{"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":"2026-09-22T12:35:42","modified_gmt":"2026-09-22T12:35:42","slug":"kullandikca-ode-donemi-kiracinin-iflasi-durumunda-ticari-kira-borclarinin-yonetimi","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/tr\/icgoruler\/kullandikca-ode-donemi-kiracinin-iflasi-durumunda-ticari-kira-borclarinin-yonetimi\/","title":{"rendered":"\u2018Gitti\u011fin Kadar \u00d6de\u2019 D\u00f6nemi: Kirac\u0131 \u0130flas\u0131nda Ticari Kira Gecikmelerinde Yol Almak"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Ticari kira hukuku alan\u0131ndaki geleneksel yap\u0131da, bir kirac\u0131n\u0131n iflas idaresine girmesi, eskiden tamamen takvime dayal\u0131 bir \u201ckazanan her \u015feyi al\u0131r\u201d senaryosunu tetikliyordu. On y\u0131llar boyunca, iflas idaresi atamas\u0131n\u0131n \u201c\u00c7eyrek G\u00fcn\u00fc\u201dne g\u00f6re zamanlamas\u0131, ev sahibinin \u00f6demenin tamam\u0131n\u0131 m\u0131 yoksa hi\u00e7bir \u015fey almayaca\u011f\u0131n\u0131 m\u0131 belirliyordu. Ancak, modern i\u00e7tihat hukuku ve 1986 \u0130flas Kanunu, bu durumu, ev sahibinin varl\u0131\u011f\u0131n\u0131n kullan\u0131m\u0131 kar\u015f\u0131l\u0131\u011f\u0131nda \u00f6deme alma hakk\u0131n\u0131 koruyan, daha adil bir \u201ckullan\u0131m ba\u015f\u0131na \u00f6deme\u201d modeline do\u011fru kayd\u0131rm\u0131\u015ft\u0131r.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. 2014\u201c\u00fcn \u201dOyunun Kurallar\u0131n\u0131 De\u011fi\u015ftiren Davas\u0131\u201d: Jervis v Pillar Denton Ltd<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Modern ticari gayrimenkul hukukundaki en \u00f6nemli de\u011fi\u015fim, genel olarak \u201cGame Station davas\u0131\u201d olarak bilinen Jervis v Pillar Denton Ltd davas\u0131nda Temyiz Mahkemesi\u2019nin 2014 y\u0131l\u0131nda verdi\u011fi kararla ger\u00e7ekle\u015fti. Bu d\u00f6n\u00fcm noktas\u0131 niteli\u011findeki karar \u00f6ncesinde, sekt\u00f6r Goldacre ve Luminar davalar\u0131ndaki \u201cya hep ya hi\u00e7\u201d ilkeleri \u00e7er\u00e7evesinde i\u015fliyordu.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Eski kurallara g\u00f6re, bir kirac\u0131n\u0131n, \u00e7eyrek g\u00fcn\u00fcn (kiran\u0131n pe\u015fin olarak \u00f6denmesi gereken g\u00fcn) hemen bir g\u00fcn sonra iflas idaresine girmesi durumunda, \u00fc\u00e7 ayl\u0131k kiran\u0131n tamam\u0131 \u201ciflas \u00f6ncesi\u201d bor\u00e7 olarak s\u0131n\u0131fland\u0131r\u0131l\u0131yordu. Bu, borcun \u00f6nceli\u011fi d\u00fc\u015f\u00fck bir teminats\u0131z alacak olarak de\u011ferlendirilmesi nedeniyle, iflas idarecisinin \u00e7eyre\u011fin geri kalan s\u00fcresi boyunca kiraya tek kuru\u015f \u00f6demeden i\u015fyerinden yasal olarak faaliyet g\u00f6sterebilece\u011fi anlam\u0131na geliyordu.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">2014 tarihli Game Station karar\u0131, bu \u201ckira tuza\u011f\u0131n\u0131\u201d ortadan kald\u0131rd\u0131. Temyiz Mahkemesi, ticari kira ili\u015fkileri i\u00e7in \u00fc\u00e7 devrim niteli\u011finde temel ilke belirledi:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u00b7 G\u00fcnl\u00fck Tahakkuk: Kira, art\u0131k bir y\u00f6neticinin m\u00fclk\u00fc fiilen kulland\u0131\u011f\u0131 belirli d\u00f6nem boyunca g\u00fcnl\u00fck olarak tahakkuk eden bir tutar olarak de\u011ferlendirilmektedir.<\/li>\n\n\n\n<li>Gider Durumu: Bu kullan\u0131m s\u00fcresi boyunca ortaya \u00e7\u0131kan her t\u00fcrl\u00fc kira bedeli, \u201cidari gider\u201d stat\u00fcs\u00fcne y\u00fckseltilir. Bu, y\u00fcksek \u00f6ncelikli bir stat\u00fcd\u00fcr; yani, ev sahibine yap\u0131lacak \u00f6deme, idarecinin kendi \u00fccretlerinden ve de\u011fi\u015fken teminat sahiplerine yap\u0131lacak \u00f6demelerden \u00f6nce ger\u00e7ekle\u015ftirilmelidir.