In light of the recent call from the African National Congress(ANC) for land ownership restrictions, the South African Property Owners Association ( SAPOA) has raised concerns, particularly in relation to food security, the importance of foreign investments, instability and restrictions relating to ownership.

Following its policy Lekgotla, the ANC said that foreign nationals should not be allowed to own land in South Africa. Furthermore, it also decided that there should be a ceiling on the amount of land any one person or company should be allowed to own.
ANC Secretary General Gwede Mantashe commented, “The Lekgotla has resolved that there should be a ceiling on land ownership and that is a maximum of 12,000 hectares of land or two farms for all legal persons.”
Mantashe added that they want government to speed up land reform programmes and that the proposal will have to be tested to see if it can pass constitutional muster.&nbsp;As the representative body and official voice of the commercial and industrial property industry in South Africa, SAPOA poses several concerns regarding the government’s proposed land reforms.
The Head of Policy Research at the Institute for Race Relations, Anthea Jeffrey, recently provided comment on some proposed unintended consequences of the ANC’s land proposals, highlighting that the ANC’s claims overlook three crucial considerations: most people don’t want land to farm; land reform projects have failed in the past and that the proposal undermines property rights.
SAPOA agrees with some of the sentiments expressed&nbsp;by Jeffrey, most notably with her third consideration: property rights.
According to Jeffrey, property rights are the key to individual prosperity as well as to political and economic independence from the state. Without secure property rights, South Africa cannot generate the investment or the economic growth needed to overcome the jobless crisis.
“SAPOA supports a land reform process that is a "win-win" scenario, in which the rights of present and future landowners are protected,” says Neil Gopal, Chief Executive Officer of SAPOA.
“A key challenge facing South Africa is how to reverse the racial inequalities in land resulting from our colonial past and the violent dispossession of indigenous people off their land. We need more clarity and debate on the factors responsible for the slow pace of land reform,” he adds.
“Are there fundamental contradictions between the protection of private property, the willing-buyer-willing-seller principle and the property clause in the South African Constitution?” queries Gopal.
“We understand that the country cannot afford to protect private property with such zeal that it entrenches privilege. This is a recipe for instability. The guarantee of private ownership as well as addressing the ills of the past (with regards to property) is fundamental to a stable democracy,” he concludes.

Concern over the ANC’s land reform proposals

Gauteng North is an ideal location for commercial and industrial property. Running from Midrand to North of Pretoria, Gauteng North property puts you close to major businesses as well as highways like the N1 and N3. If your business targets both Johannesburg and Pretoria, this is the place to be. Our current featured industrial properties in Gauteng North include:

<a href="https://www.blackpepperonline.co.za/search?sortBy=ToLet&amp;refinementList%5Bcategory%5D%5B0%5D=Industrial&amp;refinementList%5Bsuburb%5D%5B0%5D=Waterfall%20Business%20Park&amp;refinementList%5Bsuburb%5D%5B1%5D=Waterval%20-%20GP&amp;refinementList%5Bcluster%5D=&amp;page=1&amp;query=" target="_blank" rel="noopener noreferrer">Waterfall City</a>

This estate is made up over nearly a dozen specialist sites spanning on both sides of the N1 through the Buccleuch interchange. This mixed-use development will close the gap between northern Sandton and Midrand, transforming the area into a large commercial growth node. The land joins Modderfontein to the east and Kyalami and Sunninghill to the west. It is accessible from Pretoria via the N1, R21 and R55, and from Sandton and Johannesburg via the M1, N1, N3 highways and the R55. The various Distribution, Logistics, Commercial and Factory districts will cater for any industrial operational requirement.

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/samrand/kosmosdal-ext-88-industrial-property-to-let-in-samrand/07dc5a32-39af-45ba-b6e3-146fccfc4979" target="_blank" rel="noopener noreferrer">Kosmosdal Ext. 88</a>

This fully-serviced industrial site is superbly situated in Samrand, which lies midway between Johannesburg and Pretoria. This site is for sale and is best suited to a tailor-made turnkey industrial development. Samrand offers all the key ingredients of a prime node, specifically a good location, ease of access and electricity supply. The site lends itself to quality, cutting-edge facilities with competitive rentals that meet client specific requirements without compromising on quality.

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/samrand/sterling-park-industrial-property-to-let-in-samrand/45097672-e0b1-47d6-8c90-e6b6c464c3eb" target="_blank" rel="noopener noreferrer">Sterling Park</a>

Sterling Park offers all the key ingredients of a prime node, specifically good location, ease of access and electricity supply. The site offers quality, cutting-edge facilities with competitive rentals that meet client specific requirements without compromising on quality. The location is strategically located on Samrand Avenue, one block from the N1 highway's Samrand off-ramp, between Centurion and Waterfall, providing excellent motorway access and good visibility. It also enjoys alternative access from Rooihuiskraal Road. The park is near to both the future site of the Gautrain Station in Samrand and growing residential development.

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/samrand/samrand-circle-industrial-property-to-let-in-samrand/8af8d2e1-cf4c-4112-8a18-e0297a4bbab1">Samrand Circle</a>

Samrand Circle is located in the Samrand/Centurion area with easy access from the N1 highway via the Samrand off-ramp and heading west along Samrand Avenue. The area provides easy access to the West and East Rand areas, Pretoria and OR Tambo International Airport. Adjacent units can be combined with On-Grade &amp; Dock options available.

