{"id":650,"date":"2020-05-04T18:19:11","date_gmt":"2020-05-04T16:19:11","guid":{"rendered":"https:\/\/klodzinskikancelaria.pl\/?p=650"},"modified":"2026-07-17T11:20:11","modified_gmt":"2026-07-17T11:20:11","slug":"rozwiazanie-umowy-najmu-lokalu-gastronomicznego-w-zwiazku-z-epidemia-covid-19","status":"publish","type":"post","link":"https:\/\/klodzinskikancelaria.pl\/en\/termination-of-the-lease-of-a-restaurant-due-to-the-covid-19-epidemic\/","title":{"rendered":"Termination of the lease of a restaurant due to the Covid-19 epidemic \u2013 is it possible?"},"content":{"rendered":"<article class=\"kk-article\">\n<p class=\"kk-lead\">The COVID-19 epidemic has probably caught everyone by surprise, reorganising people's lives and forcing them to adapt to the new socio-legal situation. Due to gastronomic restrictions (lockdowns), many restaurant tenants lost the ability to generate income from their leased premises overnight, while still facing full rental payments stipulated in advance in long-term agreements. We summarise all possible mechanisms to protect the budgets of the beleaguered catering industry from the perspective of a Law Firm.<\/p>\n<div class=\"kk-box\">\n<p class=\"kk-box-title\">\ud83d\udca1 Key takeaways<\/p>\n<ul>\n<li>The termination of a fixed-term lease agreement without grounds and the consent of the parties will result in severe financial penalties, and the Court will certainly deem it invalid. Solid grounds based on the Civil Code (Termination of a Fixed Term) are required.<\/li>\n<li>A clause included in a contract, which appears at first glance to be disadvantageous to the tenant, can very often be interpreted by an experienced lawyer as an excellent loophole to break free from the rental obligation.<\/li>\n<li>Higher-order institutions (Legal Defect, Partial Impossibility of Performance, Rebus Sic Stantibus Clause) require difficult analysis by the Court each time, however, they build a powerful negotiating position for reaching a settlement.<\/li>\n<\/ul>\n<\/div>\n<nav class=\"kk-toc\" aria-label=\"Contents\">\n<p class=\"kk-toc-title\">\ud83d\udccb Contents<\/p>\n<ol>\n<li><a href=\"#wstep\">Introduction (Gastronomy and the Epidemic)<\/a><\/li>\n<li><a href=\"#dopuszczalnosc\">Fundamental issues \u2013 Admissibility of termination<\/a><\/li>\n<li><a href=\"#rekojmia\">Warranty for defects in a flat (Art. 664 of the Civil Code)<\/a><\/li>\n<li><a href=\"#niemozliwosc\">Subsequent impossibility of performance (Art. 495 of the Civil Code)<\/a><\/li>\n<li><a href=\"#rebus\">Rebus Sic Stantibus Clause (Art. 357(1) of the Civil Code)<\/a><\/li>\n<li><a href=\"#podsumowanie\">Summary and Firm Support<\/a><\/li>\n<\/ol>\n<\/nav>\n<blockquote class=\"kk-quote\"><p><strong>The extraordinary situation of the pandemic perfectly fits the definition and concept of \"important reason\". Even the most stringent Tenancy Agreements prohibiting early termination succumb to the weight of the objective impossibility of hosting guests.<\/strong><\/p><\/blockquote>\n<h1>Terminating a lease agreement for a catering premises due to a crisis \u2013 is it possible?<\/h1>\n<h2 id=\"wstep\">I. Introduction<\/h2>\n<p>The alarming lockdowns, introduced by decree, essentially amounted to a complete ban on operating in the brick-and-mortar gastronomy sector and table service. This lasted for months. Restrictions and the disappearance of clientele left businesses in dire straits. The gastronomy industry is inextricably linked to renting commercial premises at astronomical \"premium\" prices. In such a devastating situation, are tenants of these premises doomed to the spectre of bankruptcy and lifelong debt?<\/p>\n<h2 id=\"dopuszczalnosc\">II. Basic issues \u2013 admissibility of termination<\/h2>\n<p>The concept of paramount importance in civil law is <strong>Time<\/strong> rental agreements<\/p>\n<p>In the event of its conclusion on <strong>Indefinite time<\/strong> \u2013 anyone can freely terminate it over time (this is often regulated as 3 months under Article 688 of the Civil Code). What if the contract stipulates a rigorous <strong>marked time (e.g. minimum 5 years)?<\/strong> Such a relationship is characterised by hard durability by definition. The only way to break it is to look for provisions and clauses that allow for an escape (e.g. from <em>for important reasons<\/em>Often <em>The devil is in the details<\/em>Therefore, when evaluating such clauses in 50-page agreements with a developer, it is always worth engaging a trusted law firm to thoroughly scrutinise every sub-point on behalf of the buyer.<\/p>\n<h2 id=\"rekojmia\">III. Warranty for Defects of the Premise \u2013 Art. 664 of the Civil Code<\/h2>\n<p>If the landlord returns an item with a defect that makes it impossible to use it \u2013 the law allows for the termination of this lease.<br \/>\nLawyers consider \"government bans on serving meals\" a major and serious \"legal defect\". This means that the premises (despite having walls and a roof) are formally burdened by a legal defect, the purpose of the contract being \"contrary to the original and regulated expectations of the buyer\". The tenant rented a restaurant and effectively received a useless warehouse in the centre of a large city.<\/p>\n<h2 id=\"niemozliwosc\">IV. Subsequent impossibility of performance \u2013 Art. 495 of the Civil Code<\/h2>\n<p>Another powerful shield is \"partial impossibility of performance\". The landlord (Owner) has a strict obligation to rent out space that is legally suitable for business. The epidemic thwarted this \u2013 not through their fault, but certainly not through the tenant's fault either. The tenant therefore has grounds for legitimate claims to not pay rent, as \"The landlord is unable to provide me with a restaurant that can accommodate crowds of people as was the case at the time the agreement was made.