{"id":9465,"date":"2026-05-11T09:34:39","date_gmt":"2026-05-11T09:34:39","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=9465"},"modified":"2026-05-28T14:21:44","modified_gmt":"2026-05-28T14:21:44","slug":"can-you-evict-a-commercial-tenant-for-not-paying-rent","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/de\/einblicke\/can-you-evict-a-commercial-tenant-for-not-paying-rent\/","title":{"rendered":"K\u00f6nnen Sie einen gewerblichen Mieter wegen Nichtzahlung der Miete zwangsr\u00e4umen?\u00a0"},"content":{"rendered":"<p>Die Zwangsr\u00e4umung eines gewerblichen Mieters im Vereinigten K\u00f6nigreich wegen Nichtzahlung der Miete ist ein wirksames Instrument, das einem Vermieter je nach den besonderen Umst\u00e4nden des Falles zur Verf\u00fcgung steht, wenn der Mieter die Miete nicht gezahlt hat.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Sowohl f\u00fcr Vermieter als auch f\u00fcr Mieter im Vereinigten K\u00f6nigreich ist es von entscheidender Bedeutung, den rechtlichen Rahmen f\u00fcr die Verwirkung des Mietvertrags zu verstehen. In diesem Artikel werden die Komplexit\u00e4t der R\u00e4umung eines gewerblichen Mieters, die Bedeutung bestimmter Mietvertragsklauseln und die Umst\u00e4nde, unter denen die R\u00e4umung eines gewerblichen Mieters m\u00f6glich ist, untersucht.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>1. Das Recht der Verwirkung<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Die Verwirkung erm\u00f6glicht es einem Vermieter, einen Mietvertrag zu k\u00fcndigen und die Immobilie aufgrund der Vertragsverletzung durch einen Mieter wieder zu betreten. Bei Nichtzahlung der Miete ist dies f\u00fcr den Vermieter einer Gewerbeimmobilie in der Regel der schnellste Weg zur Zwangsr\u00e4umung.&nbsp;<\/p>\n\n\n\n<p>In erster Linie sollte gepr\u00fcft werden, ob der Mietvertrag eine ausdr\u00fcckliche Verwirkungsklausel enth\u00e4lt.&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Die Verwirkungsklausel<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Ausdr\u00fcckliche Bestimmung:<\/strong>\u00a0Der Mietvertrag muss eine ausdr\u00fcckliche \u201dVerwirkungsklausel\/Vorbehalt f\u00fcr den Wiedereintritt\u201d enthalten. Ohne diese Klausel ist es schwierig, den Mietvertrag wegen Mietr\u00fcckst\u00e4nden zu verwirken, es sei denn, der Versto\u00df ist so schwerwiegend, dass er als \u201cverwerflich\u201d angesehen wird.\u201d\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Gnadenfristen:<\/strong>\u00a0In den meisten Mietvertr\u00e4gen ist eine Frist (in der Regel 14 oder 21 Tage) festgelegt, innerhalb derer die Miete nicht gezahlt werden muss, bevor das Recht auf Verwirkung entsteht.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Befreiung von Abschnitt 146<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Im Gegensatz zu anderen Verst\u00f6\u00dfen (z. B. unbefugte \u00c4nderungen\/Reparaturen\/Verletzung von Nutzungsklauseln),\u00a0<strong>Nichtbezahlung der Miete<\/strong>\u00a0erfordert keine Mitteilung gem\u00e4\u00df Section 146 des Law of Property Act 1925.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Der Vermieter kann unter bestimmten Umst\u00e4nden, auf die weiter unten eingegangen wird, den Mietvertrag direkt nach Ablauf der Schonfrist k\u00fcndigen.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>2. Methoden der Wiedererlangung des Besitzes<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Es gibt zwei verschiedene M\u00f6glichkeiten, das Recht auf Verwirkung eines gewerblichen Mietvertrags auszu\u00fcben: Friedlicher Wiedereintritt und Gerichtsverfahren.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Friedlicher Wiedereinstieg (Selbsthilfe)<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Action:<\/strong>\u00a0The landlord (usually via a certificated bailiff) physically enters the premises and changes the locks.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Timing:<\/strong>\u00a0This\u00a0commonly occurs in early hours of morning\u00a0when the premises are unoccupied to avoid\u00a0issues around\u00a0breaching\u00a0the Criminal Law Act 1977, which prohibits the use or threat of violence to secure entry.