{"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":"het-pay-as-you-go-tijdperk-van-commerciele-huurachterstanden-bij-insolventie-van-huurders","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/nl\/inzichten\/het-pay-as-you-go-tijdperk-van-commerciele-huurachterstanden-bij-insolventie-van-huurders\/","title":{"rendered":"Het \u2018Pay-As-You-Go\u2019 tijdperk: Commerci\u00eble huurachterstanden bij insolventie van huurders"},"content":{"rendered":"<p class=\"wp-block-paragraph\">In the traditional landscape of <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/een-gids-voor-commerciele-verhuurders-staat-het-accepteren-van-huur-door-een-agent-gelijk-aan-afstand-doen-van-het-recht-op-verbeurdverklaring\/\">commercial landlord<\/a> and tenant law, a tenant entering administration once triggered a &#8220;winner takes all&#8221; scenario based purely on the calendar. For decades, the timing of an <a href=\"https:\/\/rfblegal.co.uk\/nl\/diensten\/ondernemingsrecht\/commerciele-geschillen\/insolventie\/\">insolventie<\/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 right to be paid for the use of their asset.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. De \u201cspelwisselaar\u201d van 2014: Jervis tegen 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\/nl\/diensten\/ondernemingsrecht\/commerciele-geschillen\/geschillen-over-commercieel-eigendom\/\">commercieel vastgoed<\/a> law came from the 2014 Court of Appeal ruling in Jervis v Pillar Denton Ltd, commonly known as the Game Station case. Before this landmark decision, the industry operated under the &#8220;all or nothing&#8221; precedents of Goldacre and Luminar.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Volgens die oude regels werd, als een huurder onder bewind werd gesteld \u00e9\u00e9n dag na een kwartaaldag (wanneer de huur vooruitbetaald moest worden), de volledige huur van drie maanden geclassificeerd als een \u201cpre-bewind\u201d schuld. Dit betekende dat de bewindvoerder de rest van het kwartaal legaal het pand kon verlaten zonder ook maar \u00e9\u00e9n cent huur te betalen, aangezien de schuld werd beschouwd als een concurrente vordering met een lage prioriteit.<\/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\/nl\/diensten\/ondernemingsrecht\/geschillen-inzake-onroerend-goed\/zakelijke-gebruikers\/\">commercieel<\/a> landlord and tenant relations:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>- Dagelijkse opbouw: Huur wordt nu behandeld als dagelijks op te bouwen voor de specifieke periode dat een beheerder het pand daadwerkelijk gebruikt.<\/li>\n\n\n\n<li>Onkostenstatus: Alle huur tijdens deze gebruiksperiode wordt verheven tot \u201cadministratiekosten\u201d. Dit is een status met hoge prioriteit, wat betekent dat de verhuurder moet worden betaald v\u00f3\u00f3r de eigen kosten van de beheerder en v\u00f3\u00f3r betalingen aan houders van vlottende lasten.<\/li>\n\n\n\n<li>Het einde van tactisch timen: Beheerders kunnen hun afspraak niet langer timen om een huurvrij kwartaal te \u201cstelen\u201d. Als ze de winkel, het kantoor of het magazijn gebruiken om voorraden te verkopen of het bedrijf te verhandelen, moeten ze pro rata voor dat voorrecht betalen.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">2. Gebruik\u201c defini\u00ebren: Wanneer \u201dgebruikt\u2018 de beheerder het eigendom?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Een belangrijk twistpunt in insolventiezaken van commerci\u00eble verhuurders en huurders kan soms ontstaan rond de vraag wat precies \u201cgebruik\u201d is door een curator. Dit bepaalt of huur een prioritaire uitgave is of een potentieel waardeloze ongedekte schuld.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Omdat het Lundy Granite-beginsel dicteert dat huur alleen een uitgave is als het onroerend goed wordt gebruikt ten behoeve van de overheid, hebben de rechtbanken dunne lijnen moeten trekken die hieronder in grote lijnen worden samengevat:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Actieve handel: Als de beheerder de deuren openhoudt, personeel in dienst heeft en producten verkoopt, wordt dit waarschijnlijk beschouwd als onbetwistbaar \u201cgebruik\u201d. De huur moet volledig worden betaald voor elke dag dat de kassa rinkelt.