{"id":685915,"date":"2026-04-25T21:10:11","date_gmt":"2026-04-25T19:10:11","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-colmar-le-20-decembre-2023-n24-03731\/"},"modified":"2026-04-25T21:10:11","modified_gmt":"2026-04-25T19:10:11","slug":"cour-dappel-de-colmar-le-20-decembre-2023-n24-03731","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/cour-dappel-de-colmar-le-20-decembre-2023-n24-03731\/","title":{"rendered":"Cour d&#8217;appel de Colmar, le 20 d\u00e9cembre 2023, n\u00b024\/03731"},"content":{"rendered":"<div class=\"article-content\">\n<p>La Cour d\u2019appel de Colmar, 21 juillet 2025, statue sur un litige locatif n\u00e9 d\u2019impay\u00e9s dans le cadre d\u2019un bail d\u2019habitation conclu \u00e0 l\u2019\u00e9t\u00e9 2023. Apr\u00e8s un commandement de payer dat\u00e9 du 20 d\u00e9cembre 2023 et une assignation de f\u00e9vrier 2024, le juge des contentieux de la protection de Mulhouse a constat\u00e9 l\u2019acquisition de la clause r\u00e9solutoire, ordonn\u00e9 l\u2019\u00e9vacuation et fix\u00e9 une indemnit\u00e9 d\u2019occupation. L\u2019occupante interjette appel en soulevant, principalement, l\u2019irr\u00e9gularit\u00e9 de la proc\u00e9dure pour d\u00e9faut de commandement valable, et subsidiairement, l\u2019ind\u00e9cence du logement et une r\u00e9duction des sommes dues.<\/p>\n<p>La proc\u00e9dure d\u2019appel oppose ainsi deux th\u00e8ses nettes. D\u2019un c\u00f4t\u00e9, l\u2019argument d\u2019irrecevabilit\u00e9 des demandes fond\u00e9 sur la pr\u00e9tendue absence de notification r\u00e9guli\u00e8re du commandement, et la mise en avant d\u2019un logement ind\u00e9cent justifiant l\u2019exception d\u2019inex\u00e9cution. De l\u2019autre, la d\u00e9fense de la r\u00e9gularit\u00e9 de la signification selon les articles 655 \u00e0 658 du code de proc\u00e9dure civile, l\u2019exigibilit\u00e9 des loyers au titre de l\u2019article 7 de la loi de 1989, et l\u2019impossibilit\u00e9 de suspendre la clause en l\u2019absence de reprise du loyer courant.<\/p>\n<p>La question de droit porte, d\u2019abord, sur la port\u00e9e probatoire de la signification \u00ab \u00e0 l\u2019\u00e9tude \u00bb du commandement, au regard des articles 655, 656 et 658 du code de proc\u00e9dure civile, pour produire les effets pr\u00e9vus \u00e0 l\u2019article 24 de la loi du 6 juillet 1989. Elle concerne, ensuite, les crit\u00e8res d\u2019ind\u00e9cence permettant d\u2019invoquer l\u2019exception d\u2019inex\u00e9cution en mati\u00e8re locative, le seuil d\u2019impropri\u00e9t\u00e9 totale exig\u00e9, et l\u2019office du juge entre r\u00e9siliation de plein droit, r\u00e9duction du loyer ou r\u00e9faction compensatoire.<\/p>\n<p>La cour confirme la r\u00e9gularit\u00e9 du commandement en retenant que \u00ab Les mentions de cet acte, signifi\u00e9 \u00e0 l\u2019\u00e9tude, qui font foi jusqu\u2019\u00e0 inscription de faux, indiquent que l\u2019huissier s\u2019est assur\u00e9 du domicile de l\u2019int\u00e9ress\u00e9e [&#8230;] et que copie de l\u2019acte de signification a \u00e9t\u00e9 adress\u00e9e dans le d\u00e9lai pr\u00e9vu par la loi. \u00bb Elle en d\u00e9duit \u00ab Il y a donc lieu de rejeter comme infond\u00e9e la fin de non-recevoir tir\u00e9e de l\u2019irrecevabilit\u00e9 