<\/li>\n\n\n\n<li>Taktiksel Zamanlaman\u0131n Sonu: Y\u00f6neticiler art\u0131k, kiras\u0131z bir \u00e7eyrek d\u00f6nem \u201ckazanmak\u201d i\u00e7in atama zamanlamas\u0131n\u0131 ayarlayamazlar. D\u00fckk\u00e2n\u0131, ofisi veya depoyu stok satmak veya i\u015fletmeyi devretmek amac\u0131yla kullan\u0131rlarsa, bu ayr\u0131cal\u0131\u011f\u0131n bedelini orant\u0131l\u0131 olarak \u00f6demek zorundad\u0131rlar.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">2. \u201cKullan\u0131m\u201d Kavram\u0131n\u0131n Tan\u0131mlanmas\u0131: Y\u00f6netici, m\u00fclk\u00fc ne zaman \u2018kullan\u0131yor\u2019?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Ticari gayrimenkul sahipleri ile kirac\u0131lar\u0131n iflas davalar\u0131nda, bazen idarecinin \u201ckullan\u0131m\u201d kavram\u0131n\u0131 tam olarak nas\u0131l tan\u0131mlayaca\u011f\u0131 konusu etraf\u0131nda \u00f6nemli bir ihtilaf noktas\u0131 ortaya \u00e7\u0131kabilir. Bu durum, kiran\u0131n \u00f6ncelikli bir gider mi, yoksa potansiyel olarak de\u011fersiz bir teminats\u0131z bor\u00e7 mu oldu\u011funu belirler.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Lundy Granite ilkesine g\u00f6re kira bedeli, ancak m\u00fclk idarenin yarar\u0131na kullan\u0131ld\u0131\u011f\u0131nda bir gider olarak kabul edildi\u011finden, mahkemeler a\u015fa\u011f\u0131da genel hatlar\u0131yla \u00f6zetlenen ince ayr\u0131mlar yapmak zorunda kalm\u0131\u015ft\u0131r:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Aktif Ticari Faaliyet: Y\u00f6netici kap\u0131lar\u0131 a\u00e7\u0131k tutar, personel istihdam eder ve \u00fcr\u00fcn satarsa, bu durum tart\u0131\u015fmas\u0131z bir \u201ckullan\u0131m\u201d olarak de\u011ferlendirilecektir. Kasa her g\u00fcn \u00e7al\u0131\u015ft\u0131\u011f\u0131 s\u00fcrece kira bedelinin tamam\u0131 \u00f6denmelidir.<\/li>\n\n\n\n<li>Varl\u0131klar\u0131n Depolanmas\u0131: \u0130\u015fletme halka \u201ckapal\u0131\u201d olsa bile, tesislerin tesisat, makine veya sat\u0131lmam\u0131\u015f stoklar\u0131 depolamak amac\u0131yla kullan\u0131lmas\u0131, alacakl\u0131lar i\u00e7in bir menfaat te\u015fkil eder. Stoklar\u0131 ticari bir depoya ta\u015f\u0131mayarak, tasfiye memuru, mal sahibinin masraflar\u0131 kar\u015f\u0131l\u0131\u011f\u0131nda tasfiye malvarl\u0131\u011f\u0131na tasarruf sa\u011flar. Dolay\u0131s\u0131yla, bu durumun \u201ckullan\u0131m\u201d olarak de\u011ferlendirilmesi muhtemeldir.\u201d<\/li>\n\n\n\n<li>\u201cBekletme Durumu\u201d: Bu, potansiyel olarak belirsiz bir aland\u0131r. Bir y\u00f6netici, kira s\u00f6zle\u015fmesinden feragat edip etmeyece\u011fine ya da \u00fc\u00e7\u00fcnc\u00fc bir tarafa sat\u0131p satmayaca\u011f\u0131na karar verirken anahtarlar\u0131 sadece elinde tutuyorsa \u2014ancak bina fiziksel olarak bo\u015fsa\u2014 bunu \u201ckullanmad\u0131\u011f\u0131n\u0131\u201d ileri s\u00fcrebilir. Ancak, kira s\u00f6zle\u015fmesini \u015firketin de\u011ferli bir varl\u0131\u011f\u0131 olarak aktif bir \u015fekilde pazarl\u0131yorsa, mal sahibi bu \u201csat\u0131\u015f amac\u0131yla elinde tutma\u201d durumunun bir t\u00fcr menfaat ama\u00e7l\u0131 kullan\u0131m oldu\u011funu ileri s\u00fcrebilir.<\/li>\n\n\n\n<li>\u00c7evresel veya Yasal Zorunluluk: E\u011fer y\u00f6netici, sigorta \u015fartlar\u0131na veya \u00e7evresel izinlere uymak i\u00e7in m\u00fclkiyetin elinde kalmas\u0131 gerekiyorsa (end\u00fcstriyel kiralamalarda yayg\u0131n bir durumdur), bu durum potansiyel olarak \u201ckullan\u0131m\u201d olarak nitelendirilebilir.