Terminating a commercial lease in England follows a distinct legal process called forfeiture — a right that allows the landlord to end the lease and reclaim possession when the tenant breaches a lease covenant. Forfeiture is fundamentally different from the residential Section 8 eviction process.

[!WARNING] Waiver Risk: A landlord can accidentally lose the right to forfeit by "waiving" the breach — for example, by accepting rent after becoming aware of the breach. Landlords must act promptly and avoid any conduct that could be interpreted as treating the lease as continuing.

Requirements for Forfeiture

For a landlord to exercise the right of forfeiture, two conditions must be met:

1. The commercial lease must contain a forfeiture clause (also called a "re-entry clause") — virtually all modern commercial leases include one.
2. The tenant must be in breach of a lease covenant.

Forfeiture for Non-Payment of Rent

If the tenant has failed to pay rent:

• The landlord does not need to serve a Section 146 notice (unless the lease requires one).
• The landlord must make a formal demand for the rent, unless the lease waives this requirement (most modern leases do).
• The landlord can then proceed with peaceable re-entry (if the premises are vacant) or seek a court possession order.

Forfeiture for Other Breaches (Section 146 Notice)

For all breaches other than non-payment of rent (e.g., unauthorised alterations, subletting without consent, breach of user covenant), the landlord must first serve a Section 146 notice under the Law of Property Act 1925. This notice must:

1. Specify the breach in detail.
2. Require the tenant to remedy the breach (if it is capable of remedy) within a reasonable time.
3. Require the tenant to pay compensation if the landlord claims financial loss.

If the tenant fails to remedy the breach within the specified time, the landlord can proceed with forfeiture.

Relief from Forfeiture

Commercial tenants have a significant safety net: the right to apply to the court for relief from forfeiture, which effectively reinstates the lease. Courts have broad discretion and will often grant relief if:

• The tenant remedies the breach and pays the landlord's costs.
• It would be unjust to permanently terminate the lease (e.g., a minor breach relative to a long, valuable lease).

For rent arrears, relief is commonly granted if the tenant pays all outstanding rent, interest, and the landlord's legal costs.

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