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By Angus P. J. McIntosh, Stephen G. Sykes (auth.)

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Monetary policy also dampened economic activity, reducing the demand for property. It was two pieces of government legislation which finally caused the collapse. A rent freeze was introduced as a way of controlling prices. Acting under political pressure to tax property development, Development Gains Tax legislation was also introduced in December 1973. By this time, property values in general were already falling. This legislation was more like shutting the stable door after the horse had bolted.

It has been dramatically replaced by an oligopolistic commercial property industry, largely composed of major building contractors and investing institutions who have reserves of unliquidated gains and are therefore able to withstand harsh monetary policies. PROPERTY INVESTMENT VERSUS EQUITIES Life assurance companies have traditionally invested in government securities. Such investments give the investor a known rate of return upon which he can depend. Life assurance companies need this certainty of return to enable them to meet claims.

The tenant nowadays normally binds himself for a term of 25 years to fully repair, maintain and insure the premises, hence the term 'FRI' lease. However, particularly where a building is multi-tenanted, the landlord may in practice be Growth of Institutional Property Investment 33 responsible for actually repairing and insuring the building. An example of such a building is a shopping centre where 4 times a year the tenant may be required to reimburse the costs to the landlord by way of a service charge.

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