We’re hear this common frustration from SME owners who lease commercial properties:
“Footfall is down because of local works, but my rent hasn’t changed.”
If you’re trading through scaffolding, road closures or public realm upgrades, this tension is justified.
Why Landlords hold the line on rent
From a landlord’s perspective, regeneration is an investment in future value. Improved infrastructure, new residential units, upgraded public spaces – all of this can increase rental demand long term.
But in the meantime, commercial property tenants often suffer, because you rely on immediate cashflow to keep the lights on.
There’s a clash between the goals of the landlord and tenant. And small businesses can even be at risk of closure due to lengthy disruptions.
The real impact on small businesses
Regeneration works can affect your trading conditions:
- Loss of shopfront visibility.
- Reduced trading capacity due to access changes.
- Noise and dust deterring customers.
- Temporary road closures or diverted footfall.
- Health and safety barriers limiting entry.
These are not minor inconveniences.
For independent retailers, cafés, service businesses and salons, they can mean the difference between profit and loss.
What the lease usually says
Here’s the critical point: most commercial property leases do not provide automatic rent suspension for external works.
Unless access is prevented – meaning customers physically cannot reach the premises – rent typically remains payable in full.
Very few standard leases include protection for reduced footfall, noise or loss of visibility. That’s why understanding your lease before signing is essential.
What you can do about it
You may not have automatic legal relief, but you do have negotiation leverage.
Document the impact of the disruption:
- Weekly sales comparisons
- Photographic evidence of disruption
- Customer and staff feedback
- Evidence of restricted access
Then open a structured conversation with your landlord.
Temporary rent reductions, short-term concessions or service charge adjustments are often achievable when approached professionally and with evidence.
Also review potential upcoming lease changes.
If a rent review, break clause or renewal is approaching, your bargaining position may be stronger than you think.
Landlords generally prefer retaining a reliable tenant over facing a void during an uncertain trading period.
Works taking longer than 3 months?
If the works take longer than three months, and will have a significant impact on your footfall and the viability of your business, you can apply to the Valuation Office Agency to request a reduction in your business rates.
You can use the same documentation you’re using to record the impact of this disruption to support your request.
However, there’s no guarantee that the VOA will agree to your request
Regeneration should not push viable SMEs into distress.
With the right strategy, commercial awareness and early negotiation, you can protect your position while the area evolves around you. And be well placed to benefit when the works complete.
Get in touch
Need help for lease-related issues? Get in touch with us: info@propertyadviceservices.co.uk.
