McCabes News
On 24 April 2020 the NSW Government passed the Retail and Other Commercial Leases (COVID-19) Regulation 2020 which gave effect to the Commercial Tenancies Mandatory Code of Conduct that was released in early April.
The Regulations apply to impacted lessees, being tenants of a retail or commercial lease that qualify for the Jobkeeper scheme and have a turnover of less than $50 million in the 2018-2019 financial year conducted by the tenant (conducted at the premises by the tenant if the tenant is a franchisee, or if the tenant is a corporation that is a member of a group, being a related body corporate, the turnover of the group).
The Regulations do not apply to leases entered into after the 24 April 2020 but does include leases that are renewed or extended through an option. The result of this is that the rent relief measures will apply to rent and outgoings from 24 April 2020.
Tenants who are covered by the Regulations are protected to some extent. If a tenant is an ‘impacted lessee’ the landlord is prohibited from taking any action, (i.e. eviction proceedings, termination of commercial lease) against a tenant, during the prescribed period (6 months commencing 24 April 2020) for: failing to pay rent; failing to pay outgoings; and the business reducing its operating hours despite the hours specified in the lease. Rent must not be increased during this period.
However, the landlord may take such if the tenant is in breach of any other terms of the lease, subject to the terms of the lease.
A landlord or tenant must, if requested, negotiate, in ‘good-faith’, the rent payable under, and other terms of, the retail or commercial lease having regard to the economic impact of the COVID-19 pandemic, and the leasing principles of the National Code of Conduct.
The Code sets out the principles of the rent relief proportionate to the tenant’s decline in the tenant’s turnover during the COVID-19 pandemic period and a reasonable subsequent recovery period, in the form of waivers and deferrals or a combination of these.
The parties are required to enter into mediation by the Small Business Commissioner to resolve any dispute before the landlord can recover possession of the premises, terminate the lease or exercise or enforce any other right under the lease.
Overall, the Regulations generally follow the principles set out in the Government’s National Code of Conduct.
Landlords are entitled to request reasonable evidence of the tenant’s financial position to form a view of the tenant’s eligibility and the proportion of the tenant’s decline in its turnover during the pandemic period.
Whilst tenants would want to keep their financial information confidential, the difficulty will be for landlords and tenants to agree on the financial evidence required to prove the tenant’s decline in turnover and the period of decline to determine the proportion of the rent relief to be provided.
Given the length of this pandemic is unclear, parties should be mindful that the rent relief measures may need to be revisited as the extent of the pandemic unfolds.
Tenants and landlords should have the terms correctly and clearly recorded and registered by a variation of lease to ensure the terms are binding on the parties and their successors.
Tenants and landlords in financial distress should also consider whether they may qualify for relief either from the government or their bank. You can read about the NSW Government’s new Land Tax Relief Package, intended to help landlords meet their obligations under the new Regulations, in our article here.