{"id":5355,"date":"2024-08-06T10:10:10","date_gmt":"2024-08-06T10:10:10","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=5355"},"modified":"2025-11-14T14:38:52","modified_gmt":"2025-11-14T14:38:52","slug":"o-que-fazer-se-o-seu-inquilino-comercial-estiver-a-violar-o-contrato-de-arrendamento","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/o-que-fazer-se-o-seu-inquilino-comercial-estiver-a-violar-o-contrato-de-arrendamento\/","title":{"rendered":"O que fazer se o seu inquilino comercial estiver a violar o contrato de arrendamento"},"content":{"rendered":"<p><em>Note: This article examines the remedies available to landlords when a commercial tenant breaches a lease. It does not cover remedies for non-payment of rent, as this is detailed in the article<\/em> <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/o-que-fazer-se-o-seu-inquilino-comercial-nao-estiver-a-pagar-a-renda\/\">&#8220;What to Do If Your Commercial Tenant Is Not Paying Rent&#8221;<\/a><em>.<\/em>&nbsp;<\/p>\n\n\n\n<p>Quando um inquilino viola os termos do seu contrato de arrendamento comercial, o senhorio disp\u00f5e de v\u00e1rias medidas poss\u00edveis, dependendo da natureza da viola\u00e7\u00e3o, dos termos do contrato e dos objetivos finais do senhorio, incluindo:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Confisco&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Medidas que pode tomar em caso de incumprimento das cl\u00e1usulas de repara\u00e7\u00e3o&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Decis\u00e3o judicial \/ Execu\u00e7\u00e3o coerciva&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Danos&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Injun\u00e7\u00f5es&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Confisco<\/strong>&nbsp;<\/h2>\n\n\n\n<p>A rescis\u00e3o, ou reintegra\u00e7\u00e3o de posse, \u00e9 o direito do senhorio de rescindir o contrato de arrendamento quando o inquilino viola qualquer uma das cl\u00e1usulas do contrato ou na ocorr\u00eancia de determinados eventos especificados no contrato, tais como a insolv\u00eancia.&nbsp;<\/p>\n\n\n\n<p>O senhorio de um im\u00f3vel comercial deve ponderar se a recupera\u00e7\u00e3o do im\u00f3vel \u00e9 do seu interesse comercial. Se o senhorio considerar que \u00e9 poss\u00edvel celebrar um novo contrato de arrendamento em condi\u00e7\u00f5es semelhantes ou mais vantajosas, poder\u00e1 optar por recuperar o im\u00f3vel. No entanto, se for prov\u00e1vel que o im\u00f3vel permane\u00e7a vago durante algum tempo, ou se o mercado j\u00e1 n\u00e3o permitir condi\u00e7\u00f5es de arrendamento semelhantes, o senhorio poder\u00e1 preferir manter o contrato de arrendamento em vigor e procurar solu\u00e7\u00f5es alternativas que possam compensar a viola\u00e7\u00e3o e garantir o cumprimento futuro das obriga\u00e7\u00f5es do arrendat\u00e1rio.&nbsp;<\/p>\n\n\n\n<p>Existem v\u00e1rias limita\u00e7\u00f5es ao direito do senhorio de rescindir o contrato, pelo que \u00e9 importante procurar aconselhamento jur\u00eddico antes de tomar quaisquer medidas para recuperar a posse do im\u00f3vel. Se a rescis\u00e3o for efetuada de forma incorreta, tal constituiria uma rescis\u00e3o ilegal e o senhorio poderia ser alvo de um pedido de indemniza\u00e7\u00e3o por parte do inquilino.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Quando se considera a rescis\u00e3o do contrato de arrendamento e o direito de rescis\u00e3o tiver surgido nos termos do contrato, o senhorio deve assegurar-se de que n\u00e3o toma qualquer medida que implique a ren\u00fancia a esse direito.&nbsp;<\/p>\n\n\n\n<p>A ren\u00fancia ao direito de rescis\u00e3o ocorre quando o senhorio, tendo conhecimento da viola\u00e7\u00e3o por parte do inquilino, realiza um ato inequ\u00edvoco que reconhece a continuidade do contrato de arrendamento e comunica esse ato ao inquilino.&nbsp;<\/p>\n\n\n\n<p>Para proteger o seu direito de rescis\u00e3o, os senhorios costumam interromper toda a comunica\u00e7\u00e3o com o inquilino e suspender o pagamento da renda, a fim de evitar qualquer alega\u00e7\u00e3o de que esse direito tenha sido renunciado. Exigir ou aceitar o pagamento da renda, por exemplo, implicaria a ren\u00fancia a esse direito.