", "para_482", "para_483", "para_484", "para_485", "para_486", "para_487", "para_488", "para_489", "para_490", "para_491", "para_492", "para_493", "para_494", "para_495", "para_496", "para_497", "para_498", "para_499", "para_500", "para_501", "para_502", "para_503", "para_504", "para_505" ] }, { "title": "New Canaan, 232 Conn. App. 487, 495, 336 A.3d 1252", "paragraphs": [] }, { "title": "(2025). We note that the existence of a contract, includ-", "paragraphs": [ "para_508", "para_509" ] }, { "title": "258, 152 A.3d 470 (2016) (“the existence of an implied", "paragraphs": [ "para_511", "para_512", "para_513", "para_514", "para_515", "para_516", "para_517", "para_518", "para_519", "para_520", "para_521", "para_522", "para_523" ] }, { "title": "A", "paragraphs": [] }, { "title": "The plaintiff first argues that the court’s findings", "paragraphs": [ "para_526", "para_527", "para_528", "para_529", "para_530" ] }, { "title": "The lease provides that the defendant “covenants with", "paragraphs": [ "para_532", "para_533", "para_534", "para_535", "para_536", "para_537" ] }, { "title": "Heroes, LLC, and Kirk’s provided for emergency access", "paragraphs": [ "para_539", "para_540", "para_541" ] }, { "title": "Kirk’s a monthly fee for this license agreement. Lebov", "paragraphs": [ "para_543", "para_544", "para_545", "para_546" ] }, { "title": "Karaoke Heroes, LLC, and Kirk’s when he managed the", "paragraphs": [ "para_548", "para_549", "para_550", "para_551", "para_552", "para_553", "para_554" ] }, { "title": "Richard and Ronald both testified that the premises", "paragraphs": [ "para_556", "para_557", "para_558", "para_559", "para_560", "para_561", "para_562", "para_563", "para_564", "para_565", "para_566" ] }, { "title": "Specifically, the court found that this agreement “existed", "paragraphs": [ "para_568", "para_569", "para_570", "para_571", "para_572", "para_573", "para_574" ] }, { "title": "App. 411. The court therefore determined that the prem-", "paragraphs": [ "para_576", "para_577", "para_578" ] }, { "title": "15 In other words, the plaintiff began conducting its business with", "paragraphs": [ "para_580", "para_581", "para_582", "para_583", "para_584", "para_585", "para_586", "para_587", "para_588", "para_589", "para_590", "para_591", "para_592", "para_593", "para_594", "para_595" ] }, { "title": "B", "paragraphs": [] }, { "title": "The plaintiff next argues that the defendant was", "paragraphs": [ "para_598", "para_599", "para_600" ] }, { "title": "The lease does not explicitly require the defendant to", "paragraphs": [ "para_602", "para_603", "para_604", "para_605", "para_606", "para_607", "para_608" ] }, { "title": "Although, as the plaintiff argues, tenants have a", "paragraphs": [ "para_610", "para_611", "para_612", "para_613", "para_614" ] }, { "title": "16 The plaintiff seems to conflate the alley entryway, as described by", "paragraphs": [ "para_616", "para_617", "para_618", "para_619" ] }, { "title": "17 The plaintiff cites Martel v. Malone, 138 Conn. 385, 85 A.2d 246", "paragraphs": [] }, { "title": "(1951), for the proposition that a landlord is required to provide ingress", "paragraphs": [ "para_622", "para_623", "para_624" ] }, { "title": "Martel, however, our Supreme Court stated that the “only means of", "paragraphs": [ "para_626", "para_627", "para_628", "para_629" ] }, { "title": "390. We do not read Martel to require the defendant, in this case, to", "paragraphs": [ "para_631", "para_632", "para_633", "para_634", "para_635", "para_636", "para_637", "para_638", "para_639", "para_640", "para_641", "para_642" ] }, { "title": "As a result, the defendant’s failure to broker such an", "paragraphs": [ "para_644", "para_645", "para_646", "para_647" ] }, { "title": "II", "paragraphs": [] }, { "title": "The plaintiff claims that the defendant violated CUTPA", "paragraphs": [ "para_650", "para_651", "para_652", "para_653" ] }, { "title": "18 The plaintiff seems to argue that the defendant should be held in civil", "paragraphs": [ "para_655", "para_656", "para_657", "para_658", "para_659", "para_660", "para_661", "para_662", "para_663", "para_664", "para_665", "para_666", "para_667", "para_668", "para_669" ] }, { "title": "The plaintiff also argues that the defendant violated its landlord", "paragraphs": [ "para_671", "para_672", "para_673", "para_674", "para_675", "para_676", "para_677", "para_678", "para_679", "para_680", "para_681", "para_682", "para_683", "para_684", "para_685", "para_686", "para_687", "para_688", "para_689", "para_690", "para_691", "para_692", "para_693", "para_694", "para_695", "para_696", "para_697", "para_698", "para_699", "para_700", "para_701", "para_702", "para_703", "para_704", "para_705", "para_706", "para_707", "para_708", "para_709" ] }, { "title": "270 A.3d 135 (2022). “To the extent that [an appellant]", "paragraphs": [ "para_711", "para_712", "para_713", "para_714", "para_715" ] }, { "title": "(Internal quotation marks omitted.) National Waste", "paragraphs": [ "para_717", "para_718" ] }, { "title": "The court expressly found that “the defendant did not", "paragraphs": [ "para_720", "para_721", "para_722", "para_723", "para_724", "para_725", "para_726", "para_727", "para_728", "para_729", "para_730", "para_731", "para_732", "para_733", "para_734" ] }, { "title": "CUTPA violation.19", "paragraphs": [ "para_736", "para_737" ] }, { "title": "19 We reiterate that the plaintiff commenced this action against only", "paragraphs": [ "para_739", "para_740", "para_741", "para_742", "para_743", "para_744" ] }, { "title": "Street, LLC, which owns the parking lot, is owned by MRVR, LLC (51", "paragraphs": [ "para_746", "para_747", "para_748", "para_749", "para_750", "para_751" ] }, { "title": "McLaughlin operates Kirk’s day-to-day business, not MRVR, LLC, or", "paragraphs": [ "para_753" ] }, { "title": "Although the plaintiff recognizes that “Kirk’s is the offending party,”", "paragraphs": [ "para_755", "para_756", "para_757", "para_758", "para_759", "para_760" ] }, { "title": "Specifically, the plaintiff failed to plead or introduce facts necessary to", "paragraphs": [ "para_762", "para_763" ] }, { "title": "App. 403, 414–15, 877 A.2d 899 (defining two rules to set aside protec-", "paragraphs": [ "para_765", "para_766" ] }, { "title": "13, 2006). As such, even if we were to conclude that Kirk’s had violated", "paragraphs": [ "para_768", "para_769" ] } ], "paragraphs": [ { "text": "************************************************", "paragraph_id": "para_1" }, { "text": "The “officially released” date that appears near the", "paragraph_id": "para_2" }, { "text": "beginning of an opinion is the date the opinion will be", "paragraph_id": "para_3" }, { "text": "published in the Connecticut Law Journal or the date it", "paragraph_id": "para_4" }, { "text": "is released as a slip opinion. The operative date for the", "paragraph_id": "para_5" }, { "text": "beginning of all time periods for the filing of postopinion", "paragraph_id": "para_6" }, { "text": "motions and petitions for certification is the “officially", "paragraph_id": "para_7" }, { "text": "released” date appearing in the opinion.", "paragraph_id": "para_8" }, { "text": "All opinions are subject to modification and technical", "paragraph_id": "para_9" }, { "text": "correction prior to official publication in the Connecti-", "paragraph_id": "para_10" }, { "text": "cut Law Journal and subsequently in the Connecticut", "paragraph_id": "para_11" }, { "text": "Reports or Connecticut Appellate Reports. In the event", "paragraph_id": "para_12" }, { "text": "of discrepancies between the advance release version of", "paragraph_id": "para_13" }, { "text": "an opinion and the version appearing in the Connecticut", "paragraph_id": "para_14" }, { "text": "Law Journal and subsequently in the Connecticut Reports", "paragraph_id": "para_15" }, { "text": "or Connecticut Appellate Reports, the latest version is", "paragraph_id": "para_16" }, { "text": "to be considered authoritative.", "paragraph_id": "para_17" }, { "text": "The syllabus and procedural history accompanying an", "paragraph_id": "para_18" }, { "text": "opinion that appear in the Connecticut Law Journal and", "paragraph_id": "para_19" }, { "text": "subsequently in the Connecticut Reports or Connecticut", "paragraph_id": "para_20" }, { "text": "Appellate Reports are copyrighted by the Secretary of the", "paragraph_id": "para_21" }, { "text": "State, State of Connecticut, and may not be reproduced", "paragraph_id": "para_22" }, { "text": "or distributed without the express written permission of", "paragraph_id": "para_23" }, { "text": "the Commission on Official Legal Publications, Judicial", "paragraph_id": "para_24" }, { "text": "Branch, State of Connecticut.", "paragraph_id": "para_25" }, { "text": "************************************************", "paragraph_id": "para_26" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCKARAOKE HEROES NH, LLC v. RVRM", "paragraph_id": "para_27" }, { "text": "ENTERPRISES, LLC", "paragraph_id": "para_28" }, { "text": "(AC 48149)", "paragraph_id": "para_29" }, { "text": "Elgo, Suarez and Seeley, Js.", "paragraph_id": "para_30" }, { "text": "Syllabus", "paragraph_id": "para_31" }, { "text": "The plaintiff appealed from the trial court’s judgment awarding damages", "paragraph_id": "para_32" }, { "text": "to the defendant on the plaintiff’s claim and the defendant’s counterclaim", "paragraph_id": "para_33" }, { "text": "for breach of a commercial lease. The fire marshal required the plaintiff to", "paragraph_id": "para_34" }, { "text": "maintain a secondary egress, an emergency exit door, in order to operate", "paragraph_id": "para_35" }, { "text": "as a karaoke bar. The emergency exit door opened into a parking lot oper-", "paragraph_id": "para_36" }, { "text": "ated by a nonparty, K Co., and bollards had been placed to block a parking", "paragraph_id": "para_37" }, { "text": "space directly in front of the door to prevent vehicles from obstructing the", "paragraph_id": "para_38" }, { "text": "emergency exit. K Co. had entered into a written license agreement with", "paragraph_id": "para_39" }, { "text": "the plaintiff’s predecessor for the use of the parking space, and, although", "paragraph_id": "para_40" }, { "text": "the plaintiff continued to pay a license fee to K Co., the plaintiff never", "paragraph_id": "para_41" }, { "text": "entered into a written license agreement with K Co. During the term of the", "paragraph_id": "para_42" }, { "text": "lease, K Co. removed the bollards and reported to the fire department that", "paragraph_id": "para_43" }, { "text": "the plaintiff no longer had a right of egress from the emergency exit door.", "paragraph_id": "para_44" }, { "text": "The plaintiff claimed, inter alia, that the court erred in determining that", "paragraph_id": "para_45" }, { "text": "the subject