UMNV 205-207 Newbury, LLC (referred to as “UMNV”) leased its Newbury Street location to Caffe Nero Americas, Inc. (referred to as “Caffé Nero”) for a 15-year term starting June 1, 2017. The lease stipulated that Caffé Nero was to use the leased premises “solely for the operation of a Caffé Nero themed café under Tenant’s Trade Name and for no other purpose,” and further that Caffé Nero was required to operate the café “in a manner consistent with other Caffé Nero locations in the Greater Boston area,” to serve food and beverages of “first class quality,” and could only offer take-out sales “from its regular sit-down restaurant menu.”
In late March 2020, due to COVID-19-related government executive orders, Caffé Nero was forced to cease serving customers inside of its location. As a result, Caffé Nero requested, and was denied, the opportunity to suspend its rent obligations under the lease. UMNV informed Caffé Nero that if rent was not paid it would be in breach of the lease agreement, and UNMV would began eviction proceedings. Before vacating the premises, Caffé Nero did not pay rent from April 2020 through October 2020.