商业地产的租约比居民住宅租约复杂多了,房东在驱逐方面更为艰难。根据《1954年房东和租户法》规定,商业租约到期后,租户依旧享有使用权的保障,可以自动续租。
从理论来说,一旦房东出租商业地产,除非涉及违约,出售物业,对物业进行重大装修,收回自己经营等特殊行为,租户可能就会无限期留在那里。
当然,房东也是有权利重新签署一份新租约的。只不过,商业房东往往需要遵循一个非常严格的程序,需要向法院申请并向租户送达第25条通知。在这过程中,租户也可针对该通知上内容提出反对建议。最后,由法院来决定是否续租,如法院下令续租,法院将有权监督新租约的授予和条款,并做出合理的安排。
本篇说的案子《W (No 3) GP (Nominee A) v JD Sports Fashion 》就是关于商业租赁的续租案。续租案不难解决,然而,本案的租约涉及了一条特殊的租金条款——“营业额租金支付形式”,也就是说,租约规定租金需要根据租户的营业额来确定。因此,双方在如何支付租金问题上产生很大的争议,只能让法院做出决定。
那么,什么是营业额租金?在商业租约续租审判中,法院是否有可能按租户的营业额来命令新的租金呢?
→ 故事背景
本案原告是位于Derby中心的大型购物商城——Westfield Derby的业主公司,该商场于1975年开业,有着两百多个零售和餐饮店铺。2008年1月16日,JDSports Fashion公司与该商场签了一份租约,从购物商场中租下一套零售单位,位于二楼。
根据这份租约规定,双方的租期为十年,从2007年6月24日开始计算,于2017年6月23日结束。租约还包括一条营业额租金条款。
这是一种什么样的支付方式呢?
营业额租金——(Turnover Rent),顾名思义,租金取决于承租人的营业额。当承租人生意做得好,营业额上升,他们支付的租金就会增加。但当业务挣扎,营业额下降时,房东将收到比较少的租金。
按照不同的合约安排,营业额租金形式可以通过以下方式来计算:
承租人向房东支付”基本租金”和 “营业额租金”:房东拟定一个基本租金,同时,还设定一个营业额租金数字,承租人需要同时交两笔租金;
纯营业额租赁:承租人支付的唯一租金是基于他们的营业额;
营业额补足——(Turnover Rent Top-up),承租人按公开市场价值的一定比例支付固定的基本租金,如营业额超过基本租金,则在基本租金之外再支付营业额补足,通常也是以百分比来呈现。
从法院提供的资料来看,JD Sports Fashion和Westfield Derby签署的营业额租金条款是按照第三种“营业额补足”的形式来计算的。
它的计算方法如下:初始基本租金(175,000英镑)+ 营业额租金(销售总额的8%的)
租约指出,超过基本租金的数额,按季度来计算。
→ 房东想要重新签约
不知道出于什么原因,商铺业主Westfield Derby似乎对原租金的安排不满意。于是,在租约即将到期的时候,房东公司向承租人提出新的租约安排。
根据《1954年房东和租客法》的第二部分规定,如果原租约的房东想要授予新的租约,房东方需向法院发出第25条终止租赁的通知申请,从而等着法院给予新租约的授予和安排。
2016年12月22日,Westfield Derby业主送达第25条通知给JP公司,双方终止了2017年6月23日的第一份租约。同时,业主还向承租人提出一个为期十年的新租约,此次,租金按普通方式来计算,为282,000英镑。
2018年6月20日,JD Sports Fashion 确认该诉求的送达,但是,该公司并不同意新租约的安排。他们提出反建议,提议继续以营业额租金的形式支付,并缩短新的租约期。他们提议以160,000英镑的租金签订五年期合同,营业额租金相当于营业额的5%。
→ 双方立场又反转
然而,到了审判的时候,双方的立场突然发生转变。这时,房东坚持营业额租金条款,而承租人则反对了。
据了解,房东提议把拟定的282,000英镑的租金费用减到200,000英镑,作为回报,承租人需要支付营业额的8%租金。根据承租人目前的营业额来计算的话,8%相当于496,000英镑。
此外,房东同意约定五年的期限,并在三年的时候会有一个中断条款,租户可提前在六个月通知的情况下行使这一权利。然而,如果承租人实施三年期中断条款权利,必须要赔偿100,000英镑。
承租人的意见相反。
承租人认为,房东的提议非常离谱。多年过去,他们的基本租金已增加到每年205,723英镑。随着营业额的增加,承租人的营业额部分交的租金也不少。按照房东的算法,如果要求租户支付营业额8%的租金,那么租户每年将支付大约50万英镑。然而,公开市场的固定租金价格仅为17万英镑!