property was compliant with all relevant laws and regulations", "paragraph_id": "para_46" }, { "text": "upon the execution of the lease and, thus, the defendant had not breached", "paragraph_id": "para_47" }, { "text": "the lease. Held:", "paragraph_id": "para_48" }, { "text": "The trial court’s findings that the premises was compliant with all relevant", "paragraph_id": "para_49" }, { "text": "laws and regulations at the time the lease was signed were not clearly errone-", "paragraph_id": "para_50" }, { "text": "ous, as there was an implied emergency access agreement between K Co. and", "paragraph_id": "para_51" }, { "text": "the plaintiff at that time because the license agreement between the plain-", "paragraph_id": "para_52" }, { "text": "tiff’s predecessor and K Co. continued on a month-to-month basis between", "paragraph_id": "para_53" }, { "text": "K Co. and the plaintiff due to the plaintiff’s continued payment and K Co.’s", "paragraph_id": "para_54" }, { "text": "continued acceptance of the monthly license fee.", "paragraph_id": "para_55" }, { "text": "The trial court properly determined that the defendant did not breach the", "paragraph_id": "para_56" }, { "text": "lease by failing to provide the plaintiff with an egress agreement with K Co.,", "paragraph_id": "para_57" }, { "text": "as the only ingress and egress mentioned in the lease was an entrance accessed", "paragraph_id": "para_58" }, { "text": "through an alleyway, not the emergency exit through the parking lot, and", "paragraph_id": "para_59" }, { "text": "the lease explicitly required the plaintiff to be responsible to ensure that the", "paragraph_id": "para_60" }, { "text": "premises was compliant with all applicable laws and regulations after signing.", "paragraph_id": "para_61" }, { "text": "The trial court properly determined that the defendant did not engage in any", "paragraph_id": "para_62" }, { "text": "behavior that would constitute a violation of the Connecticut Unfair Trade", "paragraph_id": "para_63" }, { "text": "Practices Act (§ 42-110a et seq.), as the plaintiff failed to establish that the", "paragraph_id": "para_64" }, { "text": "defendant engaged in any unfair, illegal, wrongful, immoral or injurious", "paragraph_id": "para_65" }, { "text": "behavior against the plaintiff.", "paragraph_id": "para_66" }, { "text": "Argued November 12, 2025—officially released March 3, 2026", "paragraph_id": "para_67" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCProcedural History", "paragraph_id": "para_68" }, { "text": "Action to recover for damages for, inter alia, breach", "paragraph_id": "para_69" }, { "text": "of contract, and for other relief, brought to the Supe-", "paragraph_id": "para_70" }, { "text": "rior Court in the judicial district of New Haven and", "paragraph_id": "para_71" }, { "text": "transferred to the judicial district of Waterbury, Com-", "paragraph_id": "para_72" }, { "text": "plex Litigation Docket; thereafter, the defendant filed", "paragraph_id": "para_73" }, { "text": "a counterclaim; subsequently, the case was tried to the", "paragraph_id": "para_74" }, { "text": "court, Pierson, J.; judgment for the defendant on the", "paragraph_id": "para_75" }, { "text": "complaint and on the counterclaim, from which the plain-", "paragraph_id": "para_76" }, { "text": "tiff appealed to this court. Affirmed.", "paragraph_id": "para_77" }, { "text": "Richard J. Rapice, for the appellant (plaintiff).", "paragraph_id": "para_78" }, { "text": "David C. Pite, for the appellee (defendant).", "paragraph_id": "para_79" }, { "text": "Opinion", "paragraph_id": "para_80" }, { "text": "ELGO, J. The plaintiff and counterclaim defendant,", "paragraph_id": "para_81" }, { "text": "Karaoke Heroes NH, LLC, appeals from the judgment of", "paragraph_id": "para_82" }, { "text": "the trial court awarding the defendant and counterclaim", "paragraph_id": "para_83" }, { "text": "plaintiff, RVRM Enterprises, LLC, damages for breach", "paragraph_id": "para_84" }, { "text": "of a commercial leasehold contract.1 On appeal, the plain-", "paragraph_id": "para_85" }, { "text": "tiff claims that the court erred in determining that (1)", "paragraph_id": "para_86" }, { "text": "the property was compliant with all relevant laws and", "paragraph_id": "para_87" }, { "text": "regulations upon the execution of the lease agreement", "paragraph_id": "para_88" }, { "text": "and, therefore, the defendant had not breached the lease", "paragraph_id": "para_89" }, { "text": "and (2) the defendant had not violated the Connecticut", "paragraph_id": "para_90" }, { "text": "Unfair Trade Practices Act (CUTPA), General Statutes", "paragraph_id": "para_91" }, { "text": "§ 42-110a et seq. We affirm the judgment of the trial", "paragraph_id": "para_92" }, { "text": "court.2", "paragraph_id": "para_93" }, { "text": "The following facts, as either found by the court or", "paragraph_id": "para_94" }, { "text": "as otherwise undisputed in the record, are relevant to", "paragraph_id": "para_95" }, { "text": "1 For clarity, we refer to Karaoke Heroes NH, LLC, as the plaintiff and", "paragraph_id": "para_96" }, { "text": "to RVRM Enterprises, LLC, as the defendant in this opinion.", "paragraph_id": "para_97" }, { "text": "2 The plaintiff also claims that its breach of contract—its failure to pay", "paragraph_id": "para_98" }, { "text": "rent and utilities—was excused due to the defendant’s alleged breach", "paragraph_id": "para_99" }, { "text": "of contract—namely, its failure to deliver the premises in compliance", "paragraph_id": "para_100" }, { "text": "with all relevant laws and regulations and its failure to broker a license", "paragraph_id": "para_101" }, { "text": "for continued emergency access to the parking lot with a nonparty,", "paragraph_id": "para_102" }, { "text": "Kirk’s Parking, LLC. In light of our conclusion that the court properly", "paragraph_id": "para_103" }, { "text": "determined that the defendant did not breach the lease, this claim must", "paragraph_id": "para_104" }, { "text": "fail. See part I of this opinion.", "paragraph_id": "para_105" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCour resolution of this appeal. The present dispute stems", "paragraph_id": "para_106" }, { "text": "from a commercial lease (lease) between the plaintiff and", "paragraph_id": "para_107" }, { "text": "the defendant for the rear portion of the first floor of a", "paragraph_id": "para_108" }, { "text": "building on a piece of real property located at 212 Crown", "paragraph_id": "para_109" }, { "text": "Street in New Haven (premises). The lease describes the", "paragraph_id": "para_110" }, { "text": "premises as “approximately 3500 [square feet] . . . the", "paragraph_id": "para_111" }, { "text": "area accessed [from] the [alley] entryway through a door", "paragraph_id": "para_112" }, { "text": "located on the [w]est side of said building and located to", "paragraph_id": "para_113" }, { "text": "the south of the bathrooms.” The plaintiff is a limited", "paragraph_id": "para_114" }, { "text": "liability company, which is owned and operated solely", "paragraph_id": "para_115" }, { "text": "by Dan Lebov. The plaintiff used the premises to run a", "paragraph_id": "para_116" }, { "text": "karaoke style bar and nightclub. The defendant landlord", "paragraph_id": "para_117" }, { "text": "is a limited liability company, which is owned in equal", "paragraph_id": "para_118" }, { "text": "shares and operated by siblings Ronald LoRicco, Rich-", "paragraph_id": "para_119" }, { "text": "ard LoRicco, Vincent LoRicco, and Maria LoRicco.3 A", "paragraph_id": "para_120" }, { "text": "nonparty, the Anthony and Nina LoRicco Irrevocable", "paragraph_id": "para_121" }, { "text": "Spray Trust,4 owns the premises, and the premises is", "paragraph_id": "para_122" }, { "text": "managed by the defendant.", "paragraph_id": "para_123" }, { "text": "The premises is located adjacent to real property located", "paragraph_id": "para_124" }, { "text": "at 210 Crown Street, which is a parking lot owned by a", "paragraph_id": "para_125" }, { "text": "nonparty, 210 Crown Street, LLC, and operated by a non-", "paragraph_id": "para_126" }, { "text": "party, Kirk’s Parking, LLC (Kirk’s). The premises’ emer-", "paragraph_id": "para_127" }, { "text": "gency exit door opens into the parking lot and requires", "paragraph_id": "para_128" }, { "text": "bollards to block a parking space directly in front of the", "paragraph_id": "para_129" }, { "text": "door to prevent vehicles from obstructing the emergency", "paragraph_id": "para_130" }, { "text": "exit. The fire marshal required this emergency exit for", "paragraph_id": "para_131" }, { "text": "the premises to operate as a karaoke bar.", "paragraph_id": "para_132" }, { "text": "210 Crown Street, LLC, and Kirk’s are both owned", "paragraph_id": "para_133" }, { "text": "by nonparties, MRVR, LLC (51 percent), and Sean", "paragraph_id": "para_134" }, { "text": "McLaughlin (49 percent), respectively. MRVR, LLC,", "paragraph_id": "para_135" }, { "text": "is owned by the LoRicco siblings in equal shares. As the", "paragraph_id": "para_136" }, { "text": "court found in its memorandum of decision, “[t]here is", "paragraph_id": "para_137" }, { "text": "3 Ronald LoRicco, Richard LoRicco, Vincent LoRicco, and Maria", "paragraph_id": "para_138" }, { "text": "LoRicco will be referred to individually by first name and collectively", "paragraph_id": "para_139" }, { "text": "as the LoRicco siblings in this opinion.", "paragraph_id": "para_140" }, { "text": "4 A spray trust or sprinkle trust is “[a] trust in which the trustee", "paragraph_id": "para_141" }, { "text": "has discretion to decide how much will be given to each beneficiary.”", "paragraph_id": "para_142" }, { "text": "(Internal quotation marks omitted.) Platt v. Tilcon Connecticut, Inc.,", "paragraph_id": "para_143" }, { "text": "196 Conn. App. 564, 565 n.1, 230 A.3d 854, cert. denied, 335 Conn.", "paragraph_id": "para_144" }, { "text": "917, 230 A.3d 643 (2020).", "paragraph_id": "para_145" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCoverlapping ownership . . . between the manager of the", "paragraph_id": "para_146" }, { "text": "premises ([the defendant]), the owner of the parking lot", "paragraph_id": "para_147" }, { "text": "([MRVR, LLC]), and the parking lot’s operator and man-", "paragraph_id": "para_148" }, { "text": "ager (Kirk’s). Collectively, and directly or indirectly, the", "paragraph_id": "para_149" }, { "text": "LoRicco siblings are either the sole or majority owners", "paragraph_id": "para_150" }, { "text": "of all three entities.”5", "paragraph_id": "para_151" }, { "text": "The court found the following in its October 10, 2024", "paragraph_id": "para_152" }, { "text": "memorandum of decision: “[The premises] began operat-", "paragraph_id": "para_153" }, { "text": "ing