{"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":"lere-du-paiement-au-fur-et-a-mesure-naviguer-dans-les-arrieres-de-loyers-commerciaux-en-cas-dinsolvabilite-du-locataire","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/fr\/perspectives\/lere-du-paiement-au-fur-et-a-mesure-naviguer-dans-les-arrieres-de-loyers-commerciaux-en-cas-dinsolvabilite-du-locataire\/","title":{"rendered":"L'\u00e8re du \u2018Pay-As-You-Go\u2019 : La gestion des arri\u00e9r\u00e9s de loyers commerciaux en cas d'insolvabilit\u00e9 du locataire"},"content":{"rendered":"<p class=\"wp-block-paragraph\">In the traditional landscape of <a href=\"https:\/\/rfblegal.co.uk\/fr\/perspectives\/guide-pour-les-bailleurs-commerciaux-lacceptation-dun-loyer-par-un-agent-equivaut-elle-a-une-renonciation-au-droit-de-confiscation\/\">commercial landlord<\/a> and tenant law, a tenant entering administration once triggered a &#8220;winner <a href=\"https:\/\/rfblegal.co.uk\/fr\/perspectives\/deniz-oguzkanli-devient-associe-principal-de-rfb\/\">takes<\/a> all&#8221; scenario based purely on the calendar. For decades, the <a href=\"https:\/\/rfblegal.co.uk\/fr\/perspectives\/onlyfans-et-contrats-limportance-du-timing\/\">timing<\/a> of an <a href=\"https:\/\/rfblegal.co.uk\/fr\/services\/droit-des-affaires\/contentieux-commercial\/insolvabilite\/\">insolvabilit\u00e9<\/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\/fr\/perspectives\/le-droit-de-preemption-informations-essentielles-pour-les-proprietaires-et-les-locataires\/\">right<\/a> to be <a href=\"https:\/\/rfblegal.co.uk\/fr\/base-de-connaissances\/guide-pour-les-proprietaires-de-logements-que-faire-si-le-locataire-ne-paie-pas-son-loyer-au-royaume-uni\/\">paid<\/a> for the use of their asset.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. Le \u201cchangement de donne\u201d de 2014 : Jervis c. 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\/fr\/services\/droit-des-affaires\/contentieux-commercial\/litiges-en-matiere-de-propriete-commerciale\/\">propri\u00e9t\u00e9 commerciale<\/a> law came from the 2014 Court of <a href=\"https:\/\/rfblegal.co.uk\/fr\/perspectives\/victoire-du-tribunal-dappel-en-matiere-demploi\/\">Appel<\/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\/fr\/perspectives\/le-mois-des-fiertes-au-rfb-comment-nous-celebrons-ce-que-cela-signifie-pour-nous-et-pourquoi-la-representation-dans-lindustrie-juridique-est-cruciale\/\">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\">En vertu de ces anciennes r\u00e8gles, si un locataire \u00e9tait plac\u00e9 sous administration judiciaire juste un jour apr\u00e8s un quart de journ\u00e9e (lorsque le loyer \u00e9tait d\u00fb \u00e0 l'avance), la totalit\u00e9 des trois mois de loyer \u00e9tait class\u00e9e comme une dette \u201cpr\u00e9-administration\u201d. Cela signifiait que l'administrateur pouvait l\u00e9galement quitter les lieux pour le reste du trimestre sans payer un seul centime de loyer, puisque la dette \u00e9tait consid\u00e9r\u00e9e comme une cr\u00e9ance non garantie de faible priorit\u00e9.<\/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\/fr\/services\/droit-des-affaires\/contentieux-immobilier-affaires\/entreprises-occupantes\/\">commercial<\/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\/fr\/categorie\/contentieux-immobilier\/\">propri\u00e9t\u00e9<\/a>.<\/li>\n\n\n\n<li>Statut des d\u00e9penses : Tout loyer encouru pendant cette p\u00e9riode d'utilisation est \u00e9lev\u00e9 au rang de \u201cfrais d'administration\u201d. Il s'agit d'un statut prioritaire, ce qui signifie que le propri\u00e9taire doit \u00eatre pay\u00e9 avant les honoraires de l'administrateur et avant les paiements aux d\u00e9tenteurs de charges flottantes.<\/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\/fr\/perspectives\/contrats-dentreprise-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. D\u00e9finir l\u201c\u201dutilisation\u2018 : Quand l'administrateur \u2019utilise-t-il\" le bien ?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Dans les cas d'insolvabilit\u00e9 de propri\u00e9taires et de locataires commerciaux, la d\u00e9finition exacte de ce qui constitue une \u201cutilisation\u201d par un administrateur peut parfois constituer un point de discorde important. Cela permet de d\u00e9terminer si le loyer est une d\u00e9pense prioritaire ou une dette non garantie potentiellement sans valeur.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Comme le principe du Lundy Granite veut que le loyer ne soit une d\u00e9pense que si le bien est utilis\u00e9 au profit de l'administration, les tribunaux ont d\u00fb tracer des limites \u00e9troites qui sont r\u00e9sum\u00e9es ci-dessous :<\/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\/fr\/perspectives\/la-loi-de-2025-sur-les-droits-des-locataires-ce-que-tout-proprietaire-doit-savoir\/\">every<\/a> day the till is ringing.