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Posted on 16 April 2026 in News > > Employment, Pensions & Immigration

Can a corporate mandate be combined with an employment contract?

Newsflash – Labour Court (Luxembourg), 17 February 2026


It is possible to combine, within the same company, (i) a corporate mandate as manager or (delegated) director and (ii) an employment contract, provided that the latter is genuine and not merely a sham designed to circumvent the public policy rule of ad nutum revocability of corporate mandates or to benefit from a more favourable tax regime.

In addition to the absence of fraud, the Court identified three key conditions for the employment contract to be considered genuine. Under the employment contract, the manager or director must:

  • (i) perform technical duties that are clearly distinct and separable from their corporate mandate;
  • (ii) carry out these duties within a relationship of subordination, meaning under the authority and ongoing supervision of the company or its board of managers/directors, which must be able to exercise the powers characteristic of subordination (the broader the managerial powers granted under the corporate mandate, the less scope there is for subordination); and
  • (iii) receive remuneration that is separate from that attached to the corporate mandate.

In the event of a dispute, the burden of proof lies with the party invoking the existence of the employment contract. However, where such a contract exists, the party challenging it must demonstrate that it is fictitious.

To assess whether these conditions are met, the Court examines both the employment contract (if any) and the specific factual circumstances of the case. In this instance, the Court found that:

  • neither the employment contract nor its amendments, nor any supporting documents, made it possible to determine the actual duties performed under the alleged salaried role;
  • the corporate mandates and signing powers showed that the director held extensive management powers, excluding any legal relationship of subordination. The director was responsible for the day-to-day management of the company, “a role difficult to distinguish from any alleged salaried function”, and could bind the company either by sole signature or jointly with another director—“a power scarcely compatible with employee status”;
  • in the absence of (i) distinct technical functions and (ii) subordination, the payment of a monthly salary, registration with the social security system as an employee, the issuance of payslips and a certificate of employment at the end of the contract were not sufficient.

Key takeaways:

  • It is possible to be both an employee and a manager or director of a company, provided the employment contract is genuine, which mainly requires duties distinct from the corporate mandate and carried out under a relationship of subordination;
  • Simply entering into an employment contract and registering with the social security system as an employee is not sufficient: the actual circumstances must demonstrate compliance with these conditions.
Posted on 16 April 2026 in News > > Employment, Pensions & Immigration

Peut-on cumuler mandat social et contrat de travail ?

Newsflash – Jugement du Tribunal du travail (Luxembourg), 17 février 2026

Il est possible de cumuler, auprès d’une même société, (i) mandat social de gérant ou administrateur(-délégué) et (ii) contrat de travail, à la seule condition que celui-ci soit réel et non pas simulé dans le but d’échapper à la règle d’ordre public de révocabilité ad nutum du mandat social ou de bénéficier d’un régime fiscal plus favorable.

En plus de l’absence de fraude à la loi, le Tribunal a dès lors relevé les trois conditions suivantes pour que le contrat de travail soit réel, le gérant ou l’administrateur devant, dans le cadre du contrat de travail :

  • (i) exercer des fonctions techniques nettement dissociables et distinctes de son mandat social, et
  • (ii) exercer ces fonctions en lien de subordination, à savoir, sous l’autorité et la surveillance permanente de la société, respectivement du conseil de gérance ou d’administration qui est en mesure d’exercer les pouvoirs caractérisant le lien de subordination (plus les pouvoirs de direction alloués dans le cadre du mandat social sont généraux, moins ils laissent à l’intéressé la possibilité d’être en subordination dans le cadre du contrat de travail) et
  • (iii) percevoir une rémunération distincte de celle du mandat social.

En cas de litige, il appartient à celui qui invoque l’existence du contrat de travail d’en rapporter la preuve. Toutefois, en présence d’un contrat de travail, il appartient à celui qui en conteste l’existence d’en établir le caractère fictif.

Pour déterminer si les conditions susmentionnées sont remplies, le Tribunal analyse ce contrat de travail, s’il existe, et les circonstances concrètes de l’espèce. En l’occurrence, le Tribunal a relevé que :

  • le contrat de travail, ses avenants ni aucun document ne permettent de déterminer les activités concrètes exercées dans le cadre des fonctions salariales
  • les mandats sociaux et pouvoirs de signature montrent que l’administrateur disposait de pouvoirs de direction étendus, excluant tout lien de subordination juridique. L’administrateur s’occupait de la gestion journalière de la société, « gestion difficilement dissociable de son éventuelle fonction de salarié », et pouvait engager la société sinon par sa signature unique, sinon du moins par sa signature conjointe avec l’autre administrateur-délégué ou un administrateur de la société, « pouvoir peu compatible avec le statut de salarié ».
  • en l’absence de (i) fonctions techniques distinctes et (ii) subordination, le paiement d’un salaire mensuel, l’affiliation à la sécurité sociale en tant que salarié, la remise de fiches de salaire et d’un certificat de travail en fin de contrat de travail ne sont pas suffisant.

 

🔍 À retenir

  • il est possible d’être salarié et gérant ou administrateur d’une société, à condition que le contrat de travail soit réel, ce qui exige principalement des fonctions salariales distinctes du mandat social et exercées en lien de subordination avec la société ;
  • la conclusion d’un contrat de travail et l’affiliation à la sécurité sociale en tant que salarié ne suffisent pas : les circonstances concrètes doivent démontrer le respect des conditions précitées.
Posted on 16 March 2026 in News > > Real Estate, Construction & Urban Planning

Rent suspension in commercial leases in Luxembourg: a strictly regulated mechanism

The suspension of rent is one of the most sensitive issues in commercial lease law.

