{"id":685913,"date":"2026-04-25T21:10:06","date_gmt":"2026-04-25T19:10:06","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-orleans-le-13-aout-2025-n24-01886\/"},"modified":"2026-04-25T21:10:06","modified_gmt":"2026-04-25T19:10:06","slug":"cour-dappel-de-orleans-le-13-aout-2025-n24-01886","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/cour-dappel-de-orleans-le-13-aout-2025-n24-01886\/","title":{"rendered":"Cour d’appel de Orl\u00e9ans, le 13 ao\u00fbt 2025, n\u00b024\/01886"},"content":{"rendered":"
\n

Par arr\u00eat du 13 ao\u00fbt 2025, la Cour d\u2019appel d\u2019Orl\u00e9ans, chambre des urgences, statue sur un litige n\u00e9 d\u2019un bail d\u2019habitation. Le juge des contentieux de la protection du tribunal judiciaire de Tours avait constat\u00e9 l\u2019acquisition de la clause r\u00e9solutoire au 12 juillet 2023 et ordonn\u00e9 l\u2019expulsion, tout en fixant une condamnation p\u00e9cuniaire apr\u00e8s d\u00e9ductions. La bailleresse a relev\u00e9 appel sur le seul quantum, visant la somme arr\u00eat\u00e9e au 4 avril 2024.<\/p>\n

Le diff\u00e9rend portait sur la qualification et la preuve de charges r\u00e9cup\u00e9rables, notamment la taxe d\u2019enl\u00e8vement des ordures m\u00e9nag\u00e8res et des \u00ab charges diverses \u00bb. L\u2019intim\u00e9e n\u2019ayant pas constitu\u00e9 avocat, la cour statue par d\u00e9faut apr\u00e8s cl\u00f4ture, confirme l\u2019essentiel, infirme le jugement sur le montant, et condamne la locataire \u00e0 5 363,48 euros, sur le fondement du d\u00e9cret du 26 ao\u00fbt 1987 et des pi\u00e8ces produites.<\/p>\n

I. Le sens de la d\u00e9cision: la r\u00e9int\u00e9gration de charges r\u00e9cup\u00e9rables \u00e9tablies<\/p>\n

A. La taxe d\u2019enl\u00e8vement des ordures m\u00e9nag\u00e8res: une charge express\u00e9ment r\u00e9cup\u00e9rable<\/p>\n

La cour rappelle la r\u00e8gle et redresse le quantum en cons\u00e9quence. Elle \u00e9nonce: \u00ab Attendu que la charge relative \u00e0 la taxe d’enl\u00e8vement des ordures m\u00e9nag\u00e8res est une charge r\u00e9cup\u00e9rable conform\u00e9ment au d\u00e9cret du 26 ao\u00fbt 1987 ( point VIII de l’annexe) ; \u00bb. La port\u00e9e normative est claire, car l\u2019annexe du d\u00e9cret fait de cette taxe un poste l\u00e9galement r\u00e9cup\u00e9rable.<\/p>\n

Le contr\u00f4le porte ensuite sur la preuve, exig\u00e9e de mani\u00e8re concr\u00e8te. La juridiction souligne: \u00ab Que la partie appelante en apporte les justificatifs (pi\u00e8ces 7,8 et 9), de sorte qu’il y a lieu de lui allouer la somme r\u00e9clam\u00e9e \u00e0 ce titre ; \u00bb. La solution joint ainsi qualification et probatio, en sanctionnant la pr\u00e9sentation de pi\u00e8ces r\u00e9guli\u00e8res et individualis\u00e9es au compte du preneur.<\/p>\n

B. Les charges diverses et l\u2019accord collectif: l\u2019articulation entre d\u00e9cret et pi\u00e8ces<\/p>\n

Au-del\u00e0 de la taxe, la d\u00e9cision examine la consistance des \u00ab charges diverses \u00bb, en s\u2019attachant \u00e0 leur nature et \u00e0 leurs supports. Elle pr\u00e9cise: \u00ab Attendu que les relev\u00e9s individuels de r\u00e9gularisation des charges fait appara\u00eetre que les charges diverses correspondent aux charges r\u00e9cup\u00e9rables comprenant le salaire du personnel, l’ \u00e9lectricit\u00e9, les travaux divers et l’entretien des parrties communes, qui rel\u00e8vent du d\u00e9cret 26 ao\u00fbt 1987, ainsi qu’aux prestations pr\u00e9vues par l’ accord collectif (pi\u00e8ce 10) conclu avec les partenaires sociaux, ayant pour objet de ma\u00eetriser les co\u00fbts pour les locataires et de garantir un d\u00e9pannage en urgence au besoin de dans les domaines concernant la plomberie, les sanitaires, l’\u00e9lectricit\u00e9, la serrurerie et la menuiserie ; \u00bb. La cour op\u00e8re un double ancrage: d\u2019une part dans la liste r\u00e9glementaire, d\u2019autre part dans des prestations contractualis\u00e9es et justifi\u00e9es par un accord collectif applicable.<\/p>\n

Cette m\u00e9thode valide le relev\u00e9 de compte individualis\u00e9, enrichi par des r\u00e9gularisations annuelles port\u00e9es au cr\u00e9dit, et conduit \u00e0 qualifier l\u2019ensemble comme r\u00e9cup\u00e9rable. Le raisonnement s\u2019ach\u00e8ve par la reconnaissance de l\u2019exactitude du d\u00e9compte et la correction du montant d\u00fb, en stricte coh\u00e9rence avec la hi\u00e9rarchie des normes mobilis\u00e9es.<\/p>\n