de la demande de constat de la r\u00e9siliation du bail par l\u2019effet de la clause r\u00e9solutoire. \u00bb Sur le fond, elle rappelle que \u00ab L\u2019exception d\u2019inex\u00e9cution ne peut \u00eatre re\u00e7ue qu\u2019\u00e0 condition que le logement soit totalement impropre \u00e0 l\u2019habitation, l\u2019existence d\u2019\u00e9l\u00e9ments d\u2019ind\u00e9cence ne rendant pas n\u00e9cessairement le logement totalement impropre \u00e0 l\u2019habitation. \u00bb Elle constate, s\u2019agissant des fuites et menuiseries, que \u00ab Ces infiltrations en p\u00e9riode de pluie caract\u00e9risent un \u00e9l\u00e9ment d\u2019ind\u00e9cence [&#8230;] \u00bb mais que \u00ab Cependant, intermittentes et limit\u00e9es, elles ne sont pas susceptibles de rendre le logement totalement impropre \u00e0 l\u2019habitation. \u00bb Elle souligne, enfin, le principe selon lequel \u00ab Seul un cas de force majeure peut exon\u00e9rer le bailleur de son obligation de d\u00e9livrance d\u2019un logement d\u00e9cent \u00bb, tout en admettant une r\u00e9paration au titre de la jouissance alt\u00e9r\u00e9e, en ce sens que \u00ab Ce pr\u00e9judice justifie en l\u2019esp\u00e8ce la r\u00e9faction \u00e0 hauteur de 1 000 \u20ac de la cr\u00e9ance du bailleur arr\u00eat\u00e9e au 31 mai 2025. \u00bb<\/p>\n<p>I. R\u00e9gularit\u00e9 du commandement et effets proc\u00e9duraux<\/p>\n<p>A. Foi de l\u2019acte de signification et rejet de l\u2019irrecevabilit\u00e9<\/p>\n<p>La solution proc\u00e8de d\u2019un contr\u00f4le strict des formes de la signification \u00ab \u00e0 l\u2019\u00e9tude \u00bb et de ses mentions, dot\u00e9es d\u2019une valeur probatoire renforc\u00e9e. La cour retient que \u00ab Les mentions de cet acte, signifi\u00e9 \u00e0 l\u2019\u00e9tude, qui font foi jusqu\u2019\u00e0 inscription de faux, indiquent que l\u2019huissier s\u2019est assur\u00e9 du domicile de l\u2019int\u00e9ress\u00e9e [&#8230;] et que copie de l\u2019acte de signification a \u00e9t\u00e9 adress\u00e9e dans le d\u00e9lai pr\u00e9vu par la loi. \u00bb L\u2019argument tir\u00e9 de bo\u00eetes aux lettres pr\u00e9tendument inutilisables c\u00e8de devant l\u2019absence de preuve contraire, la motivation notant que \u00ab Les photographies produites [&#8230;] ne sont pas dat\u00e9es \u00bb, et que la d\u00e9monstration d\u2019une impossibilit\u00e9 de r\u00e9ception devait \u00eatre \u00e9tablie.<\/p>\n<p>Cette approche, classique, replace l\u2019article 24 de la loi de 1989 dans sa logique de protection conditionn\u00e9e par un commandement r\u00e9gulier demeur\u00e9 infructueux. Le juge des r\u00e9f\u00e9r\u00e9s ayant refus\u00e9 l\u2019arr\u00eat de l\u2019ex\u00e9cution provisoire, la cour consacre la stabilit\u00e9 de la phase pr\u00e9alable. Elle \u00e9nonce, sans d\u00e9tour, \u00ab Il y a donc lieu de rejeter comme infond\u00e9e la fin de non-recevoir tir\u00e9e de l\u2019irrecevabilit\u00e9 [&#8230;] \u00bb, en confirmant la validit\u00e9 du support proc\u00e9dural de la clause r\u00e9solutoire.