{"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 <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/deniz-oguzkanli-wordt-senior-partner-bij-rfb\/\">takes<\/a> all&#8221; scenario based purely on the calendar. For decades, the <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/onlyfans-en-contracten-het-belang-van-timing\/\">timing<\/a> 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 <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/het-voorkeursrecht-belangrijke-inzichten-voor-verhuurders-en-huurders\/\">right<\/a> to be <a href=\"https:\/\/rfblegal.co.uk\/nl\/kennisbasis\/gids-voor-huiseigenaren-wat-te-doen-als-huurder-huur-niet-betaalt-in-het-verenigd-koninkrijk\/\">paid<\/a> 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 <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/overwinning-arbeidsrechtbank\/\">Beroep<\/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\/nl\/inzichten\/pride-month-bij-rfb-hoe-we-vieren-wat-het-voor-ons-betekent-en-waarom-vertegenwoordiging-in-de-juridische-sector-cruciaal-is\/\">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\">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\">In het Game Station-arrest van 2014 werd deze \u201chuurval\u201d ontmanteld. Het Hof van Beroep stelde drie revolutionaire pijlers vast voor commerci\u00eble relaties tussen verhuurder en huurder:<\/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\/nl\/categorie\/geschillen-over-onroerend-goed\/\">eigendom<\/a>.<\/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>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\/nl\/inzichten\/vragen-en-antwoorden-over-zakelijke-contracten\/\">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. 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>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\/nl\/inzichten\/the-renters-rights-act-2025-what-every-landlord-needs-to-know\/\">every<\/a> day the till is ringing.<\/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 <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/meme-marketing-social-media-managers-pas-op-voor-juridische-valkuilen\/\">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\/nl\/kennisbasis\/wat-is-een-vruchtgebruik-in-eigendom\/\">beneficial<\/a> 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 <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/visa-uk-2024-minimumsalaris-en-inkomensvereisten\/\">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. Het moratorium opheffen: De controle terugkrijgen<\/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\/nl\/rfbzakelijkheidsvoorwaarden0625\/\">standard<\/a> <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/overbruggingskrediet-geschillen-hoe-om-te-gaan-met-wanbetalingen-handhaving-en-oneerlijke-voorwaarden\/\">enforcement<\/a> actions, such as <a href=\"https:\/\/rfblegal.co.uk\/nl\/kennisbasis\/wanneer-wordt-een-huurder-vrijgesteld-van-verbeurdverklaring-wegens-een-opzettelijke-schending\/\">verbeurdverklaring<\/a> (changing the locks) or Commercial <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/wat-moet-u-doen-als-uw-commerciele-huurder-geen-huur-betaalt\/\">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\/nl\/inzichten\/ronald-fletcher-baker-llp-selborne-chambers-krijgt-toestemming-voor-beroep-in-verzekeringspremiezaak\/\">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\/nl\/inzichten\/op-de-hoogte-blijven-van-de-laatste-juridische-ontwikkelingen-voor-verhuurders-en-beheerders\/\">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>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 <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/verweermiddelen-tegen-laster-een-snelle-gids-voor-de-bescherming-van-de-vrijheid-van-meningsuiting-en-reputatie\/\">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. Strategische realiteit voor verhuurders<\/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\/nl\/inzichten\/begrip-overbruggingskrediet-een-vangnet-voor-leners-in-nood\/\">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\">Commerci\u00eble verhuurders - Contact<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, <a href=\"https:\/\/rfblegal.co.uk\/nl\/tag\/senior-partner\/\">Senior<\/a> <a href=\"https:\/\/rfblegal.co.uk\/nl\/tag\/litigation-team-br\/\">Geschillen<\/a> Partner at Ronald Fletcher Baker LLP, has extensive experience <a href=\"https:\/\/rfblegal.co.uk\/nl\/kennisbasis\/wat-zijn-de-wettelijke-verplichtingen-van-verhuurders-als-het-gaat-om-het-omgaan-met-vocht-en-schimmel\/\">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\/nl\/contact-met-ons-opnemen\/\">contact<\/a> David Burns <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/uk-sponsor-licentie-aanvragen-begeleiding-via-geschoolde-arbeider-visum-route\/\">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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