Footnotes

Chapter 1

[1]        Journals of the Senate, No. 36, 25 June 2014, p. 993.

[2]        Journals of the Senate, No. 61, 28 October 2014, p. 1629.

[3]        Journals of the Senate, No. 80, 3 March 2015, p. 2223.

[4]        Journals of the Senate, No. 36, 25 June 2014, p. 993.

[5]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. 2.

[6]        The Treasury, Submission 15, p. 5.

[7]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. xviii.

[8]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. 67.

[9]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. xviii.

Chapter 2 - Previous inquiries and reform processes

[1]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. xvi.

[2]        Productivity Commission, Economic Structure and Performance of the Australian Retail Industry, Inquiry report no. 56, November 2011, p. 262.

[3]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, pp. xxv–xxvi.

[4]        Productivity Commission, Economic Structure and Performance of the Australian Retail Industry, Inquiry report no. 56, November 2011, p. 264.

[5]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. xvi.

[6]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. xvi.

[7]        The PC recommended that the code should include provisions for 'standards of fair trading, standards of transparency, lodgement of leases, information provision and dispute resolution', although it should 'avoid intrusions on normal commercial decision making in matters such as minimum lease terms, rent levels, and availability of a new lease'.

[8]        Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, pp. xvii–xxxv. The adoption of uniform retail tenancy legislation around Australia was earlier recommended in 1997 by the House of Representatives Standing Committee on Industry, Science and Resources in its report Finding a Balance: Towards Fair Trading in Australia (see p. 25 of that report), and again in 1999 by the Joint Select Committee on the Retailing Sector in its report Fair Market or Market Failure?: A review of Australia's retailing sector (see p. xxii of that report).

[9]        However, the response indicated that this was a matter for the states and territories and, in the then government's view, such a code 'should not be an additional layer of regulation and should only be pursued if the current legislative arrangements are to be reformed'. Australian Government, Commonwealth Government Response to the Productivity Commission Inquiry: The Market for Retail Tenancy Leases in Australia, August 2008, www.industry.gov.au/smallbusiness/Support/Documents/GovtResponsetoTheMarketforRetailTenancyLeasesInquiry.pdf (accessed 18 July 2014), p. 2.

[10]      The response argued that 'there is a need to distinguish between retail and commercial tenancies given the importance of location for retailers. However any provisions, apart from those that offer location safeguards, that detract from operational efficiency generally or unduly apply compliance costs for small business should be reviewed as part of the harmonisation of state and territory laws'. Australian Government, Commonwealth Government Response to the Productivity Commission Inquiry: The Market for Retail Tenancy Leases in Australia, August 2008, p. 2.

[11]      Productivity Commission, Economic Structure and Performance of the Australian Retail Industry, Inquiry report no. 56, November 2011, p. 259.

[12]      Productivity Commission, Economic Structure and Performance of the Australian Retail Industry, Inquiry report no. 56, November 2011, p. 259.

[13]      Productivity Commission, Relative Costs of Doing Business in Australia: Retail Trade, September 2014, p. 135.

[14]      Productivity Commission, Relative Costs of Doing Business in Australia: Retail Trade, September 2014, p. 138.

[15]      Productivity Commission, Relative Costs of Doing Business in Australia: Retail Trade, September 2014, p. 138.

[16]      Department of Justice and Attorney-General, Queensland Government, 'Review of the Retail Shop Leases Act 1994', http://www.justice.qld.gov.au/corporate/community-consultation/community-consultation-activities/past-activities/review-of-the-retail-shop-leases-act-1994 (accessed 28 January 2015).

[17]      Queensland Government, Report on statutory review of the Retail Shop Lease Act 1994, November 2014, p. 2.

[18]      Queensland Government, Report on statutory review of the Retail Shop Lease Act 1994, November 2014, p. 10.

[19]      Legal Affairs and Community Safety Committee, 'Retail Shop Leases Amendment Bill 2014 (Lapsed)', https://www.parliament.qld.gov.au/work-of-committees/committees/LACSC/inquiries/past-inquiries/RSLAB2014 (accessed 28 January 2015).

