Review the instruction
We examine the lease, parties, premises, occupation and rent statement before accepting the matter into the statutory process.
Commercial rent enforcement · England and Wales
Commercial Rent Arrears Recovery (CRAR) Bailiffs
Recover qualifying commercial rent through certificated enforcement agents without first obtaining a court judgment. We review the lease and rent statement, issue the statutory notice and manage enforcement through to payment, controlled goods or lawful removal.
Complete qualifying instructions normally move to Notice of Enforcement on the next working day.
Reviewed by Craig Whinray , Director & Certificated Enforcement Agent · 20+ years frontline enforcement · Last reviewed 7 October 2026
Approx. £1.2m
Commercial rent recovered through CRAR during 2025
Next working day
Target for issuing qualifying notices after complete instruction
14 clear days
Current general notice period since 1 May 2026 before goods may be taken into control
England & Wales
Nationwide deployment of experienced certificated enforcement agents
Commercial rent recovery
What is Commercial Rent Arrears Recovery (CRAR)?
Commercial Rent Arrears Recovery (CRAR) is the statutory procedure that allows a landlord of wholly commercial premises let under a written lease to recover qualifying unpaid rent through a certificated enforcement agent without first obtaining a court judgment. CRAR replaced the common-law remedy of distress for rent when the modern taking-control-of-goods regime came into force on 6 April 2014.
Legislation
Tribunals, Courts and Enforcement Act 2007, Part 3 Chapter 2 and Schedule 12; Taking Control of Goods Regulations 2013.
Minimum arrears
At least seven days’ net unpaid rent at notice and immediately before goods are first taken into control.
Notice period
14 clear days for the current regime from 1 May 2026.
Current fees
£79 compliance; £247 enforcement; £116 sale/disposal, plus 7.5% above £1,900 at enforcement and sale.
Court judgment
Not ordinarily required where all CRAR statutory conditions are met.
Jurisdiction
England and Wales.
Can CRAR be used for your arrears?
To recover commercial rent arrears through CRAR, the statutory conditions must be met. The procedure is designed for qualifying rent under a written lease of wholly commercial premises and is not available for every commercial-property debt.
CRAR is governed by Part 3, Chapter 2 of the Tribunals, Courts and Enforcement Act 2007 , including sections 72–87, together with Schedule 12 and the Taking Control of Goods Regulations 2013 (SI 2013/1894) . For a fuller legal explanation, see our full CRAR legal guide .
CRAR is generally available where there is a written lease of wholly commercial premises, the tenant remains in occupation and at least seven days’ net rent is outstanding. Recoverable rent may include applicable VAT and contractual interest.
Unsure whether the debt qualifies?
Send the signed lease and current rent statement. We will identify any apparent eligibility issue before statutory action begins.
Send the signed lease and current rent statement. We will identify any apparent eligibility issue before statutory action begins.
What you appoint us to do
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How our CRAR bailiff service works
The objective is to recover qualifying rent while maintaining a controlled, compliant and properly recorded process.
Issue compliant notice
Once accepted, the Notice of Enforcement is issued with the prescribed information and the statutory compliance period begins.
Manage engagement
Payment and meaningful engagement are considered during compliance before attendance and further statutory fees.
Attend commercially
If the arrears remain enforceable, a certificated enforcement agent attends the commercial premises and assesses available goods.
Secure the outcome
The outcome may be payment, an arrangement supported by a controlled goods agreement , goods taken into control or lawful removal and sale where necessary.
Report and remit
You receive a clear attendance report. Cleared recovered funds are reconciled and remitted to the nominated account.
Recorded CRAR outcome
£85,000 restaurant rent arrears recovered in full
A restaurant in Lancashire owed approximately £85,000 in qualifying commercial rent. Following instruction and statutory enforcement action, UK Bailiffs managed the recovery through to full payment over six weeks.
£85,000
Qualifying rent arrears
6 weeks
Recovery period
Paid in full
Recorded outcome
Why this matters: Commercial rent enforcement through CRAR is not limited to demanding immediate payment on attendance. A controlled statutory process can secure full recovery over an appropriate period where the circumstances support it.
Case information has been anonymised. Individual outcomes depend on the tenant, available goods, engagement and the facts of the instruction. Past recovery does not guarantee a future result.
The statutory route
How long does CRAR take?
A complete instruction allows us to begin promptly, but the statutory notice period must be observed before goods may ordinarily be taken into control.
01
Documents received
Lease, rent statement, authority and tenant details supplied.
02
Eligibility reviewed
Rent, occupation, use and apparent statutory conditions checked.
03
Notice issued
Qualifying notices targeted for the next working day.
