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Landlord and tenant – commercial

MEES – timetable

Minimum Energy Efficiency Standards mean that Ls with properties with an EPC rating of less than ‘E’ will have to carry out works to improve the energy performance of the building in order to let, or continue letting, the building.

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Possession proceedings – then rent action?

L successfully brought possession proceedings against T. Having done so, L then started a new claim to recover mesne profits. T responded by arguing that both claims were based on the same cause of action (ie trespass), and that the first action (ie for possession) effectively extinguished that cause of action (under the doctrine of merger). In effect, T says L has already got judgment, and that any subsequent claim is merged with the original claim, and so must be struck out.

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Sub-T – request for new tenancy

The High Court has clarified the rules on service of notices (under LTA 1954) by sub-Ts requesting a new lease.

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Assignment – assignee’s application?

If a business is being sold, especially following insolvency, it is not unusual for the parties to agree that the prospective assignee applies to L for consent to assign. If there has been insolvency, the administrators will want to drop out of the picture as soon as possible to save on costs, and in practical terms the buyer will be best placed to deal with the application.

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Variation – or surrender?!

Variations can be a handy way of changing the obligation between L and T. But, if you are not careful a deed of variation can unintentionally change the terms of the lease in such a fundamental way that the law deems the lease to have been surrendered – with the parties granting a new lease on identical terms save for the variation (ie it becomes a surrender and grant, rather than a mere variation).

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Property guardians – assured shorthold!

Property guardians are residential occupiers sent into an empty commercial building to protect it from squatters and vandalism. Typically, a guardian will occupy under a licence agreement, and pay a relatively cheap rent.

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Side letter – penalty

L and T will often agree a ‘side letter’ that gives T a better deal than set out in the lease. In effect, there are some concessions that are personal to T. Frequently, this will be a rent concession (giving T a lower rent to pay, but allowing L to claim that the property was let at a higher headline rent).

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Service charge – repair or improvement?

L may only include costs in the service charge to the extent that they are ‘reasonable’ (ie the costs were ‘reasonably’ incurred; and the works are of ‘reasonable’ standard). See s19(1) LTA 1985.

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Service charges – on account

A recent Upper Tribunal decision has confirmed some basic principles about demanding service charge payments on account:

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Consultation – long-term agreements

There are special service charge consultation rules for ‘qualifying long-term agreements’ (s20 LTA 1985). If L fails to consult properly, then the recoverable service charge is capped at £100 per dwelling pa. But, there are pitfalls for developers in these long-term agreement rules which apply to a letting by L for a term exceeding 12 months:

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