Commercial Landlord & Tenant Disputes

Commercial property relationships are complex and high-stakes. Whether you are a landlord protecting your investment or a tenant safeguarding your business, AppleRose Solicitors delivers robust, commercially-minded legal advice at every stage of a dispute.

Commercial Property Law

Expert advice for landlords and tenants

Commercial leases govern some of the most significant financial commitments a business makes. When disputes arise — over rent, repairs, lease renewals, or possession — the consequences can be severe for both parties.

Our solicitors combine specialist knowledge of commercial property law with a practical, business-focused approach. We act for landlords and tenants across all sectors — retail, office, industrial, leisure, and mixed-use — pursuing resolution efficiently and cost-effectively.

500+

Commercial lease disputes successfully resolved

25+

Years advising on commercial property matters

Both

Sides represented — landlords and tenants equally

Who we act for

Landlords

Tenants

Disputes we handle

Rent arrears & recovery

Pursuing unpaid rent, service charges, and other sums due under the lease, including through CRAR (commercial rent arrears recovery) and court proceedings.

Forfeiture & possession

Advising landlords on terminating a lease through forfeiture, and defending tenants against unlawful forfeiture or wrongful re-entry.

Lease renewals

Navigating rights and disputes under the Landlord and Tenant Act 1954, including opposed and unopposed lease renewal proceedings.

Dilapidations

Resolving disputes over a tenant's obligation to repair and reinstate premises at the end of a lease, including terminal and interim schedules.

Rent reviews

Challenging or defending rent review outcomes, including time-bar issues, trigger notice disputes, and open market valuation disagreements.

Subletting & assignment

Disputes involving a landlord's refusal of consent to assign or sublet, and claims arising from unauthorised dealings with the lease.

Repair & maintenance

Claims arising from a landlord's failure to maintain structure and common parts, or disputes over the extent of a tenant's repair obligations.

Break clauses

Advising on the strict conditions attached to exercising a break clause and resolving disputes where a break is contested or has failed.

Key commercial lease terms we advise on

Commercial leases are complex, lengthy documents. Disputes often arise from poorly understood or ambiguously drafted clauses. Our solicitors are experienced in interpreting and enforcing all standard commercial lease provisions.

Lease term & expiry

Duration, protected tenancy rights, and holdover provisions.

Service charges

Apportionment, reasonableness, and disputed service charge demands.

Alterations & fit-out

Consent requirements, reinstatement obligations, and unlicensed works.

Guarantees & sureties

Enforcing or challenging personal guarantees and authorised guarantee agreements.

Insurance obligations

Disputes over insured risks, reinstatement obligations, and premium recovery.

Use & permitted use

Enforcement of use restrictions and disputes over changes in business use.

How we handle your dispute

Free initial review

We review your lease, correspondence, and the facts in dispute to give you a clear, honest assessment of your legal position and options — at no cost.

Lease & document analysis

Our solicitors carry out a detailed review of the lease and any relevant documents — notices, schedules, correspondence — to identify key obligations and rights.

Pre-action steps

We issue formal notices, letters before action, or responses to demands in compliance with pre-action protocols and the lease's own procedural requirements.

Negotiation & mediation

We pursue early settlement wherever possible — protecting your commercial relationship and avoiding the cost and delay of court proceedings.

Court or tribunal proceedings

Where resolution cannot be reached, we provide confident, experienced advocacy in the County Court, High Court, or Upper Tribunal (Lands Chamber).

Frequently asked questions

Can a landlord forfeit a commercial lease without going to court?

In limited circumstances, a landlord may peaceably re-enter premises outside of court (for example, by changing locks while the premises are unoccupied). However, this carries significant legal risk. For most breaches other than non-payment of rent, court proceedings are required. We strongly advise landlords to seek legal advice before attempting forfeiture.

What protection does a business tenant have at the end of a lease?

Many commercial tenants benefit from statutory security of tenure under the Landlord and Tenant Act 1954, which gives them the right to renew their lease on similar terms. Landlords can only oppose renewal on specific statutory grounds. Some leases are contracted out of this protection — we can advise on whether your lease is protected.

What is CRAR and how does it help landlords recover rent?

Commercial Rent Arrears Recovery (CRAR) is a statutory procedure that allows landlords of commercial premises to instruct an enforcement agent to seize and sell a tenant’s goods to recover unpaid rent. It applies only to pure rent (not service charges or insurance) and requires formal notice. We can advise on whether CRAR is appropriate in your case.

What happens if a commercial tenant becomes insolvent?

Tenant insolvency significantly affects a landlord’s options. Certain enforcement routes are restricted without court permission during administration or liquidation. Landlords may be able to claim as a preferential or unsecured creditor, or pursue guarantors. We advise landlords on protecting their position as soon as insolvency is suspected.

Can a tenant challenge a dilapidations claim?

Yes. Dilapidations claims are frequently overstated by landlords. Tenants can challenge the scope of alleged disrepair, the cost of remedial works, and the landlord’s actual loss — particularly where the landlord intends to redevelop. The Leasehold Property (Repairs) Act 1938 also provides tenants with additional protections in certain long leases.

Facing a commercial lease dispute?

Free initial consultation — landlords and tenants equally welcome.