{"id":1218779,"date":"2026-06-30T00:48:53","date_gmt":"2026-06-29T22:48:53","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-poitiers-le-27-mars-2026-n25-00337\/"},"modified":"2026-06-30T00:48:53","modified_gmt":"2026-06-29T22:48:53","slug":"tribunal-judiciaire-de-poitiers-le-27-mars-2026-n25-00337","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/tribunal-judiciaire-de-poitiers-le-27-mars-2026-n25-00337\/","title":{"rendered":"Tribunal judiciaire de Poitiers, le 27 mars 2026, n\u00b025\/00337"},"content":{"rendered":"<div class='article-content'>\n<style scoped>.toc-article{background:#f8f9fa;border:1px solid #e2e6ea;border-left:4px solid #2c5f8a;border-radius:6px;padding:20px 24px;margin:0 0 32px;font-size:15px;line-height:1.6}.toc-article p{margin:0 0 10px;font-size:16px;font-weight:600;color:#1a1a1a}.toc-article ul{list-style:none;margin:0;padding:0}.toc-article li.toc-h2{padding:4px 0}.toc-article li.toc-h3{padding:2px 0 2px 20px;font-size:14px}.toc-article a{color:#2c5f8a;text-decoration:none;border-bottom:1px dotted #a0b4c8}.toc-article a:hover{color:#1a3d5c;border-bottom-color:#1a3d5c}<\/style>\n<nav class=\"toc-article\" role=\"navigation\" aria-label=\"Sommaire\">\n<p>Sommaire<\/p>\n<ul>\n<li class=\"toc-h2\"><a href=\"#i-la-consecration-dune-exception-dinexecution-subordonnee-a-une-impossibilite-to\">I. La cons\u00e9cration d\u2019une exception d\u2019inex\u00e9cution subordonn\u00e9e \u00e0 une impossibilit\u00e9 totale de jouissance<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-lexigence-dune-impossibilite-dusage-comme-condition-de-la-suspension-des-loyer\">A. L\u2019exigence d\u2019une impossibilit\u00e9 d\u2019usage comme condition de la suspension des loyers<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-lappreciation-concrete-de-la-gravite-des-desordres-et-de-leur-contemporaneite\">B. L\u2019appr\u00e9ciation concr\u00e8te de la gravit\u00e9 des d\u00e9sordres et de leur contemporan\u00e9it\u00e9<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#ii-la-portee-limitee-de-lexception-dinexecution-face-a-la-resiliation-du-bail\">II. La port\u00e9e limit\u00e9e de l\u2019exception d\u2019inex\u00e9cution face \u00e0 la r\u00e9siliation du bail<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-labsence-de-contestation-serieuse-sur-lobligation-de-payer-apres-la-periode-cr\">A. L\u2019absence de contestation s\u00e9rieuse sur l\u2019obligation de payer apr\u00e8s la p\u00e9riode critique<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-la-dissociation-entre-lexception-dinexecution-et-la-demande-en-dommages-intere\">B. La dissociation entre l\u2019exception d\u2019inex\u00e9cution et la demande en dommages-int\u00e9r\u00eats<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/a><\/li>\n<\/ul>\n<\/nav>\n<p>Le Tribunal judiciaire de Poitiers, statuant en r\u00e9f\u00e9r\u00e9 le 27 mars 2026, \u00e9tait saisi d\u2019une demande de constat de r\u00e9siliation de bail pour impay\u00e9s form\u00e9e par un bailleur social \u00e0 l\u2019encontre de son locataire. Le locataire invoquait l\u2019exception d\u2019inex\u00e9cution pour justifier le non-paiement des loyers, en raison de moisissures et d\u2019un d\u00e9faut de chauffage. Le juge des contentieux de la protection devait d\u00e9terminer si les conditions de l\u2019exception d\u2019inex\u00e9cution \u00e9taient r\u00e9unies pour faire \u00e9chec \u00e0 la clause r\u00e9solutoire du bail.<\/p>\n<p>En janvier 2024, un d\u00e9g\u00e2t des eaux a provoqu\u00e9 des moisissures dans le logement. Le bailleur n\u2019est intervenu qu\u2019en janvier 2025, et les travaux ont \u00e9t\u00e9 interrompus par la d\u00e9couverte de nuisibles. Le locataire, souffrant d\u2019emphys\u00e8me pulmonaire, a cess\u00e9 de payer ses loyers. Le bailleur a fait d\u00e9livrer un commandement de payer le 19 mars 2025. \u00c0 l\u2019expiration du d\u00e9lai de deux mois, le locataire n\u2019avait r\u00e9gularis\u00e9 que partiellement. Le juge a constat\u00e9 la r\u00e9siliation du bail au 20 mai 2025 et condamn\u00e9 le locataire au paiement d\u2019une provision.