{"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":"lera-del-pagamento-a-consumo-come-gestire-i-canoni-di-locazione-commerciali-insoluti-in-caso-di-insolvenza-dellinquilino","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/lera-del-pagamento-a-consumo-come-gestire-i-canoni-di-locazione-commerciali-insoluti-in-caso-di-insolvenza-dellinquilino\/","title":{"rendered":"L'era del \u2018paghi e vai\u2019: Gestire gli arretrati degli affitti commerciali nell'insolvenza degli inquilini"},"content":{"rendered":"<p class=\"wp-block-paragraph\">In the traditional landscape of <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/una-guida-per-i-locatori-commerciali-laccettazione-dellaffitto-da-parte-di-un-agente-equivale-a-una-rinuncia-al-diritto-di-recesso\/\">commercial landlord<\/a> and tenant law, a tenant entering administration once triggered a &#8220;winner <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/deniz-oguzkanli-assume-il-ruolo-di-senior-partner-di-rfb\/\">takes<\/a> all&#8221; scenario based purely on the calendar. For decades, the <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/onlyfans-e-contratti-limportanza-del-tempismo\/\">timing<\/a> of an <a href=\"https:\/\/rfblegal.co.uk\/it\/servizi\/diritto-commerciale\/contenzioso-commerciale\/insolvenza\/\">insolvenza<\/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\/it\/approfondimenti\/il-diritto-di-prelazione-nozioni-chiave-per-proprietari-e-inquilini\/\">right<\/a> to be <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/guida-per-i-proprietari-di-immobili-residenziali-cosa-fare-se-linquilino-non-paga-laffitto-nel-regno-unito\/\">paid<\/a> for the use of their asset.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. Il caso che ha cambiato le regole del gioco nel 2014: Jervis contro 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\/it\/servizi\/diritto-commerciale\/contenzioso-commerciale\/controversie-in-materia-di-proprieta-commerciale\/\">immobili commerciali<\/a> law came from the 2014 Court of <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/vittoria-in-appello-del-tribunale-del-lavoro\/\">Appello<\/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\/it\/approfondimenti\/il-mese-dellorgoglio-in-rfb-come-celebriamo-il-suo-significato-e-perche-la-rappresentanza-nellindustria-legale-e-fondamentale\/\">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\">In base a quelle vecchie norme, se un inquilino veniva posto in amministrazione controllata anche solo un giorno dopo la scadenza trimestrale (quando l\u2019affitto doveva essere pagato in anticipo), l\u2019intero canone di affitto relativo ai tre mesi veniva classificato come debito \u201cpre-amministrazione\u201d. Ci\u00f2 significava che l'amministratore poteva legalmente continuare a svolgere l'attivit\u00e0 nei locali per il resto del trimestre senza pagare un solo centesimo di affitto, poich\u00e9 il debito era considerato un credito non garantito a bassa priorit\u00e0.<\/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\/it\/servizi\/diritto-commerciale\/contenzioso-immobiliare\/occupanti-aziendali\/\">commerciale<\/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\/it\/categoria\/contenzioso-immobiliare-2\/\">propriet\u00e0<\/a>.<\/li>\n\n\n\n<li>Stato della spesa: qualsiasi canone di locazione sostenuto durante questo periodo di utilizzo viene classificato come \u201cspesa amministrativa\u201d. Si tratta di uno stato ad alta priorit\u00e0, il che significa che il locatore deve essere pagato prima delle commissioni dell'amministratore e prima dei pagamenti ai titolari di garanzie reali mobiliari.<\/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\/it\/approfondimenti\/qa-business-contracts\/\">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. Definizione di \u201cuso\u201d: quando si considera che l\u2019amministratore stia \u2018utilizzando\u2019 l\u2019immobile<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Un punto critico di controversia nei casi di insolvenza tra locatori e locatari commerciali pu\u00f2 talvolta sorgere in merito alla questione di definire esattamente cosa si intenda per \u201cuso\u201d da parte di un curatore fallimentare. Ci\u00f2 determina se l'affitto sia una spesa prioritaria o un debito non garantito potenzialmente privo di valore.