as a bar or nightclub in the early 1990s,” and “egress", "paragraph_id": "para_154" }, { "text": "from a fire door, located at the rear of the premises and", "paragraph_id": "para_155" }, { "text": "opening onto the parking lot, was required for safety.", "paragraph_id": "para_156" }, { "text": "Moreover, when the premises first began to be used as", "paragraph_id": "para_157" }, { "text": "a bar or nightclub, concrete bollards—or posts—were", "paragraph_id": "para_158" }, { "text": "placed on either side of the fire door opening onto the", "paragraph_id": "para_159" }, { "text": "parking lot . . . . The fire marshal required egress from", "paragraph_id": "para_160" }, { "text": "the fire door, and the placement of the bollards, so that", "paragraph_id": "para_161" }, { "text": "patrons and others could exit the premises without being", "paragraph_id": "para_162" }, { "text": "blocked by a motor vehicle parked in front of or backing", "paragraph_id": "para_163" }, { "text": "towards the door.”", "paragraph_id": "para_164" }, { "text": "Prior to the plaintiff’s lease of the premises, the defen-", "paragraph_id": "para_165" }, { "text": "dant leased the premises to an entity known as Karaoke", "paragraph_id": "para_166" }, { "text": "Heroes, LLC, which was owned by Andrew Lebwohl.6", "paragraph_id": "para_167" }, { "text": "Karaoke Heroes, LLC, also entered into a written license", "paragraph_id": "para_168" }, { "text": "agreement with Kirk’s for “the parking space . . . located", "paragraph_id": "para_169" }, { "text": "at [the parking lot] adjacent to the rear door of the [prem-", "paragraph_id": "para_170" }, { "text": "ises] for the purpose of providing an emergency access out", "paragraph_id": "para_171" }, { "text": "of the [premises] into the parking lot . . . .” The agreement", "paragraph_id": "para_172" }, { "text": "would continue “in full force and effect until terminated", "paragraph_id": "para_173" }, { "text": "by either party . . . .” This agreement “allowed for egress", "paragraph_id": "para_174" }, { "text": "from the rear fire door of the premises to the parking lot,", "paragraph_id": "para_175" }, { "text": "as required by the fire marshal.”", "paragraph_id": "para_176" }, { "text": "5 We note that the only defendant remaining in this action is RVRM", "paragraph_id": "para_177" }, { "text": "Enterprises, LLC, as the claims against the impleaded defendants—two", "paragraph_id": "para_178" }, { "text": "state marshals, Robert Miller and Bruce Scott—were dismissed prior to", "paragraph_id": "para_179" }, { "text": "trial. The plaintiff never brought an action against the LoRicco siblings", "paragraph_id": "para_180" }, { "text": "in their individual capacities, and the plaintiff did not bring an action", "paragraph_id": "para_181" }, { "text": "against the other related entities in this case, such as Kirk’s, 210 Crown", "paragraph_id": "para_182" }, { "text": "Street, LLC, or MRVR, LLC.", "paragraph_id": "para_183" }, { "text": "6 We note for clarity that Karaoke Heroes, LLC, which is owned by", "paragraph_id": "para_184" }, { "text": "Lebwohl, is a separate and distinct entity from the plaintiff, Karaoke", "paragraph_id": "para_185" }, { "text": "Heroes NH, LLC, which is owned by Lebov.", "paragraph_id": "para_186" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCKaraoke Heroes, LLC, employed Lebov, who came to", "paragraph_id": "para_187" }, { "text": "manage the business’ day-to-day operations. Lebwohl", "paragraph_id": "para_188" }, { "text": "decided to sell the business to Lebov, who agreed to pur-", "paragraph_id": "para_189" }, { "text": "chase it and formed the plaintiff for that purpose. On", "paragraph_id": "para_190" }, { "text": "January 1, 2017, Lebwohl sold Karaoke Heroes, LLC,", "paragraph_id": "para_191" }, { "text": "to the plaintiff. In addition to the sale of the business,", "paragraph_id": "para_192" }, { "text": "Karaoke Heroes, LLC, assigned to the plaintiff “all its", "paragraph_id": "para_193" }, { "text": "right, title and interest in the existing lease between", "paragraph_id": "para_194" }, { "text": "[Karaoke Heroes, LLC], and [the defendant], which lease", "paragraph_id": "para_195" }, { "text": "is dated February 1, 2012, and any and all modifications,", "paragraph_id": "para_196" }, { "text": "assignments, and amendments relating thereto . . . .”", "paragraph_id": "para_197" }, { "text": "Karaoke Heroes, LLC, did not assign to the plaintiff its", "paragraph_id": "para_198" }, { "text": "rights under the parking space license agreement between", "paragraph_id": "para_199" }, { "text": "itself and Kirk’s, and the plaintiff did not enter into a", "paragraph_id": "para_200" }, { "text": "separate agreement with Kirk’s for the parking space.", "paragraph_id": "para_201" }, { "text": "The plaintiff, however, continued to make monthly pay-", "paragraph_id": "para_202" }, { "text": "ments to Kirk’s, as Lebov had done when he managed the", "paragraph_id": "para_203" }, { "text": "day-to-day operations of Karaoke Heroes, LLC.", "paragraph_id": "para_204" }, { "text": "On July 6, 2018, the defendant as landlord and the", "paragraph_id": "para_205" }, { "text": "plaintiff as tenant entered into a written lease agreement", "paragraph_id": "para_206" }, { "text": "for the premises. The lease was also signed by Lebov as", "paragraph_id": "para_207" }, { "text": "guarantor. The lease term was set for three years, expir-", "paragraph_id": "para_208" }, { "text": "ing on June 30, 2021. The plaintiff agreed to lease the", "paragraph_id": "para_209" }, { "text": "premises in its current condition. The lease explicitly", "paragraph_id": "para_210" }, { "text": "defined the use as a “karaoke type night club” with any", "paragraph_id": "para_211" }, { "text": "alterations to the design plan requiring the “written con-", "paragraph_id": "para_212" }, { "text": "sent of the [defendant].” The lease stated that the defen-", "paragraph_id": "para_213" }, { "text": "dant “covenants with the [plaintiff] that the [premises]", "paragraph_id": "para_214" }, { "text": "is in compliance with all governmental laws, regulations,", "paragraph_id": "para_215" }, { "text": "and ordinances; and thereafter [the plaintiff] shall, at its", "paragraph_id": "para_216" }, { "text": "own cost and expense . . . comply with all governmental", "paragraph_id": "para_217" }, { "text": "laws, ordinances, orders and regulations affecting the", "paragraph_id": "para_218" }, { "text": "[premises] now in force . . . .”", "paragraph_id": "para_219" }, { "text": "The plaintiff made all required payments pursuant to", "paragraph_id": "para_220" }, { "text": "the lease to the defendant from the beginning of the lease", "paragraph_id": "para_221" }, { "text": "period to February, 2019. In March, 2019, the plaintiff", "paragraph_id": "para_222" }, { "text": "failed to timely pay rent, and the defendant commenced a", "paragraph_id": "para_223" }, { "text": "summary process action against the plaintiff. The plain-", "paragraph_id": "para_224" }, { "text": "tiff was defaulted for failure to appear in the summary", "paragraph_id": "para_225" }, { "text": "process action, and the court subsequently rendered a", "paragraph_id": "para_226" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCdefault judgment of possession in favor of the defen-", "paragraph_id": "para_227" }, { "text": "dant. The defendant obtained an execution of judgment,", "paragraph_id": "para_228" }, { "text": "which was served at the premises on July 24, 2019. The", "paragraph_id": "para_229" }, { "text": "marshal executed the judgment on the same day, which", "paragraph_id": "para_230" }, { "text": "execution was defective due to lack of sufficient notice.", "paragraph_id": "para_231" }, { "text": "The plaintiff was removed from the premises despite", "paragraph_id": "para_232" }, { "text": "the notice defect.", "paragraph_id": "para_233" }, { "text": "In August, 2019, the plaintiff appeared in the summary", "paragraph_id": "para_234" }, { "text": "process action and moved for a writ of audita querela, for", "paragraph_id": "para_235" }, { "text": "temporary injunctive relief, for sanctions, and to quash", "paragraph_id": "para_236" }, { "text": "the execution.7 At the hearing on the plaintiff’s motion,", "paragraph_id": "para_237" }, { "text": "the defendant “learned that the state marshal’s execu-", "paragraph_id": "para_238" }, { "text": "tion of the judgment of possession was defective, insofar", "paragraph_id": "para_239" }, { "text": "as sufficient notice had not been provided to the plain-", "paragraph_id": "para_240" }, { "text": "tiff; as a result, the defendant decided to withdraw the", "paragraph_id": "para_241" }, { "text": "first summary process action.” Also at the hearing, the", "paragraph_id": "para_242" }, { "text": "defendant and Kirk’s learned that the plaintiff did not", "paragraph_id": "para_243" }, { "text": "have a written license agreement for the parking space", "paragraph_id": "para_244" }, { "text": "into which the premises’ emergency exit door opened.", "paragraph_id": "para_245" }, { "text": "After the defendant withdrew the first summary pro-", "paragraph_id": "para_246" }, { "text": "cess action, the plaintiff regained possession of the prem-", "paragraph_id": "para_247" }, { "text": "ises and resumed business. The defendant attempted to", "paragraph_id": "para_248" }, { "text": "“reinstate the plaintiff’s lease, which it believed, in good", "paragraph_id": "para_249" }, { "text": "faith, had been terminated by the [March, 2019] notice", "paragraph_id": "para_250" }, { "text": "to quit.” The plaintiff did not respond to the defendant’s", "paragraph_id": "para_251" }, { "text": "proposed lease reinstatement. “The plaintiff recom-", "paragraph_id": "para_252" }, { "text": "menced making . . . monthly payments to the defendant", "paragraph_id": "para_253" }, { "text": "in August, 2019, which were made until January, 2020,", "paragraph_id": "para_254" }, { "text": "after which the payments ceased.”", "paragraph_id": "para_255" }, { "text": "After learning that there was “no written license agree-", "paragraph_id": "para_256" }, { "text": "ment between the plaintiff and Kirk’s regarding the", "paragraph_id": "para_257" }, { "text": "7 A writ of audita querela “is a remedy granted in favor of one against", "paragraph_id": "para_258" }, { "text": "whom execution has issued on a judgment, the enforcement of which", "paragraph_id": "para_259" }, { "text": "would be contrary to justice because of (1) matters arising subsequent", "paragraph_id": "para_260" }, { "text": "to its rendition, (2) prior existing defenses that were not available to the", "paragraph_id": "para_261" }, { "text": "judgment debtor in the original action, or (3) the judgment creditor’s", "paragraph_id": "para_262" }, { "text": "fraudulent