<\/li>\n\n\n\n<li>Stockage des actifs : M\u00eame si l'entreprise est \u201cferm\u00e9e\u201d au public, l'utilisation des locaux pour stocker les installations, les machines ou les stocks invendus constitue un avantage pour les cr\u00e9anciers. En ne transf\u00e9rant pas le stock dans un entrep\u00f4t commercial, l'administrateur fait \u00e9conomiser de l'argent \u00e0 la succession aux frais du propri\u00e9taire. Il est donc probable qu'il s'agisse d'une \u201cutilisation\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\/fr\/perspectives\/violation-dun-bail-commercial-les-proprietaires-doivent-se-mefier-de-la-renonciation-au-droit-de-confiscation\/\">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\/fr\/perspectives\/le-marketing-des-memes-les-responsables-des-medias-sociaux-doivent-se-mefier-des-pieges-juridiques\/\">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\/fr\/base-de-connaissances\/quest-ce-quun-droit-de-jouissance-sur-un-bien\/\">beneficial<\/a> use.<\/li>\n\n\n\n<li>Environmental or <a href=\"https:\/\/rfblegal.co.uk\/fr\/services\/droit-des-personnes\/droit-reglementaire\/\">Regulatory<\/a> Necessity: If the administrator must remain in possession to comply with insurance <a href=\"https:\/\/rfblegal.co.uk\/fr\/perspectives\/visas-uk-2024-le-salaire-minimum-et-les-exigences-en-matiere-de-revenus\/\">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. Lever le moratoire : Reprendre le contr\u00f4le<\/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\/fr\/rfbtermsof-business0625\/\">standard<\/a> <a href=\"https:\/\/rfblegal.co.uk\/fr\/perspectives\/litiges-relatifs-aux-prets-relais-comment-gerer-les-defauts-de-paiement-execution-et-clauses-abusives\/\">enforcement<\/a> actions, such as <a href=\"https:\/\/rfblegal.co.uk\/fr\/base-de-connaissances\/quand-un-locataire-peut-il-beneficier-dune-exemption-de-decheance-en-cas-de-violation-deliberee\/\">d\u00e9ch\u00e9ance<\/a> (changing the locks) or Commercial <a href=\"https:\/\/rfblegal.co.uk\/fr\/perspectives\/que-faire-si-votre-locataire-commercial-ne-paie-pas-son-loyer\/\">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\/fr\/perspectives\/ronald-fletcher-baker-llp-selborne-chambers-obtient-lautorisation-de-faire-appel-dans-une-affaire-de-primes-dassurance\/\">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\/fr\/perspectives\/se-tenir-au-courant-de-la-loi-derniers-developpements-juridiques-pour-les-proprietaires-et-les-agents-de-gestion\/\">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>Perte pour le propri\u00e9taire : Si le propri\u00e9taire peut d\u00e9montrer que le moratoire entra\u00eene une \u201cperte disproportionn\u00e9e\u201d - par exemple, s'il a un nouveau locataire pr\u00eat \u00e0 signer un bail \u00e0 un loyer plus \u00e9lev\u00e9 - le tribunal est plus susceptible d'accorder l'autorisation de confisquer le bien.<\/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\/fr\/perspectives\/un-testament-peut-il-annuler-mes-accords-anterieurs\/\">va<\/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\/fr\/perspectives\/les-moyens-de-defense-contre-la-diffamation-un-guide-rapide-pour-proteger-la-liberte-dexpression-et-la-reputation\/\">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. R\u00e9alit\u00e9 strat\u00e9gique pour les propri\u00e9taires<\/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\/fr\/perspectives\/comprendre-les-prets-relais-un-filet-de-securite-pour-les-emprunteurs-dans-le-besoin\/\">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 - Nous contacter<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, <a href=\"https:\/\/rfblegal.co.uk\/fr\/etiquette\/senior-partner\/\">Senior<\/a> <a href=\"https:\/\/rfblegal.co.uk\/fr\/etiquette\/litigation-team-br\/\">Litiges<\/a> Partner at Ronald <a href=\"https:\/\/rfblegal.co.uk\/fr\/\">Fletcher<\/a> Baker LLP, has extensive experience <a href=\"https:\/\/rfblegal.co.uk\/fr\/base-de-connaissances\/quelles-sont-les-obligations-legales-des-proprietaires-en-matiere-de-traitement-de-lhumidite-et-des-moisissures\/\">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\/fr\/nous-contacter\/\">contact<\/a> David Burns <a href=\"https:\/\/rfblegal.co.uk\/fr\/perspectives\/orientations-concernant-les-demandes-de-licence-de-parrainage-au-royaume-uni-dans-le-cadre-du-visa-de-travailleur-qualifie\/\">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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