Big landlords are very different from other landlords – very Over many years the Council of Small Business of Australia (COSBOA) and many other organisations and people have been critical of the big landlords. Indeed we recently called for a voluntary code of conduct to attempt to get these big landlords to act with professionalism and with respect for their tenants. This code of conduct is not necessary for anyone but the big landlords, sovaldi sale because there is a difference between big and small landlords and the difference is pronounced.
The smaller landlords are people who nearly always live in or near the community where they own the property. They deal with their tenants on a regular basis. The survival of their tenants is as important to them as the survival of their own business. The relationship between the small landlord and their tenants is one of synergy, illness communications, negotiation and cooperation. The relationships are not always but nearly always good relationships. When people are involved and can communicate solutions are nearly always found to problems and conflicts if they occur.
The big landlords that cause the greatest concern for small businesses are Westfields, Stocklands, Federation Centres (ex Centro), Lend Lease and the Queensland Investment Corporation (QIC). They will do all they can to maximise profits. This includes:
- developing local retail monopolies by manipulating town planning
- forcing unfair leases onto trusting people who have never been in retail before and expect that business negotiations will be fair and transparent
- forcing tenants who have complained or expressed some dissatisfaction with management or with their leases to parts of the shopping centres that are difficult areas for retail
- through unfair contracts they will force tenants to complete expensive fit-outs of their shops just before the lease runs out and then increase the new lease by unjustifiable amounts
- in case of litigation they will use their knowledge and resources to delay any legal action long enough for the litigant to run out of money or succumb to stress related health issues
The owners of small shopping centres in rural areas and in suburbs are more likely to live in or near the community. They will know their tenants, they will not be able to manipulate town planning, they will not normally have the resources to control court action if it occurs, they will do all they can to stay out of any legal action, they will rarely lease to tenants or business types who are likely to fail. They know that they will have a long term relationship with their tenants and they want that relationship to be as stress free and professional as possible. The small landlords are people. They are as imperfect as any other person and likely to be as obliging as any other person. They have plenty of rules to follow and they will follow them as best they can, and they are too small to manipulate the leasing or legal system.
The smaller landlords are often victims of the manipulation of town planning that occurs by the big landlords. They will find that when a big shopping centre is proposed or built that the car parks near their small centre have been closed and moved into the large shopping centre, they will see bus stops moved, streets realigned and roads rearranged to suit the big landlord. The tenants in the small centres will struggle because their customers can no longer get to the small shopping centre and the landlord of the smaller centre, a person, will also struggle and be stressed.
The big landlords need a code of conduct that will ensure they communicate with their tenants, that they do not conduct unfair practices, that there is team work in their centres not domination. We are asking for the code to be voluntary as we would then see who would be fair and open without coercion, who are the responsible community minded organisations. The small landlords do not need the code, although many may embrace such a code, because they already conduct themselves professionally and honestly.