On January 5, 2012 Lipshitz met with Irving for the purpose of leasing on 2 bedroom apartment from Irving. A written lease was prepared and signed by both parties. The terms of said lease called for rent in the amount of $850 per month for one year with the tenant being responsible for gas and electric. After signing the lease, Lipshitz noticed that the apartment's carpeting was rather worn and stained. Irving then promised to replace the carpeting within the next two months. After 3 months Irving refused to install new carpeting and told Lipshitz that he had changed his mind? Does Lipshitz have any cause of action against Irving for breach of contract? Why? Why not? Explain fully.