[20]      NSW Small Business Commissioner, 2013 Review of the Retail Leases Act 1994, November 2013, http://www.smallbusiness.nsw.gov.au/__data/assets/pdf_file/0011/34976/Retail-Discussion-Paper-Web.pdf (accessed 29 January 2015).

[21]      Advice from the Office of the NSW Small Business Commissioner, 13 March 2015.

[22]      South Australian Small Business Commissioner, Issues Paper – December 2014, http://www.sasbc.sa.gov.au/files/270_sasbc-2014-058_rcla_issues_paper_final_19_december_14.pdf?v=554 (accessed 23 February 2015).

[23]      Australian Government, 'Competition Policy Review', http://competitionpolicyreview.gov.au/ (accessed 29 January 2015).

[24]      The Treasury, Submission 15, p. 11.

Chapter 3 - Principle issues

[1]        SCCA, answers to questions on notice no. 2, p. 10.

[2]        SCCA, answers to questions on notice no. 2, p. 10.

[3]        ANRA, Submission 20, p. 1.

[4]        ANRA, Submission 20, p. 1.

[5]        SCCA, answers to questions on notice No. 2, p. 10; ANRA, Submission 20, p. 1.

[6]        Victorian Small Business Commissioner, Submission 4, p. 2.

[7]        ANRA, Submission 20, p. 2.

[8]        ANRA, Submission 20, p. 2.

[9]        SCCA, answers to questions on notice no. 2, p. 11.

[10]      Mr Trevor Evans, Chief Executive Officer, NRA, Committee Hansard, 13 February 2015, p. 2.

[11]      Mr Trevor Evans, Chief Executive Officer, NRA, Committee Hansard, 13 February 2015, p. 2.

[12]      Queensland Government, 'Appendix 4- Statutory Report', Report on statutory review of the Retail Shop Leases Act 1994, p.1 ; see also 'Attachment 2; Statutory Review: Retail Shop Leases Act 1994 Queensland, Reference Group Report, Table of Recommendations and Outcomes', pp. 8–9. The ACT and NT legislation also includes a floor area exclusion.

[13]      Queensland Government, 'Appendix 4- Statutory Report', Report on statutory review of the Retail Shop Leases Act 1994, pp. 4–5 ; see also 'Attachment 2; Statutory Review: Retail Shop Leases Act 1994 Queensland, Reference Group Report, Table of Recommendations and Outcomes', pp. 10–11.

[14]      South Australian Lease Management, answers to questions on notice no. 4, p. 4.

[15]      South Australian Lease Management, answers to questions on notice no. 4, p. 4;  Jewellers Association of Australia, Submission 6, p.5.

[16]      South Australian Lease Management, answers to questions on notice no. 4, p. 4.

[17]      South Australian Lease Management, Submission 3, p. 5.

[18]      Jewellers Association of Australia, Submission 6, p. 5.

[19]      Law Institute of Victoria, Submission 7, p. 2.

[20]      Minter Ellison, Retail Tenancy Legislation Compendium, ed. 6, 17 April 2014, p. 32, www.minterellison.com/files/Uploads/Documents/Publications/Reports%20Guides/RG_2013_RetailLeasingCompendium_[BNE130050].pdf (accessed 16 July 2014).

[21]      Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. 50.

[22]      Restaurant and Catering Industry Association, Submission 2, p. 2.

[23]      Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. 234.

[24]      Tribe, Conway & Company Solicitors, Submission 1, p. 1.

[25]      Law Society of New South Wales, Submission 9, pp. 2–3.

[26]      Law Institute of Victoria, Submission 7, p. 1.

[27]      Commercial and Property Law Research Centre, Queensland University of Technology, Submission 12, p. 6.

[28]      Submission 25, p.  4; see ss 44 and 44A of the Retail Leases Act 1994 (NSW).

[29]      ANRA, Submission 20, p. 2.

[30]      ARA, Submission 24, p. 4.

