{"id":683783,"date":"2026-04-25T19:04:19","date_gmt":"2026-04-25T17:04:19","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-versailles-le-3-juillet-2025-n24-06006\/"},"modified":"2026-04-25T19:04:19","modified_gmt":"2026-04-25T17:04:19","slug":"cour-dappel-de-versailles-le-3-juillet-2025-n24-06006","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/cour-dappel-de-versailles-le-3-juillet-2025-n24-06006\/","title":{"rendered":"Cour d’appel de Versailles, le 3 juillet 2025, n\u00b024\/06006"},"content":{"rendered":"
\n

Par un arr\u00eat du 3 juillet 2025, la Cour d’appel de Versailles statue sur la r\u00e9siliation d\u2019un bail commercial pour impay\u00e9s, l\u2019impr\u00e9vision et l\u2019octroi de d\u00e9lais. Le litige na\u00eet d\u2019un bail consenti en 2016, d\u2019une cession de fonds en 2018 au preneur actuel, puis d\u2019un renouvellement en 2020. Des arri\u00e9r\u00e9s de loyers et charges ont conduit \u00e0 un commandement de payer visant la clause r\u00e9solutoire d\u00e9livr\u00e9 le 12 mai 2023. Le 28 f\u00e9vrier 2024, le bailleur a assign\u00e9 en r\u00e9f\u00e9r\u00e9 afin de voir constater l\u2019acquisition de la clause, ordonner l\u2019expulsion et obtenir des sommes \u00e0 titre provisionnel.<\/p>\n

Par ordonnance du 7 ao\u00fbt 2024, le juge des r\u00e9f\u00e9r\u00e9s du tribunal judiciaire de Nanterre a constat\u00e9 l\u2019acquisition de la clause r\u00e9solutoire au 12 juin 2023. Il a ordonn\u00e9 l\u2019expulsion, allou\u00e9 une provision, fix\u00e9 l\u2019indemnit\u00e9 d\u2019occupation au loyer et charges contractuels, et rejet\u00e9 certaines demandes accessoires. Le preneur a relev\u00e9 appel, invoquant sa bonne foi, l\u2019impact de la pand\u00e9mie et l\u2019article 1195, et sollicitant d\u00e9lais, suspension et poursuite du bail. Le bailleur a conclu \u00e0 la confirmation en contestant l\u2019impr\u00e9vision et l\u2019opportunit\u00e9 de d\u00e9lais.<\/p>\n

La question pos\u00e9e tient d\u2019abord \u00e0 l\u2019opposabilit\u00e9 de la clause r\u00e9solutoire en pr\u00e9sence d\u2019impay\u00e9s non purg\u00e9s dans le d\u00e9lai l\u00e9gal. Elle interroge ensuite l\u2019applicabilit\u00e9 de l\u2019impr\u00e9vision en mati\u00e8re de bail commercial et la marge d\u2019intervention du juge des r\u00e9f\u00e9r\u00e9s pour accorder une provision, fixer l\u2019indemnit\u00e9 d\u2019occupation et suspendre les effets de la clause par des d\u00e9lais. La cour confirme l\u2019acquisition de la clause, \u00e9carte l\u2019article 1195, maintient la provision et l\u2019indemnit\u00e9, mais accorde trois mois avec suspension conditionnelle de la clause.<\/p>\n

I. Le sens de la d\u00e9cision: clause r\u00e9solutoire, impr\u00e9vision et office du juge des r\u00e9f\u00e9r\u00e9s<\/p>\n

A. L\u2019acquisition de la clause et la port\u00e9e du commandement<\/p>\n

La cour proc\u00e8de classiquement au contr\u00f4le des conditions de la clause r\u00e9solutoire. Elle rel\u00e8ve d\u2019abord l\u2019existence d\u2019un commandement r\u00e9gulier. Elle \u00e9nonce que \u00ab Dans le cas d’esp\u00e8ce, le bail produit contient une telle clause r\u00e9solutoire et aucune irr\u00e9gularit\u00e9 formelle du commandement n’est invoqu\u00e9e. \u00bb Elle rappelle ensuite la r\u00e8gle de purge dans le d\u00e9lai d\u2019un mois, ainsi que l\u2019exception tenant \u00e0 la mauvaise foi du bailleur, appr\u00e9ci\u00e9e \u00e0 la d\u00e9livrance.<\/p>\n

