{"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":"the-pay-as-you-go-era-navigating-commercial-rent-arrears-in-tenant-insolvency","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/es\/perspectivas\/the-pay-as-you-go-era-navigating-commercial-rent-arrears-in-tenant-insolvency\/","title":{"rendered":"La era del \u2018pague lo que deba\u2019: La gesti\u00f3n de los atrasos en el pago de alquileres comerciales en caso de insolvencia del inquilino"},"content":{"rendered":"<p class=\"wp-block-paragraph\">In the traditional landscape of <a href=\"https:\/\/rfblegal.co.uk\/es\/perspectivas\/guia-del-arrendador-de-locales-comerciales-constituye-la-aceptacion-del-alquiler-por-un-agente-una-renuncia-al-derecho-de-caducidad\/\">commercial landlord<\/a> and tenant law, a tenant entering administration once triggered a &#8220;winner <a href=\"https:\/\/rfblegal.co.uk\/es\/perspectivas\/deniz-oguzkanli-asume-el-cargo-de-socio-principal-de-rfb\/\">takes<\/a> all&#8221; scenario based purely on the calendar. For decades, the <a href=\"https:\/\/rfblegal.co.uk\/es\/perspectivas\/onlyfans-y-contratos-la-importancia-del-momento-oportuno\/\">timing<\/a> of an <a href=\"https:\/\/rfblegal.co.uk\/es\/servicios\/derecho-mercantil\/litigios-comerciales\/insolvencia\/\">insolvencia<\/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\/es\/perspectivas\/el-derecho-de-adquisicion-preferente-claves-para-propietarios-e-inquilinos\/\">right<\/a> to be <a href=\"https:\/\/rfblegal.co.uk\/es\/base-de-conocimientos\/guia-para-propietarios-de-viviendas-que-hacer-si-el-inquilino-no-paga-el-alquiler-en-el-reino-unido\/\">paid<\/a> for the use of their asset.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. El \u201ccambio de juego\u201d de 2014: Jervis contra 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\/es\/servicios\/derecho-mercantil\/litigios-comerciales\/litigios-sobre-propiedad-comercial\/\">propiedad comercial<\/a> law came from the 2014 Court of <a href=\"https:\/\/rfblegal.co.uk\/es\/perspectivas\/victoria-ante-el-tribunal-de-apelacion-laboral\/\">Recurso<\/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\/es\/perspectivas\/mes-del-orgullo-en-rfb-como-celebramos-lo-que-significa-para-nosotros-y-por-que-es-crucial-la-representacion-en-el-sector-juridico\/\">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\">Con arreglo a esas antiguas normas, si un inquilino entraba en administraci\u00f3n justo un d\u00eda despu\u00e9s de un d\u00eda trimestral (cuando el alquiler deb\u00eda pagarse por adelantado), los tres meses enteros de alquiler se clasificaban como deuda \u201cprevia a la administraci\u00f3n\u201d. Esto significaba que el administrador pod\u00eda comerciar legalmente con el local durante el resto del trimestre sin pagar ni un c\u00e9ntimo de alquiler, ya que la deuda se consideraba un cr\u00e9dito no garantizado de baja prioridad.<\/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\/es\/servicios\/derecho-mercantil\/litigios-inmobiliarios-2\/empresas-ocupantes\/\">comercial<\/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\/es\/categoria\/litigios-inmobiliarios\/\">propiedad<\/a>.<\/li>\n\n\n\n<li>Estado de gastos: Cualquier alquiler en el que se incurra durante este periodo de uso se eleva a \u201cgasto de administraci\u00f3n\u201d. Se trata de un estado de alta prioridad, lo que significa que el arrendador debe recibir el pago antes que los propios honorarios del administrador y antes que los pagos a los titulares de cargas flotantes.<\/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\/es\/perspectivas\/contratos-comerciales-qa\/\">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. Definir el \u201cuso\u201d: Cu\u00e1ndo est\u00e1 el administrador \u2018utilizando\u2019 la propiedad<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Un punto cr\u00edtico de controversia en los casos de insolvencia de arrendadores y arrendatarios comerciales puede surgir a veces en torno a la cuesti\u00f3n de definir exactamente lo que constituye \u201cuso\u201d por parte de un administrador. Esto determina si el alquiler es un gasto prioritario o una deuda no garantizada potencialmente sin valor.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Dado que el principio de Lundy Granite dicta que el alquiler s\u00f3lo es un gasto si la propiedad se utiliza en beneficio de la administraci\u00f3n, los tribunales han tenido que trazar finas l\u00edneas que se resumen a grandes rasgos a continuaci\u00f3n:<\/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\/es\/perspectivas\/the-renters-rights-act-2025-what-every-landlord-needs-to-know\/\">every<\/a> day the till is ringing.