Field guide
Landlord packs decoded
Landlord packs set out the rules, fees and fit-out demands for mall or strip retail sites. They shape your first calls and every deal point with shopping centre landlords.
Why landlord packs trip up new buyers
Landlord packs from malls and retail centres land early in the site process, often before you even have a lease draft. They include dozens of centre-specific rules, fit-out specs, costs and signatures. Many buyers expect a simple rent quote and instead get a thick pack of documents that are tough to decode on a first read.
Many people get stuck on whether centre fees sit on top of rent, how signage restrictions are enforced, and who is responsible for paying mall-appointed contractors. It’s easy to miss details about mandatory trading hours, security deposits, or when your contractor can work on site. These packs are not set up for quick reading, and errors often cause delays or lost deposits.
What we have learned about landlord packs
Every landlord has their own pack and some malls update these with new rules several times a year. Packs set your fit-out timetable, insurance needs, maintenance costs and health and safety routines. Food franchise packs often mention the requirement for a Certificate of Acceptability for the premises under Regulation R638 and may include an example of a municipal business licence form. Landlords sometimes insist on their short list of approved electricians or shopfitters.
You also get centre policies on trading hours, most malls require you to open during all stated hours, including Sundays and public holidays. The Basic Conditions of Employment Act caps ordinary hours for staff at 45 per week, so you may need extra staff or overtime pay to comply. Rent is only one cost line; packs list centre management fees, refuse removal, maintenance charges and sometimes backup power costs for cold rooms or kitchens.
A buyer’s story from a Gauteng strip centre
A recent buyer came to review a strip centre landlord pack with us. She had run a small take-away in eMalahleni but had never traded in a formal centre before. The pack was sixty pages, with a separate technical manual. She nearly missed the centre’s rule that all shopfront glass had to be low-reflective and toughened. Her first quote from a shopfitter was far too low because he had specified standard glass.
She also overlooked the requirement for a backup power connection for fridges, which her previous site didnt need. Picking up these hidden rules early saved her weeks and a chunk of her fit-out budget.
Steps to take before your first lease call
Every lease discussion starts from the requirements and costs outlined in the landlord pack, which shapes your negotiations from the beginning. Take these practical steps right from the start to avoid surprises and extra costs.
- Read every section, including those on operations, fees and working capital
- List all required certificates (COA, business licence, PrDP if moving goods)
- Check the support and contractor restrictions in the pack
- Note centre fees, signage and trading hour rules
- Ask your shopfitter and electrician for written sign-off that they can meet the specs
- Review staff planning against legal working hour caps
When to ask us for help decoding packs
When reviewing a landlord pack and need help checking for extra costs or strict terms, share your site size, centre name and franchise background with Ms Siphokazi Mbanjwa. We can help you break down which parts affect your fit-out, opening budget and lease positions.
Bring us in before you sign anything or pay deposits. We don’t give legal advice, but we will flag when you should get an attorney or accountant to double-check a point in the pack.
Send us your landlord pack queries
Planning for a landlord pack or already holding one? Forward your centre name, location details and franchise concept to Mr Heinrich Lategan. We will help you spot what to check.