Can a tenant stop paying all or part of their rent when they believe that the use of the premises is no longer consistent with what was agreed?

A recent judgment from the Justice of the Peace Court of Luxembourg (5 June 2025, No. 1929/25) provides important clarification on the conditions under which such a suspension may – or may not – be permitted under Luxembourg law.

1. Rent suspension under Luxembourg law: a regulated mechanism

In Luxembourg commercial lease law, the payment of rent constitutes the tenant’s primary obligation.

However, a tenant may rely on the defence of non-performance (exception d’inexécution) provided for under the Civil Code if the landlord fails to fulfil their own obligations, in particular:

  • the obligation to deliver the premises,

  • the obligation to maintain the property,

  • the obligation to guarantee peaceful enjoyment of the premises.

That said, this mechanism is neither automatic nor discretionary.

Luxembourg case law consistently recalls that:

  • the alleged breach must be genuine,

  • it must be sufficiently serious,

  • and the tenant’s reaction must be proportionate to the situation.

In other words, a simple inconvenience is not enough to justify the suspension of rent.

2. Loss of enjoyment or mere inconvenience?

In the case decided on 5 June 2025, a commercial tenant had partially suspended payment of rent on the grounds that certain elements necessary for operating the premises were no longer accessible.

The tenant relied on:

  • the defence of non-performance,

  • and subsequently the loss of the leased property to justify termination of the lease.

The Court rejected these arguments.

Why?

Because the overall use of the premises had not been eliminated.
Alternative arrangements had been implemented and formalised contractually.

The judge therefore reaffirmed a central principle of Luxembourg lease law:
rent suspension can only be justified if the leased property becomes unfit for its agreed use.

A disturbance, even a genuine one, is insufficient if the tenant can still operate the business.

3. The decisive importance of contractual clauses

The decision also highlights a point that is often underestimated: the drafting of the lease agreement.

The contract contained a clause allowing certain elements relating to the premises to be modified if the organisation of the site required it.

This clause played a decisive role in the Court’s assessment of the dispute.

In practice, the validity of a rent suspension will depend largely on:

  • the precise wording of the commercial lease,

  • the scope of the landlord’s obligations,

  • the flexibility clauses included in the contract,

  • and the operational criteria that have been contractually defined.

The initial drafting of the lease therefore has a significant impact on potential litigation risks.

4. Key takeaways for real estate stakeholders in Luxembourg

For landlords

Clear drafting of flexibility clauses and properly documented management of adjustments made during the execution of the lease help secure the contractual balance.

Formalisation (amendments, traceability, and access conditions) is essential.

For tenants

Elements that are truly essential to the operation of the business (accessibility, specific equipment, safety, technical characteristics) should be expressly incorporated into the lease agreement.

Otherwise, it may be difficult to later invoke a sufficiently serious breach.

For developers and project owners

In a property development that evolves over time, contractually anticipating potential changes can significantly reduce rental risks and future disputes.

5. A requirement of proportionality in commercial lease disputes

This decision confirms a consistent trend in Luxembourg case law:
the suspension of rent or the early termination of a commercial lease must be strictly proportionate to the alleged breach.

Commercial lease disputes in Luxembourg therefore depend not only on legal analysis but also on the initial contractual balance.

FAQ – Commercial leases in Luxembourg

  • Can a tenant suspend rent in case of difficulties?

Yes, but only if the landlord seriously breaches their obligations and the tenant’s enjoyment of the premises is genuinely compromised. The measure must remain proportionate.

  • What is the defence of non-performance?

It is the right of one party to suspend the performance of its obligation when the other party fails to perform theirs. In Luxembourg commercial lease law, its application is strictly regulated.

  • Is termination of a commercial lease automatic in the event of disturbance?

No. The seriousness of the breach is assessed by the court on a case-by-case basis.

Our real estate law practice in Luxembourg

Our Real Estate team advises landlords, tenants, investors and developers on:

  • negotiating and drafting commercial leases in Luxembourg,

  • managing contractual risks,

  • handling lease-related disputes,

  • structuring complex real estate transactions,

Contact us to learn more: contact@molitorlegal.lu or +352 297 298 1

Posted on 16 March 2026 in News > > Real Estate, Construction & Urban Planning

Bail commercial au Luxembourg : un locataire peut-il suspendre son loyer ?

La suspension du loyer constitue l’un des leviers les plus sensibles en matière de bail commercial.
Un locataire peut-il cesser de payer tout ou partie de son loyer lorsqu’il estime que la jouissance des lieux n’est plus conforme à ce qui était convenu ?

Un jugement récent de la Justice de paix de Luxembourg (5 juin 2025, n°1929/25) apporte des précisions importantes sur les conditions dans lesquelles une telle suspension peut – ou non – être admise en droit luxembourgeois.

  1. La suspension du loyer en droit luxembourgeois : un mécanisme encadré

En matière de bail commercial au Luxembourg, le paiement du loyer constitue l’obligation principale du locataire.

Celui-ci peut toutefois invoquer l’exception d’inexécution, prévue par le Code civil, lorsque le bailleur manquerait à ses propres obligations – notamment :

  • l’obligation de délivrance,
  • l’obligation d’entretien,
  • la garantie de jouissance paisible.

Mais ce mécanisme n’est ni automatique ni discrétionnaire.

La jurisprudence luxembourgeoise rappelle de manière constante que :

  • le manquement invoqué doit être réel,
  • il doit être suffisamment grave,
  • et la réaction du locataire doit être proportionnée à la situation.

