{"id":9465,"date":"2026-05-11T09:34:39","date_gmt":"2026-05-11T09:34:39","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=9465"},"modified":"2026-05-11T11:45:44","modified_gmt":"2026-05-11T11:45:44","slug":"can-you-evict-a-commercial-tenant-for-not-paying-rent","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/tr\/icgoruler\/can-you-evict-a-commercial-tenant-for-not-paying-rent\/","title":{"rendered":"Can You Evict a Commercial Tenant For Not Paying Rent?\u00a0"},"content":{"rendered":"<p>Evicting a commercial tenant in the UK for non-payment of rent is a&nbsp;powerful tool which is, depending on the specific circumstances of the case, potentially available to a landlord&nbsp;when&nbsp;the tenant has failed to pay rent.&nbsp;&nbsp;<\/p>\n\n\n\n<p>For both landlords and tenants in the UK, understanding&nbsp;the legal framework&nbsp;governing&nbsp;forfeiture of the lease&nbsp;is crucial. This article explores the complexities involved in evicting a commercial tenant, the importance of specific lease terms, and the circumstances where it&nbsp;is possible to evict a commercial tenant.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>1. The Right of Forfeiture<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Forfeiture allows a landlord to&nbsp;terminate&nbsp;a lease and re-enter the property due to a tenant&#8217;s breach. For non-payment of rent, this is&nbsp;generally the&nbsp;fastest route to eviction&nbsp;for a landlord of a commercial property.&nbsp;<\/p>\n\n\n\n<p>In the first instance it is worth checking whether the lease&nbsp;contains&nbsp;an express forfeiture clause.&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>The Forfeiture Clause<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Express Provision:<\/strong>\u00a0The lease must\u00a0contain\u00a0an express &#8221;\u00a0forfeiture clause \/\u00a0proviso for re-entry.&#8221; Without this clause,\u00a0it is difficult to\u00a0forfeit\u00a0the lease\u00a0for rent arrears unless the breach is so severe it is considered &#8220;repudiatory.&#8221;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Grace Periods:<\/strong>\u00a0Most leases specify a period (typically 14 or 21 days) that rent must remain unpaid before the right to\u00a0forfeit\u00a0arises.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Exemption from Section 146<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Unlike other breaches (such as\u00a0unauthorised alterations \/\u00a0repairs \/ breach of user\u00a0clauses\u00a0),\u00a0<strong>non-payment of rent<\/strong>\u00a0does not require a Section 146 Notice under the Law of Property Act 1925.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The landlord can, in certain circumstances which are discussed below,\u00a0move straight to\u00a0forfeiting\u00a0the lease once\u00a0the grace period expires.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>2. Methods of Recovery&nbsp;of possession<\/strong>&nbsp;<\/h2>\n\n\n\n<p>There are two distinct ways to exercise the right to&nbsp;forfeit&nbsp;a commercial lease: Peaceable Re-entry and Court Proceedings.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Peaceable Re-entry (Self-Help)<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Action:<\/strong>\u00a0The landlord (usually via a certificated bailiff) physically enters the premises and changes the locks.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Timing:<\/strong>\u00a0This\u00a0commonly occurs in early hours of morning\u00a0when the premises are unoccupied to avoid\u00a0issues around\u00a0breaching\u00a0the Criminal Law Act 1977, which prohibits the use or threat of violence to secure entry.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Effect:<\/strong>\u00a0The lease is\u00a0terminated\u00a0the moment the locks are changed.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Possession Proceedings (The Court Route)<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Process:<\/strong>\u00a0The landlord issues a claim for possession in the County Court or High Court.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirement:<\/strong>\u00a0This is often the preferred route if there is any risk of physical confrontation or if the property is mixed-use (containing\u00a0a residential element).\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Termination:<\/strong>\u00a0The lease is\u00a0treated as\u00a0being\u00a0\u00a0formally\u00a0terminated\u00a0when the court serves the possession claim on the tenant.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>3. The Doctrine of Waiver<\/strong>&nbsp;<\/h2>\n\n\n\n<p>A&nbsp;significant&nbsp;&nbsp;risk&nbsp;to a landlord&nbsp;where a tenant has failed to pay rent&nbsp;is &#8220;waiving&#8221; the right to&nbsp;forfeit. This occurs if the landlord, with knowledge of the breach,&nbsp;performs an act that acknowledges the continued existence of the lease after the right to&nbsp;forfeit&nbsp;has arisen.&nbsp;Examples of waiver could include:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Rent Demands:<\/strong>\u00a0Sending an invoice for future rent is a waiver.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Acceptance of Rent:<\/strong>\u00a0Accepting even a partial payment of arrears or future rent is a waiver.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Communication:<\/strong>\u00a0Any act by the landlord or their agent (e.g., discussing repairs or granting consent) that treats the lease as ongoing could\u00a0render\u00a0any forfeiture unlawful\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Lapse:<\/strong>\u00a0Once a waiver occurs, the landlord must wait until the\u00a0<em>next<\/em>\u00a0rent period is missed before they can\u00a0attempt\u00a0to forfeit again.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>4. Relief from Forfeiture<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Even after a landlord has successfully re-entered or issued proceedings, the tenant has a statutory right to apply for &#8220;Relief from Forfeiture.