Looking for land elsewhere in Gauteng? Browse our featured industrial property in the <a href="https://www.blackpepperonline.co.za/search?sortBy=ToLet&amp;refinementList%5Bcategory%5D%5B0%5D=Industrial&amp;refinementList%5Bsuburb%5D=&amp;refinementList%5Bcluster%5D%5B0%5D=Isando%20and%20surrounds&amp;refinementList%5Bcluster%5D%5B1%5D=Jet%20Park%20and%20surrounds&amp;refinementList%5Bcluster%5D%5B2%5D=Meadowdale%20and%20surrounds&amp;refinementList%5Bcluster%5D%5B3%5D=Boksburg%20and%20surrounds&amp;refinementList%5Bcluster%5D%5B4%5D=Pomona%20and%20surrounds&amp;page=1&amp;query=" target="_blank" rel="noopener noreferrer">East Rand</a>, <a href="https://www.blackpepperonline.co.za/search?sortBy=ToLet&amp;refinementList%5Bcategory%5D%5B0%5D=Industrial&amp;refinementList%5Bsuburb%5D%5B0%5D=Lanseria&amp;refinementList%5Bsuburb%5D%5B1%5D=Laser%20Park&amp;refinementList%5Bsuburb%5D%5B2%5D=Cosmo%20City&amp;refinementList%5Bsuburb%5D%5B3%5D=Industria%20-%20GP&amp;refinementList%5Bsuburb%5D%5B4%5D=Northlands%20Business%20Park&amp;refinementList%5Bcluster%5D=&amp;page=1&amp;query=" target="_blank" rel="noopener noreferrer">West Rand</a> and <a href="https://www.blackpepperonline.co.za/search?sortBy=ToLet&amp;refinementList%5Bcategory%5D%5B0%5D=Industrial&amp;refinementList%5Bsuburb%5D%5B0%5D=Kliprivier&amp;refinementList%5Bsuburb%5D%5B1%5D=Alrode&amp;refinementList%5Bsuburb%5D%5B2%5D=Roodekop&amp;refinementList%5Bsuburb%5D%5B3%5D=Wadeville&amp;refinementList%5Bsuburb%5D%5B4%5D=Gosforth%20Park&amp;refinementList%5Bcluster%5D%5B0%5D=Germiston%20and%20surrounds&amp;refinementList%5Bcluster%5D%5B1%5D=Alberton%20and%20surrounds&amp;page=2&amp;query=" target="_blank" rel="noopener noreferrer">Johannesburg South and Midvaal</a>. Or, call Simon on 083 261 2861.

Gauteng North Industrial Property

Johannesburg South offers several advantages. City Deep is the largest inland port on the continent, it's close to the N1, N3 and M2, and it's got an extensive rail network nearby. Pricing is also competitive, and this area is the gateway for freight coming in from Durban.

Here are our featured industrial properties in Johannesburg South and Midvaal:

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/city-deep/tradeport-city-deep-industrial-property-to-let-in-city-deep/2cac06e1-b093-4a4e-92e6-757869e44bc0" target="_blank" rel="noopener noreferrer">Tradeport</a>

This is a large industrial development in City Deep with existing warehouses and development land available. City Deep is a prime industrial node south east of the Johannesburg CBD. The property has various access points via Houer, Merino, and Leer Roads and has a variety of property solutions to meet specific tenant requirements.

The site also offers occupants easy access to the N3, N17 and M2 highways.

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/germiston/sandj-industrial-park-industrial-property-to-let-in-germiston/2c6bb9eb-829d-4982-8581-c8b1b136819c" target="_blank" rel="noopener noreferrer">S&amp;J Industrial Park</a>

This park in Elandsfontein has developable bulk available for tailored warehousing / factory solutions. The site comprises a pocket of land which is 41 hectares in extent, situated between the Geldenhuis Interchange (N3 &amp; M2) to the West.

There is a large railway servitude to the north, another railway servitude to the south and Refinery Road to the east.

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/alrode/alrode-multipark-industrial-property-to-let-in-alrode/cf7955ee-ca4d-4674-8dc0-b1c7a4e09d89" target="_blank" rel="noopener noreferrer">Alrode Multipark</a>

Alrode Multipark is an established, secure industrial and office development is south of Johannesburg. The park offers a variety of warehouse opportunities for tenants looking for well priced, distribution facilities.

The last remaining pocket of developable bulk offers occupants a tenant driven 12,000m2 warehouse facility.

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/wadeville/wadestone-industrial-park-industrial-property-to-let-in-wadeville/05278b72-d4f3-4132-8276-3046d420365e" target="_blank" rel="noopener noreferrer">Wadestone Industrial Park </a>

This new development in Wadeville, one of Gauteng’s oldest and most established industrial locations. Wadeville is know as a manufacturing node where power and access to rail and road are in abundance. The site will be developed for tailor-made turnkey industrial solutions with ownership and leasehold options available for this excellently positioned ready-to-develop land. Wadeville offers a prime industrial location, good access and an abundance electricity supply.

The site is a quality offering in a heavy industrial node where competitive pricing will meet specific client requirements.

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/kliprivier/klipriver-business-park-industrial-property-to-let-in-kliprivier/70478c39-28fa-4e23-9067-744c18dabc34" target="_blank" rel="noopener noreferrer">Klipriver Business Park </a>

The park is located on the R59 freeway south of Johannesburg in an established node now set for further growth. The Park will unlock growth on the R59 corridor, a pivotal spine between Johannesburg, Ekhurhuleni, Meyerton and the Vaal Triangle. It is strategically positioned on the R59 and R550 interchange with a railway line adjacent to the development, running parallel to the R59 from Germiston through Meyerton to Vereeniging.

The park has easy access to the N3 highway to Kwazulu Natal, and specfically Durban harbour.

<a href="https://www.blackpepperonline.co.za/properties/property/to-let/industrial/aeroton/aeroton-business-park-industrial-property-to-let-in-aeroton/8505a66f-7c6e-4ad1-b64f-bd3e502fa5fa" target="_blank" rel="noopener noreferrer">Aeroton Business Park </a>

The park lies South West of the Johannesburg CBD and is easily accessible to the N1 Bypass via Rand Show Road or the M1 highway via Nasrec Road. Aeroton is also close to various modes of public transport.

Looking for land elsewhere in Gauteng? Browse our featured industrial property in the <a href="http://www.blackpepperonline.co.za/gauteng-central-east-rand-industrial-property/" target="_blank" rel="noopener noreferrer">East Rand and Central Gauteng</a>, <a href="http://www.blackpepperonline.co.za/gauteng-north-industrial-property/" target="_blank" rel="noopener noreferrer">Gauteng North</a> and the <a href="http://www.blackpepperonline.co.za/gauteng-west-rand-industrial-property/" target="_blank" rel="noopener noreferrer">West Rand</a>. Or, call Simon on 083 261 2861.