conduct or circumstances over which the judgment debtor", "paragraph_id": "para_263" }, { "text": "had no control.” (Internal quotation marks omitted.) No. 2 Fraser Place", "paragraph_id": "para_264" }, { "text": "Condominium Assn., Inc. v. Mathis, 225 Conn. App. 534, 543, 316 A.3d", "paragraph_id": "para_265" }, { "text": "813, cert. denied, 350 Conn. 905, 323 A.3d 342 (2024).", "paragraph_id": "para_266" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCrequired access to the parking lot,” Kirk’s proposed a", "paragraph_id": "para_267" }, { "text": "new license agreement with the plaintiff for continued", "paragraph_id": "para_268" }, { "text": "emergency exit access. The proposed license agreement", "paragraph_id": "para_269" }, { "text": "“was somewhat more favorable” to Kirk’s, and the mem-", "paragraph_id": "para_270" }, { "text": "bers of Kirk’s, MRVR, LLC, and McLaughlin, agreed", "paragraph_id": "para_271" }, { "text": "that “Kirk’s would not accept the plaintiff’s tender . . .", "paragraph_id": "para_272" }, { "text": "in August, 2019, absent a written license agreement.”", "paragraph_id": "para_273" }, { "text": "Kirk’s, through counsel, sent the plaintiff a letter, stat-", "paragraph_id": "para_274" }, { "text": "ing that the plaintiff had until January 1, 2020, “to", "paragraph_id": "para_275" }, { "text": "enter into [a] new license agreement with [Kirk’s]. If an", "paragraph_id": "para_276" }, { "text": "acceptable agreement is not reached, [Kirk’s] intend[s] to", "paragraph_id": "para_277" }, { "text": "remove the bollards and resume using the space in front", "paragraph_id": "para_278" }, { "text": "of the door. Again, any entry [onto] [Kirk’s] property will", "paragraph_id": "para_279" }, { "text": "be treated as a trespass.” The plaintiff refused to sign the", "paragraph_id": "para_280" }, { "text": "proposed license agreement and did not otherwise nego-", "paragraph_id": "para_281" }, { "text": "tiate with Kirk’s for a new agreement. “Kirk’s reported", "paragraph_id": "para_282" }, { "text": "to the New Haven Fire Department that the plaintiff no", "paragraph_id": "para_283" }, { "text": "longer had a right of egress from the back door of the", "paragraph_id": "para_284" }, { "text": "premises to the parking lot. The plaintiff ceased full", "paragraph_id": "para_285" }, { "text": "business operations at the premises in August, 2019.", "paragraph_id": "para_286" }, { "text": "“Thereafter, the plaintiff learned that the bollards", "paragraph_id": "para_287" }, { "text": "were going to be removed, and the plaintiff sought a", "paragraph_id": "para_288" }, { "text": "temporary injunction from the Superior Court, asking", "paragraph_id": "para_289" }, { "text": "the court to enjoin the defendant from restricting the", "paragraph_id": "para_290" }, { "text": "plaintiff’s access to the rear fire door opening onto the", "paragraph_id": "para_291" }, { "text": "parking lot. . . . The court . . . entered a temporary injunc-", "paragraph_id": "para_292" }, { "text": "tion on October 31, 2019, which reads, in part: `[T]he", "paragraph_id": "para_293" }, { "text": "defendant . . . and each of its officers, servants, agents,", "paragraph_id": "para_294" }, { "text": "and employees are commanded, enjoined and restrained,", "paragraph_id": "para_295" }, { "text": "wholly and absolutely, from preventing the plaintiff’s", "paragraph_id": "para_296" }, { "text": "access to the emergency egress through the fire door on", "paragraph_id": "para_297" }, { "text": "the premises that are the subject of the lease agreement", "paragraph_id": "para_298" }, { "text": "between the parties during the pendency of this action", "paragraph_id": "para_299" }, { "text": "and under further order of the court.’ Despite this order,", "paragraph_id": "para_300" }, { "text": "and after its issuance, Kirk’s removed the parking bol-", "paragraph_id": "para_301" }, { "text": "lards in front of the egress door in January, 2020; it did", "paragraph_id": "para_302" }, { "text": "so, in part, based upon the belief that the order applied", "paragraph_id": "para_303" }, { "text": "to the defendant only, and not to Kirk’s.", "paragraph_id": "para_304" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLC“As a result of the removal of the bollards, the fire", "paragraph_id": "para_305" }, { "text": "marshal did not renew the plaintiff’s liquor license,", "paragraph_id": "para_306" }, { "text": "effectively stopping the plaintiff from operating as a", "paragraph_id": "para_307" }, { "text": "karaoke-style nightclub and bar. Lebov removed his", "paragraph_id": "para_308" }, { "text": "equipment from the property in the early summer of", "paragraph_id": "para_309" }, { "text": "2020. Thereafter, the defendant instituted a second", "paragraph_id": "para_310" }, { "text": "eviction action against the plaintiff, based on no right or", "paragraph_id": "para_311" }, { "text": "privilege and lapse of time. The plaintiff agreed to leave", "paragraph_id": "para_312" }, { "text": "the premises and surrendered possession voluntarily. The", "paragraph_id": "para_313" }, { "text": "bollards were not reinstalled until after the plaintiff left", "paragraph_id": "para_314" }, { "text": "the premises.” (Citation omitted.)", "paragraph_id": "para_315" }, { "text": "The plaintiff commenced this action against the defen-", "paragraph_id": "para_316" }, { "text": "dant on February 10, 2020. The plaintiff’s operative", "paragraph_id": "para_317" }, { "text": "complaint, the third amended complaint, alleged four", "paragraph_id": "para_318" }, { "text": "counts.8 In count two, the plaintiff alleged that the defen-", "paragraph_id": "para_319" }, { "text": "dant breached the lease (1) by failing to lease the premises", "paragraph_id": "para_320" }, { "text": "in compliance with all relevant laws and regulations, as", "paragraph_id": "para_321" }, { "text": "required by § 10 of the lease; (2) by violating the plain-", "paragraph_id": "para_322" }, { "text": "tiff’s right of quiet enjoyment under § 28 of the lease by", "paragraph_id": "para_323" }, { "text": "filing the two summary process actions; and (3) by allow-", "paragraph_id": "para_324" }, { "text": "ing a third party, Kirk’s, to interfere with the plaintiff’s", "paragraph_id": "para_325" }, { "text": "quiet enjoyment of the premises, in violation of § 28 of", "paragraph_id": "para_326" }, { "text": "the lease.9 In count three, the plaintiff alleged that the", "paragraph_id": "para_327" }, { "text": "8 In count one, the plaintiff alleged abuse of process stemming from two", "paragraph_id": "para_328" }, { "text": "summary process actions brought by the defendant against the plaintiff", "paragraph_id": "para_329" }, { "text": "and the defendant’s alleged violation of an injunction. In count four,", "paragraph_id": "para_330" }, { "text": "the plaintiff alleged that the defendant breached the lease’s implied", "paragraph_id": "para_331" }, { "text": "covenant of good faith and fair dealing by commencing two summary", "paragraph_id": "para_332" }, { "text": "process actions against the plaintiff, damaging the plaintiff’s property", "paragraph_id": "para_333" }, { "text": "upon execution of the first summary process action, and interfering with", "paragraph_id": "para_334" }, { "text": "the plaintiff’s business and use of the premises. The plaintiff did not", "paragraph_id": "para_335" }, { "text": "appeal the court’s judgment as to counts one and four of its operative", "paragraph_id": "para_336" }, { "text": "complaint—the abuse of process and breach of the implied covenant of", "paragraph_id": "para_337" }, { "text": "good faith and fair dealing claims.", "paragraph_id": "para_338" }, { "text": "9 Section 10 of the lease provides in relevant part: “At the commence-", "paragraph_id": "para_339" }, { "text": "ment of this [l]ease, [the defendant] covenants with [the plaintiff] that", "paragraph_id": "para_340" }, { "text": "the [premises] is in compliance with all governmental laws, regulations,", "paragraph_id": "para_341" }, { "text": "and ordinances; and thereafter [the plaintiff] shall, at its own cost and", "paragraph_id": "para_342" }, { "text": "expense . . . comply with all governmental laws, ordinances, orders and", "paragraph_id": "para_343" }, { "text": "regulations . . . .”", "paragraph_id": "para_344" }, { "text": "Section 28 of the lease provides in relevant part: “The [defendant]", "paragraph_id": "para_345" }, { "text": "covenants with [the plaintiff] that . . . it will suffer and permit [the", "paragraph_id": "para_346" }, { "text": "plaintiff], upon paying the rents and performing all of the terms on its", "paragraph_id": "para_347" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCdefendant violated CUTPA by removing the bollards", "paragraph_id": "para_348" }, { "text": "in the parking lot in violation of an injunction. By way", "paragraph_id": "para_349" }, { "text": "of relief, the plaintiff sought compensatory damages,", "paragraph_id": "para_350" }, { "text": "punitive damages, fees and costs.", "paragraph_id": "para_351" }, { "text": "On December 19, 2022, the defendant filed an answer,", "paragraph_id": "para_352" }, { "text": "special defense and a counterclaim. The defendant denied", "paragraph_id": "para_353" }, { "text": "liability and asserted seven special defenses.10 In its", "paragraph_id": "para_354" }, { "text": "counterclaim, the defendant alleged a single count of", "paragraph_id": "para_355" }, { "text": "breach of contract for failure to pay rent and utilities", "paragraph_id": "para_356" }, { "text": "owed under the lease. By way of relief, the defendant", "paragraph_id": "para_357" }, { "text": "sought compensatory damages for the unpaid rent and", "paragraph_id": "para_358" }, { "text": "utilities, interest, and attorney’s fees pursuant to § 23", "paragraph_id": "para_359" }, { "text": "of the lease.11 The plaintiff denied the allegations made", "paragraph_id": "para_360" }, { "text": "by the defendant in its counterclaim and raised three", "paragraph_id": "para_361" }, { "text": "special defenses.12", "paragraph_id": "para_362" }, { "text": "A court trial was held on February 15 and 16, and", "paragraph_id": "para_363" }, { "text": "April 9, 2024. Ronald, Richard, Lebov, Attorney Earl", "paragraph_id": "para_364" }, { "text": "Giovanniello, and Attorney Stuart Margolis testified at", "paragraph_id": "para_365" }, { "text": "trial. Following trial, the court rendered judgment for", "paragraph_id": "para_366" }, { "text": "the defendant on all counts of the plaintiff’s complaint.", "paragraph_id": "para_367" }, { "text": "Specifically, as to the plaintiff’s breach of contract claim,", "paragraph_id": "para_368" }, { "text": "part to be performed, to occupy, possess and enjoy said premises dur-", "paragraph_id": "para_369" }, { "text": "ing