{"id":660859,"date":"2026-04-23T16:01:53","date_gmt":"2026-04-23T14:01:53","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-colmar-le-15-decembre-2023-n23-00339\/"},"modified":"2026-04-23T16:01:53","modified_gmt":"2026-04-23T14:01:53","slug":"cour-dappel-de-colmar-le-15-decembre-2023-n23-00339","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/cour-dappel-de-colmar-le-15-decembre-2023-n23-00339\/","title":{"rendered":"Cour d’appel de Colmar, le 15 d\u00e9cembre 2023, n\u00b023\/00339"},"content":{"rendered":"
\n

La Cour d’appel de Colmar, statuant le 15 d\u00e9cembre 2023, examine un litige opposant plusieurs copropri\u00e9taires. L’affaire concerne l’usage de parties privatives et la r\u00e9gularit\u00e9 de travaux affectant les parties communes. La juridiction inf\u00e9rieure avait partiellement rejet\u00e9 les demandes. La cour d’appel est saisie d’un appel contre ce jugement. Elle doit trancher sur la lic\u00e9it\u00e9 d’un stationnement et d’un dallage, ainsi que sur la validit\u00e9 d’une fen\u00eatre de toit, d’une terrasse et de canalisations. La solution apporte un \u00e9clairage sur les limites de l’usage privatif et les conditions des travaux en copropri\u00e9t\u00e9.<\/p>\n

Le principe de libre usage des parties privatives<\/p>\n

La cour rappelle d’abord le cadre l\u00e9gal r\u00e9gissant l’usage des lots. Chaque copropri\u00e9taire jouit librement de ses parties privatives. Cette libert\u00e9 est n\u00e9anmoins encadr\u00e9e par le respect des droits des autres et la destination de l’immeuble. “chaque copropri\u00e9taire dispose des parties privatives comprises dans son lot ; il use et jouit librement des parties privatives et des parties communes sous la condition de ne porter atteinte ni aux droits des autres copropri\u00e9taires ni \u00e0 la destination de l’immeuble” (article 9 de la loi du 10 juillet 1965). Le r\u00e8glement de copropri\u00e9t\u00e9 pr\u00e9cise que l’immeuble est \u00e0 destination d’habitation ou \u00e0 usage mixte.<\/p>\n

La demandeure doit d\u00e9montrer que l’usage contest\u00e9 porte atteinte \u00e0 ces principes. Or, elle ne prouve pas que le stationnement all\u00e9gu\u00e9 ou le dallage nuisent aux autres copropri\u00e9taires. Ces faits ne modifient pas la destination habitation de l’immeuble. La cour confirme donc le rejet des demandes sur ce point. Cette solution consacre une interpr\u00e9tation restrictive des limites \u00e0 la jouissance privative. L’atteinte doit \u00eatre concr\u00e8te et d\u00e9montr\u00e9e, non suppos\u00e9e.<\/p>\n

L’exigence d’une autorisation collective pour les travaux<\/p>\n

La cour examine ensuite la r\u00e9gularit\u00e9 des travaux effectu\u00e9s sur les parties communes. La cr\u00e9ation d’une fen\u00eatre de toit affecte l’aspect ext\u00e9rieur de l’immeuble. Elle n\u00e9cessite une autorisation collective selon la loi. “sont adopt\u00e9es \u00e0 la majorit\u00e9 des voix de tous les copropri\u00e9taires les d\u00e9cisions concernant, l’autorisation donn\u00e9e \u00e0 certains copropri\u00e9taires d’effectuer \u00e0 leurs frais des travaux affectant les parties communes ou l’aspect ext\u00e9rieur de l’immeuble” (article 25 b) de la loi du 10 juillet 1965). Aucun vote d’assembl\u00e9e g\u00e9n\u00e9rale n’est intervenu pour valider cette modification.<\/p>\n

