Litigation and Dispute Resolution

Is your off-the-plan instalment contract binding?

8 June, 2016

On 17 June 2015, the High Court of Australia gave judgment unanimously overturning a decision of the New South Wales Court of Appeal. The High Court held that a lease granted in contravention of s 92(1)(d) of the Liquor Act 2007 (NSW) was not void and unenforceable, and any consequences of a contravention (in addition to the prescribed monetary penalty of $5,500) were best left to the Independent Liquor and Gaming Authority: [2015] HCA 23.

This judgment of the High Court provides a timely reminder that statutory construction can be a difficult exercise. There is no universal rule that can be applied. A flexible approach is required and the application of ‘blunt and drastic’ rules may lead to error.

Background Facts

For a link to our article from a couple of months ago which discuss the Polish Club case in detail, and in particular the NSW Court of Appeal’s decision, please click here.

By way of re-cap:

  • Section 92(1)(d) of the Liquor Act provides that a licensee (i.e. the holder of a licence under the Act) ‘must not’ lease or sublease any part of the licensed premises on which liquor is not ordinarily sold or supplied for consumption on the premises, without the approval of the Independent Liquor and Gaming Authority. The maximum penalty for an offence under the section is specified as $5,500.
  • The Polish Club did not seek or obtain the approval of the Authority to the lease which it granted to Mr and Mrs Gnych of the restaurant area within the Club premises. The Retail Leases Act 2005 (NSW) fixed the term of the lease between the parties as five years from the date that Mr and Mrs Gnych entered into occupation of the restaurant area and commenced trading.
  • After around 18 months, the Polish Club excluded Mr and Mrs Gnych from the restaurant area. They responded by commencing proceedings seeking to uphold a leasehold interest in the restaurant area for a period of five years.
  • The Polish Club sought to rely, in the proceedings, on its own contravention of s 92(1)(d) of the Liquor Act.;
  • The Court of Appeal concluded that as a matter of statutory construction ‘any sanction short of the prohibited lease being rendered unenforceable and void would frustrate the implementation of the legislative purpose inherent in the statutory prohibition’: (2014) 86 NSWLR 650 at 670; [2014] NSWCA 321 at [79].

Judgement of the High Court

The High Court unanimously held that the Court of Appeal erred in its above conclusion.

Four Justices (French CJ, Kiefel, Keane and Nettle JJ) delivered a joint judgment. Their Honours emphasised the limited scope of the prohibition in s 92(1)(d) from a temporal perspective:

“The breach of s 92(1)(d) on which the Club sought to rely was a breach by the Club which gave rise to an offence that was complete at the moment when the Club allowed the appellants into exclusive possession. The subsequent observance by both parties of the terms of the lease was not prohibited and did not give rise to any continuing offence.” (at [46])

Their Honours also observed that the Court of Appeal had failed to recognise the important role assigned by the Liquor Act to the Independent Liquor and Gaming Authority in relation to the supervision and management of licensed premises. Under s 141(2) the Authority may cancel or suspend the licence, if satisfied that a licensee has failed to comply with a requirement of the Act. It may also decide to take no action in relation to the licence. For example, the Authority might conclude that the lessees (in this case, Mr and Mrs Gnych) were fit and proper persons to be in charge of the part of the premises in question, which might lead it to decide to take no action in relation to the licence on this basis — notwithstanding the lessor’s contravention of s 92(1). Their Honours said that:

“The conclusion that a breach of s 92(1)(d) automatically avoids the lease would pre-empt the effect of the Authority’s decision in this regard. That outcome would not be consistent with the supervisory role entrusted to the Authority by the Liquor Act.” (at [54])

The remaining Justice, Gageler J, delivered his own judgment, essentially agreeing with the joint reasons for judgment. Gageler J’s judgment also provides a neat reminder and summary of the proper principles of statutory construction. This included his Honour issuing a veiled warning about seeking to ‘shoehorn’ a given agreement alleged to be unenforceable for statutory illegality into one of the three categories which the Court of Appeal had referred to in its decision. Such as incomplete mode of analysis may result in a result which is ‘formal, technical and inflexible’. (at [60],[82])

Also of interest, Gageler J made implicit reference to the traditional legal maxim that ‘ignorance of the law is no excuse’. This was in the context of the potential for implied statutory nullification of a lease as a result of a breach of s 92(1)(d) to cause hardship to an innocent lessee. His Honour said that he found difficult to place much emphasis on this consideration because “Any potential lessee could reasonably be expected to be aware at least of the existence of a licensing regime and to have the means of becoming aware of its details before entering into any agreement for lease.” (at [81])

This article is not legal advice. It is intended to provide commentary and general information only. Access to this article does not entitle you to rely on it as legal advice. You should obtain formal legal advice specific to your own situation. Please contact us if you require advice on matters covered by this article.

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After the phone call, Mr Mickleborough applied his ink signature to the contract, took a photo of it on his mobile phone and texted it to Mr Archter with the text message, "please confirm flax contract". Mr Archter responded by texting back a "thumbs-up" emoji, but ultimately did not deliver the 87 metric tonnes of flax as agreed.   Issues The parties did not dispute the facts, but rather, "disagreed as to whether there was a formal meeting of the minds" and intention to enter into a legally binding agreement. The primary issue that the Court was tasked with deciding was whether Mr Achter's use of the thumbs-up emoji carried the same weight as a signature to signify acceptance of the terms of the alleged contract. Mr Mickleborough put forward the argument that the emoji sent by Mr Achter conveyed acceptance of the terms of the agreement, however Mr Achter disagreed arguing that his use of the emoji was his way of confirming receipt of the text message. 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In support of this, Justice Keene cited the dictionary.com definition of the thumbs-up emoji: "used to express assent, approval or encouragement in digital communications, especially in western cultures", confirming that the thumbs-up emoji is an "action in an electronic form" that can be used to allow express acceptance as contemplated under the Canadian Electronic Information and Documents Act 2000. Justice Keene dismissed the concerns raised by the defence that accepting the thumbs up emoji as a sign of agreement would "open the flood gates" to new interpretations of other emojis, such as the 'fist bump' and 'handshake'. Significantly, the Court held, "I agree this case is novel (at least in Skatchewan), but nevertheless this Court cannot (nor should it) attempt to stem the tide of technology and common usage." Ultimately the Court found in favour of SWT, holding that there was a valid contract between the parties and that the defendant breached by failing to deliver the flax. 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