La motivation est nette sur la charge qui p\u00e8se sur le preneur. La cour affirme que \u00ab Faute d’avoir pay\u00e9 ou contest\u00e9 les sommes vis\u00e9es au commandement dans le d\u00e9lai imparti, le locataire ne peut remettre en cause l’acquisition de la clause r\u00e9solutoire figurant au bail sauf \u00e0 d\u00e9montrer la mauvaise foi du bailleur lors de la d\u00e9livrance du commandement ; l’existence de cette mauvaise foi doit s’appr\u00e9cier lors de la d\u00e9livrance de l’acte ou \u00e0 une p\u00e9riode contemporaine \u00e0 celle-ci. \u00bb Aucune contestation utile n\u2019\u00e9tant rapport\u00e9e, l\u2019acquisition s\u2019impose.<\/p>\n

Le raisonnement se cl\u00f4t par une articulation temporelle pr\u00e9cise des effets. La cour constate que \u00ab La dette locative vis\u00e9e dans le commandement de payer du 12 mai 2023 n’ayant pas \u00e9t\u00e9 int\u00e9gralement r\u00e9gl\u00e9e dans le d\u00e9lai d’un mois l’ayant suivi, il est ainsi acquis que le bail s’est retrouv\u00e9 r\u00e9sili\u00e9 \u00e0 compter du 12 juin 2023 par le jeu de l’acquisition de la clause r\u00e9solutoire vis\u00e9e au commandement. \u00bb La confirmation de l\u2019expulsion et des cons\u00e9quences mobili\u00e8res en d\u00e9coule.<\/p>\n

B. L\u2019\u00e9cartement de l\u2019article 1195 au profit du statut sp\u00e9cial<\/p>\n

La cour rejette l\u2019invocation de l\u2019impr\u00e9vision au regard du statut des baux commerciaux. Elle souligne que \u00ab il n’y a pas lieu de faire application des dispositions g\u00e9n\u00e9rales de l’article 1195 du code civil relatif \u00e0 l’impr\u00e9vision, ces derni\u00e8res devant \u00eatre \u00e9cart\u00e9es au profit des r\u00e8gles sp\u00e9ciales du statut des baux commerciaux. \u00bb Le r\u00e9gime sp\u00e9cial de r\u00e9vision et d\u2019indexation encadre d\u00e9j\u00e0 l\u2019\u00e9conomie du bail.<\/p>\n

La motivation pr\u00e9cise la fonction de l\u2019impr\u00e9vision et son absence d\u2019effet lib\u00e9ratoire imm\u00e9diat. La cour \u00e9nonce que \u00ab En effet, ces dispositions, qui permettent \u00e0 une partie de demander une ren\u00e9gociation du contrat \u00e0 son cocontractant, ne la dispensent pas de l’ex\u00e9cution de ses obligations durant la ren\u00e9gociation. \u00bb Le non\u2011paiement ne se trouve donc pas neutralis\u00e9 par la seule survenance de circonstances \u00e9conomiques adverses.<\/p>\n

Cette solution, fid\u00e8le au principe lex specialis, clarifie l\u2019articulation entre l\u2019article 1195 et les m\u00e9canismes du statut des baux. La cour maintient la r\u00e9siliation tout en r\u00e9servant, comme il sera vu, un espace de modulation temporelle des effets par l\u2019octroi de d\u00e9lais.<\/p>\n

II. Valeur et port\u00e9e: provision, indemnit\u00e9 et d\u00e9lais de paiement<\/p>\n

A. Provision et indemnit\u00e9 d\u2019occupation: l\u2019exigence d\u2019une obligation non s\u00e9rieusement contestable<\/p>\n

S\u2019agissant de la provision, la cour se r\u00e9f\u00e8re \u00e0 l\u2019office du juge des r\u00e9f\u00e9r\u00e9s. Elle rappelle que \u00ab Ce texte impose donc au juge une condition essentielle avant de pouvoir accorder une provision : celle de rechercher si l’obligation n’est pas s\u00e9rieusement contestable. \u00bb L\u2019analyse de la contestation s\u00e9rieuse demeure concr\u00e8te et circonscrite \u00e0 l\u2019\u00e9vidence de l\u2019obligation.<\/p>\n

La cour d\u00e9finit la mesure de la provision en ces termes: \u00ab Le montant de la provision allou\u00e9e n’a alors d’autre limite que le montant non s\u00e9rieusement contestable de la cr\u00e9ance all\u00e9gu\u00e9e. \u00bb En l\u2019absence d\u2019\u00e9l\u00e9ments actualis\u00e9s contraires et de contestation pertinente, la confirmation de la somme retenue s\u2019impose.<\/p>\n