L’accord invoqu\u00e9 par la propri\u00e9taire portait sur un autre objet, le raccordement d’eau. Un avant-contrat mentionnant une condition suspensive pour un permis de construire est sans effet. La propri\u00e9taire y a renonc\u00e9 dans l’acte d\u00e9finitif de vente. D\u00e8s lors, l’autorisation individuelle d’un ancien copropri\u00e9taire est insuffisante. La cour ordonne la suppression de la fen\u00eatre de toit. Ce point rappelle la rigueur proc\u00e9durale requise pour les travaux modifiant les parties communes. La volont\u00e9 collective prime sur les arrangements priv\u00e9s ant\u00e9rieurs.<\/p>\n

La pr\u00e9cision n\u00e9cessaire des d\u00e9cisions de justice<\/p>\n

Le contr\u00f4le de la cour porte aussi sur la clart\u00e9 du dispositif du premier juge. Celui-ci avait ordonn\u00e9 la r\u00e9duction d’une terrasse en se r\u00e9f\u00e9rant \u00e0 un arr\u00eat\u00e9 municipal. La r\u00e9f\u00e9rence \u00e0 cet arr\u00eat\u00e9 n’\u00e9tait pas suffisamment d\u00e9taill\u00e9e dans le jugement attaqu\u00e9. La cour d’appel constate cette impr\u00e9cision et y rem\u00e9die. Elle pr\u00e9cise l’identit\u00e9 exacte de l’arr\u00eat\u00e9 dans son propre dispositif. Cette d\u00e9marche garantit l’ex\u00e9cution effective et non \u00e9quivoque de la d\u00e9cision.<\/p>\n

Elle confirme ainsi le jugement sur le fond mais en corrige la formulation. Cette pr\u00e9cision technique est essentielle pour l’ex\u00e9cution forc\u00e9e. Elle \u00e9vite tout litige ult\u00e9rieur sur le p\u00e9rim\u00e8tre des travaux \u00e0 r\u00e9aliser. La cour exerce pleinement son pouvoir de r\u00e9formation de la d\u00e9cision infirm\u00e9e. Elle veille \u00e0 la s\u00e9curit\u00e9 juridique et \u00e0 l’intelligibilit\u00e9 de la condamnation prononc\u00e9e.<\/p>\n

La protection absolue des parties communes<\/p>\n

Enfin, la cour se prononce sur des canalisations install\u00e9es sans autorisation. Ces travaux impliquaient un percement de la dalle, une partie commune. Un courriel d’un ancien copropri\u00e9taire avait donn\u00e9 un accord pour le raccordement d’eau. Cet accord est intervenu apr\u00e8s la promesse de vente de ses lots \u00e0 un tiers. Seule l’assembl\u00e9e g\u00e9n\u00e9rale des copropri\u00e9taires \u00e9tait comp\u00e9tente pour autoriser ces travaux. “force est de constater qu’\u00e0 cette date, il avait c\u00e9d\u00e9 ses lots \u00e0 M. [X] suivant promesse synallagmatique de vente du 25 f\u00e9vrier 2016, et que seule l’assembl\u00e9e g\u00e9n\u00e9rale des copropri\u00e9taires pouvait autoriser les travaux en question”.<\/p>\n

La cour infirme le jugement sur ce point et ordonne l’enl\u00e8vement des canalisations. Cette solution prot\u00e8ge l’int\u00e9grit\u00e9 des parties communes contre tout empi\u00e8tement individuel. Elle rappelle que l’autorisation doit \u00e9maner de l’organe coll\u00e9gial comp\u00e9tent au moment des faits. Un accord priv\u00e9, m\u00eame entre copropri\u00e9taires, est inop\u00e9rant s’il m\u00e9conna\u00eet cette r\u00e8gle de comp\u00e9tence. La d\u00e9cision renforce le principe d’indisponibilit\u00e9 des parties communes.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d’appel de Colmar, statuant le 15 d\u00e9cembre 2023, examine un litige opposant plusieurs copropri\u00e9taires. 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