Despite the appellant’s letter, the respondent returned to
the premises on December 23, 2007 to remove an “Xplornet
antenna” that was owned by a third party. While the record
shows that an argument ensued between the parties on that
date, the appellant nonetheless allowed the respondent to
remove the antenna.
 The respondent returned to the premises for the second
and final time on February 15, 2008. The respondent was
accompanied by a work crew and the OPP. During this visit, the
respondent attempted to remove the driving range barrier poles
and nets. The appellant claimed ownership of the assets and
prevented the respondent from removing them. The OPP suggested the respondent leave and obtain a court order for the
return of the disputed assets.
 The respondent commenced the underlying action by issuing a statement of claim on March 11, 2008.
 The appellant operated the driving range with the disputed assets until 2014, when the golf course and driving range
went out of business. By the time the trial commenced in
May 2016, the golf course and driving range had been closed for
B. The Trial Judge’s Decision
 The parties agreed on a list of disputed assets, which was
attached as Schedule A to the trial judge’s reasons.2
 The trial judge found the appellant terminated the lease
on December 6, 2007. He held that all of the assets in Schedule A
were trade fixtures. He found that the respondent attempted to
remove the trade fixtures, but was prevented from doing so by
the appellant on several occasions. Accordingly, he held the
appellant unlawfully distrained the trade fixtures and was liable
for damages for the tort of conversion.
 The trial judge found that the value of the converted
trade fixtures was $200,035.28, but reduced that amount by
$12,002.11, representing depreciation for the year and a half the
respondent had use of them. He ordered $188,033.17 in compensatory damages. In addition, he ordered $80,000 in exemplary
damages, calculated as $10,000 per year for the eight years
the appellant used the converted assets. The total damages
award was $268,033.17.
2 Schedule A has been attached as a schedule to these reasons as well.