The Constitution Conversation – He kaupapa nui te kaupapa ture

Introduction

The National Government is currently conducting “The Constitution Conversation”; a review of New Zealand’s constitutional arrangements (“review”). The review originates from the 2008 Confidence and Supply Agreement between the Māori Party and the National Government. This review is significant as it calls for public submissions on how we want our country to be run, and includes an inquiry into the role of the Treaty of Waitangi in our constitutional arrangements. However, there are concerns with the scope of the review and whether there is an intention on the part of the Government for the review to give rise to meaningful constitutional change.

New Zealand’s current constitutional arrangements

A constitution is the rules that determine who exercises power and how they exercise it. Within a constitution there are rules about the powers of Parliament, the powers of the Courts and the Executive, as well as safeguards to prevent the abuse of those powers.¹  “=”” data-toggle=”tooltip” data-placement=”top” data-original-title=””>kaupapa-nui-te-kaupapa-ture#_ftn1″>Put simply, a constitution is about relationships between the Government, the Courts and it is about the rights of citizens.²

Most countries have a written constitution contained in a single written document. New Zealand does not. Unlike most countries, New Zealand has an unwritten constitution, meaning that the rules that determine who exercises power and how they exercise it are to be found in a collection of statutes like the Constitution Act 1986, the Bill of Rights Act 1990 and the Electoral Act 1993, among others. As well as various statutes, New Zealand’s constitution is also made up of the Magna Carta, Court decisions, doctrines, conventions and long standing practices of Parliament.  not. Unlike most countries, New Zealand has an unwritten constitution, meaning that the rules that determine who exercises power and how they exercise it are to be found in a collection of statutes like the Constitution Act 1986, the Bill of Rights Act 1990 and the Electoral Act 1993, among others. As well as various statutes, New Zealand’s constitution is also made up of the Magna Carta, Court decisions, doctrines, conventions and long standing practices of Parliament.³

It is now generally accepted that Treaty of Waitangi is also part of New Zealand’s unwritten constitution. This is because the Treaty of Waitangi is the document upon which the New Zealand Parliament claims legitimacy or the sovereign right to make laws in New Zealand.

Professor Burrows states that, someone wanting to find the New Zealand constitution would need to piece it together and then try to understand it.⁴”=”” data-toggle=”tooltip” data-placement=”top” data-original-title=””>kaupapa-nui-te-kaupapa-ture#_ftn4″>  Burrows also provides that a constitution has to fit the culture and character of a country and, if this is so, our constitutional arrangements are seriously outdated and in need of change given that New Zealand now has more international relationships, the relationship between local and central government is changing and the population demographics are shifting rapidly.⁵”=”” data-toggle=”tooltip” data-placement=”top” data-original-title=””>kaupapa-nui-te-kaupapa-ture#_ftn5″>

Constitutional advisory panel and scope of review

The review will be conducted in consultation with a reference group of members of Parliament from across the house. In addition, an independent Constitution Advisory Panel (Advisory Panel) comprising of a cross-section of the public was elected to carry out the public consultation and engagement programme. Members of the Advisory Panel include Emeritus Professor Burrows (Co-Chair), Sir Tipene O’Regan (Co-Chair), Deborah Coddington, Peter Chin, Sir Michael Cullen, Hon John Luxton, Bernice Mene, Dr Leonie Pihama, Hinurewa Poutu, Professor Linda Tuhiwai Smith, Peter Tennent and Dr Ranginui Walker.

The review seeks opinions from the public on what is important about how New Zealand is run, in particular:

  • The pros and cons of having our constitution written down in a single document;
  • The role of the Bill of Rights Act 1990 in our constitution;
  • The role of the Treaty of Waitangi in our constitution;
  • How Māori views should be represented in national and local government;
  • Electoral issues such as the size of Parliament and the length of its term.
Opinions on the review

There are differing opinions on the review itself.

