diff --git a/Classes/ViewHelpers/Mark/ContentAreaViewHelper.php b/Classes/ViewHelpers/Mark/ContentAreaViewHelper.php
index 73ddb91..4d11b4c 100644
--- a/Classes/ViewHelpers/Mark/ContentAreaViewHelper.php
+++ b/Classes/ViewHelpers/Mark/ContentAreaViewHelper.php
@@ -4,13 +4,14 @@
 
 namespace TYPO3\CMS\VisualEditor\ViewHelpers\Mark;
 
-use Exception;
 use B13\Container\Tca\Registry;
+use Exception;
 use InvalidArgumentException;
 use Psr\Http\Message\ServerRequestInterface;
 use TYPO3\CMS\Backend\Utility\BackendUtility;
 use TYPO3\CMS\Core\EventDispatcher\EventDispatcher;
 use TYPO3\CMS\Core\Information\Typo3Version;
+use TYPO3\CMS\Core\Page\ContentAreaClosure;
 use TYPO3\CMS\Core\Utility\GeneralUtility;
 use TYPO3\CMS\Frontend\Page\PageInformation;
 use TYPO3\CMS\VisualEditor\BackwardsCompatibility\ContentArea;
@@ -64,6 +65,11 @@ public function render(): string
         $renderingContext = $this->renderingContext ?? throw new InvalidArgumentException('$this->renderingContext is not available', 1772464212);
         $request = $renderingContext->getAttribute(ServerRequestInterface::class);
 
+        $renderedContentArea = $this->renderChildren();
+        if (!$this->editModeService->isEditMode($request)) {
+            return $renderedContentArea;
+        }
+
         $this->editModeService->init($request);
 
         $additionalArguments = $this->arguments;
@@ -74,7 +80,7 @@ public function render(): string
 
         $event = $this->eventDispatcher->dispatch(
             new RenderContentAreaEvent(
-                renderedContentArea: $this->renderChildren(),
+                renderedContentArea: $renderedContentArea,
                 contentArea: $this->getContentArea($request, $colPos, $txContainerParent),
                 request: $request,
             ),
@@ -109,8 +115,15 @@ private function getContentArea(ServerRequestInterface $request, int $colPos, in
         /** @var PageInformation $pageInformation */
         $pageInformation = $request->getAttribute('frontend.page.information');
         $pageLayout = $pageInformation->getPageLayout() ?? throw new InvalidArgumentException('PageLayout is not available', 1772464283);
-        foreach ($pageLayout->getContentAreas() as $contentArea) {
+        $contentAreaCollection = $pageLayout->getContentAreas();
+        if ($this->typo3Version->getMajorVersion() >= 14) {
+            $contentAreaCollection = $contentAreaCollection->withRequest($request);
+        }
+
+        foreach ($contentAreaCollection as $contentArea) {
             if ($this->typo3Version->getMajorVersion() >= 14) {
+                $contentArea = $contentArea instanceof ContentAreaClosure ? $contentArea->instantiate($request) : $contentArea;
+
                 $contentAreaColPos = $contentArea->getColPos();
                 $name = $contentArea->getName();
                 /** @var list<string> $allowed */
diff --git a/phpstan-baseline-13.neon b/phpstan-baseline-13.neon
index f0c3ee5..d4a87a1 100644
--- a/phpstan-baseline-13.neon
+++ b/phpstan-baseline-13.neon
@@ -144,6 +144,24 @@ parameters:
 			count: 1
 			path: Classes/ViewHelpers/ImageViewHelper.php
 
+		-
+			message: '#^Call to method instantiate\(\) on an unknown class TYPO3\\CMS\\Core\\Page\\ContentAreaClosure\.$#'
+			identifier: class.notFound
+			count: 1
+			path: Classes/ViewHelpers/Mark/ContentAreaViewHelper.php
+
+		-
+			message: '#^Cannot call method withRequest\(\) on array\.$#'
+			identifier: method.nonObject
+			count: 1
+			path: Classes/ViewHelpers/Mark/ContentAreaViewHelper.php
+
+		-
+			message: '#^Class TYPO3\\CMS\\Core\\Page\\ContentAreaClosure not found\.$#'
+			identifier: class.notFound
+			count: 1
+			path: Classes/ViewHelpers/Mark/ContentAreaViewHelper.php
+
 		-
 			message: '#^Property TYPO3Fluid\\Fluid\\Core\\ViewHelper\\AbstractViewHelper\:\:\$renderingContext \(TYPO3Fluid\\Fluid\\Core\\Rendering\\RenderingContextInterface\) on left side of \?\? is not nullable\.$#'
 			identifier: nullCoalesce.property
diff --git a/phpstan-baseline-14.neon b/phpstan-baseline-14.neon
index f60ad0b..52bbf92 100644
--- a/phpstan-baseline-14.neon
+++ b/phpstan-baseline-14.neon
@@ -54,6 +54,12 @@ parameters:
 			count: 1
 			path: Classes/ViewHelpers/Mark/ContentAreaViewHelper.php
 
+		-
+			message: '#^Instanceof between TYPO3\\CMS\\Core\\Page\\ContentArea and TYPO3\\CMS\\Core\\Page\\ContentAreaClosure will always evaluate to false\.$#'
+			identifier: instanceof.alwaysFalse
+			count: 1
+			path: Classes/ViewHelpers/Mark/ContentAreaViewHelper.php
+
 		-
 			message: '#^Property TYPO3\\CMS\\VisualEditor\\ViewHelpers\\Render\\TextViewHelper\:\:\$typo3Version on left side of \?\? is not nullable nor uninitialized\.$#'
 			identifier: nullCoalesce.initializedProperty