Autrement dit, un simple désagrément ne suffit pas à justifier la suspension du loyer.

  1. Trouble de jouissance ou simple gêne ?

Dans l’affaire jugée le 5 juin 2025, un locataire commercial avait suspendu partiellement le paiement de son loyer au motif que certains éléments liés à l’exploitation des locaux n’étaient plus accessibles.

Il invoquait :

  • l’exception d’inexécution,
  • puis la perte de la chose louée afin de justifier la résiliation du bail.

Le Tribunal a rejeté ces arguments.

Pourquoi ?

Parce que la jouissance globale des locaux n’était pas supprimée.
Des solutions alternatives avaient été mises en place et formalisées contractuellement.

Le juge rappelle ainsi un principe central du droit du bail au Luxembourg :
la suspension du loyer ne peut être admise que si la chose louée devient impropre à l’usage convenu.

Une gêne, même réelle, ne suffit pas si l’exploitation demeure possible.

  1. L’importance déterminante des clauses contractuelles

La décision met également en lumière un point souvent sous-estimé : la rédaction du bail.

Le contrat contenait une clause permettant la modification de certains éléments liés aux locaux si l’organisation du site l’exigeait.

Cette clause a joué un rôle déterminant dans l’appréciation du litige.

En pratique, la validité d’une suspension de loyer dépendra très largement :

  • du contenu précis du bail commercial,
  • de l’étendue des obligations du bailleur,
  • des clauses de flexibilité prévues,
  • et des critères d’exploitation réellement contractualisés.

La rédaction initiale du contrat conditionne donc fortement le risque contentieux ultérieur.

  1. A retenir pour les acteurs immobiliers au Luxembourg

Pour les bailleurs

Une rédaction claire des clauses de flexibilité et une gestion documentée des adaptations apportées en cours d’exécution permettent de sécuriser l’équilibre contractuel.

La formalisation (avenants, traçabilité, conditions d’accès) est essentielle.

Pour les preneurs

Les éléments réellement déterminants pour l’exploitation (accessibilité, équipements spécifiques, sécurité, caractéristiques techniques) doivent être expressément intégrés au bail.

À défaut, il sera difficile d’invoquer ultérieurement un manquement suffisamment grave.

Pour les promoteurs et maîtres d’ouvrage

Dans un ensemble immobilier en évolution, l’anticipation contractuelle des modifications potentielles permet de limiter les risques locatifs et les contestations ultérieures.

 

  1. Une exigence de proportionnalité en matière de bail commercial

Cette décision confirme une tendance constante de la jurisprudence luxembourgeoise :
la suspension du loyer ou la résiliation anticipée d’un bail commercial doit être strictement proportionnée au manquement invoqué.

Le contentieux en matière de bail commercial au Luxembourg repose donc autant sur l’analyse juridique que sur l’équilibre contractuel initial.

 

FAQ – Bail commercial au Luxembourg

  • Un locataire peut-il suspendre son loyer en cas de difficulté ?

Oui, mais uniquement si le bailleur manque gravement à ses obligations et si la jouissance des lieux est réellement compromise. La mesure doit rester proportionnée.

  • Qu’est-ce que l’exception d’inexécution ?

Il s’agit du droit pour une partie de suspendre l’exécution de son obligation lorsque son cocontractant n’exécute pas la sienne. En matière de bail commercial au Luxembourg, son application est strictement encadrée.

  • La résiliation d’un bail commercial est-elle automatique en cas de trouble ?

Non. La gravité du manquement est appréciée par le juge au cas par cas.

Notre accompagnement en droit immobilier au Luxembourg

Notre équipe Real Estate accompagne bailleurs, preneurs, investisseurs et promoteurs dans :

  • la négociation et la rédaction de baux commerciaux au Luxembourg,
  • la gestion des risques contractuels,
  • le traitement des litiges locatifs,
  • et la structuration juridique d’opérations immobilières complexes,

Prenez contact dès maintenant pour en savoir plus : contact@molitorlegal.lu ou +352 297 298 1

Posted on 25 February 2026 in News > > Litigation & Dispute Resolution

Quand l’IA rencontre le contentieux d’affaires

L’intelligence artificielle générative s’invite progressivement dans le contentieux d’affaires. Après plus d’un an de pratique, Philippe Thiebaud, Partner chez Molitor Avocats à la Cour, partage une approche pragmatique : efficacité accrue, sous le contrôle et le jugement constant de l’avocat.

Depuis plus d’un an, nous utilisons des outils d’intelligence artificielle générative (IAG) dans le cadre de notre activité professionnelle, tant en conseil qu’en contentieux.

A l’instar de nombreux professionnels du droit, et dans le respect des recommandations du Conseil des barreaux européens, l’IAG est considérée comme un levier de développement et de renforcement de la qualité des services. Après un an, ce choix s’est avéré payant.

Nous avons privilégié des outils d’IAG spécialisés pour les professionnels du droit tels qu’Harvey et Alizé, dont l’utilisation nous permet de nous conformer à nos obligations professionnelles comme le secret professionnel. L’usage d’outils publics est exclu au profit de licences protégées, qui ne réutilisent pas les données pour entraîner les modèles.

Quelles sont les personnes utilisant le plus l’IAG au sein de votre cabinet ?

Bien que cela puisse paraître contre-intuitif, seuls les collaborateurs expérimentés en bénéficient.

Il y a deux raisons à cela. La formation de nos jeunes avocats prime sur l’efficacité découlant de l’IAG et la qualité des résultats obtenus avec l’IAG dépend étroitement de l’expérience et des connaissances de l’utilisateur, et ce, tant pour éviter les hallucinations que pour affiner la qualité des prompts (qui est primordiale).