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Compliance period
The current general minimum is 14 clear days.
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Enforcement
Attendance, control of goods, payment or lawful escalation.
Current statutory charges
CRAR fees from 1 May 2026: who pays?
These are the prescribed non-High Court taking-control-of-goods fees for new instructions falling under the amended framework from 1 May 2026.
| Enforcement stage | Fixed fee | Additional percentage fee | When it applies |
|---|---|---|---|
| Compliance | £79 | None | Instruction, notice and compliance-stage activity. |
| Enforcement | £247 | 7.5% of the sum above £1,900 | First enforcement attendance at the commercial premises. |
| Sale or disposal | £116 | 7.5% of the sum above £1,900 | Where controlled goods proceed to the sale or disposal stage. |
Statutory source: The fee levels and £1,900 percentage-fee threshold shown above reflect the Taking Control of Goods (Miscellaneous Amendments) Regulations 2026 (SI 2026/366) , which came into force on 1 May 2026 and amended the Taking Control of Goods (Fees) Regulations 2014 (SI 2014/1) . The same 2026 instrument increased the general minimum notice period before taking control of goods from 7 to 14 days.
Worked example: £10,000 arrears at enforcement stage.
The fixed enforcement fee is £247. The percentage element is 7.5% of £8,100 (the amount above the £1,900 threshold), which is £607.50. The total enforcement-stage fee is therefore £854.50, before any later sale-stage fee or other lawfully recoverable disbursement.
The fixed enforcement fee is £247. The percentage element is 7.5% of £8,100 (the amount above the £1,900 threshold), which is £607.50. The total enforcement-stage fee is therefore £854.50, before any later sale-stage fee or other lawfully recoverable disbursement.
Who normally pays? Statutory fees are normally recoverable from the tenant as part of the enforcement process. If an instruction is withdrawn at any stage, or materially inaccurate or incomplete information is supplied—for example, service charges are presented as qualifying rent—UK Bailiffs reserves the right, subject to its terms of instruction, to recover outstanding statutory fees and reasonable costs from the instructing client.
Free commercial-landlord resource
Download the Commercial Rent Arrears Recovery Guide
A practical eight-page guide for landlords, managing agents and property professionals covering eligibility, recoverable rent, notice, enforcement attendance and the choice between CRAR and forfeiture.
Choose the right commercial objective
CRAR or forfeiture: recover the rent or the premises?
CRAR and lease forfeiture produce different outcomes. The landlord should decide whether payment or possession is the priority before taking action that may affect the lease.
Choose CRAR when payment is the objective
- Recover qualifying commercial rent.
- The tenant normally remains in occupation.
- The lease is treated as continuing.
- Goods may be taken into control if payment is not made.
Consider forfeiture when possession is the objective
- Bring a qualifying commercial lease to an end.
- Recover possession of the premises.
- Check the lease, breach, waiver and occupation.
- Consider insolvency, relief and goods left behind.
Considering both remedies?
Demanding or accepting rent and other conduct treating the lease as continuing may affect a landlord’s ability to forfeit for the relevant breach. Obtain appropriate advice before proceeding where forfeiture is under consideration.
Focused supporting guidance
Commercial rent and enforcement resources
Use the service page to instruct CRAR. Use these guides where the legal or commercial position requires closer examination.
CRAR legislation and rules Detailed 2026 landlord guidance
CRAR vs lease forfeiture Compare rent recovery with recovering possession
Section 146 notice guidance Non-rent breaches, notice requirements and forfeiture
Relief from forfeiture What can happen after forfeiture and when relief may be sought
Tenant insolvency Moratoriums and warning signs
Service-charge arrears Recovery outside the CRAR procedure
Recovering rent from subtenants Section 81 rent-redirection procedure
Controlled Goods Agreements Payment arrangements and controlled goods
Taking Control of Goods changes 2026 notice, timing and fee amendments
Commercial landlord questions
CRAR bailiffs: frequently asked questions
Every proposed instruction is assessed against the lease, premises, occupation, arrears and any insolvency or dispute concerns.
Do I need a court judgment before using CRAR?
No court judgment is ordinarily required before CRAR begins where all statutory conditions are satisfied. The lease, premises, tenant’s occupation and arrears must still be reviewed before notice is issued.
How much rent must be outstanding?
At least seven days’ net rent must remain unpaid both when the Notice of Enforcement is given and immediately before goods are taken into control. This is a value threshold; it does not necessarily mean waiting seven days after a missed payment.
Can CRAR recover service charges and insurance?