On the review, Deputy Prime Minister Bill English said, “We believe our constitutional arrangements work pretty well and there would need to be a pretty broad consensus for change, and this group has the opportunity to see if that consensus exists”.⁶”=”” data-toggle=”tooltip” data-placement=”top” data-original-title=””>kaupapa-nui-te-kaupapa-ture#_ftn6″>

Commentators at the Te Papa o Tongarewa Treaty Debates themed “Constitutional Review” said that New Zealand is in a constitutional coma, and there is a general apathy because New Zealand has free democratic elections and a generally stable government. It was also noted that stimulating public engagement and building trust in the review will be a difficult task for those leading the review.⁷”=”” data-toggle=”tooltip” data-placement=”top” data-original-title=””>kaupapa-nui-te-kaupapa-ture#_ftn7″>

In addition, the fact that the current constitutional review or “The Constitution Conversation” originates from the 2008 Relationship and Confidence and Supply Agreement between the Māori Party and the National Party is a concern for some who believe that the review, having its origins in a political compact, means there is no genuine motivation from the National Government for constitutional change.⁸”=”” data-toggle=”tooltip” data-placement=”top” data-original-title=””>kaupapa-nui-te-kaupapa-ture#_ftn8″>

The Iwi Working Group on Constitutional Transformation came together in 2012 and is led by Professor Margaret Mutu and Moana Jackson. The purpose of the group is to engage with Maori and to work on developing a model constitution for our country based on Maori kawa and tikanga, He Whakaputanga o te Rangatiratanga o Niu Tireni and Te Tiriti o Waitangi.⁹ “=”” data-toggle=”tooltip” data-placement=”top” data-original-title=””>kaupapa-nui-te-kaupapa-ture#_ftn9″>Jackson’s view is that any constitutional review should proceed “with time”, preferring to look at it as “constitutional transformation” rather than constitutional change or reform:¹⁰”=”” data-toggle=”tooltip” data-placement=”top” data-original-title=””>kaupapa-nui-te-kaupapa-ture#_ftn10″>

That might be a play on words, but the difference is really important. Constitutional change or reform presupposes we are just going to accept the status quo…on the other hand, constitutional transformation indicates we are going to have something different – we are going to find something transformative, something new.

The current review does not propose a constitutional “transformation”, however it does seek to encourage dialogue from New Zealanders on the constitution. Submissions close for the first round of public consultation on 31 July 2013. Following the first public consultation round the Advisory Panel will draft a report and then seek further feedback from New Zealanders. The Panel will submit a final report to the Ministers by the end of 2013.

If you would like further information please contact Renika Siciliano on 07-958 7429.

_____________________________________________________________________________________________________________________________

  1. Burrows J, Geiringer C, Thomas N, The Constitutional Review – Te Papa o Tongarewa Treaty Debates 2012
  2. Ibid
  3. Phillip, J Constitutional and Administrative Law in New Zealand, 3rd Edition (Brookers 2007), 21-34
  4. Supra n 1
  5. Ibid
  6. Article – Twelve Named to Pilot Constitutional Review – Sourced from New Zealand Herald (12 January 2012)
  7. Supra n 1
  8. Ibid
  9. Ibid
  10. Jackson, M Weeping Waters: The Treaty of Waitangi and Constitutional Change – Constitutional Transformation, Malcolm Mulholland and Veronica Tawhai, March 2010, 334

Who gets to cancel the contract?

The recent case of Ingram v Patcroft Properties Limited [2011] NZSC 49 dealt specifically with one party’s right to cancel a lease agreement as a result of the other party’s breach.

This particular case dealt with a lease of commercial premises in Auckland. Ingram leased the premises from Patcroft. Under the lease, Ingram was to pay rent in advance on the first day of each month. Ingram failed to pay the rent owing on 1 June 2005. Under the lease agreement, this entitled Patcroft to re-enter the premises and terminate the lease 14 days after the rent had become due and remained unpaid.

Unfortunately, Patcroft miscalculated the timeframe and re-entered the premises only 13 days after the rent was due. The re-entry was therefore unlawful and at this stage, Ingram was therefore entitled to accept Patcroft’s repudiation of the lease by giving notice of cancellation. He did not do this. In fact very little was done, the lease was not cancelled, rent was not paid and Patcroft remained at the property. The matter then sat still for over a year until Patcroft demanded $1.3 million dollars in unpaid rent from Ingram. Ingram responded by filing proceedings seeking damages for the loss of business caused by Patcroft’s unlawful re-entry.

