Reading time: 4 minutes

For most tenants, the hardest part of commercial leasing is striking a deal and entering into the lease. Most tenants think that they can then focus on building up their business, ensuring they pay the rent and maintaining the premises. In most cases this is true and for the majority of tenants, a commercial lease is trouble free. But what happens if your landlord (in the case of a limited liability company) goes into liquidation?

Is the tenant’s interest under the commercial lease protected in the circumstances? The short answer is the tenant’s lease could be in jeopardy.

This was the subject of a December 2013 High Court decision in Willmott Growers Group Inc v Willmott Forests Limited (Receivers and Managers Appointed) (In Liquidation) & Ors [2013] HCA 514 (the Willmott Case).


Willmott Forests (Forests) leased a number of properties (Properties) to Willmott Growers Group (Growers).

The Growers grew trees on the Properties to harvest for money as part of a scheme. However, the payment to Forests by Growers was dependent on the money from the tree harvest.

Forests suffered money troubles and went broke before the money from the tree harvest was paid to them by Growers. Consequently, Forests went into liquidation, with a liquidator being appointed.

The liquidator of Forests subsequently tried to sell the Properties leased to the Growers. However, the only offers made to purchase the Properties were from people/ organisations who wished to purchase the Properties without the lease to Growers.

In response to this, the Liquidators were of the view that they needed to disclaim the leases to Growers and took steps to do so.

The Growers disputed that the leases could be disclaimed and the matters ended up at first instance in the Supreme Court of Victoria, before being appealed in the Victorian Court of Appeal and ultimately the High Court of Australia.

The Willmott Case Decision

 The Victorian Court of Appeal (with the High Court subsequently upholding their decision) held that:

  1. the liquidator was within its rights to disclaim the lease on the basis that section 568(1A) of the Corporations Act 2001 (Cth) provided the Liquidator with the power to disclaim leases (in certain circumstances) and;
  2. once a lease is disclaimed the tenant’s rights under the lease are at an end and the tenant must vacate the property.

Key Take Aways for Tenants  

This decision is positive for liquidators and creditors of lessor companies in liquidation but concerning for tenants.

It effectively means a tenant’s lease could be at an end without any recourse for compensation.

Given the cost of Fitout and lease establishment for some tenants it may prove to be financially destroying for some tenants, forcing them into bankruptcy or liquidation.

If, as a tenant, you receive a disclaimer notice from a liquidator (Disclaimer Notice) you should seek legal advice immediately as it may be necessary to make a court application within strict time limits after you have received the Disclaimer Notice.

To successfully fight a Disclaimer Notice a tenant can either:

  1. apply within the specified time to the court to show that the tenant will suffer damage or prejudice out of proportion to the damage or prejudice the creditors of the liquidated company will suffer if the lease is not set aside; or
  1. bring an action under section 568D(2) of the Corporations Act to provide its loss as a creditor of the Lessor company – however, if there are no funds available or a long line of other Creditors this may not be an ideal course to take.


If your landlord has gone broke or is in financial trouble, get in touch with LegalVision’s specialist commercial leasing lawyers or dispute resolution lawyers today on 1300 544 755.


Construction Contract Essentials

Thursday 12 August | 11:00 - 11:45am

Understand how construction contracts are drafted and how to protect your construction business.
Register Now

Startup 101: Understanding Cap Tables and ESOPs

Thursday 19 August | 11:00 - 11:45am

Cap tables and employee share option plans are essential for fast-growing startups. Learn more with this free webinar.
Register Now

About LegalVision: LegalVision is a tech-driven, full-service commercial law firm that uses technology to deliver a faster, better quality and more cost-effective client experience.

The majority of our clients are LVConnect members. By becoming a member, you can stay ahead of legal issues while staying on top of costs. From just $119 per week, get all your contracts sorted, trade marks registered and questions answered by experienced business lawyers.

Learn more about LVConnect

Need Legal Help? Get a Free Fixed-Fee Quote

If you would like to receive a free fixed-fee quote or get in touch with our team, fill out the form below.

  • 2020 Excellence in Technology & Innovation – Finalist – Australasian Law Awards 2020 Excellence in Technology & Innovation Finalist – Australasian Law Awards
  • 2020 Employer of Choice – Winner – Australasian Lawyer 2020 Employer of Choice Winner – Australasian Lawyer
  • 2021 Fastest Growing Law Firm - Financial Times APAC 500 2021 Fastest Growing Law Firm - Financial Times APAC 500
  • 2020 AFR Fast 100 List - Australian Financial Review 2020 AFR Fast 100 List - Australian Financial Review
  • 2021 Law Firm of the Year - Australasian Law Awards 2021 Law Firm of the Year - Australasian Law Awards
  • Most Innovative Law Firm - 2019 Australasian Lawyer 2019 Most Innovative Firm - Australasian Lawyer