{"id":634404,"date":"2026-04-21T10:33:01","date_gmt":"2026-04-21T08:33:01","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-saint-denis-de-la-reunion-le-13-octobre-2025-n25-00485\/"},"modified":"2026-04-21T10:33:01","modified_gmt":"2026-04-21T08:33:01","slug":"tribunal-judiciaire-de-saint-denis-de-la-reunion-le-13-octobre-2025-n25-00485","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/tribunal-judiciaire-de-saint-denis-de-la-reunion-le-13-octobre-2025-n25-00485\/","title":{"rendered":"Tribunal judiciaire de Saint-Denis de La R\u00e9union, le 13 octobre 2025, n\u00b025\/00485"},"content":{"rendered":"
\n

Le tribunal judiciaire, statuant en mati\u00e8re de contentieux de la protection, a rendu une d\u00e9cision le 13 octobre 2025. Cette d\u00e9cision concerne un litige locatif opposant une soci\u00e9t\u00e9 d’habitations \u00e0 loyer mod\u00e9r\u00e9 \u00e0 une locataire d\u00e9faillante. Le juge a examin\u00e9 les conditions de r\u00e9siliation du bail pour impay\u00e9s et les demandes accessoires. Il a constat\u00e9 la r\u00e9gularit\u00e9 de la proc\u00e9dure et l’acquisition de la clause r\u00e9solutoire. Toutefois, il a accord\u00e9 des d\u00e9lais de paiement et suspendu les effets de cette clause, rejetant ainsi la demande d’expulsion dans l’imm\u00e9diat.<\/p>\n

La mise en \u0153uvre encadr\u00e9e de la clause r\u00e9solutoire<\/p>\n

Le juge v\u00e9rifie scrupuleusement le respect des formalit\u00e9s l\u00e9gales pr\u00e9alables. L’action est jug\u00e9e recevable au regard des d\u00e9lais de notification et de saisine de la commission de pr\u00e9vention. Il constate ensuite que les conditions d’acquisition de la clause sont r\u00e9unies. “Ce commandement \u00e9tant demeur\u00e9 infructueux pendant plus de deux mois, il y a lieu de constater que les conditions d\u2019acquisition de la clause r\u00e9solutoire contenue dans le bail sont r\u00e9unies” (Motifs, II). Cette analyse rappelle que le commandement est une condition suspensive essentielle. La jurisprudence confirme cette exigence proc\u00e9durale protectrice. “Il r\u00e9sulte de l’article 24 de la loi du 6 juillet 1984 que la clause pr\u00e9voyant la r\u00e9siliation de plein droit du contrat de location pour d\u00e9faut de paiement du loyer ou des charges aux termes convenus ou pour non versement du d\u00e9p\u00f4t de garantie ne produit ses effets que deux mois apr\u00e8s un commandement de payer demeur\u00e9 infructueux” (Cour d’appel de Douai, le 6 mars 2025, n\u00b023\/03351). La d\u00e9cision applique strictement ce principe, garantissant la s\u00e9curit\u00e9 juridique du locataire.<\/p>\n

La sanction est n\u00e9anmoins assortie de la condamnation au paiement des sommes dues. Le juge retient le principe d’une indemnit\u00e9 d’occupation due depuis la r\u00e9siliation th\u00e9orique. Il fixe \u00e9galement le montant de l’arri\u00e9r\u00e9 locatif apr\u00e8s examen d’un d\u00e9compte produit. La locataire, n’ayant pas contest\u00e9 ce montant en audience, est condamn\u00e9e \u00e0 son versement. Cette partie de la d\u00e9cision assure la r\u00e9paration du pr\u00e9judice subi par le bailleur. Elle maintient l’\u00e9quilibre contractuel en sanctionnant la d\u00e9faillance du locataire. L’exigence d’un commandement pr\u00e9alable et la fixation de la cr\u00e9ance constituent ainsi un double garde-fou. Elles prot\u00e8gent le locataire contre une r\u00e9siliation abrupte tout en pr\u00e9servant les droits financiers du bailleur.<\/p>\n

Le pouvoir d’am\u00e9nagement du juge au service du maintien dans les lieux<\/p>\n

Face \u00e0 une situation de d\u00e9faillance, le juge use de son pouvoir d’individualisation des mesures. Il accorde des d\u00e9lais de paiement et suspend la clause r\u00e9solutoire. “Il y a lieu d’accorder \u00e0 la locataire des d\u00e9lais de paiement selon les modalit\u00e9s fix\u00e9es au dispositif et de suspendre les effets de la clause r\u00e9solutoire” (Motifs, V). Ce pouvoir discr\u00e9tionnaire est subordonn\u00e9 \u00e0 des conditions l\u00e9gales strictes. Le locataire doit avoir repris le paiement du loyer courant avant l’audience. La d\u00e9cision note que cette condition est remplie en l’esp\u00e8ce, fondant ainsi l’intervention du juge. Cette approche favorise le maintien dans les lieux lorsque la situation peut \u00eatre redress\u00e9e.<\/p>\n

La suspension de la clause r\u00e9solutoire produit des effets juridiques notables. Elle emp\u00eache l’expulsion imm\u00e9diate et offre une chance de r\u00e9gularisation. “Les effets de la clause r\u00e9solutoire \u00e9tant suspendus pendant le cours des d\u00e9lais de paiement ainsi accord\u00e9s, la demande relative \u00e0 l\u2019expulsion est sans objet” (Motifs, V). Le dispositif pr\u00e9voit m\u00eame une r\u00e9troaction positive en cas de succ\u00e8s. Si le locataire respecte le plan, la clause sera r\u00e9put\u00e9e n’avoir jamais jou\u00e9. Cette possibilit\u00e9 de purification r\u00e9troactive de l’inex\u00e9cution est un outil puissant. Elle incite le locataire \u00e0 se conformer aux \u00e9ch\u00e9ances fix\u00e9es par le juge. Une jurisprudence parisienne illustre ce m\u00e9canisme r\u00e9parateur. “Il est ajout\u00e9 que ces d\u00e9lais de paiement sont accord\u00e9s r\u00e9troactivement (…) et que la clause r\u00e9solutoire est, d\u00e8s \u00e0 pr\u00e9sent, r\u00e9put\u00e9e n’avoir jamais jou\u00e9” (Cour d’appel de Paris, le 11 f\u00e9vrier 2025, n\u00b022\/13830). La d\u00e9cision comment\u00e9e s’inscrit dans cette logique protectrice.<\/p>\n

Cependant, cette mesure gracieuse est r\u00e9versible et conditionnelle. Le juge assortit sa d\u00e9cision de garanties pour le bailleur en cas de nouvelle d\u00e9faillance. Tout impay\u00e9 sur le loyer courant ou les mensualit\u00e9s entra\u00eenera la reprise imm\u00e9diate des effets de la clause. L’expulsion deviendra alors possible et le solde de la dette exigible. Ce dispositif biface assure un \u00e9quilibre entre cl\u00e9mence et fermet\u00e9. Il donne au locataire une ultime opportunit\u00e9 de se maintenir dans les lieux. Il pr\u00e9serve aussi les droits du bailleur face \u00e0 un \u00e9ventuel \u00e9chec du plan de paiement. Le juge des contentieux de la protection appara\u00eet ainsi comme un r\u00e9gulateur social. Il temp\u00e8re la rigueur du droit contractuel par des mesures adapt\u00e9es \u00e0 la situation individuelle.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire, statuant en mati\u00e8re de contentieux de la protection, a rendu une d\u00e9cision le 13 octobre 2025. 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