The issue for the Court to decide was whether Patcroft could have cancelled the contract validly because of Ingram’s breach in not paying the rent (when it became 14 days overdue). Where, in this instance, Patcroft was already in breach of the lease. The Supreme Court ultimately found that one party cannot cancel a contract because of the other party’s breach, if the cancelling party is itself already in breach. Here Patcroft’s breach made Ingram’s performance of the contract futile, and therefore Patcroft could not validly cancel the lease and was not entitled to damages.

Importantly, the Supreme Court also found that, not only is the cancelling party (in this instance, Patcroft) not entitled to damages for the other party’s breach, but that the cancelling party itself may also be liable for damages where a cancellation is invalid.

The lessons to be taken from the Supreme Court’s decision in this instance are important for those involved in commercial lease agreements and other contracts:

  • Firstly, any party to a contract should very carefully consider their right to cancel a contract. In this instance, had Patcroft correctly calculated the date for re-entry (and rent remained unpaid on the correct day) such litigation would have been prevented.
  • Secondly, parties should not leave a repudiation unaccepted. If one party is in breach of a lease agreement so as to repudiate the contract, the other party should cancel the lease agreement as soon as possible. Obviously where a party accepts a repudiation and cancels the agreement, then the issue of whether the cancelling party has breached the lease agreement in a manner that was directly caused by the other parties repudiation, is avoided. We note that, whilst not appropriate in this case, an innocent party may respond to a repudiation by affirming the lease rather than cancelling.

Renika is an Associate in our Dispute Resolution Team and can be contacted on 07 958 7429.

How to ensure debts are recovered

Creditors not being paid

The strain of the current economic climate is seeing more and more debtors (clients, customers or service users) being unable to meet their payment obligations and in turn making it difficult for creditors (companies or individuals) to stay financially afloat.

It is important to consider what the desired outcome is when trying to determine the most appropriate debt recovery method. These considerations may include:

  • Who the debtor is – is it a new client, or an established company;
  • What will be the impact on the relationship – does it matter;
  • What the chances of recovery are – how much is known about the debtors financial situation; and/or
  • Is it cost effective/economic to pursue – each recovery option has different costs associated with it).

If you decide to pursue the debt via the Court system, there are a number of steps to take to recover the debt.

Step one – obtaining a judgment

The initial step in a debt recovery action is to obtain a judgment. Depending on the situation, there are different ways to do this.

District Court process

The District Court is the most common court for civil dispute resolution. The District Court has jurisdiction to determine proceedings in relation to debt, demand or damages, or the value of chattels claimed for up to $200,000. There are strict timeframes which each party to the proceeding needs to adhere to once the claim has been filed. This ensures that the claim is resolved as swiftly as possible. The proceedings may be discontinued, if timeframes are not followed.

Summary judgment

The summary judgment process shortens and simplifies a District Court claim. It can be used where the debtor appears not to have an arguable defence to your claim. A common example would be pursuing an individual for an unpaid and undisputed invoice.

Disputes Tribunal

An alternative route is pursuing the debt in the Disputes Tribunal. The Disputes Tribunal jurisdiction is for disputed claims of up to $15,000 (or up to $20,000 if both parties agree). The tribunal process differs from a formal court process, whereby there are no judges, but rather a platform for parties to discuss the dispute, and for a referee to determine a ruling. Lawyers cannot attend, other than in limited circumstances. Filing fees depend on the amount of the claim.

Step two – enforcing the judgment

Just because you have obtained judgment, it does not mean you are going to get paid. Depending on the circumstances, an assessment needs to be made as to what the best next step is.

Statutory demand

A statutory demand is a demand by a creditor in respect of a debt owing by a company made in accordance with the Companies Act. Statutory demands can only be issued against a company where there is an undisputed and quantified debt of at least $1,000 owed. Once served, the debtor must apply to the Court within 10 working days to apply to set aside the statutory demand, and if no application is made, the debtor must satisfy the debt (by payment or arrangement acceptable to the creditor) within 15 working days after receiving the demand. If neither occurs, liquidation proceedings can be filed within 30 days.