\" As we see in the firm \u2013 invoking this article has found colossal support in the courts, successfully including not only restaurants but also gyms in its rulings.<\/p>\n<h2 id=\"rebus\">V. Clause Rebus sic stantibus \u2013 Art. 357(1) of the Civil Code<\/h2>\n<p>The ultimate legal protection option in rescuing a business in financial distress is <em>Extraordinary Change of Circumstances<\/em>This is a principle protecting against \"exploitation in the sense of great injustice\" in the face of sudden disasters (war, epidemic). Someone who took out a rent debt of PLN 20,000, after a month in lockdown, lost the point of paying such a horrendous instalment not due to their own incompetence, but as a result of an earthquake in the state's economy (which neither side foresaw). In such extreme outcomes, the Court intervenes \u2013 autonomously, under this provision, it cuts and corrects the tenancy agreement, and even decides to terminate it, bringing the financial relations to a fair level (the so-called \"action for shaping\").<\/p>\n<h2 id=\"podsumowanie\">VI. Podsumowanie<\/h2>\n<p>The situation for tenants operating brick-and-mortar businesses with ongoing rents is difficult, but by no means hopeless! Whenever faced with court proceedings, we always encourage both parties to \"Renegotiate a settlement\" (reductions and deferrals) even before entering the courtroom.<\/p>\n<div class=\"kk-author-box\"><strong>Kancelaria K\u0142odzi\u0144ski advises HoReCa entities. We have expert experience in contract law and property law. We skilfully support parties during negotiations for multi-thousand rent reductions in the face of market crisis.<\/strong><\/div>\n<\/article>\n\n\n<div class=\"kk-star-ratings kksr-auto kksr-align-left kksr-valign-bottom\"\n    data-payload='{&quot;align&quot;:&quot;left&quot;,&quot;id&quot;:&quot;650&quot;,&quot;slug&quot;:&quot;default&quot;,&quot;valign&quot;:&quot;bottom&quot;,&quot;ignore&quot;:&quot;&quot;,&quot;reference&quot;:&quot;auto&quot;,&quot;class&quot;:&quot;&quot;,&quot;count&quot;:&quot;0&quot;,&quot;legendonly&quot;:&quot;&quot;,&quot;readonly&quot;:&quot;&quot;,&quot;score&quot;:&quot;0&quot;,&quot;starsonly&quot;:&quot;&quot;,&quot;best&quot;:&quot;5&quot;,&quot;gap&quot;:&quot;5&quot;,&quot;greet&quot;:&quot;Rate this post&quot;,&quot;legend&quot;:&quot;0\\\/5 - (0 votes)&quot;,&quot;size&quot;:&quot;24&quot;,&quot;title&quot;:&quot;Rozwi\u0105zanie umowy najmu lokalu gastronomicznego  w zwi\u0105zku z epidemi\u0105 covid-19  \u2013 czy to mo\u017cliwe?&quot;,&quot;width&quot;:&quot;0&quot;,&quot;_legend&quot;:&quot;{score}\\\/{best} - ({count} {votes})&quot;,&quot;font_factor&quot;:&quot;1.25&quot;}'>\n            \n<div class=\"kksr-stars\">\n    \n<div class=\"kksr-stars-inactive\">\n            <div class=\"kksr-star\" data-star=\"1\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n            <div class=\"kksr-star\" data-star=\"2\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n            <div class=\"kksr-star\" data-star=\"3\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n            <div class=\"kksr-star\" data-star=\"4\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n            <div class=\"kksr-star\" data-star=\"5\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n    <\/div>\n    \n<div class=\"kksr-stars-active\" style=\"width: 0px;\">\n            <div class=\"kksr-star\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n            <div class=\"kksr-star\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n            <div class=\"kksr-star\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n            <div class=\"kksr-star\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n            <div class=\"kksr-star\" style=\"padding-right: 5px\">\n            \n\n<div class=\"kksr-icon\" style=\"width: 24px; height: 24px;\"><\/div>\n        <\/div>\n    <\/div>\n<\/div>\n                \n\n<div class=\"kksr-legend\" style=\"font-size: 19.2px;\">\n            <span class=\"kksr-muted\">Rate this post<\/span>\n    <\/div>\n    <\/div>","protected":false},"excerpt":{"rendered":"<p>We often hear encouraging comments that landlords understand the situation of tenants, agreeing to renegotiate lease terms and even terminate contracts by mutual consent. Such cooperation is undoubtedly the most desirable situation. Sometimes, however, some people need to be convinced to sit down at the table, showing that both sides have very strong legal arguments in this dispute.<\/p>","protected":false},"author":4,"featured_media":662,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"site-sidebar-layout":"default","site-content-layout":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","theme-transparent-header-meta":"default","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","footnotes":""},"categories":[33,4],"tags":[],"uslugi-categories":[],"class_list":["post-650","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-covid-19-a-prawo","category-najem-nieruchomosci-komercyjnych"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v20.10 (Yoast SEO v23.1) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Wypowiedzenie umowy najmu lokalu w zwi\u0105zku z covid-19 - K\u0142odzinski<\/title>\n<meta name=\"description\" content=\"Czy w zwi\u0105zku z epidemi\u0105 COVID 19 mo\u017cna rozwi\u0105za\u0107 umow\u0119 najmu lokalu gastronomicznego? 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