Critically discuss the enforceability
of leasehold covenants when the lease and/or the reversion have/has passed to a
new owner.
With regards
to leases, the date of creation is now pertinent to the running of leasehold
covenants, should the tenant or landlord so wish to assign their interest. The
enactment of the Landlord and Tenant (Covenants) Act 1995 bought significant
and substantial changes to the previous rules on leases but unfortunately,
despite attempts by the Law Commission, the new legislation cannot act
retrospectively, meaning that leaseholds created prior to 1/1/1996 are treated
differently to those created thereafter. This essay will begin by addressing
the pre 1996 rules and will then move onto the post 1996 rules before
evaluating their subsequent effect. For clarification, all leases before the
Act will be referred to as ‘old leases’ and all leases after the Act as ‘new
leases’.
Under old
leases, 2 conditions were required in order for a lease to run with the land on
assignment. Firstly, privity of estate (the relationship between a landlord and
tenant whereby they may impose obligations on one another even in the absence
of privity of contract); and secondly, ‘touch and concern’ the land (where the
covenant relates to the demised premises rather than to a specific person) as
governed by “Spencer’s case”, where a covenant
to build a brick wall on the leased premises could bind the new owner because
the wall would touch and concern the land. Lord Oliver in P+A Swift Investments said that ‘touch and concern’
required the covenant to benefit or burden the landlord or tenant; the covenant
to affect the nature of the premises; and the covenant to not be personal. Note
that for the assignment of a landlord’s reversion, rather than ‘touch and
concern’, the covenant was required to ‘have reference to the subject matter of
the lease’, although in essence there is little disparity between the two.
Once
established, when a tenant agreed to a covenant, he was not just promising to
keep the terms of the lease, but also guaranteeing that any assignee would also
adhere to those terms. In other words, the tenant was accepting liability for
any breach committed by his own actions or the actions of his assignees or
successors. Most leases would expressly state this term, but s.79 LPA ensured
that where the parties omitted to expressly state liability, it would be
implied by statute. This was the case even where the tenant disposed of his
entire estate, as per Thursby v Plant. It’s
worth noting that LDF v Avonridge Property
established that tenant or landlord may expressly exclude liability where all
parties were in agreement, although this is very rare because neither party want
to suffer the repercussions of a breach without having a direct remedy through
litigation.
Thankfully,
following a much needed reform, the new legislation was enacted – referred to hereafter as the ‘1995 Act’. It is suggested
that the reform was proposed in the 1980s when economic hardships were rife and
the old leases were particularly harsh on original owners, who were forced to
cover damages when their assignees failed to pay rent. Dixon,
writing for the Conveyancer and Property Lawyer journal states that the
new Act sought to eliminate some of
the discrepancies between the contractual and proprietary elements of a lease; however the Mashru case has demonstrated that the Act hasn’t
been entirely successful in this regard.
The 1995 Act
removed the existing rules and replaced them with ‘landlord covenants’ and
‘tenant covenants’, found under s.28(1). The requirement for touch and concern
was removed in its entirety and s.5 of the Act states that when the tenant
assigns his lease, he is released from both burden and benefit of the covenants
attached to the estate; although personal covenants will continue to bind the
original parties as found in BHP Petroleum v
Chesterfield and now codified in s.3 (6)(a). City
of London Corp v Fell established that every single time an individual
passes over property, he will give up all benefits and burdens to the new owner;
for example, where an assignee decides to re-assign and that assignee then
assigns again. In addition, the 1995 Act provides that the s.79 LPA provision
will not apply to new leases as they are immune from implied covenants on liability.
Interestingly,
above it was mentioned that under s.5 the tenant will be released from his
obligations when he assigns the lease to a new owner, however s.6 connotes that
landlords are not afforded the same level of ease when attempting to avoid
liability, and perhaps for good reason. The landlord has the arduous task of
gaining the tenant’s consent for release, complying with the procedures under
s.8, or else applying to the courts. This has the effect of giving the tenant
some power over the person providing him with accommodation. This may seem
harsh on the landlord, who is acting, for all intents and purposes, bona fide,
however without those powers the tenant could potentially be left homeless
under the control of a new landlord. MacKenzie and Phillips remind us that
whilst the landlord can have some say in the tenant’s choice of assignee, the
tenant will have no say in the landlord’s choice of assignee even where he is
not credit-worthy. Thus the s.6 provision appears justified.
Moreover,
the landlord, in controlling the choice of assignee, may require the original
tenant to sign an authorised guarantee agreement (AGAs), as per s.18. Dollar, writing for the Landlord and Tenant Review journal, states that s.22 of the Act allows for the
landlord to be unreasonable in his desire for an AGA; this made the provision the
most controversial and debated by the Houses of Parliament. Neuberger J has since stated that it seems unattractive that the landlord should be
entitled to be unreasonable. The tenant’s signature is indicative of his
promise to ensure the assignee will fulfil the necessary obligations; thus
reinstating the liability which the new Act had aimed to alleviate. It is to be
noted however, that although the tenant will hence be liable for his assignee,
he will not be liable for any subsequent assignees. For example, where T
assigns to A1 who assigns to A2 who assigns to A3; T can only ever be liable
for A1. Furthermore, the Good Harvest v Centaur
case demonstrated that the tenant’s guarantor cannot be expected to guarantee
the obligations of anyone except the tenant he made the agreement for, relying
on s.25 of the Act. The new Act has also provided provisions for the protection
of the tenant, such as the fact that the landlord can only take action against
the former tenant within 6 months of any money becoming due; the landlord
cannot enforce against the original tenant any changes to the covenant made
after his assignment; and finally, the former tenant may apply for an ‘overriding
lease’, thus making himself the immediate landlord of the current assignee
tenant.
In
conclusion, although prima facie it may appear that the Act has made
significant changes to the rights of landlords and tenants who wish to assign
their interest, in releasing them from ongoing, onerous liability, the ability
of landlords to enforce AGAs has inevitably reduced the rights of the tenant.
What the Act does do is make provisions for both parties substantially more
reasonable so that whilst they may not still be entirely immune from liability
after assigning a lease or reversion, the extent and nature of that burden is
not cumbersome. Although individual parties may have hoped for a clause which
provides complete immunity from legal accountability, this would not work in
practise and ultimately encouraging tenants to take responsibility for their
decisions in handing over the leasehold (or in the landlord’s case, the
reversion), albeit on much fairer grounds, will inevitably produce a positive
outcome for property law as a whole.