<\/p>\n<p>B. Clause r\u00e9solutoire, d\u00e9lai l\u00e9gal et absence de suspension<\/p>\n<p>Une fois la signification tenue pour r\u00e9guli\u00e8re, l\u2019effet r\u00e9solutoire op\u00e8re \u00e0 l\u2019expiration du d\u00e9lai de deux mois, sauf reprise du paiement et apurement. La cour constate l\u2019acquisition de la clause en l\u2019absence de r\u00e9gularisation dans le d\u00e9lai, et refuse tout d\u00e9lai ou suspension faute de reprise du loyer courant et de capacit\u00e9 cr\u00e9dible d\u2019apurement. Le cadre l\u00e9gal demeure ferme, le texte imposant la reprise int\u00e9grale du loyer pour envisager une suspension, et la charge de l\u2019all\u00e9gation pesant sur le d\u00e9biteur.<\/p>\n<p>Ce volet proc\u00e9dural conditionne le raisonnement au fond. Le contentieux de la d\u00e9cence ne neutralise pas, par principe, l\u2019automaticit\u00e9 de la clause. Il appelle une qualification pr\u00e9cise des d\u00e9sordres et un examen de leur intensit\u00e9, avant d\u2019en mesurer l\u2019incidence sur l\u2019obligation principale de paiement.<\/p>\n<p>II. D\u00e9cence, exception d\u2019inex\u00e9cution et port\u00e9e de la solution<\/p>\n<p>A. Ind\u00e9cence reconnue, impropri\u00e9t\u00e9 \u00e9cart\u00e9e, exception cantonn\u00e9e<\/p>\n<p>La cour rappelle le double texte de l\u2019obligation de d\u00e9livrance conforme, et pr\u00e9cise la seule cause exon\u00e9ratoire. Elle \u00e9nonce, en des termes g\u00e9n\u00e9raux, \u00ab Seul un cas de force majeure peut exon\u00e9rer le bailleur de son obligation de d\u00e9livrance d\u2019un logement d\u00e9cent ; il doit indemniser le preneur des d\u00e9sordres incompatibles avec les normes de d\u00e9cence, apparus au cours du bail. \u00bb Le d\u00e9cret du 30 janvier 2002 fournit les crit\u00e8res d\u2019analyse, notamment sur le clos, le couvert et l\u2019\u00e9tanch\u00e9it\u00e9 \u00e0 l\u2019air.<\/p>\n<p>L\u2019instruction retient des infiltrations et une fen\u00eatre d\u00e9fectueuse, tout en circonscrivant leur ampleur. La cour juge que \u00ab Ces infiltrations en p\u00e9riode de pluie caract\u00e9risent un \u00e9l\u00e9ment d\u2019ind\u00e9cence au sens du 1. du d\u00e9cret du 30 janvier 2002 \u00bb, puis ajoute que \u00ab Cependant, intermittentes et limit\u00e9es, elles ne sont pas susceptibles de rendre le logement totalement impropre \u00e0 l\u2019habitation. \u00bb La formule directrice est claire et restrictive : \u00ab L\u2019exception d\u2019inex\u00e9cution ne peut \u00eatre re\u00e7ue qu\u2019\u00e0 condition que le logement soit totalement impropre \u00e0 l\u2019habitation [&#8230;] \u00bb. Dans la m\u00eame ligne, elle constate que \u00ab L\u2019existence de fuites [&#8230;] n\u2019est pas contest\u00e9e \u00bb, et que \u00ab Par ailleurs, le bailleur reconna\u00eet [&#8230;] que la fen\u00eatre de la cuisine ferme mal \u00bb, sans que ces \u00e9l\u00e9ments, isol\u00e9s et non \u00e9tay\u00e9s par un constat qualifi\u00e9, franchissent le seuil d\u2019impropri\u00e9t\u00e9 totale.<\/p>\n<p>Cette position est conforme au droit positif, qui distingue les d\u00e9sordres d\u2019ind\u00e9cence d\u2019une gravit\u00e9 telle qu\u2019ils rendent le logement inhabitable. Elle \u00e9vite de transformer tout grief d\u2019entretien en suspension g\u00e9n\u00e9rale des loyers, ce qui pr\u00e9serverait mal l\u2019\u00e9quilibre du bail. Elle incite, en revanche, \u00e0 un recours structur\u00e9, avec saisines utiles et preuves circonstanci\u00e9es.