{"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":"a-era-do-pagar-a-medida-que-se-utiliza-como-lidar-com-os-atrasos-no-pagamento-de-rendas-comerciais-em-caso-de-insolvencia-do-inquilino","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/a-era-do-pagar-a-medida-que-se-utiliza-como-lidar-com-os-atrasos-no-pagamento-de-rendas-comerciais-em-caso-de-insolvencia-do-inquilino\/","title":{"rendered":"A era do \u2018pagamento \u00e0 medida que se utiliza\u2019: como lidar com os atrasos no pagamento de rendas comerciais em caso de insolv\u00eancia do inquilino"},"content":{"rendered":"<p class=\"wp-block-paragraph\">In the traditional landscape of <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/um-guia-para-os-senhorios-comerciais-a-aceitacao-da-renda-por-um-agente-equivale-a-uma-renuncia-ao-direito-de-confisco\/\">commercial landlord<\/a> and tenant law, a tenant entering administration once triggered a &#8220;winner <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/deniz-oguzkanli-takes-over-as-senior-partner-at-rfb\/\">takes<\/a> all&#8221; scenario based purely on the calendar. For decades, the <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/onlyfans-e-contratos-a-importancia-do-timing\/\">timing<\/a> of an <a href=\"https:\/\/rfblegal.co.uk\/pt\/servicos\/direito-comercial\/contencioso-comercial\/insolvencia\/\">insolv\u00eancia<\/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\/pt\/percepcoes\/o-direito-de-primeira-recusa-principais-informacoes-para-senhorios-e-inquilinos\/\">right<\/a> to be <a href=\"https:\/\/rfblegal.co.uk\/pt\/base-de-conhecimentos\/guia-para-senhorios-de-imoveis-residenciais-o-que-fazer-se-o-inquilino-nao-pagar-a-renda-no-reino-unido\/\">paid<\/a> for the use of their asset.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. O caso que marcou uma viragem em 2014: Jervis contra 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\/pt\/servicos\/direito-comercial\/contencioso-comercial\/litigios-relativos-a-imoveis-comerciais\/\">im\u00f3veis comerciais<\/a> law came from the 2014 Court of <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/vitoria-no-tribunal-de-recurso-em-materia-de-emprego\/\">Recurso<\/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\/pt\/percepcoes\/mes-do-orgulho-na-rfb-como-estamos-a-celebrar-o-que-significa-para-nos-e-porque-e-que-a-representacao-na-industria-juridica-e-crucial\/\">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\">Ao abrigo dessas regras antigas, se um inquilino entrasse em processo de administra\u00e7\u00e3o judicial apenas um dia ap\u00f3s o dia de vencimento do trimestre (quando a renda era devida antecipadamente), os tr\u00eas meses completos de renda eram classificados como uma d\u00edvida \u201cpr\u00e9-administra\u00e7\u00e3o\u201d. Isto significava que o administrador podia, legalmente, exercer a sua atividade nas instala\u00e7\u00f5es durante o resto do trimestre sem pagar um \u00fanico c\u00eantimo de renda, uma vez que a d\u00edvida era considerada um cr\u00e9dito sem garantia de baixa prioridade.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A decis\u00e3o do caso \u201cGame Station\u201d de 2014 p\u00f4s fim a esta \u00abarmadilha do aluguer\u00bb. O Tribunal de Recurso estabeleceu tr\u00eas pilares revolucion\u00e1rios para as rela\u00e7\u00f5es entre senhorios e inquilinos no \u00e2mbito comercial:<\/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\/pt\/categoria\/litigios-imobiliarios\/\">propriedade<\/a>.<\/li>\n\n\n\n<li>Estatuto da despesa: Qualquer renda incorrida durante este per\u00edodo de utiliza\u00e7\u00e3o \u00e9 classificada como \u201cdespesa administrativa\u201d. Trata-se de um estatuto de alta prioridade, o que significa que o senhorio deve ser pago antes dos honor\u00e1rios do pr\u00f3prio administrador e antes dos pagamentos aos titulares de garantias flutuantes.<\/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\/pt\/percepcoes\/contratos-comerciais-qa\/\">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. Defini\u00e7\u00e3o de \u201cUtiliza\u00e7\u00e3o\u201d: Quando \u00e9 que o administrador est\u00e1 a \u2018utilizar\u2019 o im\u00f3vel?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Um ponto cr\u00edtico de controv\u00e9rsia nos processos de insolv\u00eancia que envolvem senhorios e inquilinos comerciais pode, por vezes, surgir em torno da quest\u00e3o de definir exatamente o que constitui \u201cuso\u201d por parte de um administrador. Isto determina se a renda \u00e9 uma despesa priorit\u00e1ria ou uma d\u00edvida n\u00e3o garantida potencialmente sem valor.