Brookfield Properties runs some of the largest shopping malls in North America

Brookfield Properties is a real estate company that owns and operates shopping malls across the United States and Canada. The company manages hundreds of properties, from regional malls to lifestyle centers, making it one of the largest mall operators in North America. If you shop at or work in a Brookfield mall, the company handles the building's operations, maintenance, tenant relationships, and day-to-day management.

Brookfield Properties is part of Brookfield Asset Management, a larger investment and real estate firm. The company focuses on owning physical properties and collecting rent from retailers and other tenants who lease space inside those buildings. This means Brookfield doesn't typically own the stores themselves — it owns the building and the parking lots, and collects payments from the businesses that operate inside.

Key Takeaways

  • Brookfield Properties owns and operates hundreds of shopping malls and retail centers across North America, making it one of the largest mall operators in the region.
  • The company makes money by leasing space to retailers, restaurants, and service providers rather than by selling goods directly to customers.
  • Brookfield malls range from traditional enclosed shopping centers to open-air lifestyle centers with restaurants and entertainment venues.
  • If you have a question about a specific Brookfield mall — hours, tenant information, or facility issues — contacting the mall's management office directly is usually faster than reaching the corporate office.

How Brookfield Properties makes money from malls

Brookfield Properties generates revenue by leasing retail space to tenants. A typical mall might have 100 to 200 individual tenants, ranging from national department stores and chain retailers to local restaurants, salons, and service businesses. Each tenant signs a lease agreement with Brookfield and pays monthly rent based on the size of their space and the mall's location and traffic.

Beyond base rent, Brookfield also collects what is called common area maintenance (CAM) fees from tenants. These fees cover the cost of operating the building — utilities, cleaning, security, parking lot maintenance, and repairs to shared spaces like hallways and restrooms. Tenants pay their share of these costs in addition to their rent.

The company also generates income from other sources within the mall, such as parking fees (in some locations), advertising space, and special events. During the holiday season, for example, malls often host events and charge vendors for booth space.

Types of properties Brookfield manages

Brookfield Properties operates different kinds of retail properties, not just traditional enclosed malls. The company manages lifestyle centers, which are open-air shopping areas with restaurants, entertainment, and retail stores arranged around outdoor walkways. These centers often feel less like a mall and more like a downtown shopping district.

The company also owns and operates regional malls, which are the larger enclosed shopping centers with department store anchors — stores like Macy's or Nordstrom that draw customers and occupy significant floor space. Some Brookfield properties are power centers, which focus on big-box retailers like Target, Best Buy, or HomeGoods rather than traditional mall tenants.

Brookfield's portfolio also includes mixed-use properties that combine retail with office space, apartments, or hotels. This diversification helps the company reduce its dependence on any single type of tenant or retail sector.

What happens when you visit a Brookfield mall

When you shop at a Brookfield mall, you interact with the mall's management company, which handles customer service, security, maintenance, and tenant relations. The management office typically has staff on-site to respond to customer concerns, handle lost and found items, provide information about store hours and events, and address facility issues like broken elevators or restroom problems.

Each Brookfield mall has its own website or social media pages where you can find store directories, hours of operation, upcoming events, and contact information for the management office. If you need to reach someone about a specific issue — a store's hours, a facility problem, or information about an event — the mall's local management office is usually the fastest way to get an answer.

Brookfield malls also typically offer loyalty programs or apps that provide discounts, event information, and parking validation. The specifics vary by location, so checking your local mall's website is the best way to learn what programs are available.

How Brookfield Properties differs from other mall operators

Brookfield Properties competes with other large mall operators like Simon Property Group, Unibail-Rodamco-Westfield, and Regency Centers. The main differences between operators come down to the types of properties they own, their geographic focus, and how they manage their buildings.

Brookfield tends to focus on a mix of regional malls and lifestyle centers, whereas Simon Property Group operates more traditional enclosed malls. Brookfield also has a significant presence in Canada, while many competitors focus primarily on the United States. The day-to-day experience of shopping at a Brookfield mall versus a competitor's mall is usually similar — the difference matters more to investors and retailers than to customers.

Changes in the retail landscape and Brookfield's response

Like all mall operators, Brookfield has faced challenges as shopping habits have shifted toward online retail and away from traditional enclosed malls. The company has responded by investing in lifestyle centers and mixed-use properties that combine retail with dining, entertainment, and residential space. These properties are designed to draw customers for reasons beyond shopping — to eat, work, or live — which makes them less vulnerable to changes in retail spending alone.

Brookfield has also modernized many of its existing malls by updating common areas, adding new types of tenants like fitness studios and medical offices, and hosting events that bring people to the mall for reasons other than shopping. Some Brookfield properties have undergone significant renovations to stay competitive in a changing retail environment.

Frequently Asked Questions

How do I find out which malls are owned by Brookfield Properties?

Brookfield Properties maintains a portfolio list on its corporate website that shows all the malls and retail centers it operates. You can search by state or region to see if a specific mall near you is managed by Brookfield. Alternatively, you can contact a mall's management office directly and ask who operates the property.

Can I contact Brookfield Properties directly with a complaint about a mall?

You can reach Brookfield's corporate office, but the mall's local management office will usually handle your concern faster. Start by contacting the specific mall's management office — they have the authority to address facility issues, tenant complaints, and customer service problems. If you don't get a response, you can escalate to Brookfield's corporate office.

Does Brookfield Properties own the stores inside the mall?

No. Brookfield owns the building and the land, but the individual stores are owned and operated by separate companies. Brookfield leases space to these retailers and collects rent. If you have a complaint about a specific store, you should contact that store's management, not Brookfield.

What is the difference between a Brookfield mall and a lifestyle center?

A traditional mall is usually an enclosed building with stores connected by indoor hallways. A lifestyle center is typically open-air with stores and restaurants arranged around outdoor walkways. Brookfield operates both types. Lifestyle centers often feel more like outdoor shopping districts and tend to have more restaurants and entertainment options.

How does Brookfield make money if stores are struggling?

Brookfield collects rent from tenants regardless of how well individual stores perform. If a store closes, Brookfield works to find a new tenant for that space. The company also collects common area maintenance fees from all tenants, which helps cover operating costs even if some stores are underperforming.