<\/p>\n<p>La question de droit portait sur la possibilit\u00e9 pour un locataire de suspendre le paiement des loyers en invoquant l\u2019exception d\u2019inex\u00e9cution lorsque le logement pr\u00e9sente des d\u00e9sordres, et sur l\u2019office du juge des r\u00e9f\u00e9r\u00e9s face \u00e0 une contestation fond\u00e9e sur cette exception.<\/p>\n<p>Le juge a retenu que l\u2019exception d\u2019inex\u00e9cution suppose une impossibilit\u00e9 d\u2019utiliser le logement. En l\u2019esp\u00e8ce, si les d\u00e9sordres \u00e9taient graves jusqu\u2019en janvier 2025, le locataire \u00e9tait tenu de reprendre le paiement apr\u00e8s le d\u00e9but des travaux. Son abstention prolong\u00e9e a priv\u00e9 l\u2019exception d\u2019effet. Il a donc constat\u00e9 la r\u00e9siliation et accord\u00e9 une provision partielle, tout en r\u00e9servant la possibilit\u00e9 d\u2019une action en dommages-int\u00e9r\u00eats pour le pr\u00e9judice de jouissance.<\/p>\n<h2 id=\"i-la-consecration-dune-exception-dinexecution-subordonnee-a-une-impossibilite-to\">I. La cons\u00e9cration d\u2019une exception d\u2019inex\u00e9cution subordonn\u00e9e \u00e0 une impossibilit\u00e9 totale de jouissance<\/h2>\n<p><\/p>\n<h3 id=\"a-lexigence-dune-impossibilite-dusage-comme-condition-de-la-suspension-des-loyer\">A. L\u2019exigence d\u2019une impossibilit\u00e9 d\u2019usage comme condition de la suspension des loyers<\/h3>\n<p>Le juge des r\u00e9f\u00e9r\u00e9s rappelle que le locataire ne peut suspendre le paiement des loyers qu\u2019en cas d\u2019impossibilit\u00e9 d\u2019utiliser les lieux conform\u00e9ment \u00e0 leur destination. Il \u00e9nonce que <em>&#8221; ceux-ci doivent \u00eatre si importants qu\u2019il y a impossibilit\u00e9 d\u2019utiliser les lieux conform\u00e9ment \u00e0 leur destination &#8220;<\/em>. Cette exigence est conforme \u00e0 la position de la Cour d\u2019appel de Pau, selon laquelle <em>&#8221; le locataire ne peut suspendre unilat\u00e9ralement son obligation de payer les loyers que si la jouissance du logement est totalement impossible &#8220;<\/em> <strong><a href=\"https:\/\/www.courdecassation.fr\/decision\/67ef6af566129746fdd69c97\" rel=\"nofollow\" target=\"_blank\">(Cour d\u2019appel de Pau, 3 avril 2025, n\u00b023\/03139)<\/a><\/strong>. La simple g\u00eane ou la perte partielle de jouissance ne suffit donc pas \u00e0 justifier une exception d\u2019inex\u00e9cution. Le juge subordonne ainsi la validit\u00e9 de l\u2019exception \u00e0 un crit\u00e8re objectif et strict.<\/p>\n<h3 id=\"b-lappreciation-concrete-de-la-gravite-des-desordres-et-de-leur-contemporaneite\">B. L\u2019appr\u00e9ciation concr\u00e8te de la gravit\u00e9 des d\u00e9sordres et de leur contemporan\u00e9it\u00e9<\/h3>\n<p>En l\u2019esp\u00e8ce, le juge examine les d\u00e9sordres all\u00e9gu\u00e9s : moisissures cons\u00e9cutives au d\u00e9g\u00e2t des eaux, absence de chauffage document\u00e9e. Il constate que jusqu\u2019en janvier 2025, le logement \u00e9tait ind\u00e9cent, le bailleur n\u2019\u00e9tant pas intervenu pendant un an. Toutefois, il rel\u00e8ve que le locataire avait d\u00e9j\u00e0 une dette de loyers avant m\u00eame l\u2019apparition des moisissures, et que les d\u00e9sordres n\u2019\u00e9taient plus caract\u00e9ris\u00e9s apr\u00e8s le d\u00e9but des travaux. Il souligne que <em>&#8221; le caract\u00e8re ind\u00e9cent du logement n\u2019\u00e9tait plus caract\u00e9ris\u00e9 du fait de l\u2019enl\u00e8vement des papiers peints moisis &#8220;<\/em>. L\u2019exception d\u2019inex\u00e9cution ne peut donc prosp\u00e9rer que si les manquements du bailleur sont contemporains de l\u2019abstention de paiement. Le juge op\u00e8re une appr\u00e9ciation in concreto, \u00e9cartant une application m\u00e9canique de l\u2019exception.