Tenant that Terminates Lease Early Must Repay Improvement Costs

What Happened: A lease required a medical tenant to reimburse the landlord for the costs of improvement made to the space if it terminated early. The tenant did terminate early, and the landlord billed it for $108,000 in improvement costs. The tenant refused to pay, contending that the landlord owed it money under a separate Professional Services Agreement (PSA) involving the parties that had been signed five years earlier.