<\/li>\n\n\n\n<li>Opslag van activa: Zelfs als het bedrijf \u201cgesloten\u201d is voor het publiek, is het gebruik van het pand voor de opslag van installaties, machines of onverkochte voorraad een voordeel voor de schuldeisers. Door de voorraad niet naar een commerci\u00eble opslagplaats te verhuizen, bespaart de beheerder de boedel geld op kosten van de verhuurder. Daarom zal dit waarschijnlijk neerkomen op \u201cgebruik\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\/nl\/inzichten\/schending-van-een-commerciele-huurovereenkomst-verhuurders-pas-op-voor-het-afstand-doen-van-het-recht-op-verbeurdverklaring\/\">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 marketing the lease as a valuable asset of the company, the landlord can argue that this &#8220;retention for sale&#8221; is a form of beneficial use.<\/li>\n\n\n\n<li>Environmental or <a href=\"https:\/\/rfblegal.co.uk\/nl\/diensten\/persoonlijk-recht\/regelgevend-recht\/\">Regelgeving<\/a> Necessity: If the administrator must remain in possession to comply with insurance requirements 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. Het moratorium opheffen: De controle terugkrijgen<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Wanneer een commerci\u00eble huurder onder bewind wordt gesteld, treedt automatisch een \u201cwettelijk moratorium\u201d in werking. Dit is een wettelijk \u201ckrachtveld\u201d dat verhuurders verhindert om standaard executiemaatregelen te nemen, zoals verbeurdverklaring (het vervangen van de sloten) of invordering van commerci\u00eble huurachterstanden (Commercial Rent Arrears Recovery, CRAR).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Om dit te doorbreken, moet een verhuurder een verzoek indienen bij de rechtbank om het moratorium te mogen opheffen. Dit is een juridische manoeuvre waarbij veel op het spel staat en waarbij de rechtbank een \u201cafweging\u201d maakt tussen de behoeften van het failliete bedrijf en de rechten van de eigenaar van het pand. De rechtbank kijkt meestal naar<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Het doel van bewindvoering: Als de bewindvoerder kan bewijzen dat het buitenhouden van de verhuurder essentieel is voor het redden van banen of het verkopen van het bedrijf als going concern, kan de rechtbank het uitstel van betaling handhaven.<\/li>\n\n\n\n<li>Verlies voor de verhuurder: Als de verhuurder kan aantonen dat het moratorium \u201conevenredig verlies\u201d veroorzaakt - bijvoorbeeld als hij een nieuwe huurder heeft die een huurovereenkomst wil tekenen tegen een hogere huurprijs - dan is de kans groter dat de rechtbank toestemming geeft om het moratorium op te heffen.<\/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\/nl\/inzichten\/kan-een-testament-mijn-eerdere-overeenkomsten-annuleren\/\">zal<\/a> be more likley to lift the moratorium. The law does not allow an administrator to use a landlord\u2019s property for free while building up a pot of cash for other creditors.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">4. Strategische realiteit voor verhuurders<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Voor het omgaan met deze nicheaspecten van insolventie is onmiddellijke actie vereist. Een verhuurder kan het zich niet veroorloven om te wachten tot het volgende kwartaal. Hij moet onmiddellijk een \u201cgebruikstoelating\u201d eisen van de curator en, als betaling uitblijft, snel actie ondernemen om de surseance van betaling op te heffen. Door de wisselwerking tussen de insolventiewet en het precedent van Game Station te begrijpen, kunnen verhuurders een \u201coninbare vordering\u201d omzetten in een prioritaire betaling.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Commerci\u00eble verhuurders - Contact<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, Senior Litigation Partner bij Ronald Fletcher Baker LLP, heeft uitgebreide ervaring met het behandelen van zaken die betrekking hebben op commerci\u00eble huurders die de voorwaarden van hun huurovereenkomst hebben geschonden. Voor vragen over dit onderwerp kunt u contact opnemen met David Burns via e-mail op D.Burns@rfblegal.co.uk of telefonisch op 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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