{"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 takes all&#8221; scenario based purely on the calendar. For decades, the timing 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 right to be paid 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 Appeal ruling in Jervis v Pillar Denton Ltd, commonly known as the Game Station case. Before this landmark decision, the industry 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>- T\u00e4gliche Abgrenzung: Die Miete wird nun so behandelt, als w\u00fcrde sie t\u00e4glich f\u00fcr den Zeitraum anfallen, in dem ein Verwalter die Immobilie tats\u00e4chlich nutzt.<\/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>Das Ende des taktischen Timings: Verwalter k\u00f6nnen ihren Termin nicht mehr so legen, dass sie ein mietfreies Quartal \u201cstehlen\u201d. Wenn sie den Laden, das B\u00fcro oder das Lager nutzen, um Aktien zu verkaufen oder Handel zu treiben, m\u00fcssen sie f\u00fcr dieses Privileg anteilig zahlen.<\/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>Aktiver Handel: Wenn der Verwalter die T\u00fcren offen h\u00e4lt, Personal besch\u00e4ftigt und Produkte verkauft, wird dies wahrscheinlich als unbestreitbare \u201cNutzung\u201d angesehen. Die Miete muss f\u00fcr jeden Tag, an dem die Kasse klingelt, in voller H\u00f6he gezahlt werden.<\/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 marketing the lease as a valuable asset of the company, the landlord can argue that this &#8220;retention for sale&#8221; is a form of beneficial 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 requirements 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\">Wenn ein gewerblicher Mieter die Verwaltung \u00fcbernimmt, tritt automatisch ein \u201cgesetzliches Moratorium\u201d in Kraft. Dabei handelt es sich um ein rechtliches \u201cKraftfeld\u201d, das den Vermieter daran hindert, die \u00fcblichen Vollstreckungsma\u00dfnahmen zu ergreifen, wie z. B. die Verwirkung (Auswechseln der Schl\u00f6sser) oder die Eintreibung von Mietr\u00fcckst\u00e4nden (Commercial Rent Arrears Recovery, CRAR).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Um dies zu durchbrechen, muss der Vermieter bei Gericht die Aufhebung des Moratoriums beantragen. Dabei handelt es sich um ein juristisches Man\u00f6ver mit hohem Risiko, bei dem das Gericht einen \u201cBalanceakt\u201d zwischen den Bed\u00fcrfnissen des scheiternden Unternehmens und den Rechten des Eigent\u00fcmers vollzieht. Das Gericht pr\u00fcft in der Regel folgende Punkte:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Der Zweck der Verwaltung: Wenn der Verwalter nachweisen kann, dass das Ausbleiben des Vermieters f\u00fcr die Rettung von Arbeitspl\u00e4tzen oder die Weiterf\u00fchrung des Unternehmens unerl\u00e4sslich ist, kann das Gericht das Moratorium aufrechterhalten.<\/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 free 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\">Die Bew\u00e4ltigung dieser Nischenaspekte der Insolvenz erfordert sofortiges Handeln. Ein Vermieter kann es sich nicht leisten, auf den n\u00e4chsten Quartalstag zu warten. Er muss vom Verwalter eine sofortige \u201cNutzungserlaubnis\u201d verlangen und, falls die Zahlung ausbleibt, schnell handeln, um das Moratorium aufzuheben. Wenn Vermieter das Zusammenspiel zwischen der Insolvenzordnung und dem Pr\u00e4zedenzfall Game Station verstehen, k\u00f6nnen sie eine \u201cuneinbringliche Forderung\u201d in eine vorrangige Zahlung umwandeln.<\/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, Senior Litigation Partner bei Ronald Fletcher Baker LLP, verf\u00fcgt \u00fcber umfangreiche Erfahrung im Umgang mit gewerblichen Mietern, die gegen die Bedingungen ihres Mietvertrags versto\u00dfen haben. F\u00fcr Anfragen zu diesem Thema wenden Sie sich bitte an David Burns per E-Mail unter D.Burns@rfblegal.co.uk oder telefonisch unter 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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