[31]      ARA, Submission 24, p. 5.

[32]      South Australian Lease Management, Submission 3, p.7.

[33]      SCCA, answers to questions on notice no. 2, p. 2; NRA, answers to questions on notice no. 1, p. 3.

[34]      Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. 49.

[35]      Mr Michael Lonie, NRA, Committee Hansard, 13 February 2015, p. 3.

[36]      Mr Brian Scarborough, South Australian Lease Management, Committee Hansard, 13 February 2015, p. 14.

[37]      SCCA, responses to questions on notice no. 2, p. 2;

[38]      Restaurant and Catering Industry Association, Submission 2, p. 2.

[39]      National Footwear Retailers' Association, Submission 10, p. 1.

[40]      Law Council of Australia, Submission 25, p. 5.

[41]      Tribe, Conway & Company Solicitors, Submission 1, p. 2.

[42]      SCCA, Submission 17, p. 19.

[43]      SCCA, Submission 17, p. 19.

[44]      Restaurant and Catering Industry Association, Submission 2, p. 3.

[45]      SCCA, Submission 17, p. 20.

[46]      Restaurant and Catering Industry Association, Submission 2, p. 2.

[47]      Restaurant and Catering Industry Association, Submission 2, p. 3.

[48]      SCCA, Submission 17, p. 26.

[49]      Mr Angus Nardi, Executive Director, SCCA, Committee Hansard, 13 February 2015, p. 13; Mr Michael Lonie, NRA, Committee Hansard, 13 February 2015, pp. 3, 9.

[50]      SCCA, answers to questions on notice no. 2, p. 9.

[51]      Restaurant and Catering Industry Association, Submission 2, p. 3.

[52]      National Footwear Retailers' Association, Submission 10, p. 2. See also Australian Lease & Property Consultants Pty Ltd, Submission 26, p. 8.

[53]      LIS, Submission 8, p. 4.

[54]      LIS, Submission 8, pp. 8–9.

[55]      Transworld Enterprises, Submission 27, p. 2.

[56]      Law Institute of Victoria, Submission 7, p. 3; see also Law Society of New South Wales, Submission 9, p. 4.

[57]      Law Institute of Victoria, Submission 7, p. 3.

[58]      Law Society of New South Wales, Submission 9, p. 4.

[59]      ARNEC, Submission 22, p. 2; Law Council of Australia, Submission 25, p. 5; Property Law Reform Alliance, Submission 21, p. 12.

[60]      Victorian Department of Transport, Planning and Local Infrastructure, 'Torren Title', http://www.dtpli.vic.gov.au/property-and-land-titles/land-titles/torrens-titles (accessed 2 March 2015)

[61]      Law Council of Australia, Submission 25, p. 5.

[62]      Property Law Reform Council, Submission 21, p. 2.

[63]      NRA, answers to questions on notice, p. 2; Law Council of Australia, Submission 25, p. 5.

[64]      NRA, answers to questions on notice, p. 2.

[65]      NRA, answers to questions on notice, p. 2; Law Council of Australia, Submission 25, p. 5.

[66]      SCCA, Submission 17, p. 21.

[67]      NRA, Submission 11, p. 6.

[68]      Mr Brian Scarborough, South Australian Lease Management, Committee Hansard, 13 February 2015, p.  17.

[69]      South Australian Lease Management, Submission 3, p. 7.

[70]      Mr Brain Scarborough, South Australian Lease Management, Committee Hansard, 13 February 2015, p. 17.

[71]      Mr Colin Pocklington, Jewellers Association of Australia, Committee Hansard, 13 February 2015, p. 20.

[72]      Mr Toby Bensimon, Jewellers Association of Australia, Committee Hansard, 13 February 2015, p.  18.

[73]      Transworld Enterprises, Submission 27, p. 2.

[74]      Law Council of Australia, Submission 25, p. 6.

[75]      Law Society of New South Wales, Submission 9, p. 4.

[76]      NRA, Submission 11, p. 6.