<\/li>\n\n\n\n<li>Almacenamiento de activos: Aunque la empresa est\u00e9 \u201ccerrada\u201d al p\u00fablico, el uso de los locales para almacenar instalaciones, maquinaria o existencias no vendidas constituye un beneficio para los acreedores. Al no trasladar las existencias a un almac\u00e9n comercial, el administrador est\u00e1 ahorrando dinero al patrimonio a costa del arrendador. Por lo tanto, es probable que esto equivalga a \u201cuso\u201d.\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\/es\/perspectivas\/incumplimiento-de-un-contrato-de-arrendamiento-comercial-cuidado-con-renunciar-al-derecho-de-caducidad\/\">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\/es\/perspectivas\/meme-marketing-social-media-managers-cuidado-con-las-trampas-legales\/\">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\/es\/base-de-conocimientos\/que-es-un-usufructo\/\">beneficial<\/a> use.<\/li>\n\n\n\n<li>Environmental or <a href=\"https:\/\/rfblegal.co.uk\/es\/servicios\/derecho-personal\/ley-reguladora\/\">Normativa<\/a> Necessity: If the administrator must remain in possession to comply with insurance <a href=\"https:\/\/rfblegal.co.uk\/es\/perspectivas\/visados-britanicos-2024-salario-minimo-y-requisitos-de-ingresos\/\">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. Levantar la moratoria: Recuperar el control<\/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\/es\/rfbtermsofbusiness0625\/\">standard<\/a> <a href=\"https:\/\/rfblegal.co.uk\/es\/perspectivas\/litigios-sobre-prestamos-puente-como-gestionar-los-impagos-ejecucion-y-clausulas-abusivas\/\">enforcement<\/a> actions, such as <a href=\"https:\/\/rfblegal.co.uk\/es\/base-de-conocimientos\/cuando-se-concedera-a-un-inquilino-la-exencion-de-caducidad-por-un-incumplimiento-deliberado\/\">decomiso<\/a> (changing the locks) or Commercial <a href=\"https:\/\/rfblegal.co.uk\/es\/perspectivas\/que-hacer-si-su-inquilino-comercial-no-paga-el-alquiler\/\">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\/es\/perspectivas\/ronald-fletcher-baker-llp-selborne-chambers-obtiene-permiso-para-apelar-en-un-caso-de-primas-de-seguros\/\">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\/es\/perspectivas\/estar-al-dia-de-las-ultimas-novedades-juridicas-para-propietarios-y-agentes-de-la-propiedad-inmobiliaria\/\">keeping<\/a> the landlord out is essential to saving jobs or selling the company as a going concern, the court may maintain the moratorium.<\/li>\n\n\n\n<li>P\u00e9rdida para el propietario: Si el propietario puede demostrar que la moratoria le est\u00e1 causando una \u201cp\u00e9rdida desproporcionada\u201d -por ejemplo, si tiene un nuevo inquilino dispuesto a firmar un contrato de arrendamiento con una renta m\u00e1s alta-, es m\u00e1s probable que el tribunal conceda el permiso de caducidad.<\/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\/es\/perspectivas\/puede-un-testamento-anular-mis-acuerdos-anteriores\/\">will<\/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\/es\/perspectivas\/defensas-frente-a-la-difamacion-una-guia-rapida-para-proteger-la-libertad-de-expresion-y-la-reputacion\/\">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. Realidad estrat\u00e9gica para los propietarios<\/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\/es\/perspectivas\/entender-los-prestamos-puente-una-red-de-seguridad-para-los-prestatarios-necesitados\/\">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 - Cont\u00e1ctenos<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, <a href=\"https:\/\/rfblegal.co.uk\/es\/etiqueta\/senior-partner\/\">Senior<\/a> <a href=\"https:\/\/rfblegal.co.uk\/es\/etiqueta\/litigation-team-br\/\">Litigios<\/a> Partner at Ronald <a href=\"https:\/\/rfblegal.co.uk\/es\/\">Fletcher<\/a> Baker LLP, has extensive experience <a href=\"https:\/\/rfblegal.co.uk\/es\/base-de-conocimientos\/cuales-son-las-obligaciones-legales-de-los-propietarios-en-relacion-con-la-humedad-y-el-moho\/\">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\/es\/contacto\/\">contact<\/a> David Burns <a href=\"https:\/\/rfblegal.co.uk\/es\/perspectivas\/guia-para-la-solicitud-de-permisos-de-patrocinador-del-reino-unido-por-la-via-del-visado-para-trabajadores-cualificados\/\">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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