Tenant Rights in Post-Bankruptcy Property Lease Agreements: A Legal Analysis of Curator-Controlled Rental Contracts
Abstract
Legal protection for tenants in the context of property owner bankruptcy in Indonesia remains inadequately regulated, despite the enactment of Law No. 37 of 2004. When a property owner is declared bankrupt, leased assets become part of the bankruptcy estate managed by the receiver to satisfy creditors' claims. This situation often raises legal issues, particularly concerning tenants’ rights to continue using the property until the lease term ends. This study aims to evaluate the validity of lease agreements post-bankruptcy and analyze the role of receivers and judicial considerations in resolving lease disputes. Using a normative juridical approach, this research examines primary and secondary legal materials. The findings reveal that bankruptcy alters the legal status of property owners and may threaten tenants’ rights. Inconsistent court decisions exacerbate legal uncertainty for tenants. However, tenants are recognized as concurrent creditors entitled to claims without specific time limitations for registration. This study emphasizes the necessity for clearer regulations to ensure the protection of tenants’ rights in bankruptcy cases.
Downloads
References
Adichandra, Muhammad Boma. “Bentuk Perlindungan Hukum Terhadap Pembeli Rumah Dalam Penyelesaian Sengketa Kepailitan Pengembang.” Media Of Law And Sharia 3, no. 1 (2021): 1–20. https://doi.org/https://doi.org/10.18196/mls.v3i1.13222.
Bo Li. (2023). The realization of class-monopoly rents: Landlords’ class power and its impact on tenants’ housing experiences. Journal of Urban Management, Volume 12, Issue 4(Volume 12, Issue 4, December 2023), 360–374. https://doi.org/https://doi.org/10.1016/j.jum.2023.08.002
Carolyn M. Callahan. (2013). The valuation and reliability implications of FIN 46 for synthetic lease liabilities. Journal of Accounting and Public Policy, Volume 32, Issue 4(Volume 32, Issue 4 2013), 271–291. https://doi.org/https://doi.org/10.1016/j.jaccpubpol.2013.04.002
Christopher Daniel. (2024). What retail apocalypse? A Delphi forecast of commercial space demand in the Toronto region. Journal of Retailing and Consumer Services, Volume 77(Volume 77, March 2024), 103–670. https://doi.org/https://doi.org/10.1016/j.jretconser.2023.103670
David le Bris. (2019). Testing legal origins theory within France: Customary laws versus Roman code. Journal of Comparative Economics, Volume 47(Volume 47, Issue 1, March 2019,), 1–30. https://doi.org/https://doi.org/10.1016/j.jce.2018.10.003
Vivien Beattie. (2006). International lease-accounting reform and economic consequences: The views of U.K. users and preparers. The International Journal of Accounting, Volume 41, Issue 1(Volume 41, Issue 1, 2006,), 75–103. https://doi.org/https://doi.org/10.1016/j.intacc.2005.12.003
Alexander W. Cappelen. (2019). Fairness in Bankruptcies: An Experimental Study. MANAGEMENT SCIENCE, Volume 65(Volume 65, Issue 6 June 2019), 2445–2945. https://doi.org/https://doi.org/10.1287/MNSC.2018.3029
Nemiraja Jadiyappa. (2022). Bankruptcy law, creditors’ rights, and cash holdings: Evidence from a quasi-natural experiment in India. Finance Research Letters, Volume 46(Volume 46, Part A). https://doi.org/https://doi.org/10.1016/j.frl.2021.102261
Rizwaan Jameel Mokal. (2001). Priority as Pathology: The Pari Passu Myth. Cambridge University Press, Volume 60(Issue 3, 30 November 2001), 581–621. https://doi.org/https://doi.org/10.1017/S0008197301001246
Satish Kumar. (2024). Bankruptcy law and the leverage speed of adjustment. Finance Research Letters, Volume 66(Volume 66, August 2024). https://doi.org/https://doi.org/10.1016/j.frl.2024.105673
Silvia Crafa. (2023). Pacta sunt servanda: Legal contracts in Stipula. Science of Computer Programming, Volume 225(Volume 225, January 2023). https://doi.org/https://doi.org/10.1016/j.scico.2022.102911
Adriel Michael Tirayo. “Problematik Definisi Harta Pailit Dalam Kepailitan Dan PKPU Untuk Mencapai Kepastian Hukum.” Verstek Jurnal Hukum Acara Vol 10, No 2, no. Vol 10, No 2 Verstek Jurnal Hukum Acara (2021): 306–16. https://doi.org/https://doi.org/10.20961/jv.v10i2.67631.
Manihuruk, Rexon. “Perlindungan Hukum Pihak Ketiga (Penyewa) Terhadap Investor Akibat Tidak Melepaskan Hak Guna Bangunan Pasca Pemutusan Kontrak Bagi Tempat Usaha.” Jurnal Idea Hukum Vol 6, No 1, no. Vol 6, No 1 (2020) Jurnal Idea Hukum (March 1, 2020): 25–45. https://doi.org/https://doi.org/10.20884/1.jih.2020.6.1.130.
Mulia, Martin Suryatama. “Perlindungan Hukum Terhadap Penyewa Akibat Pembatalan Secara Sepihak Dalam Perjanjian Sewa Menyewa Shop Unit Mall.” Notary Law Research Vol 4, No 1, no. Vol 4, No 1 (2022) (December 2022): 14–33. https://doi.org/http://dx.doi.org/10.56444/nlr.v4i1.3419.