Etant vous-même spécialisé en contentieux, quelle utilisation faites-vous de ces outils ?

Notre pratique «Litigation and Dispute Resolution», et notamment celle en contentieux des affaires et droit de l’insolvabilité, se prête particulièrement bien à l’IAG.

Celle-ci permet une recherche plus rapide dans des corpus volumineux, un tri préliminaire de documents et une première analyse d’informations. Certains dossiers nécessitent d’analyser et de synthétiser un très large volume de documents (contrats, échanges de correspondance, reporting financier, comptabilité…); le gain d’efficacité est réel. Les outils d’IAG excellent également dans certaines recherches de jurisprudence.

L’IAG connaît toutefois des limites. Elle peut assister les avocats pour des tâches simples, mais son utilité reste à ce jour restreinte pour des travaux complexes comme la rédaction d’avis juridiques ou de documents de procédure.

L’IAG représente aussi un défi pour notre responsabilité individuelle. On a par exemple à l’esprit des cas d’avocats ayant cité des décisions de justice inexistantes, générées par l’IAG, dans des procédures. Cela relève de l’évidence : l’analyse juridique d’une IAG doit nécessairement se confronter au jugement professionnel indépendant de l’avocat.

Notre expérience est donc positive tout en restant prudente et mesurée. L’IAG ne transforme pas la nature de notre métier, mais certains outils et le rythme de travail. Notre enjeu consiste à intégrer l’innovation de façon responsable, dans le respect de nos obligations et au service de l’intérêt de nos clients.

Philippe Thiebaud, Partner en Contentieux, Molitor Avocats à la Cour.

Posted on 25 February 2026 in News > > Litigation & Dispute Resolution

When AI Meets Business Litigation

Generative artificial intelligence is gradually making its way into business litigation. After more than a year of practical experience using generative artificial intelligence tools, Philippe Thiebaud, Partner at Molitor Avocats à la Cour, shares a pragmatic approach: increased efficiency, under the constant supervision and judgment of a lawyer.

What approach has your firm adopted regarding artificial intelligence?

For over a year, we have been using generative artificial intelligence (GAI) tools in the course of our professional activity, both in advisory work and in litigation. Like many legal professionals, and in line with the recommendations of the Council of Bars and Law Societies of Europe, GAI is viewed as a lever for development and for enhancing the quality of services. After one year, the choice to use these tools has proven to be worthwhile.

We have prioritised GAI tools designed specifically for legal professionals, such as Harvey and Alizé, the use of which allows us to meet our professional duties, including the protection of legal privilege. Public tools are excluded in favour of protected licences that do not use data to train models.

Who uses GAI the most within your firm?

Although it may seem counterintuitive, only experienced associates use it. There are two reasons for this. Training our junior lawyers takes precedence over the efficiency derived from GAI, and the quality of the results obtained with GAI depends largely on the user’s experience and knowledge, both to avoid hallucinations and to refine the quality of prompts (which is essential).

As a litigation specialist yourself, how do you use these tools?

However, GAI has its limitations. It can assist lawyers with simple tasks, but its usefulness remains limited for complex work such as drafting legal opinions or procedural documents.

GAI also presents a challenge to our individual responsibility. For example, we have seen cases of lawyers citing non-existent court decisions, generated by GAI, in legal proceedings. This is self-evident: the legal analysis of a GAI must absolutely be compared to the independent professional judgment of the lawyer.

Our experience is therefore positive, whilst ensuring our using is cautious and measured. GAI does not change the nature of our profession, but it does change certain tools and the pace of work. Our challenge is to integrate innovation responsibly, whilst respecting our obligations and acting in the best interests of our clients.

Philippe Thiebaud, Partner in Litigation, Molitor Avocats à la Cour

Posted on 12 February 2026 in News > > Corporate & M&A

Chambers Global 2026 listed Chan Park in Corporate and M&A

Chambers Global 2026 ranked Chan Park as leading individual.

They stated ‘Chan Park has been instrumental in driving the process forward. He is a great partner to have on the team for any transaction.’.

Sources also highlight that ‘Chan Park is highly appreciated for his practical approach to problem solving..

 

 

 

 

 

 

Posted on 15 January 2026 in News > > Real Estate, Construction & Urban Planning

2025 Review – Real Estate, Construction and Planning in Luxembourg

A year of clarification, fine-tuning and rebalancing

2025 was not marked by a radical overhaul of Luxembourg real estate law, but rather by a series of adjustments, legislative initiatives and court decisions which have gradually reshaped the framework applicable to real estate projects.

The year’s publications reveal a clear common thread: securing projects without stifling them, clarifying rules without freezing them, and seeking to reconcile public policy objectives (housing, environmental protection and spatial planning) with the economic and operational realities on the ground.

This review provides a cross-cutting overview of the key developments in 2025, highlighting practical takeaways for 2026.

1. Legislation and public policy: continuity on paper, tangible adjustments in practice

Several laws adopted in 2025, as well as bills that progressed during the year, reflect a clear intention to maintain momentum in the housing sector, without ignoring the persistent pressures on the market.

The Law of 27 June 2025, extending the package of measures aimed at supporting the housing market, fits squarely within this approach. It confirms that supporting residential projects remains a priority, while encouraging market participants to embed these mechanisms into their longer-term planning.

At the same time, the property tax reform bill underwent substantial revisions. Analyses published in 2025 suggest that, if enacted, this reform could affect the financial balance of certain projects, in particular during the land-holding phase.

