Purpose 该准则的目的:

The purpose of this Code of Conduct (“the Code”) is to impose a set of good faith leasing principles for application to commercial tenancies (including retail, office and industrial) between owners/operators/other landlords and tenants, where the tenant is an eligible business for the purpose of the Commonwealth Government’s JobKeeper programme.

针对那些能够获得联邦政府留职补贴的企业主,该准则将有助于在商业租户(含零售、办公和工业)和房东之间建立起一套诚信的租赁原则。

 

This Code applies to all tenancies that are suffering financial stress or hardship as a result of the COVID-19 pandemic as defined by their eligibility for the Commonwealth Government’s JobKeeper programme, with an annual turnover of up to $50 million (herein referred to as “SME tenants”).

该准则适用于那些符合联邦政府留职补贴资格的企业们,即受到新冠病毒的影响,且年营业额不超过5千万(下称“中小型租户”)。

 

The $50 million annual turnover threshold will be applied in respect of franchises at the franchisee level, and in respect of retail corporate groups at the group level (rather than at the individual retail outlet level).

对于连锁加盟的企业,该准则适用于每家加盟经营的门店。对于大型零售集团,该准则则仅适用于集团本身,而非每个零售门店。

 

PARTIES TO THE CODE 准则的缔约方:

The Code will be given effect through relevant state and territory legislation or regulation as appropriate. The Code is not intended to supersede such legislation, but aims to complement it during the COVID-19 crisis period.

该准则将由相关的州和地区立法酌情进行通过并生效。准则的目的不是取代原有的法令,而是在新冠危机期间补充原有的法令。

 

OVERARCHING PRINCIPLES总体原则:

The objective of the Code is to share, in a proportionate, measured manner, the financial risk and cashflow impact during the COVID-19 period, whilst seeking to appropriately balance the interests of tenants and landlords.

准则的目标是以相称、有节制的方式来分担新冠期间企业端财务风险和现金流收到的影响,同时,适当平衡租户和房东的利益。

 

It is intended that landlords will agree tailored, bespoke and appropriate temporary arrangements for each SME tenant, taking into account their particular circumstances on a case-by-case basis.

在准则的推行下,希望房东会根据每个中小型租户的具体情况,商量出合情合理和适当的临时安排。

 

The following overarching principles of this Code will apply in guiding such arrangements:

本准则的以下基本原则,将适用于指导此类安排:

 

  • Landlords and tenants share a common interest in working together, to ensure business continuity, and to facilitate the resumption of normal trading activities at the end of the COVID-19 pandemic during a reasonable recovery period.

房东和租户共同协作,以确保商业活动的持续性,并且能够在合理的时间内,恢复应新冠疫情而受到影响的商业运作。

 

  • Landlords and tenants will be required to discuss relevant issues, to negotiate appropriate temporary leasing arrangements, and to work towards achieving mutually satisfactory outcomes.

房东和租户将需要就相关问题进行沟通,协商出令双方都满意的合适的临时性租赁安排。

 

  • Landlords and tenants will negotiate in good faith.

房东和租户都应本着诚信原则进行协商。

 

  • Landlords and tenants will act in an open, honest and transparent manner, and will each provide sufficient and accurate information within the context of negotiations to achieve outcomes consistent with this Code.

房东和租户都应开放、诚实、透明地进行协商,并且都应在协商中提供充足的、准确的材料,以达到符合准则精神的结果。

 

  • Any agreed arrangements will take into account the impact of the COVID-19 pandemic on the tenant, with specific regard to its revenue, expenses, and profitability. Such arrangements will be proportionate and appropriate based on the impact of the COVID-19 pandemic plus a reasonable recovery period.

任何达成的协议都要将新冠疫情对租户的影响考虑在内,特别是租户的营业额、开销和利润。考虑新冠疫情的影响并加上合理的恢复期,这种安排将是相称和适当的。

 

  • The Parties will assist each other in their respective dealings with other stakeholders including governments, utility companies, and banks/other financial institutions in order to achieve outcomes consistent with the objectives of this Code.

租赁双方需就涉及的相关方面如政府、能源公司、银行和其他金融机构,互帮互助。

 

  • All premises are different, as are their commercial arrangements; it is therefore not possible to form a collective industry position. All parties recognise the intended application, legal constraints and spirit of the Competition and Consumer Act 2010.

由于所有的商铺都不同,它们的商业协商安排也不会相同,所以不太可能形成一系列的行业设定,所有涉及的双方,都应遵循法律限制以及《竞争及消费法案2010》。

 

  • The Parties will take into account the fact that the risk of default on commercial leases is ultimately (and already) borne by the landlord. The landlord must not seek to permanently mitigate this risk in negotiating temporary arrangements envisaged under this Code.

双方需将房东已承担的商业租赁违约风险考虑在内。房东在协商本准则所提出的临时安排时,不得向租户寻求永久减轻这种违约风险的办法。

 

  • All leases must be dealt with on a case-by-case basis, considering factors such as whether the SME tenant has suffered financial hardship due to the COVID-19 pandemic; whether the tenant’s lease has expired or is soon to expire; and whether the tenant is in administration or receivership.