[77]      Shopping Centre Council of Australia, Submission 17, p. 21; Productivity Commission, Inquiry Report: The Market for Retail Tenancy Leases in Australia, No.43, 31 March 2008, p. 253.

[78]      Senate Economics Legislation Committee, Small Business Commissioner Bill 2013, April 2013, pp. 13–15.

[79]      NRA, Submission 11, p. 3.

[80]      Mr Michael Lonie, NRA, Committee Hansard, 13 February 2015, p. 3.

[81]      Mr Angus Nardi, Executive Director, SCCA, Committee Hansard, 13 February 2015, p. 8.

[82]      Mr Paul Giugni, SCCA, Committee Hansard, 13 February 2015, p. 10.

[83]      Council of Small Business Australia, Submission 5, p. 2.

[84]      SCCA, answers to questions on notice no. 2, p. 11.

[85]      Victorian Small Business Commissioner, Submission 4, p. 2.

[86]      Victorian Small Business Commissioner, Submission 4, p. 2.

[87]      Victorian Small Business Commissioner, Submission 4, p. 2.

[88]      Law Institute of Victoria, Submission 7, p. 2.

[89]      Law Society of New South Wales, Submission 9, p. 3.

[90]      NRA, answers to questions on notice no.1, p. 1.

Chapter 4 - National Approach

[1]        Law Council of Australia, Submission 25, pp. 3–4.

[2]        Law Society of New South Wales, Submission 9, p. 1.

[3]        Property Law Reform Alliance, Submission 21, p. 1.

[4]        Commercial and Property Law Research Centre, Queensland University of Technology, Submission 12, p. 2.

[5]        NRA, Submission 11, p. 1.

[6]        ARNEC, Submission 22, p. 1.

[7]        ARA, Submission 24, p. 3.

[8]        ANRA, Submission 20, p. 1.

[9]        SCCA, Submission 17, p. 7.

[10]      SCCA, Submission 17, p. 4.

[11]      Transworld Enterprises, Submission 27, p. 1.

[12]      Mr Trevor Evans, Chief Executive Officer, NRA, Committee Hansard, 13 February 2015, p. 4.

[13]      Ms Anna McPhee, Chief Executive Officer, ANRA, Committee Hansard, 13 February 2015, p. 3.

[14]      Mr Michael Lonie, NRA, Committee Hansard, 13 February 2015, p. 3.

[15]      Restaurant and Catering Industry Association, Submission 2, p. 2.

[16]      Restaurant and Catering Industry Association, Submission 2, p. 1.

[17]      Law Society of South Australia, Submission 13, p. 1.

[18]      Law Society of South Australia, Submission 13, p. 1.

[19]      Dr Matt Harvey, Submission 18, pp. 2–3.

[20]      Queensland Government, Submission 23, p. 1.

[21]      Treasury, Submission 15, p. 1.

[22]      Treasury, Submission 15, p. 5.

[23]      Treasury, Submission 15, p. 10.

[24]      Treasury, Submission 15, p. 10.

[25]      Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. xxxiii.

[26]      Productivity Commission, The Market for Retail Tenancy Leases in Australia, Inquiry report no. 43, 31 March 2008, p. xxxiii.

[27]      SCCA, Submission 17, p. 6.

[28]      SCCA, Submission 17, p. 6.

[29]      Productivity Commission, Economic Structure and Performance of the Australian Retail Industry, Inquiry report no. 56, November 2011, p. 265.

[30]      National Retail Association, answers to questions on notice no. 1, p. 1.

[31]      COAG Council on Federal Financial Relations, 'Current Implementation Plans for COAG Deregulation Reforms: Retail Tenancy Reform (start date 10 September 2010)', www.federalfinancialrelations.gov.au/content/Content.aspx?doc=related_agreements.htm (accessed 15 July 2014).

[32]      Productivity Commission, Economic Structure and Performance of the Australian Retail Industry, Inquiry report no. 56, November 2011, p. 268.

[33]      National Retail Association, answers to questions on notice no. 1, p. 1.