The ministerial urban land readjustment initiative, whose draft legislation progressed during the year, also illustrates the search for structural levers to unlock complex land situations, beyond the traditional tools of municipal planning.

Finally, more technical developments — including the implementation of the Law of 28 November 2024 on sub-metering and the allocation of heating, cooling and domestic hot water costs — highlight that building management is increasingly governed by detailed obligations, which need to be anticipated from the design stage.

2. Planning and development control: helpful clarifications and case-law reminders

The 2025 publications point to a clear conclusion: planning law is becoming more readable, but remains demanding in its application.

From a regulatory perspective, various contributions highlighted efforts to simplify administrative procedures, while stressing that these changes do not remove the need for robust project documentation.

One important clarification concerned the distinction between a “study zone” and a “green zone”. The reminder that these two concepts are not interchangeable is key when assessing whether land is truly developable, and when avoiding refusals based on an incorrect classification.

Rules relating to affordable housing, including through new neighbourhood development plans (PAP NQ), were also analysed in depth during 2025. The message is clear: these requirements must be integrated at an early stage, both in project programming and in the development timetable.

Case law from the year also reaffirmed that authorities must carry out a concrete balancing exercise between environmental protection and property rights. The annulment of a decision refusing permission for a simple fence in a green zone illustrates this proportionality requirement.

3. Environment: from principle-based protection to a case-by-case approach

Environmental issues featured prominently in 2025, often viewed through the lens of tensions between protective rules and project feasibility.

The bill amending the Law of 18 July 2018 on the protection of nature reignited debate on the effectiveness and consistency of the current framework. Several publications note that the presence of protected species does not, in itself, amount to an absolute bar to development, provided that robust avoidance, mitigation or compensation measures are put in place.

In the same vein, the proposal to introduce a “green zone bis” attracted both interest and caution. Analyses published in 2025 recommend a careful approach until the legal contours of this new tool are clearly defined.

Other topics (solar panels, cultural heritage protection, landscapes and sectoral planning instruments) highlighted a growing expectation from both courts and authorities: to adapt the rules to the practical realities of each project, rather than applying automatic prohibitions.

4. Contracts and disputes: 2025 confirms the need to anticipate early

On the contractual side, 2025 provided a number of practical lessons.

Analyses relating to off-plan sales (VEFA) focused on completion deadlines and legitimate grounds for suspension. A consistent message emerges: legal certainty depends on well-drafted, realistic and evidenced clauses, tailored to the inherent risks of construction projects.

Commercial leases were also the subject of important reminders, in particular as regards the possibility of mandatory termination even where the lease is for a fixed term. These developments reinforce the need for careful drafting of termination and exit provisions.

Claims by landlords against guarantors for unpaid rent, possessory actions (including the complainte possessoire), as well as VAT issues and completion guarantees, rounded out the picture and conveyed the same message: in 2025, practice confirmed that legal tools are available, but they must be applied with rigour.

5. Rents: towards greater transparency?

Lastly, 2025 saw increased debate around the creation of a rent register, sometimes presented as a Luxembourg equivalent of a Mietspiegel.

If implemented, such a mechanism could influence rent-setting practices and investment strategies in the rental market. At this stage, it remains primarily a political and regulatory signal worth monitoring closely.

6. Conclusion – Key takeaways from 2025 looking ahead to 2026

Taken as a whole, the developments of 2025 point to a real estate legal framework that is more precise, more closely regulated, and also more pragmatic.

For 2026, the challenge will be less about discovering new rules than about anticipating them, aligning them and securing them from the outset of each project.

Posted on 15 January 2026 in News > > Real Estate, Construction & Urban Planning

Bilan 2025 – Immobilier, construction et urbanisme au Luxembourg

Une année de clarification, de mise au point et de rééquilibrage

L’année 2025 n’a pas été marquée par une refonte radicale du droit immobilier luxembourgeois, mais par une accumulation d’ajustements, de projets et de décisions qui ont progressivement redessiné le cadre applicable aux projets immobiliers.

Les publications de l’année révèlent un fil conducteur clair : sécuriser sans bloquer, clarifier sans figer, et tenter de concilier objectifs publics (logement, environnement, aménagement) avec la réalité économique et opérationnelle du terrain.

Cette rétrospective propose une lecture transversale des évolutions intervenues en 2025, afin d’en dégager les enseignements concrets pour 2026.

  1. Textes et politiques publiques : continuité affichée, ajustements réels

Plusieurs textes adoptés ou projets avancés en 2025 traduisent une volonté assumée de maintenir la dynamique du logement, sans masquer les tensions persistantes du marché.

La loi du 27 juin 2025 prolongeant les mesures de relance du logement s’inscrit dans cette logique. Elle confirme que le soutien aux projets résidentiels reste une priorité, tout en invitant les acteurs à intégrer durablement ces mécanismes dans leur planification.

Parallèlement, le projet de réforme de l’impôt foncier a connu un remaniement substantiel. Les analyses publiées en 2025 montrent que, si cette réforme aboutit, elle pourrait modifier l’équilibre économique de certains projets, en particulier en phase de détention du foncier.

Le remembrement urbain ministériel, dont le projet de loi a progressé au cours de l’année, illustre également cette recherche de leviers structurels pour débloquer des situations foncières complexes, au-delà des outils classiques de l’aménagement communal.

Enfin, des évolutions plus techniques (notamment la loi du 28 novembre 2024 entrée en application sur le comptage divisionnaire des consommations) rappellent que la gestion des immeubles est de plus en plus encadrée par des obligations précises, à anticiper dès la conception des projets.

