{"id":662837,"date":"2026-04-23T20:12:05","date_gmt":"2026-04-23T18:12:05","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-paris-le-25-septembre-2025-n24-08643\/"},"modified":"2026-04-23T20:12:05","modified_gmt":"2026-04-23T18:12:05","slug":"tribunal-judiciaire-de-paris-le-25-septembre-2025-n24-08643","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/tribunal-judiciaire-de-paris-le-25-septembre-2025-n24-08643\/","title":{"rendered":"Tribunal judiciaire de Paris, le 25 septembre 2025, n\u00b024\/08643"},"content":{"rendered":"
\n

Le Tribunal judiciaire de Paris, le 25 septembre 2025, statue sur une demande d’un syndicat de copropri\u00e9taires. Ce dernier r\u00e9clamait le paiement de frais de recouvrement et des dommages-int\u00e9r\u00eats \u00e0 l’encontre d’une soci\u00e9t\u00e9 d\u00e9faillante. Le tribunal, apr\u00e8s avoir ordonn\u00e9 la r\u00e9vocation d’une ordonnance de cl\u00f4ture, rejette l’ensemble des demandes du syndicat. Il pr\u00e9cise les conditions strictes de mise \u00e0 la charge d’un copropri\u00e9taire des frais de recouvrement et des dommages-int\u00e9r\u00eats distincts.<\/p>\n

La charge de la preuve des frais de recouvrement<\/p>\n

Le juge rappelle le r\u00e9gime l\u00e9gal des frais de recouvrement imputables au seul copropri\u00e9taire d\u00e9faillant. Le texte applicable exige que ces frais soient n\u00e9cessaires et expos\u00e9s apr\u00e8s une mise en demeure. Le syndicat demandeur ne parvient pas \u00e0 d\u00e9montrer le bien-fond\u00e9 de sa cr\u00e9ance en la mati\u00e8re. Le tribunal constate en effet que “le Syndicat des copropri\u00e9taires […] ne justifie pas des frais qu\u2019il r\u00e9clame au titre de l\u2019article 10-1 de la loi du 10 juillet 1965 ni de leur caract\u00e8re n\u00e9cessaire” (Sur les frais de l\u2019article 10-1 a de la loi du 10 juillet 1965). Cette exigence probatoire stricte est conforme \u00e0 la jurisprudence r\u00e9cente. Un tribunal parisien a ainsi jug\u00e9 que “Conform\u00e9ment \u00e0 l\u2019article 1353 du code civil, il appartient au syndicat des copropri\u00e9taires de prouver l\u2019existence et la n\u00e9cessit\u00e9 des diligences ayant donn\u00e9 lieu aux frais dont il est demand\u00e9 le paiement” (Tribunal judiciaire de Paris, le 6 mars 2025, n\u00b024\/02589). La d\u00e9cision renforce donc la charge de preuve pesant sur le syndicat, qui doit apporter des \u00e9l\u00e9ments concrets.<\/p>\n

La port\u00e9e de cette exigence est significative pour la gestion des contentieux de copropri\u00e9t\u00e9. Elle emp\u00eache l’imputation automatique de frais au copropri\u00e9taire d\u00e9faillant sans justification pr\u00e9alable. Le syndicat doit d\u00e9tailler des diligences r\u00e9elles et inhabituelles sortant de la gestion courante. Cette approche prot\u00e8ge le copropri\u00e9taire contre des r\u00e9clamations abusives ou insuffisamment \u00e9tay\u00e9es. Elle cadre strictement l’application de l’article 10-1 de la loi du 10 juillet 1965. La valeur de la d\u00e9cision r\u00e9side dans son rappel \u00e0 la rigueur probatoire, essentielle pour un recouvrement \u00e9quitable.<\/p>\n

L’exigence d’un pr\u00e9judice distinct pour les dommages-int\u00e9r\u00eats<\/p>\n

Le tribunal examine ensuite la demande de dommages et int\u00e9r\u00eats distincts des int\u00e9r\u00eats moratoires. Il rappelle le principe l\u00e9gal selon lequel un tel pr\u00e9judice n’est indemnisable qu’en cas de mauvaise foi du d\u00e9biteur. Le texte exige un pr\u00e9judice ind\u00e9pendant du simple retard dans l’ex\u00e9cution de l’obligation p\u00e9cuniaire. En l’esp\u00e8ce, le syndicat \u00e9choue \u00e0 rapporter la preuve de ces \u00e9l\u00e9ments cumulatifs. La d\u00e9cision note qu’il “ne rapporte pas la preuve de son pr\u00e9judice distinct de l\u2019absence de paiement des charges de copropri\u00e9t\u00e9 […] en lien avec la mauvaise foi” (Sur la demande en dommages et int\u00e9r\u00eats). Cette analyse dissocie clairement le retard de paiement, g\u00e9n\u00e9rateur d’int\u00e9r\u00eats, d’une \u00e9ventuelle faute distincte. Elle impose une d\u00e9monstration sp\u00e9cifique et convaincante de la mauvaise foi et du pr\u00e9judice qui en d\u00e9coule.<\/p>\n

La solution adopt\u00e9e a une port\u00e9e pratique importante pour les contentieux de cr\u00e9ances. Elle limite strictement les condamnations \u00e0 des dommages et int\u00e9r\u00eats compl\u00e9mentaires dans ce type de litige. Le cr\u00e9ancier ne peut obtenir une telle indemnisation par le seul fait du non-paiement. Il doit d\u00e9montrer un comportement fautif particulier ayant caus\u00e9 un pr\u00e9judice sp\u00e9cifique. Cette interpr\u00e9tation restrictive prot\u00e8ge le d\u00e9biteur contre des demandes indemnitaires excessives. Elle garantit que les int\u00e9r\u00eats moratoires constituent la sanction normale du retard. La valeur de l’arr\u00eat est de clarifier les conditions strictes de cette action, renfor\u00e7ant la s\u00e9curit\u00e9 juridique des parties.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le Tribunal judiciaire de Paris, le 25 septembre 2025, statue sur une demande d’un syndicat de copropri\u00e9taires. 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