Colliers International has put forward a five-point plan that its says represents a “radical reshaping of the lease model” in the retail sector.

The suggestions, as part of Colliers’ Midsummer Rental Report, include turnover-based rents and mutual break clauses as standard as well incentives or rent-free periods becoming more common.

Colliers said that while these features were relatively common in the retail factory outlet environment they have not yet made their way into the mainstream market.

The report also calls for a reform of the CVA process suggests “a series of areas where the process can be changed to make it more equitable”.

Colliers’ Co-Head of Retail Agency, Dan Simms, said: “We understand the inordinate pressures that retailers are currently facing as long-term structural changes to the retail market play out. But retailers, landlords and investors face equal challenges, and the way forward has to be an equitable approach which respects the situations of both.

“The property industry now needs to think about a radical reshaping of the lease model for much of our retail property.”

The proposals call for a five-point plan, including:

  • Standard five-year leases granted outside of the 1954 Landlord & Tenant Act
  • Rents based purely on the turnover achieved by the retailer in a particular shop
  • Mutual options to break the lease dependent on agreed turnover thresholds
  • A ‘white box’ approach to shop specification where a basic fitted unit is made available to the retailer to minimize their fit-out
  • Limited incentives/ rent free

Simms said: “These types of lease features are relatively common in the retail factory outlet environment but have not been brought in a structured way into the mainstream market. They create genuine alignment between landlord and occupier, and offer both the opportunity to flex rents and occupation of space.

“This isn’t just blue sky thinking. This model won’t be relevant to some circumstances, particularly in fragmented ownership High Streets and for flagship stores but there are an increasing number of similar leases being agreed across the UK and we are close to launching a leasing campaign for a new mall redevelopment within a well-established shopping centre where all leases will be offered on this basis.”

The proposals come ahead of the consultancy’s annual Midsummer Retail Report which is launched this week.