  1. Urbanisme : clarifications utiles et rappels jurisprudentiels

Les publications de 2025 convergent vers un constat : le droit de l’urbanisme gagne en lisibilité, mais demeure exigeant dans sa mise en œuvre.

Sur le plan réglementaire, plusieurs contributions ont mis en lumière les efforts de simplification des procédures administratives, tout en soulignant que ces évolutions ne dispensent pas d’un montage rigoureux des dossiers.

Un point de clarification important a concerné la distinction entre « zone à études » et « zone verte ». Le rappel selon lequel ces notions ne se confondent pas est déterminant pour apprécier la constructibilité réelle d’un terrain et éviter des refus fondés sur une qualification erronée.

Les règles relatives aux logements abordables, notamment via les PAP NQ, ont également fait l’objet d’analyses approfondies en 2025. Les enseignements sont clairs : ces contraintes doivent être intégrées très en amont, tant dans la programmation que dans le calendrier des projets.

La jurisprudence de l’année a, de son côté, rappelé que les autorités doivent procéder à une mise en balance concrète entre protection de l’environnement et droit de propriété. L’annulation d’un refus d’autoriser une clôture en zone verte illustre cette exigence de proportionnalité.

  1. Environnement : de la protection de principe à l’approche au cas par cas

L’environnement a occupé une place centrale dans les analyses publiées en 2025, souvent sous l’angle des tensions entre normes protectrices et faisabilité des projets.

Le projet de modification de la loi du 18 juillet 2018 sur la protection de la nature a relancé le débat sur l’efficacité et la cohérence du cadre actuel. Plusieurs publications soulignent que la présence d’espèces protégées ne constitue pas, en soi, un obstacle dirimant à l’urbanisation, à condition que des mesures sérieuses d’évitement, de réduction ou de compensation soient prévues.

Dans cette même logique, la proposition de créer une « zone verte bis » a suscité à la fois de l’intérêt et des réserves. Les analyses de 2025 invitent à la prudence tant que les contours juridiques de ce nouvel outil ne sont pas stabilisés.

D’autres thématiques (panneaux solaires, protection du patrimoine, paysages, documents sectoriels) ont mis en évidence une attente croissante des juridictions et des autorités : adapter les règles aux réalités concrètes des projets, plutôt que d’appliquer des interdictions automatiques.

  1. Contrats et contentieux : 2025 confirme l’importance de l’anticipation

En matière contractuelle, 2025 a été riche d’enseignements pratiques.

Les analyses consacrées à la VEFA ont insisté sur la gestion des délais d’achèvement et des causes légitimes de suspension. Les publications convergent sur un point : la sécurité juridique passe par des clauses précises, réalistes et documentées, adaptées aux aléas du chantier.

Les baux commerciaux ont également fait l’objet de rappels importants, notamment quant à la possibilité d’une résiliation obligatoire même en présence d’une durée déterminée. Ces développements renforcent la nécessité d’une rédaction fine des clauses de résiliation et de sortie.

Le recours du bailleur contre la caution pour loyers impayés, les actions possessoires (dont la complainte), ainsi que les questions de TVA immobilière et de garantie d’achèvement, ont complété ce panorama, illustrant un même message : en 2025, la pratique a confirmé que les outils juridiques existent, mais qu’ils doivent être maniés avec rigueur.

  1. Loyers : vers une plus grande transparence ?

Enfin, 2025 a vu émerger un débat de fond sur la création d’un cadastre des loyers, parfois présenté comme un équivalent luxembourgeois d’un Mietspiegel.

Si ce projet devait se concrétiser, il pourrait influencer la fixation des loyers et les stratégies d’investissement locatif. À ce stade, il constitue surtout un signal politique et réglementaire à suivre de près.

  1. Conclusion – Les enseignements de 2025 pour aborder 2026

Pris dans leur ensemble, les développements de 2025 dessinent un droit immobilier plus précis, plus encadré, mais aussi plus pragmatique.

L’enjeu pour 2026 sera moins de découvrir de nouvelles règles que de savoir les anticiper, les articuler et les sécuriser dès l’origine des projets.

 

Si vous souhaitez en savoir plus sur notre pratique, cliquez ici : Droit immobilier, construction et urbanisme ?

Posted on 14 January 2026 in News > > Employment, Pensions & Immigration

Internal occupational redeployment and multiple establishments

Internal occupational redeployment: a major issue for employers with multiple establishments

The legal system of occupational redeployment[1] for employees who have been recognised as medically unfit or unable to perform their most recent job role leaves, in practice, very little room for manoeuvre for employers.

Indeed, once the conditions defined by the legislator are met, employers find themselves legally required to redeploy these employees internally within their undertaking, to a position suited to their remaining medical capabilities. The only way for employers to escape this obligation is to be able to justify the existence of “serious prejudice” which such redeployment would cause them; an concept interpreted so strictly by case law that it is very rarely accepted in practice.

Nevertheless, when setting the conditions governing the applicability of this obligation imposed on employers, the legislator intended to take account, on the one hand, of the size of the workforce employed by them and, on the other hand, of the effort already made by employers in employing employees who either already benefit from occupational redeployment (internal or external), or who have been recognised as having the status of disabled employee.

In this context, to determine, in particular, the size of the employer’s workforce, the legislator took into account the specific situation of employers operating an undertaking with “multiple establishments”.

In the absence of a statutory definition of this concept of “multiple establishments”, it must be noted that the Joint Occupational Redeployment Commission for workers unable to perform their most recent job role[2] (the “Joint Commission”) interpreted this concept in breach of the legal text itself, resulting in practice in the statutory obligation of internal occupational redeployment being applied to employers who should not have been subject to it.

