{"id":9044,"date":"2026-03-25T11:16:18","date_gmt":"2026-03-25T11:16:18","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=9044"},"modified":"2026-03-25T11:16:20","modified_gmt":"2026-03-25T11:16:20","slug":"die-umlagezeit-umgang-mit-gewerblichen-mietruckstanden-bei-mieterinsolvenz","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/de\/einblicke\/die-umlagezeit-umgang-mit-gewerblichen-mietruckstanden-bei-mieterinsolvenz\/","title":{"rendered":"Die \u00c4ra des \u2018Pay-As-You-Go\u2019: Umgang mit gewerblichen Mietr\u00fcckst\u00e4nden bei Mieterinsolvenz"},"content":{"rendered":"<p class=\"wp-block-paragraph\">In the traditional landscape of <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/ein-leitfaden-fur-gewerbliche-vermieter-stellt-die-annahme-der-miete-durch-einen-vermittler-einen-verzicht-auf-das-recht-auf-einbehaltung-dar\/\">commercial landlord<\/a> and tenant law, a tenant entering administration once triggered a &#8220;winner <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/deniz-oguzkanli-wird-neuer-senior-partner-bei-rfb\/\">takes<\/a> all&#8221; scenario based purely on the calendar. For decades, the <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/onlyfans-und-vertrage-die-bedeutung-des-timings\/\">timing<\/a> of an <a href=\"https:\/\/rfblegal.co.uk\/de\/dienstleistungen\/wirtschaftsrecht\/handelsprozess\/insolvenz\/\">Insolvenz<\/a> appointment relative to the &#8220;Quarter Day&#8221; determined whether a landlord received full payment or nothing at all. However, modern case law and the Insolvency Act 1986 have shifted the landscape toward a more equitable, &#8220;pay-as-you-go&#8221; model that protects the landlord\u2019s <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/das-vorkaufsrecht-wichtige-erkenntnisse-fur-vermieter-und-mieter\/\">right<\/a> to be <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/leitfaden-fur-wohnungsvermieter-was-zu-tun-ist-wenn-ein-mieter-im-vereinigten-konigreich-die-miete-nicht-zahlt\/\">paid<\/a> for the use of their asset.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. Der \u201cSpielver\u00e4nderer\u201d von 2014: Jervis gegen Pillar Denton Ltd<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The most significant shift in modern <a href=\"https:\/\/rfblegal.co.uk\/de\/dienstleistungen\/wirtschaftsrecht\/handelsprozess\/streitigkeiten-uber-gewerbeimmobilien\/\">Gewerbeimmobilie<\/a> law came from the 2014 Court of <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/sieg-vor-dem-arbeitsgericht\/\">Berufung<\/a> ruling in Jervis v Pillar Denton Ltd, commonly known as the Game Station case. Before this landmark decision, the <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/der-monat-des-stolzes-bei-rfb-wie-wir-feiern-was-er-fur-uns-bedeutet-und-warum-reprasentation-in-der-rechtsbranche-so-wichtig-ist\/\">industry<\/a> operated under the &#8220;all or nothing&#8221; precedents of Goldacre and Luminar.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Wenn ein Mieter nur einen Tag nach dem Quartalstag (an dem die Miete im Voraus f\u00e4llig war) in die Zwangsverwaltung ging, wurde nach den alten Vorschriften die gesamte dreimonatige Miete als \u201cVorverwaltungsschuld\u201d eingestuft. Das bedeutete, dass der Verwalter f\u00fcr den Rest des Quartals legal mit den R\u00e4umlichkeiten handeln konnte, ohne auch nur einen Cent Miete zu zahlen, da die Schuld als unbesicherte Forderung mit niedrigem Rang angesehen wurde.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The 2014 Game Station ruling dismantled this &#8220;rent trap.&#8221; The Court of Appeal established three revolutionary pillars for <a href=\"https:\/\/rfblegal.co.uk\/de\/dienstleistungen\/wirtschaftsrecht\/geschaft-mit-immobilienstreitigkeiten\/gewerbliche-nutzer\/\">kommerziell<\/a> landlord and tenant relations:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u00b7 Daily Accrual: Rent is now treated as accruing day-to-day for the specific period that an administrator actually uses the <a href=\"https:\/\/rfblegal.co.uk\/de\/kategorie\/vermogensrechtliche-streitigkeiten\/\">Eigenschaft<\/a>.<\/li>\n\n\n\n<li>Ausgabenstatus: Jede Miete, die w\u00e4hrend dieses Zeitraums anf\u00e4llt, wird in den Status \u201cVerwaltungskosten\u201d erhoben. Dies ist ein Status mit hoher Priorit\u00e4t, d. h. der Vermieter muss vor den eigenen Geb\u00fchren des Verwalters und vor den Zahlungen an die Inhaber variabler Lasten bezahlt werden.