Johannesburg South & Midvaal Industrial Property

West Rand Industrial Land Pockets - January 2015 

Industrial land in the West Rand is superbly located. It's 15 minutes from the Sandton CBD, has easy access to the N1 and N14, and is conveniently located near Lanseria Airport. Our featured West Rand properties for sale and rent are as follows:



<a href="http://www.blackpepperonline.co.za/properties/cosmo-business-park-kya-sands-industrial-development-land/" target="_blank" rel="noopener noreferrer">Cosmo Business Park</a> 

<a href="http://www.blackpepperonline.co.za/wp-content/uploads/Cosmo-Business-Park-KyaSands.png"><img class="alignleft wp-image-3192" src="http://www.blackpepperonline.co.za/wp-content/uploads/Cosmo-Business-Park-KyaSands.png" alt="Cosmo Industrial Estate, Randburg" width="303" height="184" /></a>

This is a secure and competitively priced business precinct situated within one of the fastest growing development corridors in the greater Johannesburg area, on Malibongwe Drive, adjoining Kya Sands en route to Lanseria. The estate has a range of stand sizes and offers a guaranteed electricity supply and extensive security.

It can accommodate warehousing, distribution and manufacturing complementary to the burgeoning residential developments in the vicinity, as well as businesses associated with and serving the nearby Lanseria Airport.

<a href="https://www.blackpepperonline.co.za/properties/propertyunit/for-sale/industrial/lanseria/lanseria-corporate-estate-industrial-property-for-sale-in-lanseria/c0d8a7d5-1f18-4c41-9638-d9cfac97b055" target="_blank" rel="noopener noreferrer">Lanseria Corporate Estate</a>

<a href="http://www.blackpepperonline.co.za/wp-content/uploads/Lanseria-Warehouse.jpg"><img class="alignleft wp-image-2464" src="http://www.blackpepperonline.co.za/wp-content/uploads/Lanseria-Warehouse.jpg" alt="Lanseria Warehouse" width="303" height="172" /></a>

This estate offers safety and security, traffic accessibility, environmental sensitivity, an attractive landscape, proximity to labour pools and an excellent work environment. If you're looking to expand your business into warehousing, offices or both, this is an ideal option.

If you become a tenant or an owner, you'll need to conform to the estate's architectural guidelines and standards in order to uphold the industrial park's vision.

Looking for land elsewhere in Gauteng? Browse our featured industrial property in the <a href="http://www.blackpepperonline.co.za/gauteng-central-east-rand-industrial-property/" target="_blank" rel="noopener noreferrer">East Rand</a>, <a href="http://www.blackpepperonline.co.za/gauteng-north-industrial-property/" target="_blank" rel="noopener noreferrer">Gauteng North</a> and <a href="http://www.blackpepperonline.co.za/johannesburg-south-midvaal-industrial-property/" target="_blank" rel="noopener noreferrer">Johannesburg South and Midvaal</a>.

Gauteng West Rand Industrial Property

The value of industrial land increased throughout South Africa in 2014, particularly in the Gauteng areas of Johannesburg North and on the East Rand. These increasing market values would indicate an increase in rental prices. However, weaknesses in manufacturing, retail and the uncertainty over Eskom’s ability to meet power demand have actually resulted in downward pressure on demand which has impacted pricing.

In Gauteng, there is an attractive industrial land pipeline in terms of greenfield industrial developments. If you're a corporate looking for a tailored warehouse or factory facility, you have the luxury of choice both in terms of location and in terms of your desired occupancy structure to be, i.e. whether you want to lease or own.



To see a selection of our industrial properties in Gauteng, browse our four segments below:

<a href="http://www.blackpepperonline.co.za/wp-content/uploads/Gauteng-greater-area-01-1.jpg"><img class="alignleft wp-image-4098" src="http://www.blackpepperonline.co.za/wp-content/uploads/Gauteng-greater-area-01-1.jpg" alt="Gauteng greater area-01-1" width="481" height="480" /></a>

<a href="https://www.blackpepperonline.co.za/posts/industrial-property-2/gauteng-north-industrial-property/3816" target="_blank" rel="noopener noreferrer">Gauteng North</a>

<a href="https://www.blackpepperonline.co.za/posts/industrial-property-2/gauteng-west-rand-industrial-property/3819" target="_blank" rel="noopener noreferrer">West Rand</a>

<a href="http://www.blackpepperonline.co.za/gauteng-central-east-rand-industrial-property/" target="_blank" rel="noopener noreferrer">East &amp; Central Gauteng</a>

<a href="https://www.blackpepperonline.co.za/posts/city-deep-industrial-property/johannesburg-south-midvaal-industrial-property/3825" target="_blank" rel="noopener noreferrer">Johannesburg South &amp; Midvaal </a>

Pricing for these industrial developments is determined by two main factors:
<ul>
 	<li>locality i.e. access to major transport networks</li>
 	<li>developer's costs associated with rezoning and servicing the various land pockets. The majority of greenfield development opportunities can be found in secure business campuses or parks where the costs of security, access control, and general maintenance can be pooled across various tenants/owners.</li>
</ul>
The road corridor between Durban and Johannesburg continues to support the vast majority of freight supply into Gauteng. Transnet are busy with significant infrastructure upgrades which should see an increasing shift from road to rail solutions. Hopefully this transition will reduce current congestion pressures on Gauteng's highway and major arterial road systems.

Property developers are cognisant of the investment into rail infrastructure and, where possible, are making provision for rail access on new projects. Rail will hopefully become a more economical mode of freight transportation. A reduction in transport costs will hopefully ease commodity pricing and offer some respite to consumers. Increasingly, corporates are using supply chain consultancies to complete ‘centre of gravity’ studies ensuring that their locality is in line with their customer, staff and operational thresholds.

If you have any queries relating to industrial land procurement or are considering a tailormade warehouse or factory facility, contact Simon Black on 083 261 2861.

Gauteng Industrial Property

SAPOA has obtained a legal opinion pertaining to the rights of a landlord in the event that a commercial tenant is placed in business rescue. These rights are based on the inherent common law rights&nbsp;and obligations that are enhanced or replaced in one form or another by the terms of a lease agreement.&nbsp; The recommendations&nbsp; flowing from the legal opinion indicate that landlords need to re-structure their lease agreements in order to enable landlords to &nbsp;take measures to safeguard against the&nbsp; negative consequences of business rescue provisions contained in Chapter 6 of the Companies Act No. 71 of 2008 (“Act”).
These recommendations are as follows:

1.Rights under a Lease

The most important thing about a lease in the context of business rescue is that it is a bilateral contract. Each party’s obligation to make performance is undertaken in return for the other party’s performance. As such, this bilateral contract gives the landlord the defence known as the exceptio non adimpleti contractus. This means that the tenant is not entitled to demand performance by the landlord unless the tenant has performed its reciprocal obligations.