&nbsp;<\/p>\n\n\n\n<p>A maioria dos contratos de arrendamento comerciais modernos imp\u00f5e aos arrendat\u00e1rios obriga\u00e7\u00f5es relativas \u00e0 utiliza\u00e7\u00e3o das instala\u00e7\u00f5es, seguros, repara\u00e7\u00f5es, altera\u00e7\u00f5es, renda, outros montantes devidos, direito de cess\u00e3o ou subarrendamento, insolv\u00eancia, planeamento, utiliza\u00e7\u00e3o ilegal ou imoral e cumprimento da legisla\u00e7\u00e3o em mat\u00e9ria de licenciamento.&nbsp;<\/p>\n\n\n\n<p>Entre os exemplos de \u201cincumprimentos definitivos\u201d contam-se o n\u00e3o pagamento da renda, o incumprimento da obriga\u00e7\u00e3o de reparar o im\u00f3vel, o incumprimento das disposi\u00e7\u00f5es relativas \u00e0 aliena\u00e7\u00e3o e situa\u00e7\u00f5es de insolv\u00eancia. Exemplos de viola\u00e7\u00f5es cont\u00ednuas incluem viola\u00e7\u00f5es da cl\u00e1usula de manter o im\u00f3vel em bom estado de conserva\u00e7\u00e3o, viola\u00e7\u00f5es de uma cl\u00e1usula de utiliza\u00e7\u00e3o e viola\u00e7\u00f5es de uma cl\u00e1usula de seguro. Se o senhorio renunciar ao direito de rescis\u00e3o por uma viola\u00e7\u00e3o \u2018definitiva\u2019, perde o direito de rescindir o contrato de arrendamento por essa viola\u00e7\u00e3o. Se o senhorio renunciar ao direito de rescis\u00e3o por uma \u2018viola\u00e7\u00e3o cont\u00ednua\u2019, a viola\u00e7\u00e3o renasce a cada dia, permitindo ao senhorio rescindir o contrato mesmo ap\u00f3s ter renunciado anteriormente a esse direito.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Notifica\u00e7\u00e3o nos termos do artigo 146.\u00ba<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Se o inquilino violar uma cl\u00e1usula do contrato de arrendamento, com exce\u00e7\u00e3o do incumprimento do pagamento da renda, o senhorio deve determinar se a viola\u00e7\u00e3o \u00e9 pass\u00edvel de repara\u00e7\u00e3o antes de notificar o inquilino nos termos do artigo 146.\u00ba da <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/Geo5\/15-16\/20\/contents\">Lei sobre o Direito de Propriedade de 1925<\/a> (Aviso nos termos do artigo 146.\u00ba).&nbsp;<\/p>\n\n\n\n<p>Se a viola\u00e7\u00e3o for pass\u00edvel de corre\u00e7\u00e3o, a Notifica\u00e7\u00e3o ao abrigo da Sec\u00e7\u00e3o 146 deve exigir que o inquilino corrija a viola\u00e7\u00e3o num prazo razo\u00e1vel. Se n\u00e3o for concedido ao inquilino um prazo razo\u00e1vel para sanar a viola\u00e7\u00e3o e o senhorio tomar medidas para rescindir o contrato de arrendamento, tal provavelmente invalidar\u00e1 a notifica\u00e7\u00e3o ao abrigo da Sec\u00e7\u00e3o 146 e poder\u00e1 expor o senhorio a uma a\u00e7\u00e3o por rescis\u00e3o ilegal\/abusiva.&nbsp;<\/p>\n\n\n\n<p>No caso de incumprimentos relacionados com o n\u00e3o pagamento da renda, n\u00e3o \u00e9 necess\u00e1rio notificar o inquilino nos termos do artigo 146.\u00ba antes da perda do direito \u00e0 posse. Para mais informa\u00e7\u00f5es sobre as vias de recurso ao dispor do senhorio comercial quando o inquilino n\u00e3o paga a renda, consulte o nosso artigo <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/o-que-fazer-se-o-seu-inquilino-comercial-nao-estiver-a-pagar-a-renda\/\">&#8220;What to Do If Your Commercial Tenant Is Not Paying Rent&#8221;<\/a>.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Additional Requirements for Breach of a Covenant to Repair<\/strong>&nbsp;<\/h3>\n\n\n\n<p>Section 1 of the <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/Geo6\/1-2\/34\/contents\">Leasehold Property (Repairs) Act 1938 (LPRA 1938)<\/a> limits the landlord\u2019s ability to forfeit the lease where the LPRA 1938 applies. The LPRA 1938 applies if the lease was granted for a term of at least seven years and has at least three years left to run. The landlord\u2019s Section 146 notice must refer to the tenant\u2019s rights under the LPRA 1938. If the tenant claims the benefit of the LPRA 1938, the landlord cannot take steps to forfeit the lease or claim damages for breach of the repair covenant without the consent of the court.&nbsp;<\/p>\n\n\n\n<p>Where the tenant is in breach of their repair covenants, the landlord can attach a schedule of dilapidations to the Section 146 notice, outlining the breaches.