<\/li>\n\n\n\n<li>The End of Tactical Timing: Administrators can no longer time their appointment to &#8220;steal&#8221; a rent-free quarter. If they use the shop, office, or warehouse to sell stock or trade the <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/qa-vertrage\/\">business<\/a>, they must pay for that privilege on a pro-rata basis.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">2. Definition der \u201cVerwendung\u201d: Wann \u2018benutzt\u2019 der Verwalter die Immobilie?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Ein kritischer Streitpunkt in Insolvenzf\u00e4llen von gewerblichen Vermietern und Mietern kann manchmal die Frage sein, was genau als \u201cNutzung\u201d durch einen Verwalter gilt. Davon h\u00e4ngt ab, ob die Miete eine vorrangige Ausgabe oder eine potenziell wertlose ungesicherte Schuld ist.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Da das Lundy-Granite-Prinzip besagt, dass die Miete nur dann eine Ausgabe ist, wenn die Immobilie zum Nutzen der Verwaltung verwendet wird, mussten die Gerichte feine Grenzen ziehen, die im Folgenden grob zusammengefasst werden:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Active Trading: If the administrator keeps the doors open, employs staff, and sells products, this is likely to be considered indisputable &#8220;use.&#8221; The rent must be paid in full for <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/das-mieterschutzgesetz-2025-was-jeder-vermieter-wissen-muss\/\">every<\/a> day the till is ringing.<\/li>\n\n\n\n<li>Lagerung von Verm\u00f6genswerten: Selbst wenn das Unternehmen f\u00fcr die \u00d6ffentlichkeit \u201cgeschlossen\u201d ist, stellt die Nutzung der R\u00e4umlichkeiten zur Lagerung von Anlagen, Maschinen oder unverkauften Best\u00e4nden einen Vorteil f\u00fcr die Gl\u00e4ubiger dar. Indem der Verwalter die Best\u00e4nde nicht in ein kommerzielles Lagerhaus bringt, spart er dem Nachlass Geld auf Kosten des Vermieters. Daher ist es wahrscheinlich, dass dies auf eine \u201cNutzung\u201d hinausl\u00e4uft.\u201d<\/li>\n\n\n\n<li>The &#8220;Holding Pattern&#8221;: This is a potentially grey area. If an administrator is simply holding the keys while they decide whether to disclaim the <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/verletzung-eines-gewerbemietvertrags-vermieter-sollten-sich-davor-huten-auf-ihr-recht-auf-verwirkung-zu-verzichten\/\">lease<\/a> or sell it to a third party\u2014but the building is physically empty\u2014they may argue they aren&#8217;t &#8220;using&#8221; it. However, if they are actively <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/meme-marketing-social-media-manager-sollten-sich-vor-rechtlichen-fallstricken-huten\/\">marketing<\/a> the lease as a valuable asset of the company, the landlord can argue that this &#8220;retention for sale&#8221; is a form of <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/was-ein-wirtschaftliches-interesse-an-einer-immobilie-ist\/\">beneficial<\/a> use.<\/li>\n\n\n\n<li>Environmental or <a href=\"https:\/\/rfblegal.co.uk\/de\/dienstleistungen\/personenrecht\/ordnungsrecht\/\">Regulatorisch<\/a> Necessity: If the administrator must remain in possession to comply with insurance <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/uk-visas-2024-das-mindestgehalt-und-die-einkommensanforderungen\/\">requirements<\/a> or environmental permits (common in industrial tenancies), this could potentially qualify as &#8220;use.&#8221;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">3. Aufhebung des Moratoriums: Wiedererlangung der Kontrolle<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When a commercial tenant enters administration, a &#8220;statutory moratorium&#8221; automatically descends. This is a legal &#8220;force field&#8221; that prevents landlords from taking <a href=\"https:\/\/rfblegal.co.uk\/de\/rfbgeschaftsbedingungen0625\/\">standard<\/a> <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/streitigkeiten-bei-uberbruckungskrediten-umgang-mit-zahlungsausfallen-vollstreckung-und-missbrauchlichen-klauseln\/\">enforcement<\/a> actions, such as <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/wann-wird-ein-mieter-wegen-eines-vorsatzlichen-verstoses-von-der-verwirkung-befreit\/\">Verwirkung<\/a> (changing the locks) or Commercial <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/was-zu-tun-ist-wenn-ihr-gewerblicher-mieter-keine-miete-zahlt\/\">Rent Arrears<\/a> Recovery (CRAR).