Accordingly, all leases must be drafted on the basis of reciprocal obligations. The right of the tenant to occupy premises and to receive services from the landlord must be unequivocally conditional on the payment of rent, utilities and services.

2. Termination

2.1 There is nothing in the Act and in law that prohibits a landlord from including a provision in the lease that it automatically terminates if the tenant places itself under voluntary business rescue proceedings by way of a company resolution. When the resolution is passed by the board, the business rescue process has not yet begun and termination at the time is not prohibited by Chapter 6.
2.2 The commercial property industry is well aware that when a landlord terminates a lease it is a drastic step and it has certain legal consequences as on termination, the landlord is entitled to a claim for eviction and a claim for damages for the unexpired portion of the lease. Accordingly, every landlord must assess at the time that the tenant is placed under business rescue if it is in the landlord’s best interest to terminate the lease.
2.3 The wording contained in s134 (1) (c) of the Act is probably wide enough to cover a landlord’s right to cancel and to evict a non-paying tenant from the premises.
2.4 As soon as a tenant goes into business rescue and a practitioner is appointed, the landlord should pursue the right to terminate the lease if the practitioner will not pay rent.
3. Rescue Plan
3.1&nbsp;There is no reasonable basis upon which a tenant may continue to occupy leased premises without paying rent.
3.2 As the obligations of the landlord and tenant are reciprocal, the business rescue plan cannot ignore the tenant’s obligation to pay rent whilst preserving the obligations of the landlord under the lease. There is nothing under s150 of the Act which allows the tenant the right to remain in the leased premises without paying rent. If the tenant cannot afford the rent, the tenant must vacate the premises and find alternative premises which it can afford.
3.3 However, this is not an absolute rule. Where the tenant is paying rent, which rent is above market value, and it would be difficult for the landlord to find a replacement tenant at the same or higher rent, the landlord would be wise to negotiate a lower rent provided that the tenant undertakes to pay the full rent whilst it continues to remain in the premises.
4. Suretyships
4.1 Any suretyship obtained by the landlord from a surety in respect of an agreement of lease must provide that the suretyship can be enforced against the surety even if the tenant is placed under business rescue.
4.2 In the recent SCA case of New Port Finance Company (Pty) Ltd vs Nedbank Ltd, the SCA held that if a judgment against sureties had been obtained prior to the adoption of a business rescue plan or if the suretyship contains clauses often found in suretyships that allow the creditor to pursue the sureties notwithstanding any compromise reached regarding the scope and extent of the principal debtor’s indebtedness, the sureties are not relieved from liability because of the adoption and implementation of a business rescue plan.
5. Deposit
5.1 In regards to the deposit, the best way to ensure that the landlord has the right to the deposit is to ensure that the deposit is the property of the landlord and that it has the right to set-off the deposit against any rent due at the time that the tenant goes into business rescue.
5.2 The lease must provide that set-off operates automatically against the deposit if the tenant goes into business rescue. With set-off, the deposit will be the money of the landlord the moment that the tenant falls into arrears. If the terms of the lease allow the landlord to do so, the landlord can then ask the tenant for a replacement of the deposit.
6. Acceleration Clause
It will be expedient for all landlords to insert an acceleration clause in the lease if the tenant breaches the lease or is placed under business rescue. The acceleration clause causes the full value of the lease to become due and payable as soon as the tenant is in breach of the lease or is placed under into business rescue.
7. Conclusion
7.1 Where the tenant is placed under business rescue, the landlord is not without rights.
7.2 The difficulty is that the landlord may need to enforce these rights either by negotiating with the practitioner or through the courts.
7.3&nbsp;If the tenant goes into business rescue, any unpaid rent must be demanded immediately from the practitioner. If the practitioner fails to pay the rent and the landlord is easily able to re-let the premises, the landlord must do its best to negotiate an early termination of the lease. If the landlord is unable to negotiate an early termination, the landlord must consider approaching the courts for relief.
7.4 What is stated in this letter does not adequately solve the existing problems for landlords in relation to the business rescue provisions of Chapter 6 of the Act.
7.5 In order to address this situation, we confirm that SAPOA has made written representation to Professor Michael Katz, the chair of the Commission that has been appointed to investigate the business rescue provisions of Chapter 6. SAPOA has addressed the challenges and problems faced by landlords in relation to Chapter 6 and we eagerly await the Commission’s response to SAPOA’s representations and recommendations.
The abovementioned recommendations are mere guidelines and only for the purposes of assisting landlords in situations relating to business rescue. Each lease is unique and the user must seek legal advice for the user’s specific circumstances. This legal opinion is only to be used as a guide and should not be merely copied with the expectation that it will serve each party's individual circumstances. Most of the above recommendations have not been tested in our courts and SAPOA doesn’t guarantee any success in any court if any of the above recommendations are put into use.

Commercial Tenants & Business Rescue

Municipal rates and taxes an ever-increasing burden&nbsp;on property owners
Latest research into municipal rates and taxes confirms what landlords already know: municipal rates and taxes cost twice as much as they did a decade ago, and represent an ever-increasing slice of operating costs. It’s an issue fostering considerable concern, as the growth in rates and taxes has tracked at 2.5 times the inflation rate.