<\/p>\n<p>B. R\u00e9paration de la jouissance et ajustements p\u00e9cuniaires<\/p>\n<p>L\u2019office du juge se d\u00e9ploie ensuite sur le terrain indemnitaire, au croisement des articles 6 et 20-1 de la loi de 1989. La d\u00e9cision rappelle, dans les termes du texte, que \u00ab Le juge peut r\u00e9duire le montant du loyer ou suspendre, avec ou sans consignation, son paiement et la dur\u00e9e du bail jusqu\u2019\u00e0 l\u2019ex\u00e9cution de ces travaux. \u00bb Ici, faute de saisine ad\u00e9quate durant le bail et de preuve suffisante, la voie retenue est une r\u00e9faction compensatoire des sommes dues.<\/p>\n<p>La motivation articule nettement la sanction. Elle d\u00e9cide que \u00ab Ce pr\u00e9judice justifie en l\u2019esp\u00e8ce la r\u00e9faction \u00e0 hauteur de 1 000 \u20ac de la cr\u00e9ance du bailleur arr\u00eat\u00e9e au 31 mai 2025. \u00bb Elle maintient l\u2019indemnit\u00e9 d\u2019occupation au montant contractuel, en phase avec la r\u00e9siliation acquise. Elle rappelle, enfin, que \u00ab N\u2019\u00e9tant pas d\u00e9montr\u00e9 que le logement \u00e9tait impropre \u00e0 l\u2019habitation, le bailleur est en droit de se pr\u00e9valoir de la r\u00e9siliation du bail pour solliciter l\u2019expulsion. \u00bb La solution m\u00e9nage ainsi un \u00e9quilibre entre exigence de d\u00e9cence et discipline du paiement.<\/p>\n<p>La port\u00e9e pratique est double. D\u2019une part, la preuve de la non-d\u00e9cence doit \u00eatre pr\u00e9cise, actuelle et, id\u00e9alement, objectiv\u00e9e, \u00e0 d\u00e9faut de quoi l\u2019exception demeure inop\u00e9rante et la clause produit ses effets. D\u2019autre part, le juge conserve une marge pour corriger la jouissance alt\u00e9r\u00e9e par une r\u00e9faction cibl\u00e9e, sans remettre en cause l\u2019\u00e9conomie du bail r\u00e9solu. Cette articulation gradu\u00e9e conforte la s\u00e9curit\u00e9 des proc\u00e9dures d\u2019impay\u00e9s, tout en rappelant aux bailleurs leur vigilance sur l\u2019\u00e9tat du clos et de la couverture.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>La Cour d\u2019appel de Colmar, 21 juillet 2025, statue sur un litige locatif n\u00e9 d\u2019impay\u00e9s dans le cadre d\u2019un bail d\u2019habitation conclu \u00e0 l\u2019\u00e9t\u00e9 2023. Apr\u00e8s un comm&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4736,"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":"687f1bd3367fac10b162e671","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/687f1bd3367fac10b162e671","_kj_judilibre_id":"687f1bd3367fac10b162e671","_kj_jur":"Cour d'appel","_kj_lieu":"Colmar","_kj_chambre":"Chambre 3 A","_kj_rg":"24\/03731","_kj_date":"2025-07-21","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685915","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.5 (Yoast SEO v27.5) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Cour d&#039;appel de Colmar, le 20 d\u00e9cembre 2023, n\u00b024\/03731 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La Cour d\u2019appel de Colmar, 21 juillet 2025, statue sur un litige locatif n\u00e9 d\u2019impay\u00e9s dans le cadre d\u2019un bail d\u2019habitation conclu \u00e0 l\u2019\u00e9t\u00e9 2023. 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