所有租约都必须逐案处理,考虑诸如中小企业租户是否因新冠病毒大流行而遭受财务困难等因素;租户的租约是否已到期或即将到期;及以及租户是否处于被托管或被接管的状态。

 

  • Leases have different structures, different periods of tenure, and different mechanisms for determining rent. Leases may already be in arrears. Leases may already have expired and be in “hold-over.” These factors should also be taken into account in formulating any temporary arrangements in line with this Code.

租约有不同的结构、不同的租期和不同的决定租金的机制。租约可能已经拖欠。租约可能已过期并处于”保留期”。在根据本准则制定任何临时安排时,也应考虑到这些因素。

 

  • As the objective of this Code is to mitigate the impact of the COVID-19 pandemic on the tenant, due regard should be given to whether the tenant is in administration or receivership, and the application of the Code modified accordingly.

由于本准则的目标是减轻新冠病毒大流行对租户的影响,因此应适当考虑租户是否处于被托理或接管阶段,并相应修改准则的适用。

 

LEASING PRINCIPLES 租赁原则:

In negotiating and enacting appropriate temporary arrangements under this Code, the following leasing principles should be applied as soon as practicable on a case-by-case basis:

在谈判和根据本准则作出适当的临时安排时,应尽快在个案基础上适用下列租赁原则:

 

  1. Landlords must not terminate leases due to non-payment of rent during the COVID-19 pandemic period (or reasonable subsequent recovery period).

房东不得因在新冠病毒大流行期间(或合理的后续恢复期)期间不支付租金而终止租约。

 

  1. Tenants must remain committed to the terms of their lease, subject to any amendments to their rental agreement negotiated under this Code. Material failure to abide by substantive terms of their lease will forfeit any protections provided to the tenant under this Code.

租户必须继续遵守其租赁条款,但可对其依据本准则谈判达成的租赁协议做出任意修改。严重不遵守其租赁实质性条款的行为,将使租户丧失受到本准则向租户提供的任何保护。

 

  1. Landlords must offer tenants proportionate reductions in rent payable in the form of waivers and deferrals (as outlined under “definitions,” below) of up to 100% of the amount ordinarily payable, on a case-by-case basis, based on the reduction in the tenant’s trade during the COVID-19 pandemic period and a subsequent reasonable recovery period.

根据租户在新冠病毒大流行期间和随后的合理恢复期间贸易减少的情况,根据每个租户的不同情况,房东可以按照豁免和延期的形式,按比例减少租户通常应支付的100%的租金。

 

  1. Rental waivers must constitute no less than 50% of the total reduction in rent payable under principle #3 above over the COVID-19 pandemic period and should constitute a greater proportion of the total reduction in rent payable in cases where failure to do so would compromise the tenant’s capacity to fulfil their ongoing obligations under the lease agreement. Regard must also be had to the Landlord’s financial ability to provide such additional waivers. Tenants may waive the requirement for a 50% minimum waiver by agreement.

在上述第三条的原则下,租金豁免必须不少于租金降低总额的50%,并且,如果不这样做会损害租户继续履行租赁协议的能力,则租金豁免应占应租金总额减少的更大比例。此外,还必须考虑房东提供这种额外豁免的财务能力。租户也许可以放弃协议50%的最低豁免要求。

 

  1. Payment of rental deferrals by the tenant must be amortised over the balance of the lease term and for a period of no less than 24 months, whichever is the greater, unless otherwise agreed by the parties.

租户推迟支付的租金必须在租赁余期或不少于24个月(以较长者为准)内摊销,除非双方另有约定。

 

  1. Any reduction in statutory charges (e.g. land tax, council rates) or insurance will be passed on to the tenant in the appropriate proportion applicable under the terms of the lease.

任何法定费用(如土地税、市政厅费)或保险费用的减少,都将按适用的适当比例转交给租户。

 

  1. A landlord should seek to share any benefit it receives due to deferral of loan payments, provided by a financial institution as part of the Australian Bankers Association’s COVID-19 response, or any other case-by-case deferral of loan repayments offered to other Landlords, with the tenant in a proportionate manner.

房东应设法同租户分享由于推迟偿还贷款而获得的任何好处。

 

  1. Landlords should where appropriate seek to waive recovery of any other expense (or outgoing payable) by a tenant, under lease terms, during the period the tenant is not able to trade. Landlords reserve the right to reduce services as required in such circumstances.

根据租赁条款,在租户无法营业期间,房东应设法酌情免除租户的任何其他费用(或应付费用)。在这种情况下,房东保留减少服务的权利。

 

  1. If negotiated arrangements under this Code necessitate repayment, this should occur over an extended period in order to avoid placing an undue financial burden on the tenant. No repayment should commence until the earlier of the COVID-19 pandemic ending (as defined by the Australian Government) or the existing lease expiring, and taking into account a reasonable subsequent recovery period.