The Rates and Taxes Report prepared for the SA Property Owners Association (SAPOA) by analysts Investment Property Databank (IPD) examines commercial property rates and taxes in SA’s eight largest municipalities and was released this week. “Rising operating costs threaten the sustainability of net returns across the spectrum of commercial and industrial property investment,” says SAPOA CEO Neil Gopal.
“Since the sustainability of the property sector is a key focus for SAPOA, we have been vocal in challenging the basis and consistency of municipal rates charged to our members.” To put some numbers around the issue, consider that total operating costs for commercial properties in 2014 averaged R47/m², of which R11.60/m² went to municipal rates and taxes. That means municipal rates and taxes effectively doubled in real terms since 2000, when rates and taxes accounted for R4.93/m².
As Gopal points out, the report concludes that rates and taxes are the second fastest-growing operating cost item for property owners and investors. Indeed, only electricity costs have risen at a higher pace.
“Real increases in rates and taxes have been especially pronounced in the retail sector. Since 2007, retail property rates and taxes have grown by inflation plus 11.6%,” says Gopal.
The report pinpoints other trends that raise red flags for the property sector. While municipal rates and taxes largely moved in line with commercial property values during the early 2000s, before the global recession, the opposite has been the case ever since.
In recent years, rates and taxes in SA have increased at a significantly higher rate than commercial property values.
“By June 2014, that growth had resulted in an over-recovery of commercial rates and taxes of about 12%, and there is little likelihood the gap will close in the foreseeable future,” explains Gopal.
The analysis further finds a weak relationship between a property’s market value and the level of rates and taxes levied. The largest mis-pricing is in the office and industrial sectors of the market – typically sectors where properties have unique characteristics that could impact their value.
The report notes that some smaller municipalities could change their rates policies to attract more built investment. Nelson Mandela Bay, Buffalo City and Mangaung all charge commercial property rates over two cents in the rand, a position that is not considered pro-business.
“A lower “cents in the rand” rate could act as a catalyst for increase investment flows,” comments Gopal.
This is echoed by SAPOA’s regional Chairman for Kwazulu-Natal Ed van Niekerk, who believes that municipalities would do well to expand the rates base rather than simply increasing the burden on existing landlords.
“Rates and the cost of doing business are a key consideration in corporate location decisions. It’s a balancing act that cities get wrong at their peril,” he adds.
Still, as he underscores, it’s important to consider the context of individual municipalities.
“Consider the case of Ethekweni, which has large areas of previously-disadvantaged communities and a significant need for infrastructure development,” he elaborates. “It’s not realistic to compare that with a municipality which is almost fully developed.”
The challenge is that property rates and taxes are a key generator of revenue for municipalities. This year, property rates and taxes brought in 17% of total municipal revenue for the eight municipalities included in the study.

Increasing municipal rates & taxes

It's rare that commercial property occupants concern themselves with property operational costs after they've signed a lease or finalised the purchase of their premises. Instead, occupants usually focus on increasing revenues and reducing cost lines within the organisation. Overlooking occupancy costs can have a significant impact on your business, which can ultimately cause problematic inefficiencies within your work environment.

Generally speaking, property or facilities management is an administrative function performed by line managers or outsourced to sometimes-ineffective property managers. Controlling occupancy costs for a single location or portfolio of properties starts with establishing the cost drivers and managing the intrinsic interplay between them. Location drives costs for staff and rentals, and in the current economic cycle more opportunities exist with increasing vacancy rates.

Retaining or attracting quality tenants is vitally important to a landlord. We're witnessing a trend where deals are being concluded most often by landlords who offer&nbsp;well-structured, attractive terms and effectively negotiated concession packages. Also bear in mind that the efficiency of your working spaces is a major contributor to occupancy costs. Opportunities exist for commercial property users to achieve cost savings that enhance their bottom line performance.

Speak to a qualified property practitioner in order to successfully achieve efficiency and performance objectives. The impact of rising occupancy costs on revenues and performance can be significant and by reducing these costs a business can increase profitability. After all, every Rand saved ultimately affects a business’s bottom line. Proactively managing occupancy costs can be challenging where decisions are fragmented by organisational structures.

For advice or market related&nbsp;occupancy costs information contact a qualified property practitioner for assistance.

Commercial Property Occupancy Costs

SAPOA asks Competition Commission to make definitive ruling on the anti-competitive effects of exclusivity clauses
South Africa’s large grocery retailers stand accused of anti-competitive behaviour. The South African Property Owners Association (SAPOA) has officially asked the Competition Commission to investigate the broader prohibitive practice of long-term exclusive leases in shopping malls. SAPOA, the voice of the country’s commercial and industrial property sector, has levelled a formal complaint that names Pick n Pay Group, Shoprite Group and Spar Group, but notes these are only some of a wider number of retailers that are parties to the conduct, which SAPOA asserts is anti-competitive.

Exclusivity clauses are usually requested by larger tenants as a condition for entering into long-term lease agreements, specifically in large retail centres. Supermarket chains and property developers enter into and enforce long-term exclusive leases through so-called 'anchor tenancy'. Typically, these leases are of a minimum period of ten years with renewal options up to 40 years. This means competing retail chains are excluded from particular shopping centres by ‘Use and Exclusiveness’ clauses in lease agreements. But it isn’t only competing chains that are excluded. Specialist stores like fruit and vegetable sellers, liquor stores, as well as full-line grocery stores are excluded in shopping malls where any one of the main supermarket chains is the anchor tenant. The retailers named in the complaint are among those that have concluded and continue to seek to enforce the exclusivity clauses and thus exclude competitors.
Neil Gopal, CEO of SAPOA, comments: “Exclusivity clauses harm competition to the clear detriment of consumers. They restrict entry into the market by competing retailers, especially when a retailer’s entry strategy requires scale of activity and buying, distribution and selling networks.”He adds: “Besides excluding potential new market entrants, including independent and small retailers, long-term exclusive leases also reduce competition between supermarkets and broader competitors. The anti-competitive effects and outcomes, including higher prices, are to the detriment of consumers.”
This will not be the first time the Competition Commission has turned its attention to long-term exclusive leases in shopping malls. SAPOA’s complaint notes that in January 2011, the Competition Commission concluded part of its investigation against the four major supermarkets and found exclusive lease arrangements are of great concern and could result in anti-competitive effects in circumstances where supermarket chains have market power within the relevant local markets, and its analysis to date indicates that they may amount to a contravention of the Competition Act, particularly where supermarkets have market power.
Gopal notes: “In several recent merger applications before the Competition Tribunal involving commercial or retail property, the Tribunal has imposed a condition to the merger approval that the parties to exclusivity clauses in leases negotiate in good faith to seek an end to the relevant exclusivity clauses.”But, the pervasive nature of the practice in the retail sector shows that asking parties to negotiate to drop exclusivity clauses is insufficient. “Instead it is perpetuating anti-competitive behaviour,” says Gopal. And, SAPOA contests the issue cannot be resolved on a case-by-case basis. “It is impractical, expensive and wasteful of resources to have to bring complaint proceedings in respect of each lease agreement,” stresses Gopal.
Gopal explains the anti-competitive effects may be much broader than immediately evident. “A shopping centre where an anchor retailer has an exclusivity clause in its lease will prevent new market entrants, on a regional and national level. It will stifle competition and prejudice the consumer.” In addition, should a supermarket seek a ruling from the Competition Commission regarding the anti-competitive nature of an exclusivity clause in a lease, resources required for references to the Tribunal are extensive. SAPOA has urged the Competition Commission to make a definitive ruling on the anti-competitive effects of exclusivity clauses.
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Anti-competitive effects of exclusivity clauses

Making an informed commercial property decision involves looking at several factors using a few key economic models. This financial analysis, together with property experience and market knowledge, will help you to procure suitable premises that are fairly priced.



