McCabes News
In conjunction with the recently enacted Retail and Other Commercial Leases (COVID-19) Regulation 2020 (the Regulations), the NSW State Government has now implemented their $440 million land tax relief package to assist commercial and residential landlords meet their obligations arising from the Regulations.
At a high level, the National Code of Conduct (the Code) adopted by the NSW Regulations establishes a set of “good faith leasing principles” that must be applied to negotiations between landlords and tenants to achieve agreements that provide for a “proportionate and measured burden share” between the parties to the lease.
The Code applies to all commercial leases where a commercial tenant has an annual turnover of $50 million or less and has experienced at least a 30% decrease in revenue.
The Code requires landlords to offer tenants a reduction in their rent through a combination of waivers and deferrals. The rental reduction must be proportionate to the tenants’ decrease in revenue during the pandemic period and for a reasonable period of time thereafter.
The Code also establishes a moratorium on landlord’s rights to evict tenants who are unable to pay rent because of financial distress arising from the COVID-19 pandemic. Landlords are also prohibited from drawing on a tenant’s security and must freeze any rental increases.
By the same token, tenants are also required to honour and uphold the terms of their lease, subject to any variations negotiated pursuant to the Code.
Following the release of the Code, the NSW Government has introduced measures to financially assist landlords by offering land tax relief.
The land tax relief package allows eligible landlords to apply for a land tax concession up to the lesser of:
Landlords eligible for relief through this program can also apply to defer outstanding land tax payments for a period of up to three months.
The package applies to both the commercial and residential sectors.
To receive a reduction in land tax liability, a landlord must:
Further, the land tax must be owing in relation to the property for which rent has been reduced.
Consistent with the Code, a commercial tenant will be considered to be in financial distress if they have experienced at least a 30% reduction in revenue as a result of COVID-19.
In respect of residential tenancies, the tenant’s household must have suffered at least a 25% decline in income due to COVID-19 to be considered financially distressed. It is important to note that this 25% threshold applies to the household’s total combined income, not to any one tenant’s income.
This means that if the household is comprised of 2 tenants, for example, and only 1 tenant has received a 25% reduction in income, the tenants are not eligible for rental relief as the total household income has not been reduced by the requisite amount. Where a tenant is not eligible for rental relief, their landlord will not be entitled to a land tax concession.
To assist with the implementation of the Code, the NSW Government has also announced its intention to provide a $10 million funding boost for the Office of Small Business Commissioner.
Pursuant to the Code, landlords and tenants who cannot reach an agreement must engage in mandatory mediation. The Office of Small Business Commissioner (the Office) is the NSW entity responsible for facilitating these mediations.
This cash injection, sourced from the $1 billion Working for NSW Fund, will assist the Office to provide the necessary dispute resolution and advisory services required by parties to commercial leases.
In addition to the above, the NSW Government has introduced a number of amendments to Local Government regulations that are designed to allow councils to provide financial support and temporary relief to ratepayers and local businesses.
These changes include:
The land tax relief is intended to provide landlords with an incentive to come to the table and reach agreements with tenants to vary the usual terms of their lease as needed during the pandemic.
Similarly, the amendments to local government regulations will allow councils to provide ratepayers with more time to comply with their rates notices and extend further financial support to the local business community.
For more information about the new Regulations and how they will apply in NSW, we encourage you to read our article here. You can also read about the temporary changes to the Residential Tenancies Regulations in another of our articles here.
If you have any queries about the Code or whether you are entitled to the land tax concessions, McCabes has the knowledge and experience required to assist tenants and landlords alike thorough these challenging times. Please do not hesitate to contact us if we can be of assistance.