the term of the [l]ease without hindrance or molestation from the", "paragraph_id": "para_370" }, { "text": "[defendant] or any mortgage, ground [l]ease or agreements to which", "paragraph_id": "para_371" }, { "text": "this [l]ease is subordinated.”", "paragraph_id": "para_372" }, { "text": "10 The defendant’s first special defense alleged that the plaintiff failed", "paragraph_id": "para_373" }, { "text": "to mitigate damages. The second and third special defenses alleged", "paragraph_id": "para_374" }, { "text": "contributory negligence and comparative negligence on the part of the", "paragraph_id": "para_375" }, { "text": "plaintiff. The fourth special defense alleged a right of setoff or offset.", "paragraph_id": "para_376" }, { "text": "The fifth special defense alleged a breach of the lease. The sixth special", "paragraph_id": "para_377" }, { "text": "defense alleged that the COVID-19 pandemic and subsequent executive", "paragraph_id": "para_378" }, { "text": "orders issued by Governor Lamont were the substantial cause of the", "paragraph_id": "para_379" }, { "text": "plaintiff’s damages. The seventh special defense alleged immunity on the", "paragraph_id": "para_380" }, { "text": "basis of the conduct of state marshals acting in their official capacities.", "paragraph_id": "para_381" }, { "text": "11 Section 23 of the lease provides in relevant part that the plaintiff", "paragraph_id": "para_382" }, { "text": "“shall so pay all costs, expenses and reasonable attorney’s fees incurred", "paragraph_id": "para_383" }, { "text": "or paid by [the defendant] in successfully enforcing the terms of this", "paragraph_id": "para_384" }, { "text": "[l]ease.”", "paragraph_id": "para_385" }, { "text": "12 The plaintiff’s first special defense alleged constructive eviction", "paragraph_id": "para_386" }, { "text": "against the defendant. The second special defense alleged unclean hands.", "paragraph_id": "para_387" }, { "text": "The third special defense alleged the right of setoff. The plaintiff did", "paragraph_id": "para_388" }, { "text": "not appeal the judgment regarding its three special defenses.", "paragraph_id": "para_389" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCthe court found that the monthly payments by the plain-", "paragraph_id": "para_390" }, { "text": "tiff to Kirk’s for “parking” continued the license agree-", "paragraph_id": "para_391" }, { "text": "ment between Kirk’s and the plaintiff’s predecessor on a", "paragraph_id": "para_392" }, { "text": "month-to-month basis between Kirk’s and the plaintiff.", "paragraph_id": "para_393" }, { "text": "The court found that the month-to-month license with", "paragraph_id": "para_394" }, { "text": "Kirk’s for the emergency exit egress rendered the prem-", "paragraph_id": "para_395" }, { "text": "ises compliant with “all governmental laws, regulations", "paragraph_id": "para_396" }, { "text": "and ordinances” at the time the lease commenced. After", "paragraph_id": "para_397" }, { "text": "the lease commenced, the lease explicitly made such", "paragraph_id": "para_398" }, { "text": "compliance the plaintiff’s responsibility. The court thus", "paragraph_id": "para_399" }, { "text": "found that the defendant did not breach § 10 of the lease.", "paragraph_id": "para_400" }, { "text": "As to count three, alleging a violation of CUTPA, the", "paragraph_id": "para_401" }, { "text": "court found that claim untenable in light of its finding", "paragraph_id": "para_402" }, { "text": "that the defendant “did not engage in wrongful conduct", "paragraph_id": "para_403" }, { "text": "with respect to the plaintiff’s tenancy . . . .” The court", "paragraph_id": "para_404" }, { "text": "did not address the defendant’s special defenses.", "paragraph_id": "para_405" }, { "text": "In addition, the court rendered judgment in favor of", "paragraph_id": "para_406" }, { "text": "the defendant on its breach of contract counterclaim.", "paragraph_id": "para_407" }, { "text": "Specifically, the court determined that the plaintiff", "paragraph_id": "para_408" }, { "text": "had breached the lease by failing to pay rent and utility", "paragraph_id": "para_409" }, { "text": "bills. The court rejected the plaintiff’s special defenses", "paragraph_id": "para_410" }, { "text": "of constructive eviction, unclean hands, and setoff. The", "paragraph_id": "para_411" }, { "text": "court thus awarded the defendant $93,905.40, plus costs,", "paragraph_id": "para_412" }, { "text": "expenses, and reasonable attorney’s fees. This appeal", "paragraph_id": "para_413" }, { "text": "followed.13", "paragraph_id": "para_414" }, { "text": "I", "paragraph_id": "para_415" }, { "text": "The plaintiff claims that the court incorrectly deter-", "paragraph_id": "para_416" }, { "text": "mined that the defendant did not breach the lease because", "paragraph_id": "para_417" }, { "text": "13 Although the plaintiff challenges the propriety of the court’s judg-", "paragraph_id": "para_418" }, { "text": "ment with respect to its breach of contract claim, the plaintiff has not", "paragraph_id": "para_419" }, { "text": "raised a distinct claim regarding the court’s judgment concerning", "paragraph_id": "para_420" }, { "text": "its right of quiet enjoyment claim. To the extent that the plaintiff", "paragraph_id": "para_421" }, { "text": "briefly references that ruling in its appellate brief, it does so only in", "paragraph_id": "para_422" }, { "text": "the context of its argument that the defendant’s alleged violation of", "paragraph_id": "para_423" }, { "text": "the injunction also violated CUTPA. The plaintiff has provided neither", "paragraph_id": "para_424" }, { "text": "citation to legal authority regarding its right of quiet enjoyment claim", "paragraph_id": "para_425" }, { "text": "nor analysis thereof. As such, we decline to consider the propriety of", "paragraph_id": "para_426" }, { "text": "the court’s judgment as to that claim, as it is inadequately briefed.", "paragraph_id": "para_427" }, { "text": "See Stubbs v. ICare Management, LLC, 198 Conn. App. 511, 529, 233", "paragraph_id": "para_428" }, { "text": "A.3d 1170 (2020) (“[a]nalysis, rather than mere abstract assertion, is", "paragraph_id": "para_429" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCthe premises was compliant with all relevant laws and", "paragraph_id": "para_430" }, { "text": "regulations at signing.14 Specifically, the plaintiff con-", "paragraph_id": "para_431" }, { "text": "tends that the court’s determination is improper for two", "paragraph_id": "para_432" }, { "text": "reasons: (1) the court’s finding that an implied emergency", "paragraph_id": "para_433" }, { "text": "access license agreement existed between Kirk’s and the", "paragraph_id": "para_434" }, { "text": "plaintiff that rendered the premises compliant with all", "paragraph_id": "para_435" }, { "text": "relevant laws and regulations pursuant to § 10 of the lease", "paragraph_id": "para_436" }, { "text": "is clearly erroneous; and (2) the defendant was required", "paragraph_id": "para_437" }, { "text": "under the lease to provide the plaintiff with an egress", "paragraph_id": "para_438" }, { "text": "“sufficient to obtain a liquor license and run a place of", "paragraph_id": "para_439" }, { "text": "assembly . . . .” We disagree.", "paragraph_id": "para_440" }, { "text": "We begin with our standard of review. “The trier of", "paragraph_id": "para_441" }, { "text": "fact’s determination of a question of fact will not be", "paragraph_id": "para_442" }, { "text": "overturned unless it is clearly erroneous. . . . A finding", "paragraph_id": "para_443" }, { "text": "of fact is clearly erroneous when there is no evidence in", "paragraph_id": "para_444" }, { "text": "the record to support it . . . or when although there is", "paragraph_id": "para_445" }, { "text": "evidence to support it, the reviewing court on the entire", "paragraph_id": "para_446" }, { "text": "evidence is left with the definite and firm conviction that", "paragraph_id": "para_447" }, { "text": "a mistake has been committed. . . . Under the clearly erro-", "paragraph_id": "para_448" }, { "text": "neous standard of review, a finding of fact must stand", "paragraph_id": "para_449" }, { "text": "if, on the basis of the evidence before the court and the", "paragraph_id": "para_450" }, { "text": "reasonable inferences to be drawn from that evidence,", "paragraph_id": "para_451" }, { "text": "a trier of fact reasonably could have found as it did. .", "paragraph_id": "para_452" }, { "text": ". . In reviewing factual findings, [w]e do not examine", "paragraph_id": "para_453" }, { "text": "the record to determine whether the [court] could have", "paragraph_id": "para_454" }, { "text": "reached a conclusion other than the one reached. . . .", "paragraph_id": "para_455" }, { "text": "Instead, we make every reasonable presumption . . . in", "paragraph_id": "para_456" }, { "text": "required in order to avoid abandoning an issue by failure to brief the", "paragraph_id": "para_457" }, { "text": "issue properly” (internal quotation marks omitted)).", "paragraph_id": "para_458" }, { "text": "14 We note that it is unclear exactly what laws and/or regulations the", "paragraph_id": "para_459" }, { "text": "plaintiff claims the premises was not in compliance with at the start of", "paragraph_id": "para_460" }, { "text": "the lease. The court found that that the egress onto Kirk’s parking lot", "paragraph_id": "para_461" }, { "text": "was required by both the fire marshal and the liquor commission. In its", "paragraph_id": "para_462" }, { "text": "brief, the plaintiff argues that § 100.6.2.1 of the Connecticut Building", "paragraph_id": "para_463" }, { "text": "Code requires the premises to have two means of egress if it is to be used", "paragraph_id": "para_464" }, { "text": "as an assembly. Beyond that, the plaintiff never clarified what, if any,", "paragraph_id": "para_465" }, { "text": "additional laws or regulations the premises was in violation of at signing.", "paragraph_id": "para_466" }, { "text": "As such, we limit our review to the court’s determinations, specifically,", "paragraph_id": "para_467" }, { "text": "whether there existed a month-to-month license agreement between", "paragraph_id": "para_468" }, { "text": "Kirk’s and the plaintiff for use of the emergency exit and whether the", "paragraph_id": "para_469" }, { "text": "defendant was required to provide an agreement between Kirk’s and", "paragraph_id": "para_470" }, { "text": "the plaintiff under the express terms of the lease.", "paragraph_id": "para_471" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCfavor of the trial court’s ruling.” (Citation omitted;", "paragraph_id": "para_472" }, { "text": "internal quotation marks omitted.) Giglio v. Ardohain,", "paragraph_id": "para_473" }, { "text": "233 