Commercial landlords are exposed to a range of risks from the economic and social consequences of the COVID-19 pandemic. One new risk to be confronted will come from the increased prevalence of rental deferrals and interaction with the Australian insolvency regime over ‘unfair preferences’.
Why is rent ‘protected’ in normal trading conditions?
Dominic Emmett and Hannah Cooper, Gilbert + Tobin
The Australian federal government, like many governments across the globe, has enacted temporary legislative changes to provide relief for businesses that have been impacted by the economic effects of the covid-19 pandemic. In order to facilitate continued business operations, the changes provide companies with breathing space to respond to demands from creditors for overdue debts and protect company directors from insolvent trading claims for debts incurred during the covid-19 period.
In Parbery & Ors v QNI Metals Pty Ltd & Ors[1] the Court held, amongst other things, that:
The "true employer" question is one which frequently arises in insolvencies of corporate groups, and it also arises in solvent workplace dispute scenarios. Answering it, however, is often hampered by inconsistent or incomplete records and very divergent returns for employees, depending on the outcome of the question.
The COVID-19 pandemic and the associated lock downs have led to a global economic slowdown, and Australia has been no exception. GDP fell by 0.3% in the March quarter, and on 3 June 2020 Treasurer Josh Frydenberg announced that Australia was officially in its first recession in 29 years.
While the Australian Government was quick to provide a range of economic support measures – having already spent $289bn or 14.6% of GDP in an attempt to keep the economy afloat – Treasury expects Australia's GDP will decline by 0.5% in 2019-20 and a further 2.5% in 2020-21.
In SJG Developments Pty Ltd v NT Two Nominees Pty Ltd (in liq),[1] the Supreme Court of Queensland set aside a statutory demand served by the liquidators of NT Two Nominees Pty Ltd (in liquidation) (NT Two Nominees) on SJG Developments Pty Ltd (SJG). Costs were awarded on the indemnity basis and more significantly, were also ordered against the liquidators personally.
The recent Supreme Court of Victoria decision in Re National Personnel Pty Ltd (in liquidation) [2012] VSC 508 confirms that the Court will take a broad approach in determining the true employer where the employer-employee relationship is confused and the liquidator is in doubt as to the identification of the employer.
Background
Who should bear the risk and ultimately the financial burden of insolvent wrongdoers when determining the liability of defendants to a plaintiff? The defendants, or the plaintiff?
The Law Commission revisits this question in an Issues Paper, published last week, after recommending in 1998 to retain the traditional position.1
A creditor with assets in England should refrain from involvement in a foreign insolvency proceeding if it is at risk of being sued in the foreign court.
Courts are willing, in certain circumstances, to consider the commercial realities of voluntary administrations, and can be flexible.