Examination and attachment order

An examination is a court inquiry into the debtor’s assets in order to determine what you might be able to recover for the debt owed. The court order requires the debtor to attend and disclose their financial position in full. If the debtor fails to attend, they may be arrested. An attachment order can be obtained during the examination hearing. This results in a direct payment from the debtor’s employer or Work and Income (if they receive a benefit). The aim is to leave the debtor with enough money to support him/herself and his/her family whilst ordering payment towards the debt until it is fully paid.

Bankruptcy

A creditor can apply to make an individual debtor bankrupt where there is a judgment over $1,000. Once bankrupted, the official assignee will sell any assets of the bankrupt and distribute the proceeds amongst all creditors.

Charging orders

A charging order is a court order restraining dealings relating to a creditor’s property. A judgment creditor can, without notice, place charging orders on judgment debtor’s property. This is not a direct method of enforcement or debt recovery however, it can be strategically useful to prevent the debtor from dealing with their property without the creditor’s knowledge.

Company liquidation

As noted above, an application to liquidate must be filed within 30 days of the statutory demand expiring. The application must be served on the company and advertised publicly. As with bankruptcy, liquidation often does not result in recovery of the debt but can be used by creditors to set a precedent. One of the main reasons to pursue a company liquidation is to realise the assets of the company in order to apportion proceeds to secured creditors, who will take priority, and then to unsecured creditors (on a pro-rata basis).

Deciding on the appropriate method

There are a number of factors to be considered before deciding on the appropriate debt recovery option. Ultimately the creditor needs to take into account what is trying to be achieved by the recovery action. Considerations need to be given to the relationship between the parties, the public precedent that could be set, the recoverability of the debt and time it could take. Finally, a review of current creditor processes may need to be undertaken in order to prevent situations of debt recovery arising. Where this fails, seeking advice on a debt recovery method that is best suited to the relevant situation may be appropriate.

If you would like further information please contact Daniel Shore on 07 958 7477.

Update on the Construction Contracts Amendment Bill

The Construction Contracts Amendment Bill was referred to Parliament earlier this year. The proposed changes to the Act are intended to apply from 1 November 2013. The main changes are:

  • Removing the distinction between residential and commercial construction contracts;
  • Extending the application of the Act to design, engineering and quantity surveying work; and
  • Allowing for the enforcement of adjudication determinations about rights and obligations of parties to a construction contract.
Removing the commercial/residential distinction

This is a significant change as it means that contracts between builders and homeowners for construction work will also be subject to the Act’s default provisions for progress payments, suspension of work for non-payment, and enforcement of adjudication proceedings.

Once the Bill comes in to force, the information sheets explaining, for example, how a payer is to respond to a payment claim, will need to be served on all payers, not just residential occupiers.

This will simplify things for contractors who carry out both residential and commercial construction work. Commercial contractors will need to update their payment claims so that they are compliant.

Extending the application of the Act

The Bill proposes that the definition of construction work be extended so that it applies to design, engineering and quantity surveying work. The Bill does not yet define these work types so it may capture a wider group than anticipated.

The main effect of this change is that the relevant parties will be able to use the payment provisions in the Act to enforce payment of their accounts. They will also be able to continue any pursuit for payment by using the adjudication and enforcement provisions of the Act. However, they may also find themselves on the receiving end of an application for adjudication.

Enforcement of adjudication determinations

The Act currently provides for the enforcement of adjudication determinations in respect of payments, but it does not provide for the enforcement of determinations regarding the rights and obligations of parties to a construction contract. This is impractical as such determinations are essentially worthless if a party does not comply.

The inclusion of rights and obligations determinations within the scope of the enforcement provisions is therefore a significant amendment to the Act. Adjudication will become a much more useful and efficient dispute resolution option and may increase its popularity and usage in relation to these types of disputes.

Conclusion

It is likely that the next step will be an invitation for public submissions in advance of a select committee report. This should occur relatively soon given the proposed 1 November date.