II. Valeur et port\u00e9e: le calibrage probatoire et l\u2019office du juge d\u2019appel<\/p>\n

A. Le contradictoire et la m\u00e9thode probatoire: une validation au fond<\/p>\n

L\u2019appelante reprochait au premier juge d\u2019avoir d\u00e9duit d\u2019office des postes sans interpellation pr\u00e9alable. La cour ne censure pas la motivation initiale sur ce terrain, mais tranche au fond en conjuguant base r\u00e9glementaire et pi\u00e8ces dat\u00e9es, individualis\u00e9es et v\u00e9rifiables. La solution illustre la charge de la preuve pesant sur le bailleur, puis le contr\u00f4le de suffisance exerc\u00e9 par le juge d\u2019appel.<\/p>\n

La ligne directrice demeure lisible: qualification l\u00e9gale d\u2019abord, examen probatoire ensuite, r\u00e9int\u00e9gration chiffr\u00e9e enfin. Ce triptyque assure la s\u00e9curit\u00e9 des d\u00e9comptes, sans alourdir la proc\u00e9dure, et r\u00e9tablit l\u2019assiette des sommes r\u00e9cup\u00e9rables \u00e0 droit constant.<\/p>\n

B. Incidences pratiques sur le contentieux locatif d\u2019urgence<\/p>\n

La d\u00e9cision conforte une orthodoxie: la taxe d\u2019ordures m\u00e9nag\u00e8res et les postes list\u00e9s par le d\u00e9cret de 1987 sont r\u00e9cup\u00e9rables, sous r\u00e9serve d\u2019une preuve intelligible pour le juge. Elle admet, en compl\u00e9ment, que des prestations de d\u00e9pannage pr\u00e9vues par un accord collectif puissent entrer dans le p\u00e9rim\u00e8tre, lorsque leur objet s\u2019adosse aux charges courantes ou \u00e0 la petite maintenance imputable.<\/p>\n

Pour les praticiens, l\u2019exigence centrale tient \u00e0 la tra\u00e7abilit\u00e9: relev\u00e9s individuels, r\u00e9gularisations, justificatifs fiscaux et conventionnels, le tout en concordance temporelle avec les \u00e9ch\u00e9ances r\u00e9clam\u00e9es. La chambre des urgences peut alors ajuster rapidement le quantum, sans fragiliser le contradictoire, et consacrer une m\u00e9thode de contr\u00f4le reproductible dans les litiges d\u2019habitation.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Par arr\u00eat du 13 ao\u00fbt 2025, la Cour d\u2019appel d\u2019Orl\u00e9ans, chambre des urgences, statue sur un litige n\u00e9 d\u2019un bail d\u2019habitation. Le juge des contentieux de la pro…<\/p>\n","protected":false},"author":232070755,"featured_media":9695,"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":"689d6ea541c9b03bb3ff046e","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/689d6ea541c9b03bb3ff046e","_kj_judilibre_id":"689d6ea541c9b03bb3ff046e","_kj_jur":"Cour d'appel","_kj_lieu":"Orl\u00e9ans","_kj_chambre":"Chambre des Urgences","_kj_rg":"24\/01886","_kj_date":"2025-08-13","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685913","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Orl\u00e9ans, le 13 ao\u00fbt 2025, n\u00b024\/01886 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Par arr\u00eat du 13 ao\u00fbt 2025, la Cour d\u2019appel d\u2019Orl\u00e9ans, chambre des urgences, statue sur un litige n\u00e9 d\u2019un bail d\u2019habitation. 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Elle contr...","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\/ali-lokhandwala-KUr51Y4dOyo-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/ali-lokhandwala-KUr51Y4dOyo-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/ali-lokhandwala-KUr51Y4dOyo-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/ali-lokhandwala-KUr51Y4dOyo-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/ali-lokhandwala-KUr51Y4dOyo-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/ali-lokhandwala-KUr51Y4dOyo-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":49174,"url":"https:\/\/kohenavocats.com\/ar\/cour-dappel-de-orleans-le-13-aout-2025-n24-02779\/","url_meta":{"origin":685913,"position":5},"title":"Cour d’appel de Orl\u00e9ans, le 13 ao\u00fbt 2025, n\u00b024\/02779","author":"Kohen","date":"7 \u0646\u0648\u0641\u0645\u0628\u0631\u060c 2025","format":false,"excerpt":"Par un arr\u00eat de la Cour d\u2019appel d\u2019Orl\u00e9ans du 13 ao\u00fbt 2025, la chambre des urgences statue sur la validit\u00e9 de commandements de payer contest\u00e9s. L\u2019ex\u00e9cution forc\u00e9e suit plusieurs d\u00e9cisions d\u00e9finitives rendues en 2021 et confirm\u00e9es en 2022 et 2023 par les m\u00eames juridictions d\u2019instance et d\u2019appel. Deux commandements de\u2026","rel":"","context":"\u0641\u064a "Cour d'appel"","block_context":{"text":"Cour d'appel","link":"https:\/\/kohenavocats.com\/category\/cour-dappel\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/giammarco-boscaro-xLhKkk2tKkA-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/giammarco-boscaro-xLhKkk2tKkA-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/giammarco-boscaro-xLhKkk2tKkA-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/giammarco-boscaro-xLhKkk2tKkA-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/giammarco-boscaro-xLhKkk2tKkA-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/giammarco-boscaro-xLhKkk2tKkA-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]}],"jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/posts\/685913","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/users\/232070755"}],"replies":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/comments?post=685913"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/posts\/685913\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/media\/9695"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/media?parent=685913"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/categories?post=685913"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/ar\/wp-json\/wp\/v2\/tags?post=685913"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}