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">To break through this, a landlord must apply to the court for <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/ronald-fletcher-baker-llp-selborne-chambers-erwirkt-berufungszulassung-in-einem-fall-von-versicherungspramien\/\">permission<\/a> to lift the moratorium. This is a high-stakes legal maneuver where the court performs a &#8220;balancing act&#8221; between the needs of the failing business and the rights of the property owner. The court typically looks at:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The Purpose of Administration: If the administrator can prove that <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/die-neuesten-rechtlichen-entwicklungen-fur-vermieter-und-verwalter-zu-berucksichtigen\/\">keeping<\/a> the landlord out is essential to saving jobs or <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/was-versteht-man-unter-der-abwicklung-beim-verkauf-eines-hauses\/\">selling<\/a> the company as a going concern, the court may maintain the moratorium.<\/li>\n\n\n\n<li>Verlust f\u00fcr den Vermieter: Wenn der Vermieter nachweisen kann, dass das Moratorium einen \u201cunverh\u00e4ltnism\u00e4\u00dfigen Schaden\u201d verursacht - zum Beispiel, wenn er einen neuen Mieter hat, der bereit ist, einen Mietvertrag zu einer h\u00f6heren Miete zu unterzeichnen -, ist es wahrscheinlicher, dass das Gericht die Erlaubnis zur Verwirkung erteilt.<\/li>\n\n\n\n<li>Failure to Pay Expenses: Crucially, if an administrator is using the premises under the Game Station rules but failing to pay the &#8220;pay-as-you-go&#8221; rent, the court <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/kann-ein-testament-meine-fruheren-vertrage-aufheben\/\">wird<\/a> be more likley to lift the moratorium. The law does not allow an administrator to use a landlord\u2019s property for <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/verteidigung-gegen-verleumdung-ein-kurzer-leitfaden-zum-schutz-der-meinungsfreiheit-und-des-guten-rufs\/\">free<\/a> while building up a pot of cash for other creditors.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">4. Strategische Realit\u00e4t f\u00fcr Vermieter<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Navigating these niche aspects of insolvency requires immediate action. A landlord cannot afford to wait for the next quarter day. They must demand an immediate &#8220;admission of use&#8221; from the administrator and, if payment is not forthcoming, move quickly to lift the moratorium. By <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/uberbruckungskredite-als-sicherheitsnetz-fur-kreditnehmer-in-not-verstehen\/\">understanding<\/a> the interplay between the Insolvency Act and the Game Station precedent, landlords can transform a &#8220;bad debt&#8221; into a priority payment.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Commercial Landlord Solicitors - Kontaktieren Sie uns<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, <a href=\"https:\/\/rfblegal.co.uk\/de\/tag\/senior-partner\/\">Senior<\/a> <a href=\"https:\/\/rfblegal.co.uk\/de\/tag\/litigation-team-br\/\">Rechtsstreitigkeiten<\/a> Partner at Ronald Fletcher Baker LLP, has extensive experience <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/welche-rechtlichen-verpflichtungen-hat-der-vermieter-bei-der-behandlung-von-feuchtigkeit-und-schimmel\/\">handling<\/a> issues related to commercial tenants who have breached the terms of their lease. For inquiries on this topic, please <a href=\"https:\/\/rfblegal.co.uk\/de\/kontaktieren-sie-uns\/\">contact<\/a> David Burns <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/anleitung-zur-beantragung-einer-britischen-sponsorlizenz-uber-den-weg-des-facharbeitervisums\/\">via<\/a> email at D.Burns@rfblegal.co.uk or by phone at 0207 467 5751.<\/p>","protected":false},"author":12,"featured_media":9045,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[62],"tags":[81],"class_list":["post-9044","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-commercial-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.10 - aioseo.com -->\n\t<meta name=\"description\" content=\"In the traditional landscape of commercial landlord and tenant law, a tenant entering administration once triggered a &quot;winner takes all&quot; scenario based purely on the calendar. 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For decades, the timing of an insolvency appointment relative to the &quot;Quarter Day&quot; determined whether a landlord received full payment or nothing at all. 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