Overall, the Bill is aimed at increasing the Act’s efficiency and simplifying its procedures. Although there will be some additional work created for commercial contractors at the outset, the proposed changes to the Act are positive and are likely to be broadly welcomed.

If you would like further information please contact Daniel Shore on 07 958 7477.

Lease inducement and surrender payments

Introduction

Recent tax reforms provide for changes to the taxation of lease inducement and lease surrender payments. This article outlines these reforms, which apply from 1 April 2013.

The new rules only apply to commercial leases. Residential lease payments are expressly excluded from the new rules.

Lease inducement payments
The previous position

Before 1 April 2013, a landlord could often claim an income tax deduction for a lease inducement payment, while the tenant would treat the payment as a non-taxable capital receipt. As a result, the tenant might have agreed to a higher level of rent. The result being that the tenant was in a better position after tax while the landlord was in the same position.

Lease inducement payments were used by landlords to attract prospective tenants to enter into commercial leases, particularly during economic downturns.

In the leading case in this area, CIR v Wattie, the parties had entered into a commercial lease together with an inducement agreement (providing for a lease inducement payment). IRD argued that the lease inducement payment was taxable. This was rejected by the Privy Council which agreed with the Court of Appeal and held that the lease inducement payment was paid for the tenant undertaking an onerous lease for a substantial period, and so was capital in nature.

The current position

The new rule removes the tax advantage to the tenant of a lease inducement payment. These payments are now treated as taxable income in the hands of the tenant and deductible to the landlord.

Lease surrender payments

The previous position for lease surrender payments was that these payments were taxable to any landlord that was in the business of leasing property (with some exceptions), and not deductible to the tenant.

Lease surrender payments will, from 1 April 2013, also be treated as taxable income in the hands of the recipient and deductible to the paying entity.

Application

These changes apply to:

  • Lease inducement payments on commercial leases entered into on or after 1 April 2013. Payments made on or after 1 April 2013 will not be affected by the new rules if the agreement to lease was entered into before that date; and
  • Surrender payments made on or after 1 April 2013 (even if the agreement to surrender was entered into before 1 April 2013).

The lease inducement payment changes apply to leases as well as sub-leases, licences and easements.

If you would like further information please contact Dale Thomas on 07 958 7428.

Anti-Money Laundering and Countering Financing of Terrorism Act 2009

Introduction

The Anti-Money Laundering and Countering Financing of Terrorism Act 2009 (the Act) comes into full force on 30 June 2013. One of the Acts aims is to ensure that “reporting entities” take appropriate measures against money laundering and financing of terrorism.

Reporting entities

The definition of “reporting entity” is activity-based, and will broadly include casinos and financial institutions (which include persons who, in the ordinary course of business, accept deposits/repayable funds, lend to or for a customer, manage portfolios etc).

What will reporting entities need to do?

If a business is a “reporting entity”, it will need to do the following:

  • Undertake a “risk assessment” to identify potential money laundering and financing of terrorism issues that it could expect in the ordinary course of running its business. The risk assessment will look at the nature of the business, its products, delivery, customers, countries and institutions;
  • Adopt an ongoing compliance programme and ensure that programme is monitored by a specially appointed Compliance Officer;
  • Undertake customer due diligence – in relation to the customer, its beneficial owner, and any person acting on behalf of the customer. This will involve assessing each new and, in certain cases, existing customer and determining what level of due diligence should be carried out (standard, simplified or enhanced). Generally a full name, date of birth/company registration number and, if acting on behalf of the customer, the person’s relationship to the customer will be required. Customer due diligence must be undertaken before the business relationship is established or the transaction is started;
  • Monitor transactions and report suspicious transactions; and
  • Keep records of transactions and identity information for five years.

These steps will change the way people interact with financial institutions going forward.

Supervisors

Three agencies have been appointed as “supervisors” for different types of reporting entities:

  • The Reserve Bank will supervise banks, life insurers and non-bank deposit takers;
  • The Financial Markets Authority will supervise securities issuers, trustee companies, future dealers, collective investment schemes, brokers and financial advisors; and
  • The Department of Internal Affairs will supervise casinos, non-deposit taking lenders, money changers and others that are otherwise not supervised.
Conclusion

The Act will come into full force in less than three months. If you consider that your business may be a “reporting entity” for the purposes of the Act, you will need to act now.