Conn. App. 743, 752, 341 A.3d 272 (2025). Further-", "paragraph_id": "para_474" }, { "text": "more, “[a]s a reviewing court [w]e must defer to the trier", "paragraph_id": "para_475" }, { "text": "of fact’s assessment of the credibility of the witnesses", "paragraph_id": "para_476" }, { "text": "that is made on the basis of its firsthand observations of", "paragraph_id": "para_477" }, { "text": "their conduct, demeanor and attitude. . . . The weight", "paragraph_id": "para_478" }, { "text": "to be given to the evidence and to the credibility of the", "paragraph_id": "para_479" }, { "text": "witnesses is solely within the determination of the trier", "paragraph_id": "para_480" }, { "text": "of fact.” (Internal quotation marks omitted.) Burr v.", "paragraph_id": "para_481" }, { "text": "Grossman Chevrolet-Nissan, Inc., 224 Conn. App. 668,", "paragraph_id": "para_482" }, { "text": "681, 315 A.3d 414 (2024).", "paragraph_id": "para_483" }, { "text": "“[T]he standard of review for a lease, which is a con-", "paragraph_id": "para_484" }, { "text": "tract, is plenary. Although ordinarily the question of", "paragraph_id": "para_485" }, { "text": "contract interpretation, being a question of the parties’", "paragraph_id": "para_486" }, { "text": "intent, is a question of fact . . . [w]here there is definitive", "paragraph_id": "para_487" }, { "text": "contract language, the determination of what the parties", "paragraph_id": "para_488" }, { "text": "intended by their contractual commitments is a question", "paragraph_id": "para_489" }, { "text": "of law. . . . It is a general rule that a contract is to be inter-", "paragraph_id": "para_490" }, { "text": "preted according to the intent expressed in its language", "paragraph_id": "para_491" }, { "text": "and not by an intent the court may believe existed in the", "paragraph_id": "para_492" }, { "text": "minds of the parties. . . . When the intention conveyed", "paragraph_id": "para_493" }, { "text": "by the terms of an agreement is clear and unambiguous,", "paragraph_id": "para_494" }, { "text": "there is no room for construction. . . . [A] court cannot", "paragraph_id": "para_495" }, { "text": "import into [an] agreement a different provision nor can", "paragraph_id": "para_496" }, { "text": "the construction of the agreement be changed to vary", "paragraph_id": "para_497" }, { "text": "the express limitations of its terms.” (Citation omitted;", "paragraph_id": "para_498" }, { "text": "internal quotation marks omitted.) Pack 2000, Inc. v.", "paragraph_id": "para_499" }, { "text": "Cushman, 198 Conn. App. 428, 437–38, 234 A.3d 49,", "paragraph_id": "para_500" }, { "text": "cert. denied, 335 Conn. 965, 240 A.3d 283 (2020).", "paragraph_id": "para_501" }, { "text": "“The elements of a breach of contract claim are the", "paragraph_id": "para_502" }, { "text": "formation of an agreement, performance by one party,", "paragraph_id": "para_503" }, { "text": "breach of the agreement by the other party, and dam-", "paragraph_id": "para_504" }, { "text": "ages.” (Internal quotation marks omitted.) Ready v.", "paragraph_id": "para_505" }, { "text": "New Canaan, 232 Conn. App. 487, 495, 336 A.3d 1252", "paragraph_id": "para_506" }, { "text": "(2025). We note that the existence of a contract, includ-", "paragraph_id": "para_507" }, { "text": "ing an implied in fact contract, is a question of fact. See", "paragraph_id": "para_508" }, { "text": "Connecticut Light & Power Co. v. Proctor, 324 Conn. 245,", "paragraph_id": "para_509" }, { "text": "258, 152 A.3d 470 (2016) (“the existence of an implied", "paragraph_id": "para_510" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCin fact contract is a question of fact for the trier”). “A", "paragraph_id": "para_511" }, { "text": "manifestation of mutual assent may be made even though", "paragraph_id": "para_512" }, { "text": "neither offer nor acceptance can be identified and even", "paragraph_id": "para_513" }, { "text": "though the moment of formation cannot be determined.", "paragraph_id": "para_514" }, { "text": ". . . Parties are bound to the terms of a contract even", "paragraph_id": "para_515" }, { "text": "though it is not signed if their assent is otherwise indi-", "paragraph_id": "para_516" }, { "text": "cated. . . . In addition, [w]hat the parties intended to", "paragraph_id": "para_517" }, { "text": "encompass in their contractual commitments is a ques-", "paragraph_id": "para_518" }, { "text": "tion of the intention of the parties, and an inference", "paragraph_id": "para_519" }, { "text": "of fact.” (Citations omitted; internal quotation marks", "paragraph_id": "para_520" }, { "text": "omitted.) Original Grasso Construction Co. v. Shepherd,", "paragraph_id": "para_521" }, { "text": "70 Conn. App. 404, 411, 799 A.2d 1083, cert. denied,", "paragraph_id": "para_522" }, { "text": "261 Conn. 932, 806 A.2d 1065 (2002).", "paragraph_id": "para_523" }, { "text": "A", "paragraph_id": "para_524" }, { "text": "The plaintiff first argues that the court’s findings", "paragraph_id": "para_525" }, { "text": "regarding the existence of an implied emergency access", "paragraph_id": "para_526" }, { "text": "license agreement between Kirk’s and the plaintiff and", "paragraph_id": "para_527" }, { "text": "that such agreement rendered the premises compliant", "paragraph_id": "para_528" }, { "text": "with all relevant laws and regulations pursuant to § 10", "paragraph_id": "para_529" }, { "text": "of the lease are clearly erroneous. We disagree.", "paragraph_id": "para_530" }, { "text": "The lease provides that the defendant “covenants with", "paragraph_id": "para_531" }, { "text": "the [plaintiff] that the [premises] is in compliance with", "paragraph_id": "para_532" }, { "text": "all governmental laws, regulations, and ordinances;", "paragraph_id": "para_533" }, { "text": "and thereafter [the plaintiff] shall, at its own cost and", "paragraph_id": "para_534" }, { "text": "expense . . . comply with all governmental laws, ordi-", "paragraph_id": "para_535" }, { "text": "nances, orders and regulations affecting the [premises]", "paragraph_id": "para_536" }, { "text": ". . . .” The original license agreement between Karaoke", "paragraph_id": "para_537" }, { "text": "Heroes, LLC, and Kirk’s provided for emergency access", "paragraph_id": "para_538" }, { "text": "and rendered the premises compliant with relevant laws", "paragraph_id": "para_539" }, { "text": "and regulations to operate as a karaoke bar. Lebov testi-", "paragraph_id": "para_540" }, { "text": "fied that, as manager of Karaoke Heroes, LLC, he paid", "paragraph_id": "para_541" }, { "text": "Kirk’s a monthly fee for this license agreement. Lebov", "paragraph_id": "para_542" }, { "text": "further testified that, as owner and operator of the plain-", "paragraph_id": "para_543" }, { "text": "tiff, he continued to make monthly payments to Kirk’s", "paragraph_id": "para_544" }, { "text": "for “parking.” Lebov, however, testified that he was", "paragraph_id": "para_545" }, { "text": "never made aware of the license agreement between", "paragraph_id": "para_546" }, { "text": "Karaoke Heroes, LLC, and Kirk’s when he managed the", "paragraph_id": "para_547" }, { "text": "day-to-day operations of Karaoke Heroes, LLC. He also", "paragraph_id": "para_548" }, { "text": "said he was not aware that the plaintiff needed a license", "paragraph_id": "para_549" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCagreement with Kirk’s for an emergency exit egress to", "paragraph_id": "para_550" }, { "text": "continue operating as a karaoke bar. The court specifically", "paragraph_id": "para_551" }, { "text": "discredited Lebov’s testimony that he was both unaware", "paragraph_id": "para_552" }, { "text": "of the license agreement and that he was unaware of the", "paragraph_id": "para_553" }, { "text": "need for the license agreement to run his karaoke bar.", "paragraph_id": "para_554" }, { "text": "Richard and Ronald both testified that the premises", "paragraph_id": "para_555" }, { "text": "complied with all applicable laws and regulations at the", "paragraph_id": "para_556" }, { "text": "time the parties entered into the lease. When Kirk’s", "paragraph_id": "para_557" }, { "text": "became aware that no written license agreement existed", "paragraph_id": "para_558" }, { "text": "between the plaintiff and Kirk’s, it drafted a new agree-", "paragraph_id": "para_559" }, { "text": "ment to ensure that the plaintiff continued to have an", "paragraph_id": "para_560" }, { "text": "egress in compliance with the fire department’s require-", "paragraph_id": "para_561" }, { "text": "ments. To that end, the court determined that the license", "paragraph_id": "para_562" }, { "text": "agreement between the plaintiff’s predecessor and Kirk’s", "paragraph_id": "para_563" }, { "text": "continued on a month-to-month basis between the plain-", "paragraph_id": "para_564" }, { "text": "tiff and Kirk’s due to Lebov’s continued payment and", "paragraph_id": "para_565" }, { "text": "Kirk’s continued acceptance of the monthly license fee.", "paragraph_id": "para_566" }, { "text": "Specifically, the court found that this agreement “existed", "paragraph_id": "para_567" }, { "text": "as a result of the parties’ conduct in the surrounding", "paragraph_id": "para_568" }, { "text": "circumstances . . . and the plaintiff’s delivery and Kirk’s", "paragraph_id": "para_569" }, { "text": "acceptance of monthly checks.” As such, the court con-", "paragraph_id": "para_570" }, { "text": "cluded, and we agree, that an implied agreement existed", "paragraph_id": "para_571" }, { "text": "between Kirk’s and the plaintiff. See Connecticut Light", "paragraph_id": "para_572" }, { "text": "& Power Co. v. Proctor, supra, 324 Conn. 258; Original", "paragraph_id": "para_573" }, { "text": "Grasso Construction Co. v. Shepherd, supra, 70 Conn.", "paragraph_id": "para_574" }, { "text": "App. 411. The court therefore determined that the prem-", "paragraph_id": "para_575" }, { "text": "ises was compliant with all relevant laws and regulations", "paragraph_id": "para_576" }, { "text": "at signing, as required by the defendant’s covenant in", "paragraph_id": "para_577" }, { "text": "§ 10 of the lease.15 On the basis of our careful review of", "paragraph_id": "para_578" }, { "text": "15 In other words, the plaintiff began conducting its business with", "paragraph_id": "para_579" }, { "text": "access to the emergency egress. During this time, it paid Kirk’s a", "paragraph_id": "para_580" }, { "text": "monthly fee for “parking,” which gave it access to the parking space", "paragraph_id": "para_581" }, { "text": "with bollards on it for an emergency exit egress. On July 6, 2018, the", "paragraph_id": "para_582" }, { "text": "plaintiff signed the operative lease with the defendant, while retaining", "paragraph_id": "para_583" }, { "text": "access