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Effect:<\/strong>\u00a0The lease is\u00a0terminated\u00a0the moment the locks are changed.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Possession Proceedings (The Court Route)<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Process:<\/strong>\u00a0The landlord issues a claim for possession in the County Court or High Court.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirement:<\/strong>\u00a0This is often the preferred route if there is any risk of physical confrontation or if the property is mixed-use (containing\u00a0a residential element).\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Termination:<\/strong>\u00a0The lease is\u00a0treated as\u00a0being\u00a0\u00a0formally\u00a0terminated\u00a0when the court serves the possession claim on the tenant.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>3. The Doctrine of Waiver<\/strong>&nbsp;<\/h2>\n\n\n\n<p>A&nbsp;significant&nbsp;&nbsp;risk&nbsp;to a landlord&nbsp;where a tenant has failed to pay rent&nbsp;is &#8220;waiving&#8221; the right to&nbsp;forfeit. This occurs if the landlord, with knowledge of the breach,&nbsp;performs an act that acknowledges the continued existence of the lease after the right to&nbsp;forfeit&nbsp;has arisen.&nbsp;Examples of waiver could include:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Rent Demands:<\/strong>\u00a0Sending an invoice for future rent is a waiver.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Acceptance of Rent:<\/strong>\u00a0Accepting even a partial payment of arrears or future rent is a waiver.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Communication:<\/strong>\u00a0Any act by the landlord or their agent (e.g., discussing repairs or granting consent) that treats the lease as ongoing could\u00a0render\u00a0any forfeiture unlawful\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Lapse:<\/strong>\u00a0Once a waiver occurs, the landlord must wait until the\u00a0<em>next<\/em>\u00a0rent period is missed before they can\u00a0attempt\u00a0to forfeit again.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>4. Relief from Forfeiture<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Even after a landlord has successfully re-entered or issued proceedings, the tenant has a statutory right to apply for &#8220;Relief from Forfeiture.&#8221;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Court Discretion<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Payment of Arrears:<\/strong>\u00a0If the tenant pays all outstanding rent, interest, and the landlord\u2019s legal costs, the court will\u00a0almost always\u00a0grant relief.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Status Quo:<\/strong>\u00a0Relief restores the lease as if the forfeiture never happened.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Time Limits:<\/strong>\u00a0For peaceable re-entry, the tenant typically has six months to apply for relief\u00a0(although in some cases tenants have been able to obtain relief from forfeiture after more than 6 months has expired.\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>For Court Proceedings:<\/strong>\u00a0If the landlord succeeds in court, the tenant\u00a0should\u00a0usually apply for relief before the possession order is executed. Once the landlord takes possession under a court warrant, the tenant\u2019s right to seek relief is significantly curtailed.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>5. Procedural Scrutiny<\/strong>&nbsp;<\/h2>\n\n\n\n<p>To ensure the&nbsp;forfeiture of the commercial lease \/&nbsp;eviction is&nbsp;lawful, the following technicalities must be&nbsp;observed:&nbsp;<\/p>\n\n\n\n<p><strong>Note:<\/strong>\u00a0Forfeiture is an &#8220;all or nothing&#8221; remedy. By\u00a0terminating\u00a0the lease, you lose the right to future rent and may become liable for business rates while the unit is vacant.