Note that this regime is similar – but not identical – to the Australian regime, and you should therefore be careful when purchasing software/training programmes from Australia, as these will need to be reviewed carefully for compliance with the Act. Customers of financial institutions (including banks) and casinos will also need to be aware that they may experience more stringent identity checks than they did prior to the Act coming into force.

Laura is an Associate in our Commercial Team and can be contracted on 07 958 7461.

You’re getting married! The legal “to do” list

Introduction

On 17 April 2013 the New Zealand Parliament passed the Marriage (Definition of Marriage) Amendment Bill giving same-sex couples the right to marry. The result of this is that all couples, regardless of gender, now have the right to marry to express their commitment to each other.

Getting married or entering into a civil union is an exciting and life-changing experience and it is important to think about the effect marriage or civil union will have on your legal affairs.

Your will

Many people do not realise that if you have a current will, your will is automatically cancelled when you get married or enter in to a civil union.

There is an exception to this under the Wills Act

2007, if your will is “made in contemplation” of marriage or civil union. This means that if you want to create a will before you get married or enter a civil union, it needs to be made near the time of your marriage or civil union.

Your lawyer can advise you on the wording required to make a will in contemplation.

What happens if your will is void or you have no will?

As mentioned above, a will which is not made in contemplation of marriage or civil union will become invalid when you marry/enter into a civil union. An invalid will is the same as having no will and if you die, you would be treated as having died “intestate” (which means dying without a will).

Where a person dies intestate, the Administration Act 1969 will apply. This Act has rules that apply by default for how a person’s assets are to be divided where that person does not have a will. Usually this will mean that the spouse or partner will have to apply to the High Court for Letters of Administration, which is the authority needed to deal with the deceased person’s estate.

To avoid conflict and ensure your assets are dealt with in accordance with your wishes, it is important to think about creating or updating your will.

Property (Relationships) Act

The Property (Relationships) Act 1976 sets out how assets are blended and divided between people in a relationship.

Generally, where a couple are married, in a civil union or de facto relationship, the Act says that all property they own, unless they specify otherwise, is to be shared 50/50 in the event of a separation or death.

If you are in a relationship and you have assets which you believe should be/stay “yours”, then you and your spouse/partner can enter in to an agreement setting out that the Act does not apply to your assets. Please note that both you and your spouse/partner must have independent legal advice for such an agreement to be legally binding.

Another option to protect assets is to transfer assets to a family trust (see below), but this generally needs to be done in advance of the relationship starting and it is best to do this in conjunction with the agreement as set out above.

PLEASE NOTE: You do not need to be married or in the civil union for this Act to apply – it can apply to couples who live together or not, in many varied and wide situations. Talk to your lawyer if you have concerns about how this Act might affect you.

Blended families

As lawyers, we find that disputes often arise in the case of subsequent marriages where there are children from a previous relationship.

Every situation is unique, but if you are entering in to marriage or civil union and you have children from a previous relationship, you will need to think carefully about how to balance the interests of your children and your new spouse or partner.

Family trusts

Family trusts are often used by individuals or couples as a mechanism to protect assets for children in future. The benefits of a family trust are numerous and the suitability of a trust will depend on your particular circumstances.

Problems can arise where a couple separates due to a relationship break down and the bulk of their assets are held by the trustees of a family trust. As the trustees hold assets in a trustee capacity, the couple as trustees may have to continue to co- operate as trustees.

If you have a family trust, it is important to think about how your trust is structured to deal with future changes and whether it is appropriate for your current relationship.

Enduring powers of attorney

You and your future spouse or partner might also want to think about appointing attorneys to look after your property and welfare matters, if you become unable to do so.

There are two types of attorney that are able to be appointed:

  • An attorney(s) to act for you in relation to your property (land, bank accounts, shares, investments – anything you own in your personal name); and
  • An attorney to act for you in relation to your personal care and welfare matters (to make decisions about your medical care, health and wellbeing) if you lack mental capacity to make those decisions for yourself.