如果根据本准则所谈判达成的安排需要租户偿还租金等,则该偿期应予以延长,以避免给租户造成不必要的经济负担。在新冠大流行结束(何时结束由澳大利亚政府定义)或现有租约到期之前,房东还应将合理的后续恢复期考虑在内,不得要求租户开始偿还租金等。

 

  1. No fees, interest or other charges should be applied with respect to rent waived in principles #3 and #4 above and no fees, charges nor punitive interest may be charged on deferrals in principles #3, #4 and #5 above.

按上述第三和第四条款中免除的租金,房东不得加收任何费用、利息或其他费用,不得在上述第三、第四和第五条款中对房租延期加收任何费用、或惩罚性利息。

 

  1. Landlords must not draw on a tenant’s security for the non-payment of rent (be this a cash bond, bank guarantee or personal guarantee) during the period of the COVID-19 pandemic and/or a reasonable subsequent recovery period.

房东不得在新冠大流行和/或随后合理的恢复期内,针对租户不支付的租金而要求租户动用其租房担保(即租户的定金、银行保证金或个人担保)。

 

  1. The tenant should be provided with an opportunity to extend its lease for an equivalent period of the rent waiver and/or deferral period outlined in item #2 above. This is intended to provide the tenant additional time to trade, on existing lease terms, during the recovery period after the COVID- pandemic concludes.

依照上述第2项中的租金豁免和/或延期时长,房东应向租户提供将租赁期延长同等期限的机会。此举旨在为租户在新冠大流行结束后的恢复期内,按现有租赁条款,为租户提供额外的时间进行商业运营。

 

  1. Landlords agree to a freeze on rent increases (except for retail leases based on turnover rent) for the duration of the COVID-19 pandemic and a reasonable subsequent recovery period, notwithstanding any arrangements between the landlord and the tenant.

尽管房东和房客之间有任何安排,房东同意在新冠大流行期间和随后合理的恢复期内冻结租金增加(根据营业额计算租金的零售租赁除外)。

 

  1. Landlords may not apply any prohibition on levy any penalties if tenants reduce opening hours or cease to trade due to the COVID-19 pandemic.

如果租户因新冠大流行而减少营业时间或停止生意,房东可能不能向租户施加征收任何罚款的禁令。

 

COMMENCEMENT/EXPIRY 准则的起始和终止时间:

This Code comes into effect in all states and territories from a date following 3 April 2020 (being the date that National Cabinet agreed to a set of principles to guide the Code to govern commercial tenancies as affected by the COVID-19 pandemic) to be defined by each jurisdiction, for the period during which the Commonwealth JobKeeper program remains operational.

本准则自2020年4月3日之后,在所有州和地区生效,在联邦政府留职补助执行期间适用。

 

EXAMPLES OF THE APPLICATION OF THE PRINCIPLE OF PROPORTIONALITY例子:

Examples of practical variations reflecting the application of the principle of proportionality may include, but are not limited to:

在实际应用中虽然每个租户和房东的情况会不同,但都可能包括并不限于以下情况:

  • Qualifying tenants would be provided with cash flow relief in proportion to the loss of turnover they have experienced from the COVID-19 crisis

符合条件的租户将按比例获得现金流减免,与其应新冠危机造成的营业额损失成正比

 

  • a 60% loss in turnover would result in a guaranteed 60% cash flow relief.

即,营业额下跌60%会带来60%的现金流减免。

 

  • At a minimum, half is provided as rent free/rent waiver for the proportion of which the qualifying tenant’s revenue has fallen.

至少,对于符合条件的租户,按其收入下降的比例,提供一半作为免租金/租金豁免。

 

  • Up to half could be through a deferral of rent, with this to be recouped over at least 24 months in a manner that is negotiated by the parties

经由双方谈判,最多剩下一半租金可以通过延期至少24个月来收回租金。

 

  • So if the tenant’s revenue has fallen by 100%, then at least 50% of total cash flow relief is rent free/rent waiver and the remainder is a rent deferral. If the qualifying tenant’s revenue has fallen by 30%, then at least 15% of total cash flow relief is rent free/rent waiver and the remainder is rent deferral.

因此,如果租户的收入下降了 100%,那么至少 50% 的现金流减免是免租金/租金豁免,其余部分是租金延期。如果符合条件的租户的收入下降了 30%,则至少 15% 的总现金流减免是免租金/租金豁免,其余部分是租金延期。

 

  • Care should be taken to ensure that any repayment of the deferred rent does not compromise the ability of the affected SME tenant to recover from the crisis.

应小心确保延迟租金的任何偿还不会损害受影响的中小企业租户从危机中恢复的能力。

 

  • The parties would be free to make an alternative commercial arrangement to this formula if that is their wish.

如果双方愿意,各方可自由作出替代的商业安排。

 

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The material and contents provided in this publication are informative in nature only. It is not intended to be advice and you should not act specifically on the basis of this information alone. If expert assistance is required, professional advice should be obtained.

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