Deciding whether or not to renew a lease or relocate? This requires some financial analysis around the anticipated lease costs. First, you'll need to compare occupancy costs to various alternatives in the marketplace. This is important because&nbsp;what often appears to be the best deal on the surface in reality may not be the best alternative after evaluating all&nbsp;the economics involved.

Although the concept of leasing commercial space is simple, office and warehouse leases have an increasingly complex financial structure. How does one establish the true cost of a lease?

A typical commercial lease may include the following:
<ul>
 	<li>Base Monthly Rental</li>
 	<li>Operating Costs</li>
 	<li>Annual Escalations</li>
 	<li>Additional rent provisions for increases in operating expenses</li>
 	<li>Caps or ceilings on operating expense escalations</li>
 	<li>Beneficial occupation</li>
 	<li>IT infrastructure</li>
 	<li>Relocation costs</li>
 	<li>Parking / Loading requirements</li>
 	<li>Options - renew, expand, cancel</li>
 	<li>Electrical supply requirements</li>
 	<li>Common area charges</li>
 	<li>Specific tenant requirements</li>
</ul>
Tenant installation allowances and budgets

Once you've established occupancy costs for each option, it's easier to understand the underlying economics of the proposed lease transactions. With this figure in hand, calculate the occupancy costs over the term of the lease. The projected annual cash flows are subjected to discounted cash flow analysis at an appropriate discount rate or cost of capital to account for the time value of money. The results are the price of the deal or the Net Present Value (NPV).

The discounted present value of the lease as a level rate per square metre allows you as the&nbsp;tenant to measure the comparative financial structures of each lease proposal. When comparing alternatives, analyse the occupancy costs in terms of rentable and usable square metres, so you can account for differences in common area factors and overall space efficiency. The result is the “effective occupancy cost per square metre”, which provides a meaningful comparison of the each unique property opportunity.

Understanding the overall cost implications will improve your chances of securing a competitive deal. For an effective negotiation, you need to have a thorough&nbsp;understanding of the deal economics, which allows you to gauge the impact of various economic components on the value of each lease.

Comparing rental rates and negotiated concessions to alternative transactions in the market is an useful way to compare different conditions. Our objective on behalf of our clients is to structure the transaction where the landlord is accommodating and makes reasonable market related concessions to secure a deal.

Want to find out more? Email us on simon@blackpepperonline.co.za or call Simon on 083 261 2861.

Making Informed Commercial Property Decisions

There has been considerable interest lately regarding government leases and their benefits and challenges. In reality, government leases can be both lucrative and problematic for landlords.

To start with, landlords&nbsp;are attracting higher rental rates from government leases. However,&nbsp;this practice came under intense fire in the recent budget speech given by&nbsp;Finance Minister Pravin Gordhan, who accused landlords of taking advantage of government by&nbsp;demanding inflated rental rates.



The reality is that landlords are able to command these higher rental rates as a result of the government's own inefficiencies and shortsightedness. It's&nbsp;commonly accepted that the South African government is known for reckless spending, so it's no surprise that landlords are pursuing these leases with vigour. In addition, government will only engage with BEE-certified businesses, which means that only a handful of Real Estate Investment Trusts (REITs) are acceptable transacting partners. Because of this, the REITS that have managed to achieve the required BEE certification know that government choices&nbsp;for facilities are few and far between, so they know they can demand a premium due to this limited availability.

Although government tenants seem like the most lucrative option for&nbsp;landlords, they do come with certain risks. Government&nbsp;tenants can put severe strain on cash flow as it's not&nbsp;uncommon for monthly rent to be paid late. It's also&nbsp;generally accepted that government&nbsp;tenants don't look after the buildings they occupy. So, in the event a lease is not renewed, the landlord is likely to have a run-down building requiring large capital investment. This capital investment could easily erode away any profits accrued over the duration of the lease in question.

Only time will tell whether landlords will emerge as the winner when transacting with government. For the time being though, government&nbsp;tenants are an attractive prospect for any landlord.

Government Leases: A Good Idea?

Whether to buy or lease commercial property is a question that continues to come up when we talk to our clients about their objectives and strategies as a business. Typically this debate arises when property rentals have reached new heights, or when property values have adjusted downwards and purchasing a facility or office becomes a realistic consideration. Increasingly, SMEs are grappling with the buy vs. let scenario, where purchasing a business address often sounds like a good idea but never actually comes to fruition.



More than just a financial decision

For large commercial entities with multiple locations, they'll either lease or own their commercial property depending on the strategic and operational implications involved. Most businesses look at property simply as a way to produce products or provide services. There's more to it than that though. Ultimately, the decision should not be based solely on the financial considerations but should also include a variety of financial and operational factors beyond just the property asset and the projected costs of occupation.

The attraction of long term leases

For example, today’s market creates the opportunity to take advantage and either purchase or lock into long-term leases at favourable terms. Rentals will change as the economy recovers, concession packages will fall away and pricing will eventually escalate. Long-term control of a facility can be achieved with 5-12 years lease commitments, and flexibility can be provided in the form of expansion, contraction and renewal options.

The long term advantage of buying

Buying commercial property can certainly be a good long-term occupancy decision with significant financial reward and operational advantages. Assuming the economics of a transaction are attractive, one should consider how much will your business or space requirements will change over time. Would owning a building create significant challenges in managing those changes?

Buying vs. leasing commercial property is not only a financial decision, but is equally a risk and operational decision.

Over the past six years we have helped commercial businesses lease, purchase, develop and dispose of office and industrial buildings.&nbsp;If you're looking for help in making the right operational decision regarding your commercial property, we're here to help. Call Simon on 083 261 2861 or email simon@blackpepperonline.co.za to start the conversation today.

Buy or lease commercial property? The debate continues...

