The common law imposes no duty upon the landlord to make repairs during the term of the lease, but if by a stipulation in the lease the lessor agrees to do so, of course, the obligation is cast upon him. It may be that the premises demised become untenantable because of the want of such repairs as the landlord has agreed to make. In such circumstances, the breach of the covenant touching repairs, of course, not only operates to impair the consideration for the lease, but operates as well to breach the implied covenant for the quiet enjoyment of the premises. Such-is the case here, for the lessor' covenanted in the lease to make repairs to the roof and downspouts and to maintain the same in good order. In such cases, a constructive eviction may result from a mere omission on the part of the lessor to perform the obligation assumed, provided the lessee abandons the prem*669ises to the lessor. For instance, when the premises become untenantable by reason of the failure of the landlord to perform such agreement as to repairs or to do what is lawfully required of him, the effect is eviction, which permits the defendant to abandon the premises and escape the further payment of rent therefor. [See Huggins v. Jasper, 134 Mo. App. 1, 114 S. W. 545; Delmar Investment Co. v. Blumenfield, 118 Mo. App. 308, 94 S. W. 823; Vromania Apartments Co. v. Goodman, 145 Mo. App. 653, 123 S. W. 543; 11 Am. & Eng. Ency. Law (2 Ed.), 478.] From the evidence in the record, it was competent for the jury to find an eviction from the storeroom, for it is entirely clear that defendant abandoned so much of the premises, even though she is to be regarded as having retained possession of the second and third stories through her subtenant, Dr. Johnson. The lease in plain terms provides for the occupancy of the storeroom for the sale of ladies’ apparel. Obviously, the parties contemplated a use which required a good roof and protection from the elements. The record is replete with evidence tending to prove that because defendant omitted and refused to repair the roof and downspouts, in accordance with his covenant, large quantities of water were permitted to percolate through into the storeroom and damage plaintiff’s goods. Obviously,' this rendered the building untenantable and defendant was justified in abandoning the same, as she did.