La fixation de l\u2019indemnit\u00e9 d\u2019occupation au niveau du loyer et des charges contractuels s\u2019inscrit dans la continuit\u00e9. La r\u00e9siliation acquise commande la substitution de l\u2019indemnit\u00e9 d\u2019occupation, ici align\u00e9e sur la stipulation \u00e9conomique initiale, faute de contestation recevable.<\/p>\n

B. D\u00e9lais de paiement et suspension: la modulation des effets de la clause r\u00e9solutoire<\/p>\n

La cour rappelle le cadre l\u00e9gal des d\u00e9lais sous l\u2019article L. 145\u201141. Elle vise la formule selon laquelle \u00ab La clause r\u00e9solutoire ne joue pas, si le locataire se lib\u00e8re dans les conditions fix\u00e9es par le juge \u00bb. Le pouvoir de suspension est conditionn\u00e9 et finalis\u00e9 par l\u2019apurement dans la limite temporelle l\u00e9gale.<\/p>\n

La solution est calibr\u00e9e par l\u2019appr\u00e9ciation de la dette r\u00e9siduelle et des int\u00e9r\u00eats oppos\u00e9s. La cour retient que \u00ab Au regard du caract\u00e8re modeste de cet arri\u00e9r\u00e9, un d\u00e9lai de 3 mois doit \u00eatre accord\u00e9 au preneur pour payer le reliquat et la suspension de la clause r\u00e9solutoire sera ordonn\u00e9e en cons\u00e9quence, selon les modalit\u00e9s fix\u00e9es au dispositif du pr\u00e9sent arr\u00eat. \u00bb La suspension demeure provisoire et conditionnelle.<\/p>\n

Cette modulation realise un \u00e9quilibre mesur\u00e9 entre s\u00e9curit\u00e9 contractuelle et traitement pragmatique de la d\u00e9faillance. La cour consacre la rigueur attach\u00e9e \u00e0 la clause, tout en m\u00e9nageant une issue d\u2019apurement br\u00e8ve et contr\u00f4l\u00e9e, sans d\u00e9naturer l\u2019\u00e9conomie du bail ni cr\u00e9er d\u2019exon\u00e9ration durable.<\/p>\n

En d\u00e9finitive, l\u2019arr\u00eat affirme la primaut\u00e9 du statut des baux sur l\u2019impr\u00e9vision pour le traitement des impay\u00e9s, s\u00e9curise la port\u00e9e des commandements r\u00e9guliers et confirme l\u2019office du r\u00e9f\u00e9r\u00e9 en mati\u00e8re de provision et d\u2019indemnit\u00e9. Il assortit toutefois la r\u00e9siliation d\u2019un d\u00e9lai court et d\u2019une suspension conditionnelle, instrument utile de ma\u00eetrise des effets sociaux et \u00e9conomiques de l\u2019inex\u00e9cution, sans remise en cause du droit positif.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Par un arr\u00eat du 3 juillet 2025, la Cour d’appel de Versailles statue sur la r\u00e9siliation d\u2019un bail commercial pour impay\u00e9s, l\u2019impr\u00e9vision et l\u2019octroi de d\u00e9lai…<\/p>\n","protected":false},"author":232070755,"featured_media":9629,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","_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":"68676126c173dff6a793379e","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68676126c173dff6a793379e","_kj_judilibre_id":"68676126c173dff6a793379e","_kj_jur":"Cour d'appel","_kj_lieu":"Versailles","_kj_chambre":"Chambre civile 1-5","_kj_rg":"24\/06006","_kj_date":"2025-07-03","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-683783","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Versailles, le 3 juillet 2025, n\u00b024\/06006 - 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Le bailleur avait ...","rel":"","context":"\u0641\u064a "Jurisprudence"","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/alexey-larionov-S8cOCANSb8g-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/alexey-larionov-S8cOCANSb8g-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/alexey-larionov-S8cOCANSb8g-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/alexey-larionov-S8cOCANSb8g-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/alexey-larionov-S8cOCANSb8g-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/alexey-larionov-S8cOCANSb8g-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":482284,"url":"https:\/\/kohenavocats.com\/ar\/tribunal-judiciaire-de-versailles-le-30-septembre-2024-n25-00064\/","url_meta":{"origin":683783,"position":5},"title":"Tribunal judiciaire de Versailles, le 30 septembre 2024, n\u00b025\/00064","author":"Kohen","date":"8 \u0623\u0628\u0631\u064a\u0644\u060c 2026","format":false,"excerpt":"Le juge des r\u00e9f\u00e9r\u00e9s du tribunal judiciaire, statuant le 30 septembre 2024, a examin\u00e9 une demande d'expulsion pour impay\u00e9s de loyers. 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