&#8221;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Court Discretion<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Payment of Arrears:<\/strong>\u00a0If the tenant pays all outstanding rent, interest, and the landlord\u2019s legal costs, the court will\u00a0almost always\u00a0grant relief.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Status Quo:<\/strong>\u00a0Relief restores the lease as if the forfeiture never happened.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Time Limits:<\/strong>\u00a0For peaceable re-entry, the tenant typically has six months to apply for relief\u00a0(although in some cases tenants have been able to obtain relief from forfeiture after more than 6 months has expired.\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>For Court Proceedings:<\/strong>\u00a0If the landlord succeeds in court, the tenant\u00a0should\u00a0usually apply for relief before the possession order is executed. Once the landlord takes possession under a court warrant, the tenant\u2019s right to seek relief is significantly curtailed.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>5. Procedural Scrutiny<\/strong>&nbsp;<\/h2>\n\n\n\n<p>To ensure the&nbsp;forfeiture of the commercial lease \/&nbsp;eviction is&nbsp;lawful, the following technicalities must be&nbsp;observed:&nbsp;<\/p>\n\n\n\n<p><strong>Note:<\/strong>\u00a0Forfeiture is an &#8220;all or nothing&#8221; remedy. By\u00a0terminating\u00a0the lease, you lose the right to future rent and may become liable for business rates while the unit is vacant.\u00a0<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Technical Considerations and Mixed-Use Property<\/strong>&nbsp;<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>The Definition of &#8220;Rent&#8221;<\/strong>&nbsp;<\/h3>\n\n\n\n<p>Landlords must ensure that the debt they are&nbsp;forfeiting&nbsp;for is legally classified as &#8220;rent.&#8221; While basic rent is obvious, other charges like service charges, insurance premiums, and utilities must be &#8220;reserved as rent&#8221; in the lease. If they are not, the landlord must serve a Section 146 Notice before&nbsp;forfeiting&nbsp;for those specific debts.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Mixed-Use Danger<\/strong>&nbsp;<\/h3>\n\n\n\n<p>The Protection from Eviction Act 1977 applies if any part of the premises is &#8220;occupied as a dwelling.&#8221; If a commercial tenant lives in a flat above their shop under the same lease, a landlord&nbsp;<strong>cannot<\/strong>&nbsp;use peaceable re-entry. Doing so is a criminal offence. In these cases, a court order is the only legal pathway.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Chattels and Abandoned Goods<\/strong>&nbsp;<\/h3>\n\n\n\n<p>When a landlord&nbsp;forfeits, the tenant\u2019s stock and equipment remain inside. The landlord becomes an &#8220;involuntary bailee.&#8221; They must follow the Torts (Interference with Goods) Act 1977, giving the tenant a reasonable opportunity to collect their goods before they can be sold or disposed of. Failure to do so can lead to a secondary legal claim for conversion of goods.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Summary Checklist for Landlords<\/strong>&nbsp;<\/h2>\n\n\n\n<p>To ensure a legally compliant eviction for rent arrears, a landlord must:&nbsp;<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Verify the Lease:<\/strong>\u00a0Confirm the existence of a forfeiture clause and calculate the exact expiry of the grace period.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"2\" class=\"wp-block-list\">\n<li><strong>Audit the Accounts:<\/strong>\u00a0Ensure the arrears are strictly defined as rent and that no payments have been accepted after the right to\u00a0forfeit\u00a0arose.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"3\" class=\"wp-block-list\">\n<li><strong>Check Occupancy:<\/strong>\u00a0Confirm the premises are purely commercial and that no one is living on-site.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"4\" class=\"wp-block-list\">\n<li><strong>Check waiver:<\/strong>\u00a0Confirm that there have not been any steps taken that could amount to a waiver of the right to\u00a0forfeit\u00a0the lease.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"5\" class=\"wp-block-list\">\n<li><strong>Issue Instructions:<\/strong>\u00a0Engage certificated bailiffs for peaceable re-entry or legal counsel for court proceedings.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"6\" class=\"wp-block-list\">\n<li><strong>Secure the Site:<\/strong>\u00a0Change locks, take meter readings, and photograph the inventory of goods left behind.\u00a0<\/li>\n<\/ol>\n\n\n\n<p>Forfeiture is a powerful but clinical tool. Because the courts view it as a &#8220;draconian&#8221; remedy,&nbsp;it is important to ensure that the forfeiture is&nbsp;lawful&nbsp;.&nbsp;Any deviation can result in the landlord paying the tenant damages, rather than the other way around.&nbsp;<\/p>\n\n\n\n<p>David Burns, Senior Litigation Partner at Ronald Fletcher Baker LLP, has extensive experience handling issues related to commercial lease disputes and&nbsp;non payment&nbsp;of rent.&nbsp;Whether you are&nbsp;seeking&nbsp;to&nbsp;enforce the terms of a lease or obtain advice about issues around&nbsp;complying with&nbsp;the terms of a lease we have the experience to&nbsp;assist.&nbsp;For enquiries on this topic, please contact David Burns via email at D.Burns@rfblegal.co.uk or by phone at 0207 467 5751.&nbsp;<\/p>","protected":false},"author":12,"featured_media":0,"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":[20],"tags":[81],"class_list":["post-9465","insight","type-insight","status-publish","format-standard","hentry","category-property-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.2 - 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