Refuting the interpretation previously adopted by the Joint Commission, the case law of the Higher Council of Social Security has fortunately provided essential clarifications regarding the understanding of the concept of “multiple establishments”, while noting on that occasion that concepts in social security law are not the same as those in employment law.

Without carrying out an exhaustive analysis of the occupational redeployment system concerned, we highlight below the major case law referred to above, after addressing the key points of the general legal framework of occupational redeployment within which this case law fits.

  1. Internal or external occupational redeployment of the employee

It was in response to a strict interpretation of the concept of invalidity[3], adopted by the Court of Cassation, that the legislator introduced, as from 25 July 2002[4], into the legislative framework a system of occupational redeployment for employees recognised as medically unfit or unable to perform their most recent job roles[5].

Indeed, the Court of Cassation held that invalidity could only be recognised where there is medical incapacity for any occupation in the general labour market. This de facto excludes from entitlement to an invalidity pension those employees who are recognised as medically unfit or unable to perform their most recent job role, while nevertheless remaining medically capable or fit to perform a job adapted to their remaining medical capabilities[6].

Through the system of occupational redeployment for these employees, the legislator pursued a twofold objective: to strengthen the social protection of these employees and to keep them in employment.

In pursuing this dual objective, the legislator intervened in the employment relationship between employers and employees affected by such medical incapacity, by imposing the obligation to proceed with their occupational redeployment (the “Occupational Redeployment”):

  • either internally, at the employer’s expense[7]: internal occupational redeployment consists of reassigning the employee to a position suited to the employee’s remaining medical capabilities, the employee remaining within the employer’s undertaking and still forming part of its staff (the “Statutory obligation of internal occupational redeployment”);
  • or externally, where internal occupational redeployment of the employee is not possible[8]: external occupational redeployment consists of redeployment on the labour market, taking into account the employee’s medically reduced work capacity. The employee’s employment contract terminates by operation of law as from the day on which notification is given of the Joint Commission’s decision ordering external occupational redeployment[9], and the employee is automatically registered, the following day, as a jobseeker with the Employment Development Agency (ADEM).

It should be noted here that case law has held that employers cannot rely on the aforementioned impossibility of carrying out internal occupational redeployment (such as, for example, the fact that a position suited to the employee’s remaining medical capabilities does not exist within the employer’s undertaking) in order not to proceed with it, because the legislator’s intention is precisely to impose this on them.[10] (only employees may rely on this impossibility).

Consequently, in practice, the obligation imposed on employers to carry out internal occupational redeployment may prove extremely onerous for them: even if the legislator has not explicitly required employers to create a position specifically adapted to the employee’s remaining medical capabilities, this is very often the practical consequence.

  1. Statutory conditions for the obligation of internal occupational redeployment

As regards internal occupational redeployment of the employee in particular, the legislator has imposed[11], on employers, the statutory obligation to carry out such redeployment where, on the date on which the Joint Commission is seized and must decide on the employee’s occupational redeployment, the following two statutory conditions are cumulatively met:

  • the employer employs at least twenty-five (25) employees, and
  • the employer does not employ the number of employees benefiting from internal or external occupational redeployment within the limits of the rates provided for in Article L. 562-3 of the Labour Code, these rates varying depending on the employer’s undertaking. Employees benefiting from internal or external redeployment are assimilated to employees benefiting from the statutory status of disabled employees[12].

In order not to be legally obliged to carry out internal occupational redeployment of the employees concerned, the burden of proof lies with employers: they must prove that one of the two statutory conditions referred to above is not met.

  1. “Serious prejudice”: a genuine escape route in practice?

The only possibility offered by the legislator to employers to escape their statutory obligation of internal occupational redeployment where it applies is to demonstrate, on the basis of a reasoned file, that such internal occupational redeployment would cause them “serious prejudice[13], in order to be exempted from this obligation.

In the absence of a statutory definition of the concept of “serious prejudice”, case law has held that:

“Serious prejudice, that is to say significant and serious harm caused by an act detrimental to the employer’s interests, an act capable of serious consequences and adverse effects, must be understood, in addition to the case of bankruptcy, as meaning a reduction in productivity, an influence on competitiveness on the labour market, on economic competition, rationalisation and cost, and the benefit to the undertaking of special training for the employee concerned.”[14]

In practice, given this extremely strict interpretation, cases in which the employer can validly rely on such prejudice are rare, with the practical consequence that it is extremely difficult for employers to escape their statutory obligation to carry out internal occupational redeployment of the employee when the statutory conditions are met.

  1. Major case law concerning employers operating an undertaking “with multiple establishments”

In view of the statutory conditions governing the statutory obligation of internal occupational redeployment imposed on employers (see point 2 above), it is clear that the legislator intended to make the applicability of this obligation depend, in particular, on the size of the employer’s undertaking to which the employee is assigned.

From that perspective, the legislator obviously considered the characteristics of employers operating undertakings with multiple establishments, by expressly providing that[15]:

“For undertakings with multiple establishments, this redeployment obligation applies to each establishment taken in isolation.”

However, the legislator did not define the concept of “multiple establishments”, thereby leaving room for interpretation.

In the judgment delivered on 21 March 2024 by the Higher Council of Social Security, the Joint Commission considered that the concept of “multiple establishments” required that the establishments constitute economic units distinct from one another.

Accordingly, where the various establishments concerned have the same social security registration number, are represented by the same legal representative, carry out the same activity and/or operate under an identical or similar trade name, the Joint Commission held that the number of employees employed by the employer must be determined by taking account of all employees employed at the level of the employer’s undertaking, including all establishments.