\u201d<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">3. Moratoryumun Kald\u0131r\u0131lmas\u0131: Kontrol\u00fcn Yeniden Ele Al\u0131nmas\u0131<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Bir ticari kirac\u0131 iflas idaresine girdi\u011finde, otomatik olarak bir \u201cyasal moratoryum\u201d devreye girer. Bu, ev sahiplerinin m\u00fclk\u00fcn el koyma (kilitleri de\u011fi\u015ftirme) veya Ticari Kira Bor\u00e7lar\u0131n\u0131n Tahsili (CRAR) gibi standart icra i\u015flemlerini ger\u00e7ekle\u015ftirmesini engelleyen yasal bir \u201ckoruma kalkan\u0131\u201dd\u0131r.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Bu durumu a\u015fmak i\u00e7in, m\u00fclk sahibinin moratoryumun kald\u0131r\u0131lmas\u0131 i\u00e7in mahkemeye ba\u015fvurmas\u0131 gerekir. Bu, mahkemenin zor durumda olan i\u015fletmenin ihtiya\u00e7lar\u0131 ile m\u00fclk sahibinin haklar\u0131 aras\u0131nda bir \u201cdenge kurmaya\u201d \u00e7al\u0131\u015ft\u0131\u011f\u0131, sonu\u00e7lar\u0131 a\u011f\u0131r olabilecek bir hukuki manevrad\u0131r. Mahkeme genellikle \u015fu hususlar\u0131 de\u011ferlendirir:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Y\u00f6netimin Amac\u0131: E\u011fer y\u00f6netici, i\u015fyerindeki i\u015flerin korunmas\u0131 ya da \u015firketin faaliyetlerini s\u00fcrd\u00fcr\u00fcr halde sat\u0131lmas\u0131 i\u00e7in mal sahibinin uzak tutulmas\u0131n\u0131n zorunlu oldu\u011funu kan\u0131tlayabilirse, mahkeme moratoryumu s\u00fcrd\u00fcrebilir.<\/li>\n\n\n\n<li>Ev Sahibinin U\u011frad\u0131\u011f\u0131 Zarar: Ev sahibi, moratoryumun \u201corant\u0131s\u0131z bir zarara\u201d yol a\u00e7t\u0131\u011f\u0131n\u0131 kan\u0131tlayabilirse \u2014\u00f6rne\u011fin, daha y\u00fcksek kira bedeliyle kira s\u00f6zle\u015fmesi imzalamaya haz\u0131r yeni bir kirac\u0131s\u0131 varsa\u2014 mahkemenin kira s\u00f6zle\u015fmesinin feshedilmesine izin verme olas\u0131l\u0131\u011f\u0131 daha y\u00fcksektir.<\/li>\n\n\n\n<li>Masraflar\u0131n \u00d6denmemesi: En \u00f6nemlisi, bir y\u00f6netici Game Station kurallar\u0131 uyar\u0131nca mekan\u0131 kullan\u0131yor ancak \u201ckullan-\u00f6de\u201d kiras\u0131n\u0131 \u00f6demiyorsa, mahkemenin moratoryumu kald\u0131rma olas\u0131l\u0131\u011f\u0131 daha y\u00fcksek olacakt\u0131r. Yasa, bir idarecinin di\u011fer alacakl\u0131lar i\u00e7in bir nakit fonu olu\u015ftururken ev sahibinin m\u00fclk\u00fcn\u00fc \u00fccretsiz olarak kullanmas\u0131na izin vermez.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">4. Ev Sahipleri \u0130\u00e7in Stratejik Ger\u00e7eklik<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">\u0130flas\u0131n bu ni\u015f y\u00f6nlerini ele almak, acil eylem gerektirir. Bir ev sahibi, bir sonraki \u00e7eyrek g\u00fcn\u00fcn gelmesini bekleme l\u00fcks\u00fcne sahip de\u011fildir. Ev sahibi, idareciden derhal bir \u201ckullan\u0131m izni\u201d talep etmeli ve \u00f6deme yap\u0131lmazsa, moratoryumu kald\u0131rmak i\u00e7in h\u0131zl\u0131ca harekete ge\u00e7melidir. \u0130flas Kanunu ile Game Station emsali aras\u0131ndaki etkile\u015fimi anlayarak, ev sahipleri bir \u201ck\u00f6t\u00fc borcu\u201d \u00f6ncelikli bir \u00f6demeye d\u00f6n\u00fc\u015ft\u00fcrebilirler.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Ticari Ev Sahibi Avukatlar\u0131 - Bize Ula\u015f\u0131n<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Ronald Fletcher Baker LLP\u2019nin K\u0131demli Dava Orta\u011f\u0131 David Burns, kira s\u00f6zle\u015fmelerinin \u015fartlar\u0131n\u0131 ihlal eden ticari kirac\u0131larla ilgili konular\u0131n ele al\u0131nmas\u0131nda geni\u015f deneyime sahiptir. Bu konuyla ilgili sorular\u0131n\u0131z i\u00e7in l\u00fctfen David Burns ile D.Burns@rfblegal.co.uk adresinden e-posta yoluyla veya 0207 467 5751 numaral\u0131 telefondan ileti\u015fime ge\u00e7iniz.<\/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 5.0.1.1 - 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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