Business owners often grapple with ideas on how best to optimise on their corporate identity and physical workspaces so they can attract the right staff and skillsets required to ensure their business is a success. The reality is, your workspace is just one component in the mix. As a business owner, attracting the right staff involves asking yourself four key questions:



1. Where is my work premises located?

Depending on where your office is will affect how attractive you are to potential staff. This includes factors like the ease of commuting to and from work, and how accessible your office are to amenities like shops, banks and restaurants. Having things like satellite workspaces outside the office or allowing employees to work from home (see point number 2) can reduce employee commutes or reduce them altogether.

2. How much are you willing to embrace technology?

The emergence of work related technologically has changed the way people work by increasing their ability to work flexibly. Work processes can now be separated from physical spaces with things like cloud-based services, which can reduce costs associated with your business. From a workspace point of view, technological advances mean you don't need your workspace to be as big, thanks to having satellite offices or staff who work from home.

3. How will you enable knowledge sharing?

Creating spaces for informal discussions and promoting knowledge sharing and collaboration among staff and co-workers is important. The functionality of the workspace must accommodate public and private spaces. Creating an environment that encourages interaction enables teams to adapt to change and even respond better to stressful deadlines or challenges. Privacy must not be overlooked either. It's a key component of successful workplaces and is more conducive to completing tasks that require concentration and minimal distraction.

4. What are your staff salaries and incentive structures?

Possibly most importantly, the better your packages are in terms of &nbsp;salaries and incentives, the more of an attractive option you'll be for potential employees.

By offering an attractive location, a good salary, access to cutting edge tech tools and opportunities to collaborate with fellow co-workers, you'll be able to increase staff retention and ultimately enhance employee satisfaction levels.&nbsp;

Commercial workspaces – how important are they in attracting staff?

In South Africa, the unexpected is part of life. When it comes to commercial property, this is no exception. Summer thunderstorms, flooding, cable theft, service delivery issues and Eskom’s ongoing load shedding programmes are often the cause of a failing electrical supply. This is on top of the normal risk of natural disasters or building dilapidation, which can result in business operations being completely interrupted for indefinite periods of time.

In South Africa, most standard office leases make provision for the interruption of essential building services. In most cases, the rent and the lease will continue to exist. Should an issue persist for an extended period, you as the tenant may need to seek rent abatement measures should essential services such as electricity, internet connectivity or the water supply be interrupted.



Short term interruptions

Most landlords are willing to include terms into a commercial property lease that give them time to restore temporary interruptions to essential services before starting rent abatement measures.&nbsp;Bear in mind that the onus does not fall onto the landlord to deal with these eventualities - you as the tenant should make sure they're dealt with.&nbsp;

Negotiating an ‘interruption of services’ provision in your commercial lease is subject to many factors, and in our experience the most prevalent one is bank requirements or the availability of insurance.&nbsp;While banks are wary of possible abatement of rent and tenant termination provisions, these are fairly common and are generally acceptable to the banks. In general, overlooking this issue during lease negotiations could prove costly and can even have a material effect on the viability of your business.

Standby measures

Rent abatement alone may not be enough to counter the loss your business may face as a result of the interruption. If you're a tenant with critical operational requirements, you should take preventative measures one step further and negotiate the right to install a standby generator on the commercial property you're leasing. In this way, you can continue critical operations until services are restored. If you're a commercial tenant in the manufacturing industry, it may be a good idea to investigate insurance policies that mitigate operational risk in terms of production failure, loss in market share, and the costs involved in procuring alternative real estate accommodation.

An experienced property practitioner should raise these issues during lease negotiations. &nbsp;Formalising a formal disaster recovery plan is a prudent measure to consider when considering the potential financial and operational risks associated with a commercial property lease.

Need help with working out provisions for service interruptions in your commercial lease? Contact Simon on 083 261 2861 or email simon@blackpepperonline.co.za.

Commercial property leases: dealing with the unexpected

One of the most hotly contested concepts in commercial property is measuring office space for rental purposes. Rentals for the majority of office leases incorporate usable square metres PLUS the tenant’s proportionate share of common areas in their building.



Usable areas

Generally, "usable area" means the space that is occupied exclusively by the tenant. For smaller tenants, usable area is simply the space inside the offices with no exclusions for recess doors or structural columns. For full floor or multi-floor tenants, usable space includes everything inside the walls, including toilets, cleaning rooms, kitchens and even electricity supply vaults.

Common areas

Full-floor or multi-floor tenants also pay a share of the building common areas not on their floor, such as the main building lobby. The common area factor is a number, which refers to shared spaces on a single floor as well as within the entire building. We recommend that as a tenant you clarify this calculation with the landlord to ensure no misunderstandings develop through the lease transaction. Make sure to address this issue in conjunction with an appointed property practitioner before a lease is signed. This is very important, because little or no recourse exists after the lease negotiation is concluded.

Shape of your office space

Reasonable landlords will accept revisions to a lease when the measurement of the premises is verified by either theirs or the tenant's architect, subject to an acceptable measurement standard. When evaluating space options, it's important to note that most buildings have different common area factors and floor plate dimensions. The shape of your office space can have a significant impact on your space plan, which ultimately affects the amount of usable space you need.

What it all means

Two competing spaces with similar rental rates can have significantly different economic outcomes as a result of common area factors and space design efficiencies. Working with a competent property practitioner who understands all the intricacies of leasing office space and has the technical skills to evaluate the options available will insure you are making an informed decision. Basically speaking, if you can stand on it, landlords will want you to pay for it!

Need help with working out the amount of commercial space you should be paying for as a tenant? Contact Simon on 083 261 2861 or email simon@blackpepperonline.co.za.

Why do commercial tenants pay for more space than they need?

Our clients often wonder what the process is when it comes to a landlord approving signage rights for a tenant in a leased office building. Signage permissions are strictly up to the landlord, and are usually negotiated subject to zoning, local municipal restrictions or deed restrictions.

A landlord will usually give anchor tenants exclusive rights to signage on a building, as a reward to them for leasing all or the majority of space within a building or business park. Multiple tenants in a single commercial building may also be permitted to erect signage, with the anchor tenant usually being given preferable rights.



In some cases, a tenant may negotiate the right to have standalone signage erected outside of their building. Typically, landlords offer signage for multiple tenants that displays each business’s information and location within a business park or specific commercial building. A primary reason for tenants to commit significant funds to premium office addresses is to attract and retain staff while at the same time making a positive impression to customers.