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Uma vez que o princ\u00edpio do caso Lundy Granite estabelece que a renda s\u00f3 constitui uma despesa se o im\u00f3vel for utilizado em benef\u00edcio da administra\u00e7\u00e3o, os tribunais tiveram de estabelecer distin\u00e7\u00f5es subtis, que se resumem, em linhas gerais, da seguinte forma:<\/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\/pt\/percepcoes\/the-renters-rights-act-2025-what-every-landlord-needs-to-know\/\">every<\/a> day the till is ringing.<\/li>\n\n\n\n<li>Armazenamento de ativos: Mesmo que a empresa esteja \u201cfechada\u201d ao p\u00fablico, a utiliza\u00e7\u00e3o das instala\u00e7\u00f5es para armazenar equipamentos, maquinaria ou stock n\u00e3o vendido constitui um benef\u00edcio para os credores. Ao n\u00e3o transferir o stock para um armaz\u00e9m comercial, o administrador est\u00e1 a poupar dinheiro \u00e0 massa falida \u00e0 custa do senhorio. Por conseguinte, \u00e9 prov\u00e1vel que tal constitua uma forma de \u201cutiliza\u00e7\u00e3o\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\/pt\/percepcoes\/incumprimento-de-um-contrato-de-arrendamento-comercial-os-senhorios-devem-ter-cuidado-com-a-renuncia-ao-direito-de-confisco\/\">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\/pt\/percepcoes\/meme-marketing-gestores-de-redes-sociais-cuidado-com-as-armadilhas-legais\/\">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\/pt\/base-de-conhecimentos\/o-que-e-um-interesse-efetivo-na-propriedade\/\">beneficial<\/a> use.<\/li>\n\n\n\n<li>Environmental or <a href=\"https:\/\/rfblegal.co.uk\/pt\/servicos\/direito-pessoal\/direito-regulamentar\/\">Regulamentar<\/a> Necessity: If the administrator must remain in possession to comply with insurance <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/uk-visas-2024-the-minimum-salary-and-income-requirements\/\">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. Levantamento da morat\u00f3ria: recuperar o controlo<\/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\/pt\/rfbtermosdecontrato0625\/\">standard<\/a> <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/litigios-relativos-a-emprestimos-intercalares-como-gerir-os-incumprimentos-execucao-e-clausulas-abusivas\/\">enforcement<\/a> actions, such as <a href=\"https:\/\/rfblegal.co.uk\/pt\/base-de-conhecimentos\/quando-e-que-um-inquilino-podera-beneficiar-de-uma-isencao-de-perda-de-direito-por-incumprimento-deliberado\/\">confisco<\/a> (changing the locks) or Commercial <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/o-que-fazer-se-o-seu-inquilino-comercial-nao-estiver-a-pagar-a-renda\/\">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\/pt\/percepcoes\/a-ronald-fletcher-baker-llp-e-a-selborne-chambers-obtem-autorizacao-para-recorrer-num-processo-relativo-a-premios-de-seguro\/\">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\/pt\/percepcoes\/a-par-da-lei-ultimos-desenvolvimentos-juridicos-para-senhorios-e-agentes-de-gestao\/\">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>Preju\u00edzo para o senhorio: Se o senhorio conseguir demonstrar que a morat\u00f3ria est\u00e1 a causar um \u201cpreju\u00edzo desproporcionado\u201d \u2014 por exemplo, se tiver um novo inquilino pronto a assinar um contrato de arrendamento com uma renda mais elevada \u2014, \u00e9 mais prov\u00e1vel que o tribunal conceda autoriza\u00e7\u00e3o para rescindir o contrato.<\/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\/pt\/percepcoes\/can-a-will-cancel-my-previous-agreements\/\">vontade<\/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\/pt\/percepcoes\/defesas-contra-a-difamacao-um-guia-rapido-para-proteger-a-liberdade-de-expressao-e-a-reputacao\/\">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. A realidade estrat\u00e9gica para os senhorios<\/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\/pt\/percepcoes\/compreender-os-emprestimos-intercalares-uma-rede-de-seguranca-para-os-mutuarios-em-dificuldades\/\">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\">Advogados especializados em arrendamento comercial \u2013 Contacte-nos<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, <a href=\"https:\/\/rfblegal.co.uk\/pt\/etiqueta\/senior-partner\/\">Senior<\/a> <a href=\"https:\/\/rfblegal.co.uk\/pt\/etiqueta\/litigation-team-br\/\">Contencioso<\/a> Partner at Ronald Fletcher Baker LLP, has extensive experience <a href=\"https:\/\/rfblegal.co.uk\/pt\/base-de-conhecimentos\/quais-sao-as-obrigacoes-legais-dos-senhorios-quando-se-trata-de-lidar-com-a-humidade-e-o-bolor\/\">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\/pt\/contactar-nos\/\">contact<\/a> David Burns <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/uk-sponsor-licence-applications-guidance-via-skilled-worker-visa-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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