T & L Alexandria Pty Ltd v Sharvain Facades Pty Ltd [2023] NSWSC 947

Supreme Court New South Wales

Medium Neutral Citation: T & L Alexandria Pty Ltd v Sharvain Facades Pty Ltd [2023] NSWSC 947 Hearing dates: 13-17 and 20 February 2023 Date of orders: 14 August 2023 Decision date: 14 August 2023 Jurisdiction: Equity - Real Property List Before: Williams J Decision: See orders at [263] Catchwords: CONTRACTS — interpretation — commercial lease — implied requirement that landlord's right to demand payment of outgoings be exercised within a reasonable time — legal meaning of reasonable time — reasonable time as a question of fact CONSUMER LAW — misleading or deceptive conduct — no question of principle LEASES AND TENANCIES — repudiation — where tenant terminated commercial lease after landlord asserted and threatened to exercise right to terminate lease by re-entry if tenant failed to pay sum demanded by landlord and its predecessor in title in respect of outgoings payable by tenant under previous, expired leases — whether landlord's conduct demonstrated willingness to perform the lease only in a manner substantially inconsistent with landlord's obligations — where landlord claimed that tenant repudiated lease by giving notice of termination, vacating the premises and ceasing to pay rent — held that lease was repudiated by landlord and validly terminated by tenant — tenant's loss of bargain damages not proved — tenant's termination for landlord's repudiation discharged parties from performance of executory obligations, including tenant's make good obligations LEASES AND TENANCIES — fixtures and fittings — tenant's fixtures — no question of principle Legislation Cited: Competition and Consumer Act 2010 (Cth), s 87, sch 2 – Australian Consumer Law, s 18 Conveyancing Act 1919 (NSW), s 117 Limitation Act 1969 (NSW), s 14(1) Cases Cited: Allianz Australia Insurance Ltd v Delor Vue Apartments CTS 39788 (2022) 97 ALJR 1; (2022) 406 ALR 632; [2022] HCA 38 Commonwealth v Amann Aviation Pty Limited (1991) 174 CLR 64; (1991) 66 ALJR 123; (1991) 104 ALR 1; [1991] HCA 54 Donau Pty Ltd v ASC AWD Shipbuilder Pty Ltd (2019) 101 NSWLR 679; [2019] NSWCA 185 Ecosse Property Holdings Pty Ltd v Gee Dee Nominees Pty Ltd (2017) 261 CLR 544; (2017) 91 ALJR 486; (2017) 343 ALR 58; [2017] NSW ConvR 56-377; [2017] V ConvR 54-888; [2017] HCA 12 Electricity Generation Corporation v Woodside Energy Ltd (2014) 251 CLR 640; (2014) 88 ALJR 447; (2014) 306 ALR 25; (2014) 7 ARLR 361; [2014] HCA 7 FJ & PN Curran Pty Ltd v Almond Investors Land Pty Ltd [2019] VSCA 236 Franklins Pty Ltd v Metcash Trading Ltd (2009) 76 NSWLR 603; (2009) 264 ALR 15; (2009) 4 BFRA 351; [2009] NSWCA 407 Gumland Property Holdings Pty Limited v Duffy Bros Fruit Market (Campbelltown) Pty Limited and Others (2008) 234 CLR 237; (2008) 82 ALJR 576; (2008) 244 ALR 1; (2008) 2 BFRA 865; [2008] ANZ ConvR 8-017; [2008] NSW ConvR 56-212; [2008] Q ConvR 54-691; [2008] HCA 10 Jones v Dunkel (1959) 101 CLR 298; (1959) 32 ALJR 395; [1959] ALR 367; (1959) 76 WN (NSW) 278; [1959] HCA 8 Koompahtoo Local Aboriginal Land Council v Sanpine Pty Limited (2007) 233 CLR 115; (2007) 82 ALJR 345; (2007) 241 ALR 88; (2008) 24 BCL 272; [2008] Aust Contract Reports 90-279; [2007] HCA 61 Laurinda Pty Limited v Capalaba Park Shopping Centre Pty Limited (1989) 166 CLR 623; (1989) 166 CLR 623; (1989) 63 ALJR 372; (1989) 85 ALR 183; [1989] HCA 2 Mann v Paterson Constructions Pty Limited (2019) 267 CLR 560; (2019) 93 ALJR 1164; (2019) 373 ALR 1; [2019] HCA 32 Miller Heiman Pty Ltd v Sales Principles Pty Ltd (2017) 94 NSWLR 500; [2017] NSWCA 106 Moratic Pty Ltd v Gordon (2007) 13 BPR 24,713; [2007] ANZ ConvR 198; [2007] NSW ConvR 56-172; [2007] NSWSC 5 P & A Swift Investments v Combined English Stores Group Plc [1989] AC 632; [1988] 2 All ER 885; [1988] 3 WLR 313; (1989) 57 P & CR 42; [1988] 43 EG 73 Perri v Coolangatta Investments Pty Ltd (1982) 149 CLR 537; (1982) 56 ALJR 445; (1982) 41 ALR 441; [1982] HCA 29 Placer (GrannySmith) Pty Ltd v Thiess Contractors Pty Ltd (2003) 77 ALJR 768; (2003) 196 ALR 257; (2003) 19 BCL 431; [2003] HCA 10 Retirement Services Australia (RSA) Pty Ltd v 3143 Victoria St Doncaster Pty Ltd (2012) 37 VR 486; [2012] VSCA 134 Ryledar Pty Ltd v Euphoric Pty Ltd (2007) 69 NSWLR 603; [2007] Aust Contract Reports 90-254; [2007] NSWCA 65 Shimden Pty Ltd v Park Pty Ltd [2022] NSWSC 267 Strategic Communications Management Pty Ltd v Techfront Australia Pty Ltd [2020] NSWSC 847 TMA Australia Pty Ltd v Indect Electronics & Distribution GmbH [2015] NSWCA 343 Troulis v Vamvoukakis [1998] NSWCA 237 Vopak Terminal Darwin Pty Ltd v Natural Fuels Darwin Pty Ltd (2009) 258 ALR 89; [2009] FCA 742 Texts Cited: B Edgeworth, Butt's Land Law (7th ed, 2017, Thomson Reuters) J D Heydon, Heydon on Contract: The General Part (2019, Lawbook Co) Category: Principal judgment Parties: T & L Alexandria Pty Ltd (ACN 624 661 776) as trustee for the T & L Alexandria Family Trust (First Plaintiff/First Cross-Defendant) T & L Reich Investments Pty Ltd (ACN 081 629 156) (Second Plaintiff/Second Cross-Defendant) Sharvain Facades Pty Ltd (ACN 116 437 462) (First Defendant/Cross-Claimant) Bernard Matthew McSorley (Second Defendant) Representation: Counsel: J K Mee (Plaintiffs/Cross-Defendants) S Reuben (Defendants/Cross-Claimant)