Pandamdari, Endang. “Kedudukan Penyewa Tanah Dalam Perjanjian Sewa Menyewa Tanpa Jangka Waktu.” Era Hukum Jurnal Ilmiah Ilmu Hukum Vol. 17 No. 1, no. Vol. 17 No. 1 (2019) (June 10, 2019). https://doi.org/https://doi.org/10.24912/erahukum.v17i1.5976.
Rahmani, Imanuel. “Perlindungan Hukum Kepada Pembeli Dalam Kepailitan Pengembang (Developer) Rumah Susun.” Hukum Bisnis Bonum Commune Volume 1, no. Volume 1, Nomor 1 Agustus 2018 (August 1, 2018): 1–16. https://doi.org/https://doi.org/10.30996/jhbbc.v0i0.1758.
Ristanti, Rini. “Perlindungan Hukum Bagi Kreditur Dalam Akta Jaminan Berupa Hak Sewa Kios Pasar.” Officium Notarium Vol. 4 No. 1, no. Vol. 4 No. 1: MEI 2024 (May 28, 2024): 81–94. https://doi.org/https://doi.org/10.20885/JON.vol4.iss1.art6.
Risvian, Mukhamad Khabib. “Perlindungan Hukum Kreditor Yang Memegang Hak Tanggungan Dalam Kepailitan.” Jurnal Cakrawala Hukum Vol 13, No 1, no. Vol 13, No 1 (2022) Jurnal Cakrawala Hukum (April 1, 2022): 29–37. https://doi.org/https://doi.org/10.26905/idjch.v13i1.7438.
Salsabila, Luqyana Khalda. “Analisis Perlindungan Hukum Terhadap Kreditur Separatis Pemegang Hak Tanggungan Yang Kehilangan Hak Eksekusi Dalam Proses Kepailitan.” Reformasi Hukum Trisakti Vol. 5 No. 4 (2023), no. Vol. 5 No. 4 (2023): Reformasi Hukum Trisakti (November 30, 2023): 1–14. https://doi.org/https://doi.org/10.25105/refor.v5i4.18702.
Saputra, I Made Adi. “Perlindungan Hukum Penyewa Terhad Ap Objek Hak Tanggungan Yang Di Bebani Hak Sewa.” Konstruksi Hukum Vol. 1 No. 2, no. Vol. 1 No. 2 (2020): Jurnal Konstruksi Hukum (October 28, 2020): 1–5. https://doi.org/https://doi.org/10.22225/jkh.1.2.2538.404-408.
Sudjana Sudjana. “Perlindungan Terhadap Lessee Usaha Dalam Perjanjian Sewa Guna Sebagai Kontrak Baku.” Res Nullius Law Journal Vol 5 No 2, no. Vol 5 No 2 (2023) (October 9, 2023): 135–53. https://doi.org/https://doi.org/10.34010/rnlj.v5i2.7858.
Sunarsih, Dessy. “Kepastian Perlindungan Hukum Bagi Para Pihak Dalam Perjanjian Sewa Menyewa Rumah Toko.” Supremasi Jurnal Hukum VOL. 4, NO. 2, no. VOL. 4, NO. 2 (2022) (2022): 1–13. https://doi.org/https://doi.org/10.36441/supremasi.v4i2.715.
Sunaryo Sunaryo. “Tanggung Jawab Kurator Dalam Perkara Kepailitan Berdasarkan Prinsip Independensi.” Justicia Sains Jurnal Ilmu Hukum Vol 8, No 1 (2023), no. Vol 8, No 1 (2023) Justicia Sains Jurnal Ilmu Hukum (June 1, 2023): 42–53. https://doi.org/https://doi.org/10.24967/jcs.v8i1.2309.
Wicaksono, Widi Widagdo Pri. “Perlindungan Hukum Terhadap Penyewa Akibat Pemberi Sewa Dinyatakan Pailit.” Akta Notaris Vol. 2 No. 2 (2023), no. Vol. 2 No. 2 (2023): Desember: Jurnal Akta Notaris (December 14, 2023): 1–13. https://doi.org/https://doi.org/10.56444/aktanotaris.v2i2.1240.
Abdulkadir Muhammad, “Hukum Perdata Indonesia”, (Bandung: Penerbit Citra Aditya Bakti, (2014).
Imran Nating, “Peranan, dan Tanggung Jawab Kurator dalam Pengurusan dan Pemberesan Harta Pailit, (Jakarta: PT Raja Grafindo Persada, 2004).
M. Hadi Shubhan, “Hukum Kepailitan (Prinsip, Norma dan Praktik di Peradilan)”, (Surabaya: Prenada Media Group, 2007).
Authors who publish with Jurnal Hukum Bisnis Bonum Commune agree to the following terms:
- Authors transfer the copyright and grant the journal right of first publication with the work simultaneously licensed under a Creative Commons Attribution-ShareAlike 4.0 International License.. that allows others to share the work with an acknowledgement of the work's authorship and initial publication in this journal.
- Authors are able to enter into separate, additional contractual arrangements for the non-exclusive distribution of the journal's published version of the work (e.g., post it to an institutional repository or publish it in a book), with an acknowledgement of its initial publication in this journal.
- Authors are permitted and encouraged to post their work online (e.g., in institutional repositories or on their website) prior to and during the submission process, as it can lead to productive exchanges, as well as earlier and greater citation of published work (See The Effect of Open Access)