[34]      Productivity Commission, Economic Structure and Performance of the Australian Retail Industry, Inquiry report no. 56, November 2011, p. 267.

[35]      Mr Michael Lonie, NRA, Committee Hansard, 13 February 2015, p. 4.

[36]      Productivity Commission, Economic Structure and Performance of the Australian Retail Industry, Inquiry report no. 56, November 2011, p. 259.

[37]      Treasury, answers to questions on notice no. 5, p. 3.

[38]      Productivity Commission, Relative Costs of Doing Business in Australia: Retail Trade, September 2014, http://www.pc.gov.au/inquiries/completed/retail-trade/report/retail-trade.pdf (accessed 11 February 2015), p. 135.

[39]      Treasury, answers to questions on notice no. 5, p. 3.

[40]      SCCA, answers to questions on notice no. 2, p. 9.

[41]      Mr Trevor Evans, Chief Executive Officer, NRA, Committee Hansard, 13 February 2015, p. 4.

[42]      Lease1, Submission 19, p. 3; SCCA, answers to questions on notice no. 2, p. 10

[43]      SCCA, answers to questions on notice no. 2, p. 10.

[44]      Treasury, Submission 15, p. 1.

[45]      Mr Trevor Evans, Chief Executive Officer, NRA, Committee Hansard, 13 February 2015, p. 4.

[46]      Productivity Commission, Relative Costs of Doing Business in Australia: Retail Trade, September 2014, p. 137.

[47]      Australian Retailers Association, Submission 24, p. 3.

Dissenting Report by Senator Nick Xenophon - Too Many Commercial Retail Tenants on a Short Lease

[1]        SA Lease Management, Submission 3, p. 3.

[2]        Jewellers Association of Australia, Submission 6, pp. 2-3.

[3]        SA Lease Management, Submission 3, p. 2.

[4]        SA Lease Management, answers to questions on notice no. 4, p. 2.

[5]        SA Lease Management, Submission 3, p. 4.

[6]        SA Lease Management, Submission 3, p. 4.

[7]        SA Lease Management, Submission 3, p. 4.

[8]        Mr Brian Scarborough, Committee Hansard, 13 February 2015, p. 15.

[9]        SCCA, answers to questions on notice no. 2, p. 11.

[10]      Jewellers Association of Australia, Submission 6, p. 4.

[11]      SA Lease Management, Submission 3, p. 5.

[12]      Mr Polkington, Committee Hansard, 13 February 2015, p. 20.

[13]      SA Lease Management, answers to questions on notice no. 4, p. 4.

[14]      SCCA, answers to questions on notice no. 2, p. 10.

[15]      ANRA, Submission 20, p. 1.

[16]      SA Lease Management, Submission 3, p. 5.

[17]      SCCA, Submission 17, p. 19.

[18]      Jewellers Association of Australia, Submission 6, p. 5.

[19]      Mr Polkington, Committee Hansard, 13 February 2015, p. 19.

[20]      Restaurant and Catering Industry Association, Submission 2, p. 3.

[21]      SA Lease Management, Submission 3, p. 6.

[22]      SA Lease Management, Submission 3, p. 6.

[23]      Leasing Information Services, Submission 8, pp. 4-5.

[24]      SA Lease Management, Submission 3, p. 6.

[25]      Committee Hansard, 13 February 2015, pp. 16-17.

[26]      Committee Hansard, 13 February 2015, p. 20.

[27]      SA Lease Management, answers to questions on notice no. 4, p. 3.

[28]      Restaurant and Catering Industry Association, Submission 2, p. 3.

[29]      SA Lease Management, Submission 3, p. 7.

[30]      SCCA, Submission 17, p. 26.

[31]      Committee Hansard, 13 February 2015, p. 3.

[32]      SA Lease Management, Submission 3, p. 7.

[33]      Committee Hansard, 13 February 2015, p. 16.

[34]      Committee Hansard, 13 February 2015, p. 20.

[35]      Ms McPhee, Committee Hansard, 13 February 2015, p. 3.