Often spouses or partners appoint each other, with alternative attorneys, to deal with these types of matters should one of them lose capacity.

Conclusion

Every person’s individual situation differs, but it is important to think about how your legal matters will affect your future spouse or partner. In order to enjoy your “big day” free of worry, we recommend you talk to your lawyer first.

If you would like further information please contact Amanda Hockley on 07 958 7451.

Summary of Supreme Court water rights case

Background

Early last year, the Māori Council filed an urgent claim with the Waitangi Tribunal seeking a recommendation that the Crown not proceed with the proposed partial sale of state-owned enterprises (SOEs). After the hearing had been split into two parts, one urgent stage and one second stage full review of Māori interests in water, the Tribunal’s urgent response in August 2012 concluded that Māori have interests in water in the nature of ownership.

The application

As a result of the Tribunal recommendations, the Crown undertook some (rather limited) consultation with Māori on the proposed “shares plus” concept. After a couple of hui held around the country, the Crown concluded that its capacity to recognise Māori rights to water and to provide redress in relation to the same would not be impaired by the proposed sale.

In response, the Māori Council filed an application for judicial review in the High Court seeking declarations that the Crown’s proposed Order in Council to convert the SOEs to Mixed Ownership Model companies (MOMs), whose shares can be owned by persons other than the Crown. In essence, the Council submitted that the selling of shares to an MOM would breach the principles of the Treaty because it would prejudice Māori claims to water (in that it would be contrary to s 9 of the State owned Enterprises Act 1986 and s 45Q of the Public Finance Act 1989, which protect “the principles of the Treaty” in relation to Crown actions).

High Court decision

The Council and the additional applicants were unsuccessful in the High Court, where Ronald Young J held in December 2012 that because the sale of shares will be achieved by primary legislation, it could not be questioned/investigated by a High Court in relation to whether the action complies with the principles of the Treaty.

Supreme Court decision

The case went straight to the Supreme Court which held that the proposed sale of the shares was in fact reviewable by the Court and that the Court should ensure that the proposed sale is consistent with the principles of the Treaty (therefore disagreeing with Ronald Young J). The Supreme Court further held that in spite of the decision being reviewable, the partial privatisation of Mighty River Power would not impair to a material extent the Crown’s ability to remedy any Treaty breach in respect of Māori interests in the River. The main reasons for this were:

  • Partial privatisation of Might River Power is, in the Supreme Court’s opinion, not equivalent to a “disposal of property or interests” in the river held by the Crown. Rather, the rights will continue to be held by the Crown as the Crown will continue to be a majority shareholder in the company;
  • Whilst the Waitangi Tribunal describes the ownership interest guaranteed by the Treaty in terms of use and control, the Supreme Court believes that this may be more easily achieved through regulation of “water use” which is currently being reviewed by the Crown. In addition, various settlements between the Crown and certain iwi have indicated a willingness of the Crown to consider extending Māori authority in connection with specific waters (if the iwi/hapū can show an interest/connection). In summary, the Supreme Court held that the significance of “ownership interest” in waters needs to be assessed against any opportunities currently under consideration for real and actual authority by Māori in relation to waters of significance;
  • The Supreme Court also relied on the Crown’s claims that if required to settle claims by offering shares that had already been sold, it would be able to do so by buying them back. As such, the Supreme Court held that the Crown will retain an appropriate level of capacity to offer Māori shares (which brings with it a certain level of influence); and
  • Whilst the Supreme Court was willing to accept that the privatisation may limit the scope of the Crown to provide some forms of redress which may be theoretically possible, when assessing whether this amounts to “a material impairment” and when taken into account the relevant factors (refer below), the Supreme Court was not persuaded that such an impairment would arise from the proposed sale of shares.