\u00a0<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Technical Considerations and Mixed-Use Property<\/strong>&nbsp;<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>The Definition of &#8220;Rent&#8221;<\/strong>&nbsp;<\/h3>\n\n\n\n<p>Landlords must ensure that the debt they are&nbsp;forfeiting&nbsp;for is legally classified as &#8220;rent.&#8221; While basic rent is obvious, other charges like service charges, insurance premiums, and utilities must be &#8220;reserved as rent&#8221; in the lease. If they are not, the landlord must serve a Section 146 Notice before&nbsp;forfeiting&nbsp;for those specific debts.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Mixed-Use Danger<\/strong>&nbsp;<\/h3>\n\n\n\n<p>The Protection from Eviction Act 1977 applies if any part of the premises is &#8220;occupied as a dwelling.&#8221; If a commercial tenant lives in a flat above their shop under the same lease, a landlord&nbsp;<strong>cannot<\/strong>&nbsp;use peaceable re-entry. Doing so is a criminal offence. In these cases, a court order is the only legal pathway.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Chattels and Abandoned Goods<\/strong>&nbsp;<\/h3>\n\n\n\n<p>When a landlord&nbsp;forfeits, the tenant\u2019s stock and equipment remain inside. The landlord becomes an &#8220;involuntary bailee.&#8221; They must follow the Torts (Interference with Goods) Act 1977, giving the tenant a reasonable opportunity to collect their goods before they can be sold or disposed of. Failure to do so can lead to a secondary legal claim for conversion of goods.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Summary Checklist for Landlords<\/strong>&nbsp;<\/h2>\n\n\n\n<p>To ensure a legally compliant eviction for rent arrears, a landlord must:&nbsp;<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Verify the Lease:<\/strong>\u00a0Confirm the existence of a forfeiture clause and calculate the exact expiry of the grace period.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"2\" class=\"wp-block-list\">\n<li><strong>Audit the Accounts:<\/strong>\u00a0Ensure the arrears are strictly defined as rent and that no payments have been accepted after the right to\u00a0forfeit\u00a0arose.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"3\" class=\"wp-block-list\">\n<li><strong>Check Occupancy:<\/strong>\u00a0Confirm the premises are purely commercial and that no one is living on-site.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"4\" class=\"wp-block-list\">\n<li><strong>Check waiver:<\/strong>\u00a0Confirm that there have not been any steps taken that could amount to a waiver of the right to\u00a0forfeit\u00a0the lease.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"5\" class=\"wp-block-list\">\n<li><strong>Issue Instructions:<\/strong>\u00a0Engage certificated bailiffs for peaceable re-entry or legal counsel for court proceedings.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"6\" class=\"wp-block-list\">\n<li><strong>Secure the Site:<\/strong>\u00a0Change locks, take meter readings, and photograph the inventory of goods left behind.\u00a0<\/li>\n<\/ol>\n\n\n\n<p>Forfeiture is a powerful but clinical tool. Because the courts view it as a &#8220;draconian&#8221; remedy,&nbsp;it is important to ensure that the forfeiture is&nbsp;lawful&nbsp;.&nbsp;Any deviation can result in the landlord paying the tenant damages, rather than the other way around.&nbsp;<\/p>\n\n\n\n<p>David Burns, Senior Litigation Partner at Ronald Fletcher Baker LLP, has extensive experience handling issues related to commercial lease disputes and&nbsp;non payment&nbsp;of rent.&nbsp;Whether you are&nbsp;seeking&nbsp;to&nbsp;enforce the terms of a lease or obtain advice about issues around&nbsp;complying with&nbsp;the terms of a lease we have the experience to&nbsp;assist.&nbsp;For enquiries on this topic, please contact David Burns via email at D.Burns@rfblegal.co.uk or by phone at 0207 467 5751.&nbsp;<\/p>","protected":false},"author":12,"featured_media":9494,"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":[20],"tags":[81],"class_list":["post-9465","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.2 - 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