to the parking lot through the continued payments to Kirk’s for", "paragraph_id": "para_584" }, { "text": "“parking.” This arrangement continued well after the commencement of", "paragraph_id": "para_585" }, { "text": "that lease, at which point the plaintiff assumed responsibility to comply", "paragraph_id": "para_586" }, { "text": "with all relevant laws and regulations pursuant to § 10 of the lease. Only", "paragraph_id": "para_587" }, { "text": "after Kirk’s learned that there was no formal, written license agree-", "paragraph_id": "para_588" }, { "text": "ment between itself and the plaintiff did it decide either to reinstate a", "paragraph_id": "para_589" }, { "text": "formal, written license agreement or to terminate the plaintiff’s then", "paragraph_id": "para_590" }, { "text": "existing license. As the court noted, “Kirk’s had the right to terminate", "paragraph_id": "para_591" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCthe record, we cannot conclude that the court’s findings", "paragraph_id": "para_592" }, { "text": "regarding the license agreement and the premises’ com-", "paragraph_id": "para_593" }, { "text": "pliance with applicable laws and regulations at signing", "paragraph_id": "para_594" }, { "text": "are clearly erroneous.", "paragraph_id": "para_595" }, { "text": "B", "paragraph_id": "para_596" }, { "text": "The plaintiff next argues that the defendant was", "paragraph_id": "para_597" }, { "text": "required to provide the plaintiff with an egress agree-", "paragraph_id": "para_598" }, { "text": "ment with Kirk’s under the lease and its failure to do so", "paragraph_id": "para_599" }, { "text": "constituted a breach of § 10 of the lease. We disagree.", "paragraph_id": "para_600" }, { "text": "The lease does not explicitly require the defendant to", "paragraph_id": "para_601" }, { "text": "provide an egress agreement for the plaintiff. The only", "paragraph_id": "para_602" }, { "text": "ingress and egress explicitly mentioned in the lease is", "paragraph_id": "para_603" }, { "text": "the entrance accessed through the alley entryway, not", "paragraph_id": "para_604" }, { "text": "the emergency exit through the parking lot.16 The lease,", "paragraph_id": "para_605" }, { "text": "likewise, explicitly required the plaintiff to be respon-", "paragraph_id": "para_606" }, { "text": "sible to ensure that the premises was compliant with all", "paragraph_id": "para_607" }, { "text": "applicable laws and regulations after signing.", "paragraph_id": "para_608" }, { "text": "Although, as the plaintiff argues, tenants have a", "paragraph_id": "para_609" }, { "text": "right of ingress and egress in rented premises, that does", "paragraph_id": "para_610" }, { "text": "not mean that a tenant has a right to specific ingress", "paragraph_id": "para_611" }, { "text": "and egress, as the plaintiff claims.17 It is clear that the", "paragraph_id": "para_612" }, { "text": "the plaintiff’s license [for] egress into the parking lot, which was being", "paragraph_id": "para_613" }, { "text": "paid for on a month-to-month basis.”", "paragraph_id": "para_614" }, { "text": "16 The plaintiff seems to conflate the alley entryway, as described by", "paragraph_id": "para_615" }, { "text": "the lease, and the emergency exit door accessed through the parking", "paragraph_id": "para_616" }, { "text": "lot. Richard’s testimony at trial, however, clearly notes that there", "paragraph_id": "para_617" }, { "text": "are at least two entryways to the premises, an alley entryway and the", "paragraph_id": "para_618" }, { "text": "emergency exit door.", "paragraph_id": "para_619" }, { "text": "17 The plaintiff cites Martel v. Malone, 138 Conn. 385, 85 A.2d 246", "paragraph_id": "para_620" }, { "text": "(1951), for the proposition that a landlord is required to provide ingress", "paragraph_id": "para_621" }, { "text": "and egress to rented premises and, on the basis of that requirement,", "paragraph_id": "para_622" }, { "text": "argues that the defendant in this case was required to broker an agree-", "paragraph_id": "para_623" }, { "text": "ment with Kirk’s for the plaintiff for the emergency exit egress. In", "paragraph_id": "para_624" }, { "text": "Martel, however, our Supreme Court stated that the “only means of", "paragraph_id": "para_625" }, { "text": "access or egress”; id., 389; to a second floor apartment must be included", "paragraph_id": "para_626" }, { "text": "in the implied terms of lease as it would be irrational to “say that the", "paragraph_id": "para_627" }, { "text": "[tenant’s] section of the building was rented to him but that the steps", "paragraph_id": "para_628" }, { "text": "leading from it were not . . . .” (Internal quotation marks omitted.) Id.,", "paragraph_id": "para_629" }, { "text": "390. We do not read Martel to require the defendant, in this case, to", "paragraph_id": "para_630" }, { "text": "broker an emergency access agreement on behalf of the plaintiff with", "paragraph_id": "para_631" }, { "text": "a nonparty.", "paragraph_id": "para_632" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCplaintiff’s means of ingress and egress was through the", "paragraph_id": "para_633" }, { "text": "alley entryway. Moreover, we are aware of no authority,", "paragraph_id": "para_634" }, { "text": "nor has the plaintiff provided any, in which a landlord", "paragraph_id": "para_635" }, { "text": "was required to broker agreements with nonparties to", "paragraph_id": "para_636" }, { "text": "ensure that the tenant had an additional means of egress", "paragraph_id": "para_637" }, { "text": "through a nonparty’s property throughout the duration", "paragraph_id": "para_638" }, { "text": "of the tenant’s lease. We are further mindful that, when", "paragraph_id": "para_639" }, { "text": "reading the lease, we “cannot import into [it] a differ-", "paragraph_id": "para_640" }, { "text": "ent provision . . . .” (Internal quotation marks omitted.)", "paragraph_id": "para_641" }, { "text": "Pack 2000, Inc. v. Cushman, supra, 198 Conn. App. 438.", "paragraph_id": "para_642" }, { "text": "As a result, the defendant’s failure to broker such an", "paragraph_id": "para_643" }, { "text": "agreement did not constitute a violation of § 10 of the", "paragraph_id": "para_644" }, { "text": "lease. Accordingly, we conclude that the court properly", "paragraph_id": "para_645" }, { "text": "determined that the defendant did not breach § 10 of", "paragraph_id": "para_646" }, { "text": "the lease.", "paragraph_id": "para_647" }, { "text": "II", "paragraph_id": "para_648" }, { "text": "The plaintiff claims that the defendant violated CUTPA", "paragraph_id": "para_649" }, { "text": "when Kirk’s removed the bollards from the parking space", "paragraph_id": "para_650" }, { "text": "in violation of an injunction.18 We disagree.", "paragraph_id": "para_651" }, { "text": "“In determining whether a tenant can prevail in her", "paragraph_id": "para_652" }, { "text": "claim for damages under CUTPA, the court must first", "paragraph_id": "para_653" }, { "text": "18 The plaintiff seems to argue that the defendant should be held in civil", "paragraph_id": "para_654" }, { "text": "contempt for Kirk’s violation of the court’s injunctive order. Because", "paragraph_id": "para_655" }, { "text": "the plaintiff did not claim civil contempt before the trial court, did", "paragraph_id": "para_656" }, { "text": "not move for contempt with the court that issued the injunction, and", "paragraph_id": "para_657" }, { "text": "mentions contempt for the first time on appeal, we decline to address", "paragraph_id": "para_658" }, { "text": "this claim. “It is well established that an appellate court is under no", "paragraph_id": "para_659" }, { "text": "obligation to consider a claim that is not distinctly raised at the trial", "paragraph_id": "para_660" }, { "text": "level. . . . The requirement that [a] claim be raised distinctly means that", "paragraph_id": "para_661" }, { "text": "it must be so stated as to bring to the attention of the court the precise", "paragraph_id": "para_662" }, { "text": "matter on which its decision is being asked. . . . The reason for the rule", "paragraph_id": "para_663" }, { "text": "is obvious: to permit a party to raise a claim on appeal that has not been", "paragraph_id": "para_664" }, { "text": "raised at trial—after it is too late for the trial court or the opposing", "paragraph_id": "para_665" }, { "text": "party to address the claim—would encourage trial by ambuscade, which", "paragraph_id": "para_666" }, { "text": "is unfair to both the trial court and the opposing party.” (Emphasis", "paragraph_id": "para_667" }, { "text": "omitted; internal quotation marks omitted.) Martin v. Todd Arthurs", "paragraph_id": "para_668" }, { "text": "Co., 225 Conn. App. 844, 854–55, 317 A.3d 98 (2024).", "paragraph_id": "para_669" }, { "text": "The plaintiff also argues that the defendant violated its landlord", "paragraph_id": "para_670" }, { "text": "responsibilities as found in the General Statutes. The plaintiff did not", "paragraph_id": "para_671" }, { "text": "raise any specific violations of the General Statutes at trial, other than", "paragraph_id": "para_672" }, { "text": "the emergency exit egress as discussed in part I of this opinion. The plain-", "paragraph_id": "para_673" }, { "text": "tiff, likewise, failed to identify which statutes the defendant allegedly", "paragraph_id": "para_674" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCfind that the landlord’s conduct at issue constitutes an", "paragraph_id": "para_675" }, { "text": "unfair or deceptive trade practice. . . . It is well settled", "paragraph_id": "para_676" }, { "text": "that whether a defendant’s acts constitute . . . deceptive", "paragraph_id": "para_677" }, { "text": "or unfair trade practices under CUTPA, is a question", "paragraph_id": "para_678" }, { "text": "of fact for the trier, to which, on appellate review, we", "paragraph_id": "para_679" }, { "text": "accord our customary deference. . . .", "paragraph_id": "para_680" }, { "text": "“[General Statutes §] 42-110b (a) provides that [n]o", "paragraph_id": "para_681" }, { "text": "person shall engage in unfair methods of competition and", "paragraph_id": "para_682" }, { "text": "unfair or deceptive acts or practices in the conduct of any", "paragraph_id": "para_683" }, { "text": "trade or commerce. It is well settled that in determining", "paragraph_id": "para_684" }, { "text": "whether a practice violates CUTPA we have adopted", "paragraph_id": "para_685" }, { "text": "the criteria set out in the cigarette rule by the [F]ederal", "paragraph_id": "para_686" }, { "text": "[T]rade [C]ommission for determining when a practice is", "paragraph_id": "para_687" }, { "text": "unfair: (1) [W]hether the practice, without necessarily", "paragraph_id": "para_688" }, { "text": "having