&nbsp;<\/p>\n\n\n\n<p>In some instances, a landlord may decide to serve a Section 146 Notice on a tenant who is in breach of the lease, even if the landlord does not necessarily intend to proceed to forfeit the lease, as the notice may prompt the tenant to remedy the breaches.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Post forfeiture<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Where the landlord has forfeited the commercial lease, there are further considerations for the landlord:&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Relief from Forfeiture<\/strong>\u00a0<\/h3>\n\n\n\n<p>The tenant or other parties (such as an undertenant or mortgagee) may apply for relief from forfeiture. If the landlord wishes to grant a new lease over the property to a third party, they will want to know as soon as possible if the tenant (or any other party) intends to make such an application. The landlord will want to avoid having a vacant property while awaiting a tenant or other party&#8217;s application for relief from forfeiture.&nbsp;<\/p>\n\n\n\n<p>The landlord may decide to notify those who have a right to apply for relief, indicating that a new lease will be granted and requesting that they apply for relief immediately if they intend to do so.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Tenants&#8217; Fixtures and Fittings Left at the Property<\/strong>\u00a0<\/h3>\n\n\n\n<p>Regarding tenant fixtures, the general position is that, in the absence of special provisions in the lease, where the lease is forfeited by peaceable re-entry, the tenant\u2019s right to remove any fixtures is lost.&nbsp;<\/p>\n\n\n\n<p>For chattels, the landlord will likely have to become an involuntary bailee and should give the third party the opportunity to collect them by serving notice on him under the Torts (Interference with Goods) Act 1977.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Removal of Entries on the Land Registry Title<\/strong>\u00a0<\/h3>\n\n\n\n<p>If the lease is registered at the Land Registry, the landlord may need to take steps to close the leasehold title and remove any associated entries relating to the lease from superior titles.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Liability for Business Rates after Forfeiture<\/strong>\u00a0<\/h3>\n\n\n\n<p>Where a landlord forfeits the lease, the landlord will once more become responsible for paying rates (subject to any reliefs that may be available), as the person entitled to possession.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Self-help for Breach of Repair Covenants<\/strong>&nbsp;<\/h3>\n\n\n\n<p>There are statutory limitations on the amount of damages a landlord can recover for the breach of the tenant\u2019s repair covenants during the term of a commercial lease. In some instances, landlords may enter the property and carry out the works themselves if the lease provides for this (known as a \u201cJervis v Harris\u201d clause).&nbsp;<\/p>\n\n\n\n<p>This can be a useful tool for landlords, as they are entitled to recover the cost of the works from the tenant as a debt, not as damages. However, the landlord must carefully consider the extent of the breach and the works it carries out. If the works carried out by the landlord go beyond the specific disrepair related to the breach, the landlord could be liable for trespass, having had no right to enter the property for those works.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Court Declaration \/ Specific Performance<\/strong>&nbsp;<\/h3>\n\n\n\n<p>If there is a dispute over whether the tenant is in breach of the lease, what action is required, or what the landlord can do by way of self-help, the landlord could consider asking the court for a declaration. This could also be combined with a court application for specific performance, requesting that the tenant comply with its covenants, or a damages claim to compensate the landlord for the tenant\u2019s breaches.&nbsp;<\/p>\n\n\n\n<p>Specific performance is an equitable remedy which the court may grant if damages are not an adequate remedy. It will only be available if the obligation to be enforced is sufficiently precise to be capable of specific performance. Generally, specific performance will not be ordered if the contract requires performance or constant supervision over a period of time and the obligations in the contract are not clearly defined.