No. Service charges, insurance, business rates, repairs and other non-rent liabilities cannot simply be included because the lease labels them as rent. They may require a separate contractual debt-recovery route.
How much notice must the tenant receive?
For the current regime from 1 May 2026, the general minimum is 14 clear days before goods may be taken into control. Sundays, bank holidays, Good Friday and Christmas Day are excluded from the calculation. The 2026 reforms can extend the period to 28 clear days where a debt advice provider makes a qualifying request for a non-business debt. The extension applies only to non-business debt, so it does not affect CRAR arrears. See the 2026 notice period changes
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Do notices issued before 1 May 2026 follow the new rules?
The 2026 Regulations contain a saving provision stating that enforcement action taken before 1 May 2026 is unaffected by the amendments. Where a notice or enforcement step spans the commencement date, the individual timing and transitional position should be checked rather than assuming the new 14-day period automatically rewrites earlier action.
What happens when an enforcement agent attends?
The agent seeks payment or an appropriate resolution. If the rent remains unpaid and CRAR continues to be available, tenant-owned goods may be identified and taken into control. Lawful removal and sale may follow if the matter is not resolved.
Can CRAR be used after the tenant leaves?
CRAR generally requires the tenant to remain in occupation of the demised premises. Tell us immediately if the tenant has vacated, ceased trading, entered insolvency or transferred occupation to another party.
Who pays the enforcement fees?
Statutory fees are normally recovered from the tenant. The instructing client may become responsible for outstanding fees and reasonable costs if the instruction is withdrawn or materially inaccurate or incomplete information has been supplied, subject to the CRAR terms of instruction.
What if the tenant company is insolvent?
Administration, liquidation, restructuring moratoriums and other insolvency procedures can restrict enforcement or require consent. Supply any insolvency information before instruction and notify us immediately if the position changes. See our guidance on CRAR and tenant insolvency
.
Can I use CRAR and then forfeit the lease?
The remedies are distinct. CRAR treats the lease as continuing, while lease forfeiture
seeks to end it. Using CRAR, demanding rent or accepting payment may affect the right to forfeit for the relevant breach, so obtain advice where possession is also being considered.
How long does CRAR take?
Where a complete qualifying instruction is accepted, UK Bailiffs normally targets issue of the Notice of Enforcement on the next working day. The statutory notice period must then expire before goods may ordinarily be taken into control, so under the current regime there is a minimum 14-clear-day compliance period before enforcement attendance. The overall recovery time then depends on payment, engagement, available goods and any arrangement reached.
Can I recover rent from a subtenant instead?
In some circumstances, section 81 of the Tribunals, Courts and Enforcement Act 2007 provides a separate route by which a superior landlord using CRAR can serve notice requiring a subtenant to pay rent directly to the superior landlord. It is not the same as taking control of goods and should be checked before use. See our guide to a section 81 notice to subtenants
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What if the goods belong to someone else, or there are not enough goods?
CRAR is directed at goods of the tenant. Third-party ownership claims, leased or financed assets and situations where there are insufficient eligible goods require separate assessment. The presence of goods at the premises does not by itself establish that they belong to the tenant or can lawfully be taken into control.
Secure online instruction
Instruct UK Bailiffs to collect your rent
Provide the documents and information already available. We review the proposed instruction and identify any apparent gap before enforcement begins.
Signed commercial lease
Any lease variations
Current rent statement
Landlord’s authority
Tenant and premises details
Known dispute or insolvency information
Need to discuss eligibility before submitting documents? Call 0330 133 1818 or email help@ukbailiffs.org .
Ready to submit the CRAR instruction?
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Important:
This page provides general information about Commercial Rent Arrears Recovery in England and Wales and is not legal advice. CRAR depends on the lease, use and occupation of the premises, the sums claimed and the tenant’s circumstances. UK Bailiffs assesses operational and apparent procedural suitability but does not replace advice from a solicitor where entitlement, waiver, insolvency, dispute or another legal issue is uncertain. Instructions are subject to the CRAR Terms and Conditions of Instruction.
CW
Operational review
Reviewed by Craig Whinray
Craig Whinray is Director of UK Bailiff Services Ltd and a Certificated Enforcement Agent with more than 20 years' frontline enforcement experience.
This CRAR service page is reviewed against current primary legislation, taking-control-of-goods rules and UK Bailiffs' operational process. It does not replace legal advice where entitlement, waiver, insolvency, occupation or another material issue is uncertain.
Editorial owner: UK Bailiff Services Ltd · Last reviewed 7 October 2026 · Review following material legal or operational change and at least annually.Commercial rent remains unpaid?
Send the lease and rent statement or speak directly with the UK Bailiffs team.