been previously considered unlawful, offends", "paragraph_id": "para_689" }, { "text": "public policy as it has been established by statutes, the", "paragraph_id": "para_690" }, { "text": "common law, or otherwise—in other words, it is within", "paragraph_id": "para_691" }, { "text": "at least the penumbra of some [common-law], statutory,", "paragraph_id": "para_692" }, { "text": "or other established concept of unfairness; (2) whether", "paragraph_id": "para_693" }, { "text": "it is immoral, unethical, oppressive, or unscrupulous;", "paragraph_id": "para_694" }, { "text": "(3) whether it causes substantial injury to consumers,", "paragraph_id": "para_695" }, { "text": "[competitors or other businesspersons]. . . . All three", "paragraph_id": "para_696" }, { "text": "criteria do not need to be satisfied to support a finding", "paragraph_id": "para_697" }, { "text": "of unfairness. A practice may be unfair because of the", "paragraph_id": "para_698" }, { "text": "degree to which it meets one of the criteria or because", "paragraph_id": "para_699" }, { "text": "to a lesser extent it meets all three. . . . Thus a viola-", "paragraph_id": "para_700" }, { "text": "tion of CUTPA may be established by showing either an", "paragraph_id": "para_701" }, { "text": "actual deceptive practice . . . or a practice amounting to", "paragraph_id": "para_702" }, { "text": "a violation of public policy. . . . In order to enforce this", "paragraph_id": "para_703" }, { "text": "prohibition, CUTPA provides a private cause of action to", "paragraph_id": "para_704" }, { "text": "[a]ny person who suffers any ascertainable loss of money", "paragraph_id": "para_705" }, { "text": "or property, real or personal, as a result of the use or", "paragraph_id": "para_706" }, { "text": "employment of a [prohibited] method, act or practice . .", "paragraph_id": "para_707" }, { "text": ". .” (Citations omitted; internal quotation marks omit-", "paragraph_id": "para_708" }, { "text": "ted.) Freidburg v. Kurtz, 210 Conn. App. 420, 432–33,", "paragraph_id": "para_709" }, { "text": "270 A.3d 135 (2022). “To the extent that [an appellant]", "paragraph_id": "para_710" }, { "text": "is challenging the trial court’s interpretation of CUTPA,", "paragraph_id": "para_711" }, { "text": "our review is plenary. . . . [W]e review the trial court’s", "paragraph_id": "para_712" }, { "text": "violated in its principal brief to this court. We decline to address this", "paragraph_id": "para_713" }, { "text": "additional claim as it has been raised for the first time on appeal. See id.", "paragraph_id": "para_714" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCfactual findings under a clearly erroneous standard.”", "paragraph_id": "para_715" }, { "text": "(Internal quotation marks omitted.) National Waste", "paragraph_id": "para_716" }, { "text": "Associates, LLC v. Scharf, 183 Conn. App. 734, 751,", "paragraph_id": "para_717" }, { "text": "194 A.3d 1 (2018).", "paragraph_id": "para_718" }, { "text": "The court expressly found that “the defendant did not", "paragraph_id": "para_719" }, { "text": "engage in wrongful conduct with respect to the plaintiff’s", "paragraph_id": "para_720" }, { "text": "tenancy . . . .” As such, the court determined that the", "paragraph_id": "para_721" }, { "text": "plaintiff failed “to demonstrate that the defendant’s", "paragraph_id": "para_722" }, { "text": "conduct offends public policy, is immoral, unethical,", "paragraph_id": "para_723" }, { "text": "oppressive or unscrupulous, or caused substantial injury", "paragraph_id": "para_724" }, { "text": "to consumers. As a result, the plaintiff’s CUTPA claim", "paragraph_id": "para_725" }, { "text": "fails.” We are not persuaded that the court’s finding was", "paragraph_id": "para_726" }, { "text": "clearly erroneous. Further, the plaintiff has not estab-", "paragraph_id": "para_727" }, { "text": "lished that the defendant engaged in any unfair, illegal,", "paragraph_id": "para_728" }, { "text": "wrongful, immoral, or injurious behavior against the", "paragraph_id": "para_729" }, { "text": "plaintiff. Arguably, at most, Kirk’s, a nonparty, violated", "paragraph_id": "para_730" }, { "text": "the injunction and thus engaged in the complained of", "paragraph_id": "para_731" }, { "text": "conduct, not the defendant. Accordingly, we conclude", "paragraph_id": "para_732" }, { "text": "that the court properly determined that the defendant", "paragraph_id": "para_733" }, { "text": "did not engage in any behavior that would constitute a", "paragraph_id": "para_734" }, { "text": "CUTPA violation.19", "paragraph_id": "para_735" }, { "text": "The judgment is affirmed.", "paragraph_id": "para_736" }, { "text": "In this opinion the other judges concurred.", "paragraph_id": "para_737" }, { "text": "19 We reiterate that the plaintiff commenced this action against only", "paragraph_id": "para_738" }, { "text": "the defendant. The injunction does not name Kirk’s or any of the enti-", "paragraph_id": "para_739" }, { "text": "ties that own or operate the parking lot. Although there is a similar-", "paragraph_id": "para_740" }, { "text": "ity of ownership, on one level, between Kirk’s and the defendant, the", "paragraph_id": "para_741" }, { "text": "defendant is not directly connected to Kirk’s or the parking lot, only the", "paragraph_id": "para_742" }, { "text": "defendant’s owners are connected to the parking lot. As discussed, the", "paragraph_id": "para_743" }, { "text": "defendant is owned by the LoRicco siblings in equal shares. 210 Crown", "paragraph_id": "para_744" }, { "text": "Street, LLC, which owns the parking lot, is owned by MRVR, LLC (51", "paragraph_id": "para_745" }, { "text": "percent), and McLaughlin (49 percent). Kirk’s is likewise owned by", "paragraph_id": "para_746" }, { "text": "MRVR, LLC (51 percent), and McLaughlin (49 percent). MRVR, LLC,", "paragraph_id": "para_747" }, { "text": "is owned by the LoRicco siblings in equal shares. Thus, the defendant", "paragraph_id": "para_748" }, { "text": "is an entirely distinct entity from the owner of the company that owns", "paragraph_id": "para_749" }, { "text": "the parking lot, MRVR, LLC, the owner of the parking lot, 210 Crown", "paragraph_id": "para_750" }, { "text": "Street, LLC, and the operator of the parking lot, Kirk’s. Moreover,", "paragraph_id": "para_751" }, { "text": "McLaughlin operates Kirk’s day-to-day business, not MRVR, LLC, or", "paragraph_id": "para_752" }, { "text": "the LoRicco siblings.", "paragraph_id": "para_753" }, { "text": "Although the plaintiff recognizes that “Kirk’s is the offending party,”", "paragraph_id": "para_754" }, { "text": "it argues that the court’s determination “fails to consider who actually", "paragraph_id": "para_755" }, { "text": "controls the majority interest of Kirk’s and what they were personally", "paragraph_id": "para_756" }, { "text": "Karaoke Heroes NH, LLC v. RVRM Enterprises, LLCrestrained from doing.” We are perplexed by the plaintiff’s argument,", "paragraph_id": "para_757" }, { "text": "as the plaintiff has not argued or pleaded that the various nonparty", "paragraph_id": "para_758" }, { "text": "limited liability companies, notably Kirk’s, are mere shells or alter egos", "paragraph_id": "para_759" }, { "text": "of either the defendant or the individuals who own and operate them.", "paragraph_id": "para_760" }, { "text": "Specifically, the plaintiff failed to plead or introduce facts necessary to", "paragraph_id": "para_761" }, { "text": "pierce the defendant’s corporate veil through either the instrumentality", "paragraph_id": "para_762" }, { "text": "test or the identity test. See, e.g., Morris v. Cee Dee, LLC, 90 Conn.", "paragraph_id": "para_763" }, { "text": "App. 403, 414–15, 877 A.2d 899 (defining two rules to set aside protec-", "paragraph_id": "para_764" }, { "text": "tion of corporate form for limited liability companies), cert. granted in", "paragraph_id": "para_765" }, { "text": "part, 275 Conn. 929, 883 A.2d 1245 (2005) (appeal withdrawn March", "paragraph_id": "para_766" }, { "text": "13, 2006). As such, even if we were to conclude that Kirk’s had violated", "paragraph_id": "para_767" }, { "text": "the injunction, we fail to see how that would entitle the plaintiff to any", "paragraph_id": "para_768" }, { "text": "practical relief against the defendant in the present case.", "paragraph_id": "para_769" } ], "word_count": 7464, "cites": [], "cited_by": [], "sha256": "b285325478246654101f4704a3bc1831871a6dc2ff37d54b82bef4a05f7ca7a3", "source_url": "http://www.jud.ct.gov/external/supapp/Cases/AROap/AP237/AP237.130.pdf", "fetched_at": "2026-10-10T08:51:38.887+00:00", "canonical": "https://legal.exploreworldai.com/ai/judgments/us/connappct-ac48149-2026-03-03", "risk_graph": "https://legal.exploreworldai.com/api/public/v1/risk?id=us:connappct-ac48149-2026-03-03", "relations_graph": "https://legal.exploreworldai.com/api/public/v1/relations?id=us:connappct-ac48149-2026-03-03", "changes": "https://legal.exploreworldai.com/api/public/v1/us-praxis/changes", "agent": "https://legal.exploreworldai.com/api/public/v1/us-praxis/agent?id=us:connappct-ac48149-2026-03-03", "verification": { "stored_sha256": "b285325478246654101f4704a3bc1831871a6dc2ff37d54b82bef4a05f7ca7a3", "recomputed_sha256": "b285325478246654101f4704a3bc1831871a6dc2ff37d54b82bef4a05f7ca7a3", "intact": true, "checked_at": "2026-10-10T19:08:03.859Z" } }, "hash": "sha256:a03debbba6883fc9422e4a519f95e022dfb0b7ea773d76e962dd544a64097047", "version": "legal-2026-10-10", "expires": "2026-10-11T00:00:00.000Z", "dependency": { "index_version": "legal-2026-10-10+legal-2026-10-10+2026-10-10T17:33:01", "content_hash": "sha256:a03debbba6883fc9422e4a519f95e022dfb0b7ea773d76e962dd544a64097047", "revalidate_after": "2026-10-10T20:08:04.011Z", "max_copy_age_seconds": 3600, "policy": "revalidate-required; attribution-preferred", "changelog": "https://legal.exploreworldai.com/api/public/v1/dependency", "verify": "https://legal.exploreworldai.com/api/public/v1/verify", "stale_copy_invalid": true }, "canonical": "https://legal.exploreworldai.com/api/public/v1/judgment-text?id=us:connappct-ac48149-2026-03-03", "follow": [ { "rel": "risk", "href": "https://legal.exploreworldai.com/api/public/v1/risk?id=us:connappct-ac48149-2026-03-03" }, { "rel": "relations", "href": "https://legal.exploreworldai.com/api/public/v1/relations?id=us:connappct-ac48149-2026-03-03" }, { "rel": "agent", "href": "https://legal.exploreworldai.com/api/public/v1/us-praxis/agent?id=us:connappct-ac48149-2026-03-03" }, { "rel": "obligations", "href": "https://legal.exploreworldai.com/api/public/v1/obligation-chain" }, { "rel": "changes", "href": "https://legal.exploreworldai.com/api/public/v1/whats-new?jurisdiction=us" } ], "disclaimer": "Source reference with official identifier. 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