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Poich\u00e9 il principio Lundy Granite stabilisce che l'affitto costituisce una spesa solo se l'immobile \u00e8 utilizzato a beneficio dell'amministrazione, i tribunali hanno dovuto tracciare una linea di demarcazione molto sottile, che viene sintetizzata di seguito:<\/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\/it\/approfondimenti\/la-legge-sui-diritti-degli-affittuari-2025-cio-che-ogni-proprietario-deve-sapere\/\">every<\/a> day the till is ringing.<\/li>\n\n\n\n<li>Deposito dei beni: anche se l'attivit\u00e0 \u00e8 \u201cchiusa\u201d al pubblico, l'utilizzo dei locali per immagazzinare impianti, macchinari o merce invenduta costituisce un vantaggio per i creditori. Non trasferendo la merce in un magazzino commerciale, l'amministratore fa risparmiare denaro alla massa fallimentare a spese del locatore. Pertanto, \u00e8 probabile che ci\u00f2 costituisca un \u201cutilizzo\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\/it\/approfondimenti\/violazione-di-un-contratto-di-locazione-commerciale-i-locatori-si-guardano-bene-dal-rinunciare-al-diritto-di-decadenza\/\">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\/it\/approfondimenti\/meme-marketing-i-social-media-manager-fanno-attenzione-alle-insidie-legali\/\">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\/it\/base-di-conoscenza\/che-cose-un-diritto-di-godimento-su-un-bene-immobile\/\">beneficial<\/a> use.<\/li>\n\n\n\n<li>Environmental or <a href=\"https:\/\/rfblegal.co.uk\/it\/servizi\/diritto-personale\/diritto-normativo\/\">Normativa<\/a> Necessity: If the administrator must remain in possession to comply with insurance <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/visti-uk-2024-i-requisiti-minimi-di-stipendio-e-reddito\/\">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. Revoca della moratoria: riprendere il controllo<\/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\/it\/rfbtermsofbusiness0625\/\">standard<\/a> <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/controversie-sui-prestiti-ponte-come-gestire-le-inadempienze-lesecuzione-e-le-clausole-abusive\/\">enforcement<\/a> actions, such as <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/quando-un-inquilino-potra-beneficiare-di-unesenzione-dalla-decadenza-per-una-violazione-deliberata\/\">decadenza<\/a> (changing the locks) or Commercial <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/cosa-fare-se-il-vostro-inquilino-commerciale-non-paga-laffitto\/\">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\/it\/approfondimenti\/lo-studio-ronald-fletcher-baker-llp-selborne-ottiene-lautorizzazione-allappello-in-un-caso-di-premi-assicurativi\/\">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\/it\/approfondimenti\/aggiornamento-sulla-legge-ultimi-sviluppi-giuridici-per-locatori-e-agenti-di-gestione\/\">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>Danno per il locatore: se il locatore \u00e8 in grado di dimostrare che la moratoria sta causando un \u201cdanno sproporzionato\u201d \u2014 ad esempio, se ha un nuovo inquilino pronto a firmare un contratto di locazione a un canone pi\u00f9 elevato \u2014 \u00e8 pi\u00f9 probabile che il tribunale conceda l'autorizzazione alla rescissione del contratto.<\/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\/it\/approfondimenti\/un-testamento-puo-annullare-i-miei-accordi-precedenti\/\">volont\u00e0<\/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\/it\/approfondimenti\/le-difese-contro-la-diffamazione-una-guida-rapida-per-proteggere-la-liberta-di-parola-e-la-reputazione\/\">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. La realt\u00e0 strategica per i proprietari<\/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\/it\/approfondimenti\/capire-i-prestiti-ponte-una-rete-di-sicurezza-per-i-mutuatari-in-difficolta\/\">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\">Locatori commerciali - Contattaci<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, <a href=\"https:\/\/rfblegal.co.uk\/it\/tag\/senior-partner\/\">Senior<\/a> <a href=\"https:\/\/rfblegal.co.uk\/it\/tag\/litigation-team-br\/\">Contenzioso<\/a> Partner at Ronald <a href=\"https:\/\/rfblegal.co.uk\/it\/\">Fletcher<\/a> Baker LLP, has extensive experience <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/quali-sono-gli-obblighi-legali-dei-locatori-quando-si-tratta-di-gestire-umidita-e-muffa\/\">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\/it\/contattateci\/\">contact<\/a> David Burns <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/guida-alla-richiesta-di-licenza-di-sponsor-nel-regno-unito-attraverso-la-via-del-visto-per-lavoratori-qualificati\/\">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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