In today’s competitive economy, branding is a priority. For this reason, building or perimeter signage forms an important part of the advertising process. Signage rights are not always critical or even important to some tenants, but they may be to your business. If this is the case, try to request signage upfront so that the issue can form part of the lease negotiation process. The larger you are as a tenant, the better your chance of obtaining this concession.&nbsp;

Chat to your property practitioner about each prospective landlord and identify opportunities where the landlord has previously offered or conceded on signage rights. For help, contact Simon on 083 261 2861 or email simon@blackpepperonline.co.za.

&nbsp;

Signage on leased premises: what's allowed?

Understanding the cost drivers for commercial space relocations is an important part of maximising value for your business. By conducting credible market research and identifying viable and competitive business locations, you'll ensure that your staff and rental costs are somewhat contained.



The main cost drivers are:
<ul>
 	<li>Choice of location</li>
 	<li>Negotiation and structure of lease agreement</li>
 	<li>Optimising the space layout</li>
</ul>
These factors can vary significantly, and credible market information creates competition between commercial property landlords to secure a tenant. For this reason, structuring a lease transaction that meets your business and financial objectives as a tenant can prove vitally important. In today’s market, we are seeing landlords offering increasingly flexible terms to retain and attract tenants.

In this environment, there's an opportunity for you as a commercial property tenant to take full advantage of market conditions. Securing suitable volumes of office space via efficient design as well as construction management can both yield significant cost savings. In order to make well-informed property decisions, we recommend using a competent property practitioner, space designer and construction team. Appointing a team of experienced professionals will help make sure that your commercial premises are complete, fitted and operational when you occupy the commercial space.

At Black Pepper Properties, we're able to source business premises, assist with negotiations, and help you partner with a design company - all of which go a long way to ensuring competitive pricing. Want to know more? Contact Simon on 083 261 2861 or on simon@blackpepperonline.co.za.

Cost Drivers for Commercial Space Relocations

Commercial property lease agreements are typically long term arrangements between a tenant and a landlord and range anywhere from 3 to 10 years. Landlords tend to shy away from short leases in favour of long term ones that offer more stable, predictable cash flows for long term profits. Unfortunately, predicting future business cycles is becoming increasingly difficult. This means that for a tenant, anticipating space requirements is a challenging proposition.



During the initial stages of a new tenancy, landlords typically have to inject significant capital in order to finance tenant installation costs, leasing commissions and complete a reasonable vetting process. In order to successfully recoup these occupation costs, they'll always prefer longer term lease structures. For tenants, short term lease structures or mistimed relocations can also prove costly in the long run - particularly when other alternatives may be available.

In order to reduce the risk associated with an unpredictable economic landscape, it's critical for both parties to secure a flexible long term lease structure. For example, securing the right to terminate the lease prematurely at a specific point during the lease term could prove very valuable to you as the tenant. This kind of termination option will require a specific notice period in advance of the termination - typically 6 -12 months.

If you're a larger tenant with a growing business, you certainly need to factor in variable staff requirements. This means you may want to structure an expansion or contraction option for predefined spaces at various points during the lease. Once additional spaces become available, the landlord would be obligated to offer these to you before engaging the market.

A "first right of refusal" means that the landlord is obligated to present any deal to you, the primary tenant, that they are willing to sign with a third party tenant for a predefined space. If there is interest from the existing tenant for the expansion option, that tenant may elect to match the deal and pre-empt the transaction with a third party tenant.

The workplace is rapidly changing, and new ways of incorporating flexibility with office design and alternative work strategies are becoming popular. A volatile global economy means that being able to reduce risk by allowing flexibility is becoming increasingly important.

Are flexible long term leases a possibility?

Most office tenants recognise the concept of landlords charging a base rental, parking charges and then an extra variable amount for the building's operating expenses. Separate utility metering for calculating these operating expenses is commonplace in most commercial leases. However, the language contained&nbsp;within the lease agreements about these charges can sometimes be confusing, subject to interpretation and contain substantial financial risk. Here's what you need to know.



Usually, a ‘rate per square metre’ amount in a commercial lease is applied as an operating expense component built into the rental numbers. A tenant is then required to pay their pro-rata share of the operating expenses. Typically, the landlord estimates these operating expenses in advance.

In South Africa, electricity costs are the single biggest contributor to operating costs. These costs are also growing rapidly, oustripping any other operating costs. The office sector bears the heaviest increase and&nbsp;so we always advise our clients to be weary of&nbsp;committing to inefficient B-Grade spaces that appear to offer rental savings. While you may be saving on rental costs, over a five year period an electrically inefficient building will prove far more costly than its efficient, A-Grade counterparts.&nbsp;

As the tenant, you can control costs during lease negotiations by requesting a ceiling on certain operating costs. Your commercial landlord may also allow you to audit certain expense calculations so that it's clear they're fair and accurate. 

A poorly negotiated lease agreement can cost you as the tenant a significant amount of money over the term of an office lease. We recommend using the services a competent a property practitioner when formalising your leasing arrangement. Using a competent professional can go a long way in insuring that you mitigate any material risk.

Commercial Property Operating Costs

If you're a tenant, you may need to vacate your commercial premises before your lease has reached its full term. Unfortunately this situation usually causes problems for both landlords and tenants. In order to reduce some of the risks to both parties, we'd encourage you as a commercial tenant to maintain flexibility with your landlord by negotiating an option to sub-lease their premises. This means that no matter what happens in turbulent economic times, you can still cover yourself financially if you need to leave your commercial property.



It's important to realise that a commercial sublet arrangement still places the onus on you as the primary tenant to ensure all obligations under the lease are fulfilled. In other words, any proposed sub-tenant you get in to your premises should be creditworthy, financially sound and fit well with the existing tenant mix. Provided the sub-lessee conforms to the existing lease obligations while also adhering to property use permissions, your landlord should not unnecessarily withhold your right as a tenant to enter into a sub-lease arrangement.

An effective commercial property sub-lease arrangement can also leave your landlord in a more favourable position where there are two parties committed to fulfilling the financial obligations under the lease agreement instead of just one.

If you're looking to sublet your commercial property, using a qualified property practitioner can help you cover yourself financially by successfully negotiating a workable sub lease arrangement with your landlord. Need help?&nbsp;Contact us on info@blackpepperonline.co.za or on 083 261 2861.&nbsp;

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