A landlord is entitled to recover rent as it matures and not before,69 If a landlord accepts a surrender of the lease70 or even justifiably71 evicts the tenant, he cannot recover rent; nor can he recover damages for the loss of his lease,72 unless the lease contains a covenant giving that right.73 Where, however, the tenant abandons the property an entry and reletting by the landlord is generally held to have been made on behalf of the tenant, to mitigate the damages which he would suffer by being held liable for each instalment of rent as it matures, and the landlord is allowed to recover rent from his original tenant subject to deduction of rent received from the new tenant74 The landlord is under no obligation to relet the premises,

221, 50 S. . 683; Johnson v. Nyce's Exec., 17 Oh. 66, 49 Am. Dec. 444; Doyle v. Bnmdred, 189 Pa. 113, 41 AtL 1107; Whitzman v. Hirsh, 87 Tenn. 513,11 S. W. 421; Mann v. Mathews, 82 Tex. 98, 17 S. W. 927; Clarke v. Hargrove, 7 Gratt. 399; Cameron v. Burke, 61 Wash. 203, 112 Pac. 252; Butcher v. Peterson, 26 W. Va. 447, 53 Am. Rep. 89; McLennan v. Prentice, 85 Wis. 427, 442, 55 N. W. 764. See also Quick v. Walker, 125 Mo. App. 257,102 S. W. 33.

68 Hubbard v. Norton, 10 Conn. 422; Cornell v. Jackson, 3 Cush. 506; Boyle 9. Edwards, 114 Mass. 373. See also dmatead v. Rawson, 188 N. Y. 517, 81 N. E. 456.

69 Oliver v. Loydon, 163 Cal. 124, 124 Pac. 731; Stanley v. Turner, 68 Vt. 315, 35 Ail. 321.

70 Riley v. Hale, 158 Mass. 240, 245,33 N. E. 491; Martin v. Mask, 158 H. C. 436, 74 S. E. 343, 41 L. R. A. V. 8.) 641.

71 Watson v. Merrill, 136 Fed. 359, ® C. C. A. 186, 69 L. R. A. 719; St. tani Bfllpoeting Co. v. Stanton, 172

Mo. App. 40, 154 S. W. 821; Davidson v. Harris (Tex. Civ. App.), 154 S. W. 689. A fortiori if the eviction is wrongful. See gupra, Sec.Sec. 891, 892.

72Be Ells, 98 Fed. 967; Bradbury v. HiggiDson, 162 Cal. 602, 123 Pac. 797. But see James v. Kibler's Adm., 94 Va. 165, 26 S. E. 417. And where the tenant was a corporation recovery was allowed in Kalkhoff v. Nelson, 60 Minn. 284, 62 N. W. 332; Minneapolis Baseball Co. v. City Bank, 74 Minn. 98, 76 N. W. 1024. See also Lindeke v. Associates' Realty Co., 146 Fed. 630, 640, 77 C. C. A. 56.

73 Bolles v. Crescent Drug Co., 53 N. J. Eq. 614, 32 Atl. 1061.

74 In re Mullings Clothing Co., 238 Fed. 58, 151 C. C. A. 134, L. R. A. 1918 A. 539, 252 Fed. 667; Marshall v. Grosse, etc., Co., 184 111. 421, 56 N. E. 807, 75 Am. St. Rep. 181; Brown v. Cairns, 107 la. 727, 77 N. W. 478; Brown v. Cairns, 63 Kan. 584, 66 Pac. 639; Merrill v. Willis, 51 Neb. 162, 70 N. W. 914; Scheelky v. Koch, 119 N. C. 80, 25 S. E. 713; Auer v. Pennsylvania, 99 Pa. 370, however; he may remain inactive and sue the tenant for the rent when it matures.75