<\/p>\n<h2 id=\"ii-la-portee-limitee-de-lexception-dinexecution-face-a-la-resiliation-du-bail\">II. La port\u00e9e limit\u00e9e de l\u2019exception d\u2019inex\u00e9cution face \u00e0 la r\u00e9siliation du bail<\/h2>\n<p><\/p>\n<h3 id=\"a-labsence-de-contestation-serieuse-sur-lobligation-de-payer-apres-la-periode-cr\">A. L\u2019absence de contestation s\u00e9rieuse sur l\u2019obligation de payer apr\u00e8s la p\u00e9riode critique<\/h3>\n<p>Le juge des r\u00e9f\u00e9r\u00e9s retient que, m\u00eame si une contestation s\u00e9rieuse existait pour les loyers de 2024, celle-ci a disparu \u00e0 compter de janvier 2025. Il affirme que le locataire <em>&#8221; \u00e9tait donc cens\u00e9, \u00e0 compter du mois de janvier 2025, reprendre le paiement des loyers &#8220;<\/em>. L\u2019impay\u00e9 persistant apr\u00e8s cette date rend l\u2019obligation de payer non s\u00e9rieusement contestable. La Cour d\u2019appel de Rouen a jug\u00e9 que l\u2019obligation peut \u00eatre <em>&#8221; s\u00e9rieusement contestable &#8220;<\/em> en pr\u00e9sence d\u2019humidit\u00e9 excessive, mais seulement pour la p\u00e9riode o\u00f9 le logement est affect\u00e9 <strong><a href=\"https:\/\/www.courdecassation.fr\/decision\/67d3c80113850f9de819216f\" rel=\"nofollow\" target=\"_blank\">(Cour d\u2019appel de Rouen, 13 mars 2025, n\u00b024\/02913)<\/a><\/strong>. Ici, le juge distingue les p\u00e9riodes et ne retient la contestation que pour l\u2019ann\u00e9e 2024, excluant ainsi une exception continue.<\/p>\n<h3 id=\"b-la-dissociation-entre-lexception-dinexecution-et-la-demande-en-dommages-intere\">B. La dissociation entre l\u2019exception d\u2019inex\u00e9cution et la demande en dommages-int\u00e9r\u00eats<\/h3>\n<p>Le juge reconna\u00eet que le locataire <em>&#8221; para\u00eet \u00eatre fond\u00e9 \u00e0 solliciter des dommages et int\u00e9r\u00eats pour le pr\u00e9judice de jouissance qu\u2019il a subi &#8220;<\/em>. Cette r\u00e9serve permet de pr\u00e9server les droits du locataire sans lui offrir un moyen de paralyser la clause r\u00e9solutoire. Le juge distingue nettement l\u2019exception d\u2019inex\u00e9cution, qui est un moyen de d\u00e9fense suspensif, de l\u2019action indemnitaire, qui est une r\u00e9paration post\u00e9rieure. En rejetant la demande reconventionnelle en ex\u00e9cution de travaux form\u00e9e par le locataire devenu occupant sans droit, le juge confirme que l\u2019exception d\u2019inex\u00e9cution ne peut \u00eatre invoqu\u00e9e apr\u00e8s la r\u00e9siliation du bail. La port\u00e9e de cette solution est de rappeler que l\u2019exception d\u2019inex\u00e9cution est un instrument temporaire, non un droit \u00e0 suspension ind\u00e9finie.<\/p>\n<p><h2 id=\"jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/h2>\n<p><\/p>\n<ul class=\"jurisprudences-rag-sources\">\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67ef6af566129746fdd69c97\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Pau, le 3 avril 2025, n\u00b023\/03139<\/a><\/li>\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67d3c80113850f9de819216f\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Rouen, le 13 mars 2025, n\u00b024\/02913<\/a><\/li>\n<\/ul>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le Tribunal judiciaire de Poitiers, statuant en r\u00e9f\u00e9r\u00e9 le 27 mars 2026, \u00e9tait saisi d\u2019une demande de constat de r\u00e9siliation de bail pour impay\u00e9s form\u00e9e&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4814,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_kj_source_type":"judilibre","_kj_official_id":"69cc3d72cdc6046d47aa1df8","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/69cc3d72cdc6046d47aa1df8","_kj_judilibre_id":"69cc3d72cdc6046d47aa1df8","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Poitiers","_kj_chambre":"JUGE CX PROTECTION (JCP)","_kj_rg":"25\/00337","_kj_date":"2026-03-27","_wpcom_ai_launchpad_first_post":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[6454,6440],"tags":[],"class_list":["post-1218779","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-decisions-juridiques","category-tribunal-judiciaire"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.9 (Yoast SEO v27.9) - 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