In terms of the relevant factors to assess, the Supreme Court in particular looked at and took into account the following:

  • The assurances given by the Crown that it would not seek to rely on the changed status of the power companies to suggest any diminution in the claimed rights of Māori but rather, would continue to exercise its Treaty obligations and ensure that future legislation dealing with the status change includes a provision reflecting the concepts of Section 9 of the State Owned Enterprises Act 1986 (which upholds the principles of the Treaty);
  • The extent to which theoretical redress-options are likely to be plausible;
  • The capacity of the Crown to provide equivalent and meaningful redress even if shares are sold; and
  • The proven willingness and ability of the Crown to provide such redress (particularly relying on previous settlements with Māori in relation to specific waters).
What does it mean for Māori?

The Government has now launched its plans to sell Mighty River Power and shares of other SOEs are due to follow in due course. So what does this loss mean for Māori, and was it in fact a “loss”?

Lawyers have argued that some of the Supreme Court’s comments have opened a few doors for Māori to make further claims. For instance, the Court noted that a case might be brought on the basis that subsisting customary rights may be affected by partial privatisation which justifies a halt to the asset sales (bearing in mind that the applicants would be faced with the same difficulty in showing that the such a sale would amount to a “material impairment” in spite of the undertakings/assurances from the Crown noted above).

Further, the fact that the Crown made certain assurances and undertakings in relation to the changed status will, according to existing case law, create a legitimate expectation that the Crown will act in accordance with those assurances (and failing to do so could give rise to a successful challenge in Court).

In summary, while the Māori Council failed to stop the sale of Mighty River Power shares, they did in fact succeed on a point of principle, namely that the Crown is bound to comply with the principles of the Treaty before deciding to sell the shares. When seen in light of the assurances given by the Crown (which due to the Supreme Court’s reliance on the same effectively puts the Crown “on notice” of the need to stand by its word) it is clear that while the Crown may have won the battle, the war is very much still “on track” for Māori. The Government is no longer free to implement the asset sales freely and without consideration for Māori rights to water but rather has to abide by the “concessions” made in the Supreme Court.

If you would like further information please contact Renika Siciliano on 07 958 7429.

Commercial leases: The new ADLS deed of lease

New version of popular commercial deed of lease

The Auckland District Law Society released its revised 6th edition 2012 deed of lease form in November 2012.

Key changes include:

  • CPI rent review option – this allows for a set formula to calculate rent adjustments in line with changes in the Consumers Price Index;
  • Bank guarantee – on an assignment (transfer) by the tenant of the lease to another incoming company tenant, the landlord now has the option to require the incoming tenant to provide a bank guarantee;
  • A premises condition report is prepared at the commencement date of the lease to provide evidence of the condition of the premises. This assists in the reinstatement obligations of the tenant on termination of the lease;
  • Costs – The new deed of lease provides that each party (landlord/tenant) meets its own costs for the negotiation and preparation of the lease and any variation or renewal. Previously the default position was that the tenant was responsible for these costs – a convention inherited from the English system;
  • Proportion of outgoings (operating expenses or opex) – if the percentage of outgoings payable by the tenant is unfair, the landlord must now vary the figure;
  • The improvements rent percentage has been removed. This allowed the landlord to charge to the tenant by way of an increase in rent a certain percentage of the capital spent by the landlord if the landlord was obliged to by law;
  • Access for repairs – these provisions are expanded as a result of issues arising in Christchurch. Landlords now have access to their building to ensure the building is brought up to current earthquake standards;
  • No access – new provisions are included to deal with circumstances where a natural disaster occurs and where the premises are undamaged but cannot be accessed. In these circumstances the tenant is entitled to a rent reduction and if the restrictions on access extend beyond a specified period the lease may be terminated;
  • Where the premises are a unit title, the tenant must comply with the rules of the body corporate and the provisions of the Unit Titles Act to the extent that they apply to the tenant’s use of the property. Landlords are now obliged to keep premises weatherproof; and
  • Insurance excess – the amount payable by the tenant as an opex item has increased to $2,000.
Summary

The new form is more user friendly and has more modern language. It is also more fair between landlord and the tenant. We consider the new form to be an improvement over its predecessor. However, it would be unwise to treat the standard form as a “one size fits all” document. If you are considering entering into an agreement to lease or deed of lease we strongly recommend you seek legal advice before doing so.

If you would like further information please contact Dale Thomas on 07 958 7428.

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