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Danos<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Another potential remedy for a landlord where a tenant has breached the lease is to bring a claim for damages. The starting point is that the landlord is entitled to be put back into the position they would have been in if the tenant had complied with its obligations. To get compensation for loss suffered due to the tenant\u2019s breach, the landlord must prove their loss and establish that it was caused by the tenant\u2019s breach. If the link between the breach and the loss is too remote, the claim will likely fail.&nbsp;<\/p>\n\n\n\n<p>Pursuing a damages claim can be expensive and protracted, and depending on the nature of the tenant\u2019s breach and other circumstances, damages alone may not be an adequate remedy.&nbsp;<\/p>\n\n\n\n<p>The landlord may still be able to recover damages from a tenant for breach of covenant, even if the landlord has already waived the right to forfeit for that breach.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Injun\u00e7\u00f5es<\/strong>&nbsp;<\/h2>\n\n\n\n<p>An injunction is a court order requiring a party to take (mandatory) or refrain from taking (prohibitory) certain actions. In the case of a breach of covenant, the order may require the tenant to refrain from a specific action (such as ceasing sub-letting) or to take some positive steps to comply with the terms of lease or transfer (such as undertaking repairs). As with specific performance, injunctive relief is grounded in equity and will be granted or refused based on fairness.&nbsp;<\/p>\n\n\n\n<p>In appropriate cases, where an urgent remedy is required, for example to cease unauthorised works, the landlord may apply for an interim injunction in the first instance, to be followed by a final injunction at a later stage.&nbsp;<\/p>\n\n\n\n<p>The first stage is an \u2018interim\u2019 injunction, a temporary measure designed to last a defined period, usually until the final hearing. The order is made with limited scrutiny of the paperwork and evidence, given the urgent nature of the application, and the threshold for making the order is lower. The court must consider whether there is a serious issue to be tried, whether damages would be an adequate remedy, and where the balance of convenience lies (e.g., the inconvenience if the injunction is granted compared to the inconvenience if it is not).&nbsp;<\/p>\n\n\n\n<p>Usually, the party applying for an injunction gives a cross-undertaking in damages, by which they agree to pay damages to the other party if the other party suffers loss as a result of the interim injunction being granted, should it transpire at the final hearing that the interim order should not have been made. Final injunctions are then granted following the final hearing and are generally designed to last indefinitely.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Commercial Landlord Solicitors \u2013 Contact Us<\/strong>&nbsp;<\/h2>\n\n\n\n<p><a href=\"https:\/\/rfblegal.co.uk\/pt\/pessoas\/david-burns\/\">David Burns<\/a>, s\u00f3cio s\u00e9nior da \u00e1rea de contencioso da Ronald Fletcher Baker LLP, possui uma vasta experi\u00eancia no tratamento de quest\u00f5es relacionadas com inquilinos comerciais que violaram os termos do seu contrato de arrendamento. Para quaisquer quest\u00f5es sobre este tema, contacte David Burns por e-mail atrav\u00e9s do endere\u00e7o <a href=\"mailto:D.Burns@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">D.Burns@rfblegal.co.uk<\/a> ou por telefone <a href=\"tel:07762318409\">07762318409<\/a>.&nbsp;<\/p>","protected":false},"author":5,"featured_media":5356,"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":[62,63],"tags":[81],"class_list":["post-5355","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-commercial-litigation","category-commercial-property","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.2 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>What to Do if Your Commercial Tenant Is in Breach of the Lease - RFB Legal<\/title>\n<meta name=\"description\" content=\"Landlord options for commercial tenant lease breaches: forfeiture, repairs, court actions, damages, injunctions. 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