{"id":9475,"date":"2026-05-11T09:46:44","date_gmt":"2026-05-11T09:46:44","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&p=9475"},"modified":"2026-05-12T16:18:58","modified_gmt":"2026-05-12T16:18:58","slug":"un-locataire-commercial-peut-il-retenir-le-loyer","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/fr\/perspectives\/un-locataire-commercial-peut-il-retenir-le-loyer\/","title":{"rendered":"Un locataire commercial peut-il retenir le loyer ?\u00a0"},"content":{"rendered":"

In the challenging landscape of propri\u00e9t\u00e9 commerciale<\/a>, disputes between landlords and tenants are almost inevitable. Contentious issues often arise when a tenant feels justified in withholding rent. Whether due to a landlord\u2019s alleged failure to repair, a breach<\/a> of quiet enjoyment, or economic hardship, the question we look at in this article is: can a commercial<\/a> tenant legally withhold<\/a> rent? <\/p>\n\n\n\n

For both landlords and tenants in the UK, understanding<\/a> the legal framework governing rent payments is crucial. This article explores the complexities of rent withholding, the importance<\/a> of specific lease<\/a> terms, and the limited circumstances where it might be permissible. <\/p>\n\n\n\n

R\u00e8gle g\u00e9n\u00e9rale : le loyer doit \u00eatre pay\u00e9<\/strong> <\/h2>\n\n\n\n

The starting point is that a tenant\u2019s obligation to pay rent is independent of the landlord\u2019s obligations under the lease. This principle, often referred to as the “independent covenant rule,” means that even if a landlord<\/a> is in breach of their duties\u2014such as failing to maintain the structure of the building\u2014the tenant is still legally required to pay rent in full and on time. <\/p>\n\n\n\n

The rationale behind this rule is to provide landlords with a predictable income stream, which is often essential for meeting mortgage obligations and maintaining the propri\u00e9t\u00e9<\/a>. In general terms there is a risk for tenants who decide to take the law into their own hands by withholding rent, as this can quickly lead to an escalation of the dispute. <\/p>\n\n\n\n

La force juridique du contrat de location<\/strong> <\/h2>\n\n\n\n

With regards to the question of whether a tenant can withhold rent va<\/a> depend on the specific terms of the lease. <\/p>\n\n\n\n

En r\u00e8gle g\u00e9n\u00e9rale, la libert\u00e9 contractuelle permet aux propri\u00e9taires et aux locataires de convenir de leurs propres conditions, et les tribunaux interviennent rarement dans un accord conclu entre deux entit\u00e9s commerciales. <\/p>\n\n\n\n

Point cl\u00e9 :<\/strong> If the lease says rent must be paid<\/a> “without deduction or set off,” the tenant has very little room to manoeuvre with respect to the payment of rent, regardless of the landlord’s performance. <\/p>\n\n\n\n

L'essor de la clause de \u201c non-compensation \u201d<\/strong> <\/h2>\n\n\n\n

In the majority of modern commercial leases in the UK, landlords include a “no deduction \/ no set-off” clause. This is an important provision that every<\/a> tenant should be aware of before signing, particularly regarding the risk of forfeiting the lease. <\/p>\n\n\n\n

Qu'est-ce qu'une clause de \u201c non-compensation \u201d ?<\/strong>\u00a0<\/h2>\n\n\n\n

A “set-off” is a legal right<\/a> that allows a person to deduct a sum of money owed to them from a sum they owe to another<\/a> party. In a commercial context<\/a>, a tenant might feel they are owed \u00a35,000 for repairs the landlord\u00a0failed to\u00a0carry out and seek to “set this off” against their next \u00a35,000 rent payment.\u00a0<\/p>\n\n\n\n

A “no set-off” clause explicitly removes this right, which can be critical for landlords dealing with tenants who have stopped paying rent. Standard<\/a> lease wording often states that rent must be paid: <\/p>\n\n\n\n

\u201c Sans aucune d\u00e9duction, ni compensation, ni demande reconventionnelle, ni r\u00e9duction d'aucune sorte. \u201d<\/em> <\/p>\n\n\n\n

En incluant cette clause, le bailleur s'assure que le loyer doit \u00eatre pay\u00e9, que le locataire ait ou non une r\u00e9clamation distincte \u00e0 son encontre. Si le locataire estime que le bailleur lui doit de l'argent, il doit d'abord payer le loyer, puis intenter une action en justice s\u00e9par\u00e9e contre le bailleur afin de r\u00e9cup\u00e9rer ses pertes. Il ne peut pas utiliser le montant du loyer comme moyen de pression. <\/p>\n\n\n\n

Dans quels cas peut-on retenir le loyer ?<\/strong> <\/h2>\n\n\n\n

Si la r\u00e8gle g\u00e9n\u00e9rale et les clauses d\u201c\u201d interdiction de compensation \u00bb constituent sans doute la position par d\u00e9faut, il existe quelques exceptions dans lesquelles un locataire pourrait disposer d\u2019un fondement juridique pour retenir ou d\u00e9duire une partie du loyer. <\/p>\n\n\n\n

1. Compensation \u00e9quitable (si elle n'est pas exclue)<\/strong> <\/h3>\n\n\n\n

Dans le cas o\u00f9 un bail pas<\/em> comporte une clause de \u201c non-compensation \u201d, un locataire peut invoquer la \u201c compensation \u00e9quitable \u201d. Cela permet \u00e0 une partie de d\u00e9duire une demande reconventionnelle si celle-ci est si \u00e9troitement li\u00e9e \u00e0 la dette qu\u2019il serait injuste d\u2019exiger le paiement de l\u2019une sans l\u2019autre. Cependant, les baux modernes \u00e9tant r\u00e9dig\u00e9s de mani\u00e8re tr\u00e8s rigoureuse, cette possibilit\u00e9 est souvent inaccessible au locataire commercial moyen. <\/p>\n\n\n\n

2. Clauses relatives \u00e0 la r\u00e9duction expresse du loyer<\/strong> <\/h3>\n\n\n\n

De nombreux baux commerciaux modernes comportent des clauses de \u201c r\u00e9duction de loyer \u201d ou de \u201c suspension de loyer \u201d. Celles-ci pr\u00e9cisent les circonstances dans lesquelles le loyer cesse automatiquement d\u2019\u00eatre d\u00fb. L\u2019exemple le plus courant est celui o\u00f9 le bien immobilier devient inutilisable en raison d\u2019un \u201c risque assur\u00e9 \u201d, tel qu\u2019un incendie ou une inondation. Dans ces cas, le locataire ne \u201c retient \u201d pas le loyer par d\u00e9fi ; il exerce un droit contractuel d\u00e9clench\u00e9 par la survenance d'une situation sp\u00e9cifique. <\/p>\n\n\n\n

3. Accord pr\u00e9alable avec le propri\u00e9taire<\/strong> <\/h3>\n\n\n\n

A tenant can legally withhold rent if they have a formal agreement<\/a> with the landlord. During the COVID-19 pandemic, many parties negotiated rent deferrals or holidays. Any such agreement should be documented in a formal “Side Letter” or “Deed of Variation” to ensure it is legally binding<\/a> and prevents the landlord from later claiming arrears<\/a>. <\/p>\n\n\n\n

Les risques li\u00e9s au non-paiement du loyer<\/strong> <\/h2>\n\n\n\n

Pour un locataire, retenir le loyer sans disposer d'un droit l\u00e9gal clair (ou en violation d'une clause de \u201c non-compensation \u201d) constitue une strat\u00e9gie extr\u00eamement risqu\u00e9e. <\/p>\n\n\n\n