A repeat forfeiture instruction at the same commercial unit
West Country Bailiffs was instructed by a longstanding client, MBH Investments, to carry out the forfeiture of a commercial lease and peaceable re-entry at a commercial unit in Bridgwater, Somerset.
The instruction highlighted an increasingly common challenge for commercial landlords: rent arrears escalating quickly, tenants becoming difficult to engage with, and the need to regain control of a commercial unit promptly and lawfully.
What made this matter particularly unusual was that this was the second time we had been instructed to forfeit a lease at the same unit within a relatively short period.
Our first instruction took place in 2025. Following rent arrears and a breakdown in the landlord and tenant relationship, we were instructed to attend the premises and carry out peaceable re-entry. During the initial stages of that matter, it became apparent that someone was sleeping inside the unit. As peaceable re-entry must be carried out without a breach of the peace, we did not proceed while the premises were occupied.
Once the individual was no longer sleeping at the property, we returned, completed the forfeiture, secured the unit and handed the premises back to the landlord. The landlord was then able to re-let the property to a new business.
Unfortunately, the new tenancy also fell into substantial rent arrears. In July 2026, MBH Investments instructed West Country Bailiffs again to take action and regain possession of the unit.
Attendance within 24 hours of instruction
The client required a swift response which is why the chose West Country Bailiffs, due to the professionalism and speed of action on the first peaceable re-entry. We attended the property within 24 hours of receiving the instruction, allowing the landlord to take control of the situation without further delay.
On this occasion, access to the unit was not available through the existing locks. We arranged for one of our accredited locksmiths to attend with our enforcement team. West Country Bailiffs works with experienced and accredited locksmiths across the South West, enabling us to coordinate entry, lock changes and property security as part of a single managed service.
The locksmith drilled the existing locks and gained entry to the premises. On entering the unit, it was clear that the property had been extensively stripped out. Electrical wiring was exposed, fixtures and fittings had been removed, and the unit had effectively been gutted.
Our team carried out a full inspection and inventory of the premises. Although no goods of value were found within the unit, we completed the necessary checks and documented the condition of the property carefully for the landlord’s records.
Notices, documentation and securing the premises
Following peaceable re-entry, we displayed confirmation that the lease had been forfeited. We also served the appropriate notice under the Torts (Interference with Goods) Act 1977.
Even where a property appears empty, it is important that landlords follow the correct procedure and do not assume that no tenant property remains. A torts notice remains an important part of the process, as it protects the landlord and provides the former tenant with the appropriate opportunity to make contact regarding any goods that may later be identified.
Once the forfeiture process had been completed, the property was secured. We provided the client with clear reporting, photographs and updates throughout the attendance, allowing them to understand the condition of the unit and consider the next steps.
Depending on the condition and risk profile of a commercial property, we can recommend a range of security measures. These may include high-security lock changes, boarding, further site security measures or arranging a site clearance where appropriate.
A growing issue for commercial landlords
This case reflects a wider trend we are seeing across the region. West Country Bailiffs has experienced a significant increase in enquiries relating to commercial lease forfeiture and peaceable re-entry. Over the last three months, enquiries for commercial eviction work have more than doubled compared with the previous quarter and the same period in the previous year.
For commercial landlords, the financial impact of unpaid rent can become significant very quickly. Delays in taking action can lead to increased arrears, further deterioration of a property, loss of rental income and additional costs in preparing a unit for re-letting.
Landlords should carry out thorough due diligence before granting a new commercial lease. This may include reviewing the proposed tenant’s trading history, financial position, references, guarantees and any available security. It is also important to ensure that the lease contains a clear forfeiture clause and that the landlord understands when the right to forfeit may arise.
A well-drafted lease and prompt action when arrears develop can help reduce the risk of a prolonged and costly situation.
How West Country Bailiffs can help
West Country Bailiffs provides commercial lease forfeiture and peaceable re-entry services across the South West and Wales. We act quickly, communicate clearly and manage the practical requirements of a forfeiture from instruction through to securing the premises.
Our service can include:
- Reviewing the instruction and supporting lease documentation.
- Attending commercial premises promptly to carry out peaceable re-entry.
- Arranging accredited locksmith attendance to gain entry and change locks.
- Completing property inspections, inventories and photographic reporting.
- Displaying forfeiture notices and serving torts notices where required.
- Coordinating site clearance and disposal arrangements where appropriate.
- Recommending practical measures to secure vacant commercial units.
- Providing clear updates to landlords, managing agents and solicitors throughout the process.
MBH Investments praised the speed of our response and the level of communication provided throughout the instruction. By attending within 24 hours and managing the locksmith, entry, inspection, notices and security arrangements, we enabled the landlord to regain control of the unit quickly and move forward with their next steps.
If you are dealing with commercial rent arrears or need advice on forfeiture of a commercial lease and peaceable re-entry, West Country Bailiffs can provide practical support across the South West and Wales.