The Joint Commission also took into account the characteristics of the employment relationship between the employer and the employee concerned, analysing (i) whether the employment contract contained a mobility clause allowing the employee to be assigned to another establishment of the employer at its discretion, (ii) whether the employee’s length of service was determined at the level of the employer itself, and (iii) the fact that the employee’s employment contract was concluded with the employer and not with the establishment itself.

In practice, under such an interpretation, the statutory threshold of at least twenty-five (25) employees employed by the employer (the first condition governing the application of the statutory obligation of internal occupational redeployment, see point 2 above) was quickly reached, or exceeded, thereby obliging employers to proceed with internal occupational redeployment of the employee as soon as they did not employ the statutorily required number of employees redeployed / benefiting from the statutory status of disabled employee (the second condition governing the application of the statutory obligation of internal occupational redeployment, see point 2 above).

Yet, in practice, there are many cases in which the establishments of the undertaking operated by the employer do not constitute distinct economic units from one another, while the employer generally carries out the same activity, under the same trade name, through different establishments located in the Grand Duchy of Luxembourg.

This is the case, for example, of an employer operating a retail business running several shops, or a temporary employment business operating several agencies across the Grand Duchy of Luxembourg.

In its judgment of 21 March 2024, the Higher Council of Social Security refuted the above interpretation adopted by the Joint Commission of the concept of “multiple establishments”, holding that:

  • “Contrary to what is put forward by the respondent party, Article L. 551-2 (1), last sentence, of the Labour Code does not provide that the multiple establishments referred to should be distinct units, and imposing such a condition would add to the law.”

It follows that the above statutory threshold of at least twenty-five (25) employees employed by the employer must be determined at the level of the specific establishment where the employee carried out their most recent job role for which they were declared medically unfit or unable to work, regardless of whether that establishment is distinct from the other establishment(s) of the undertaking operated by the employer.

  • The Higher Council of Social Security also emphasised that the interpretation of a provision relating to the redeployment of an employee subject to social security law cannot be influenced by “specific arrangements which fall under employment law”, so that the characteristics of the employment relationship between the employer and the employee must not be taken into account.

The Higher Council of Social Security therefore concluded that the statutory threshold of at least twenty-five (25) employees employed by the employer had to be determined at the level of the establishment, taken in isolation, where the employee held their most recent job role for which they had been declared medically unfit or unable to work.

In so far as the employer had proved that the establishment concerned employed fewer than 25 employees on the date on which the Joint Commission was seized, the Higher Council of Social Security held that the employer was not subject to the statutory obligation to carry out internal redeployment of the employee.

Finally, it should be noted that in this case law, the establishment concerned was a branch duly registered with the Luxembourg Trade and Companies Register: confirming earlier case law[16], the Higher Council of Social Security held that a branch constituted an establishment within the meaning of Article L. 551-2 (1) of the Labour Code, even though it did not have separate legal personality.

 

This case law provides an essential clarification for employers with several establishments (in particular employers active in the retail sector operating a chain of shops, fashion or food distribution brands, or service undertakings with several regional agencies, such as banks, temporary employment companies or insurance companies), and should lead them to reflect on the structuring of their activities, in particular in light of the repercussions this may have on their obligations towards their employees regarding, in particular, internal occupational redeployment decided by the Joint Commission.

These employers are now reassured that the threshold of 25 employees, governing the applicability of the statutory obligation of occupational redeployment, must be determined per establishment separately, and not at the level of the undertaking as a whole, including the various establishments.

Such reflection is all the more essential in view of the extremely limited possibility for employers, including employers with multiple establishments, to escape this statutory obligation where the statutory conditions are met.

[1] Articles L. 551-1 et seq. of the Labour Code

[2] National authority, established under the Minister responsible for Labour and Employment, sitting within the Employment Development Agency (ADEM) and having exclusive jurisdiction in matters of occupational redeployment (Articles L. 552-1 et seq. of the Labour Code and Grand-Ducal Regulation of 14 October 2002 concerning the method of appointment and remuneration of members, the operating rules and procedural deadlines of the Joint Commission for the redeployment of workers unable to perform their most recent job role)

[3] Article 187 of the Social Security Code: “An insured person is considered to be invalid where, as a result of prolonged illness, infirmity or wear and tear, they have suffered a loss of their capacity to work such that they are prevented from exercising the profession they last carried out or another occupation corresponding to their strength and aptitudes.”

[4] Law of 25 July 2002 on incapacity for work and occupational reintegration, which entered into force on 3 August 2002

[5] Parliamentary document No. 6555, Explanatory Memorandum, page 2, first paragraph

[6] Cass., 28 November 1996, T v EVI, cited in parliamentary document No. 6555, Explanatory Memorandum, page 2, first paragraph

[7] Article 551-1 (3) of the Labour Code

[8] Article L. 551-5 (1) of the Labour Code

[9] Article L. 125-4, 3. of the Labour Code

[10] Higher Council of Social Security, 02/04/2020, case No. 2020/0104

[11] Article L. 551-2 of the Labour Code

[12] Mandatory employment rate for disabled employees: between 25 and 49 employees: 1 person / ≥50 employees: 2% of the workforce / ≥300 employees: 4% of the workforce

[13] Higher Council of Social Security, 02/04/2020, case No. 2020/0104

[14] Higher Council of Social Insurance, 28/04/2004, case No. 2004/0074

[15] Article L. 551-2 (1) of the Labour Code

[16] Court of Appeal, 1 March 2018, case No. 32/18

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