Eleizegui v Manila Lawn Tennis Club GR 967 Ponente: Chief Justice Arellano Facts: This suit concerns the

lease of a piece of land for a fixed consideration and to endure at the will of the lessee. By the contract of lease the lessee is expressly authorized to make improvements upon the land, by erecting buildings of both permanent and temporary character, by making fills, laying pipes, and making such other improvements as might be considered desirable for the comfort and amusement of the members. With respect to the term of the lease the present question has arisen. The plaintiffs say that article 1128 "expressly refers to obligations in contracts in general, and that it is well known that a lease is included among special contracts." (DI KO MA-CONSOLIDATE YUNG FACTS. THIS IS THE BEST I COULD DO. HAHAHA.) Issue: Whether or not Art. 1128(now 1197) referes to obligations in contracts in general only, and not to special contracts. Held: The defendants did not observe that if contracts, simply because special rules are provided for them, could be excepted from the provisions of the articles of the Code relative to obligations and contracts in general, such general provisions would be wholly without application. With equal reason should we refer to Chapter 3, section 2 of Obligations under Civil Code, which deals with obligations with a term, if a question concerning the term arises out of a contract of lease, as in the present case, and within this section we find article 1128(now 1197), which decides the question. The case requires that a term be fixed by the courts under the provisions of article 1128(now 1197) with respect to obligations which, as is the present, are terminable at the will of the obligee.