因此,承租人给出两个选择:
如果法院下令新租约必须按固定租金模式来支付的话,每年的固定租金数额应该以170,000英镑来计算;
如果法院下令按照营业额租金模式的话,比例应该为营业额的0.29%。
承租人向法院透露,在2018年他们第一次提交反对建议后,他们开始对市场进行调查。他们发现,该购物中心给其他租赁授予普通的固定租金,并按市场租金来算,而且这些租户都没有任何营业额租金的捆绑。即便有些零售商有营业额租金条款,可是,他们的基本租金以及营业额租金计算幅度远远低于被告公司。
所以,该公司在案件审理期间转变想法,即拒绝营业额租金的收取方式。然而,他们也尊重法院的安排,因此,才给出以上两个选择。
被告公司的代表人称:
“公司的营业额很高,但利润率却很低,因为我们绝大多数商品都是引进其他品牌的,购买和销售的利润率比我们自己生产的商品要低。因此,按照营业额租金来计算的话,会让公司经济带来影响。所以,我们公司改变了立场,因为我们公司在该地铺支付的租金远高于公开市场的租金。”
双方律师根据不同观点向法院提出质疑。
→ 法院拒绝为商业租金设定营业额租金
最终,法院授予新租约的安排,并按照公开市场的情况来确定新的租金:104,300英镑。同时,法院拒绝根据租户营业额来加收租金的要求。
法院重点强调,根据《1954年房东与租客法》第35条规定,营业额租金条款不属于租约条款,它属于租金下的条款,应该根据该法律的第34条规定来考虑。根据第34条规定,房东与租客确定的新租金必须符合公开市场的情况,然而,营业额租金则不属于公开市场的租金范畴。
法院认为,在不知道租户营业额的情况下,法院不可能确定一个适当的营业额租金的百分比。特别在零售行业,这类型的商业营业额是未知的,它不像固定的停车场,可以有一个最大的比例;零售行业每年、每个月甚至每天都会有非常大的变化。如果法院强迫制定特定的数额或者特定的百分比,不同租户会因此产生不同的金额,有一些营业额特别高的商铺则有可能大大超于市场租金价值,这对承租人来说非常不公平。
→ 丽莎观点
丽莎认为,本案再次确认了一个立场,即对于一个特定的房产,其租金不应该与特定租户的商业能力挂钩的。好的商人,也是有权通过自己的能力来赚取更多利润,而不是用来补贴不断上涨的营业额租金的。
当然,我们并不是认为这种租金形式不可取,它的目的是解决一些难题,比如,在双方的收入缺乏确定性的情况下,营业额租金条款确实可为双方带来暂时的解决办法。受到疫情的影响,承租人被迫关门营业,房东也从中失去收入,在这样的情况下,如果双方签署了一份营业额租金条款,可以暂时避免一段时间的经济亏损所带来的影响。从这方面来说,营业额租金条款在房东和租户之间创造更多的商业关系,双方都将从承租人的成效中获益。
然而,它并不是一个牟利的机会。也就是说,房东不能看到承租人生意好、品牌好、营业高,就建议承租人签署这样一份条款,并标一个不合理的数额。承租人是有权向法院提出异议的。
另外,本案对租户也是一个警醒,受到疫情的影响,市场上越来越多租户主动寻求“营业额租金”安排。那么,此次判决明确提出了,由于不属于租约条款,法院无法对营业额租金提出命令。也就是说,在续租或安排新租约的时候,租户恐怕也很难向法院提出收取营业额租金的合理性了。
我们建议,双方在签署任何租金协议之前都应该好好研究相关法律,看看自己是否真的适合这样的租金安排。此外,双方需要好好商谈并签署一份更详细的合约,把所有的相关条款以及可能会发生的潜在问题都列出来,比如,限制金额幅度以及续约后的相关安排,这样才可以安排一份比较合理的租约,也可避免以后的法庭之争。
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