ACT Commercial Rent Increases: Retail vs. Commercial Leases

Unlike the rigid, CPI-linked rent caps that dominate residential tenancies in the Australian Capital Territory (ACT), commercial rent increases are generally governed by the lease contract. However, the Leases (Commercial and Retail) Act 2001 imposes strict limitations on how rent can be reviewed, particularly distinguishing between "retail" and non-retail commercial leases.

Disclaimer: This guide provides general legal information for educational purposes only. Rent review clauses are frequently litigated. Always consult an ACT-qualified commercial solicitor or a registered valuer. Information last verified: March 2026.

How Rent Increases Work

Commercial rent does not increase automatically. To raise the rent during the term of a lease (or upon renewal), the lease agreement must contain a specific rent review clause.

Rent reviews typically occur annually or on the anniversary of the lease commencement.

Retail vs. Commercial Rules

The Leases (Commercial and Retail) Act 2001 provides significant protections for "retail" tenants (shops, cafes, salons located in retail centers) that do not always apply to generic commercial tenants (large industrial warehouses or non-retail office suites).

Protections for Retail Leases

1. Ban on 'Upward-Only' Reviews: In the ACT, a retail lease cannot contain an "upward-only" market rent review clause. If the market dictates that the rent should decrease, the lease must allow the rent to decrease. (This protection may not apply to large non-retail commercial leases where upward-only reviews are standard).
2. Single Method of Calculation: The Act prohibits "ratchet" clauses that allow a landlord to choose the higher of two calculation methods. For example, a lease cannot say rent will increase by "CPI or 5%, whichever is greater." It must specify one method per review period.

Common Types of Rent Reviews

When drafting an ACT commercial lease, landlords typically utilize one of three rent review mechanisms:

1. Fixed Percentage Increases

The rent increases by a pre-agreed percentage (e.g., 3% or 4%) every year. This provides absolute certainty for both the landlord and the tenant.

2. CPI (Consumer Price Index) Reviews

The rent increases in line with inflation, usually tracking the CPI for Canberra. This protects the landlord's yield against inflation but offers less predictability than a fixed percentage.

3. Open Market Rent Reviews

The rent is recalculated based on the current market rate for similar commercial properties in the ACT.

• This method is often used mid-term in a long lease (e.g., year 3 of a 5-year lease) or upon the tenant exercising an option to renew.
• If the landlord and tenant cannot agree on the new market rent, the lease will stipulate that an independent valuer determines the rate. The valuer's decision is usually binding.

Options to Renew and Market Rent

When a tenant exercises an option to renew their lease for a further term, the rent is almost always subject to an Open Market Rent Review.

If the new rent cannot be agreed upon, the Leases (Commercial and Retail) Act 2001 outlines a formal process for appointing an independent valuer (often via the ACT Law Society or the relevant surveying body) to resolve the dispute before the new term commences.

How Landager Helps

Missing a commercial rent review date means permanently losing authorized income, as landlords generally cannot backdate rent increases. Landager’s commercial portfolio manager tracks the exact rent review mechanism (Fixed, CPI, or Market) for every ACT lease, sending automated alerts 90 days before the anniversary date to initiate negotiations or issue formal rent increase notices.

Back to ACT Commercial Lease Laws Overview.