Legal evaluation of force majeure, contractual unforeseen hardship (imprévision), and commercial rent obligations affected by state of emergency lockdowns.
Santiago, April 18, 2020
Commercial lease agreements have faced unprecedented scrutiny during the Covid-19 pandemic. Following government declarations of a constitutional state of catastrophe, mandatory closures forced businesses nationwide to shut down, depriving commercial tenants of the use and peaceful enjoyment of rented premises—the essential consideration for entering into lease contracts.
Article 1915 of the Chilean Civil Code defines a lease as: “A contract in which two parties reciprocally bind themselves, one to grant the enjoyment of a thing, or to execute a work or render a service, and the other to pay a determined price for such enjoyment, work, or service”.
Furthermore, Article 1924 sets forth the landlord's essential statutory covenants:
- To deliver the leased property to the tenant;
- To maintain it in a condition fit for the purpose for which it was leased;
- To protect the tenant against any disturbance or impediment in the peaceful enjoyment of the leased premises.
Additionally, Article 1926 paragraph 2 provides that:
“If due to delay the utility of the contract is substantially diminished for the tenant, whether because the property deteriorated or because the circumstances that motivated it have ceased, the tenant may terminate the contract, reserving claims for damages, provided the delay does not arise from force majeure or fortuitous event.”
Moreover, Article 1932 establishes:
“The tenant is entitled to termination or rescission of the lease where the defective condition or quality of the property impedes its intended use, whether the lessor knew of the defect at execution or not... If the impediment to enjoyment is partial or the property is partially impaired, the judge shall determine, according to the circumstances, whether termination should occur or a rent reduction should be granted”.
Finally, Article 45 defines force majeure:
“Force majeure or fortuitous event is an unforeseeable occurrence that cannot be resisted, such as a shipwreck, an earthquake, enemy capture, or acts of authority exercised by a public official, etc.”
Synthesizing these provisions, our legal analysis yields the following conclusions:
1. Acts of Authority as Force Majeure: Administrative closure orders and health decrees (notably Ministry of Finance Resolution No. 88 of 2020) constitute unquestionable events of force majeure impacting commercial lease relationships.
2. Contractual Remedies:
a) Commercial leases are bilateral and executed as continuous-performance contracts (tracto sucesivo).
b) The pandemic and emergency orders are temporary rather than perpetual impediments.
Consequently, while outright lease rescission under Article 1932 paragraph 1 may be difficult to sustain permanently, tenants may invoke the exceptio non adimpleti contractus (defense of unperformed contract, Article 1552) against landlord rent demands, or seek equitable judicial rent reductions under Article 1932 final paragraph on the grounds of partial deprivation of commercial utility.
3. Impossibility of Performance & Risk Allocation: Under Chilean civil doctrine (Abeliuk Manasevich, Las Obligaciones), where performance becomes temporarily impossible without fault of the debtor due to fortuitous events, the debtor's duty is excused and the creditor's reciprocal obligation is similarly suspended.
4. Validity of Accelerated Forfeiture Clauses (Pactos Comisorios Calificados): Contractual clauses providing for automatic ipso facto lease termination upon failure to pay rent face strict limitations under Urban Leasing Law No. 18,101 and Article 1977 of the Civil Code, which mandatorily require judicial notices and payment demands prior to eviction.