{"id":1221949,"date":"2026-06-30T17:10:46","date_gmt":"2026-06-30T15:10:46","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-pau-le-29-avril-2026-n25-01087\/"},"modified":"2026-06-30T17:14:29","modified_gmt":"2026-06-30T15:14:29","slug":"cour-dappel-de-pau-le-29-avril-2026-n25-01087","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-pau-le-29-avril-2026-n25-01087\/","title":{"rendered":"Cour d&#8217;appel de Pau, le 29 avril 2026, n\u00b025\/01087"},"content":{"rendered":"<div class='article-content'>\n<style scoped>.toc-article{background:#f8f9fa;border:1px solid #e2e6ea;border-left:4px solid #2c5f8a;border-radius:6px;padding:20px 24px;margin:0 0 32px;font-size:15px;line-height:1.6}.toc-article p{margin:0 0 10px;font-size:16px;font-weight:600;color:#1a1a1a}.toc-article ul{list-style:none;margin:0;padding:0}.toc-article li.toc-h2{padding:4px 0}.toc-article li.toc-h3{padding:2px 0 2px 20px;font-size:14px}.toc-article a{color:#2c5f8a;text-decoration:none;border-bottom:1px dotted #a0b4c8}.toc-article a:hover{color:#1a3d5c;border-bottom-color:#1a3d5c}<\/style>\n<nav class=\"toc-article\" role=\"navigation\" aria-label=\"Sommaire\">\n<p>Sommaire<\/p>\n<ul>\n<li class=\"toc-h2\"><a href=\"#i-la-confirmation-du-principe-de-la-sanction-pour-changement-dusage-illicite\">I. La confirmation du principe de la sanction pour changement d\u2019usage illicite<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-linfraction-caracterisee-et-non-contestee\">A. L\u2019infraction caract\u00e9ris\u00e9e et non contest\u00e9e<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-la-nature-de-lamende-civile-comme-sanction-soumise-aux-principes-de-proportion\">B. La nature de l\u2019amende civile comme sanction soumise aux principes de proportionnalit\u00e9<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#ii-le-reamenagement-du-quantum-de-lamende-au-regard-des-criteres-dindividualisat\">II. Le r\u00e9am\u00e9nagement du quantum de l\u2019amende au regard des crit\u00e8res d\u2019individualisation<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-la-prise-en-compte-de-la-duree-et-des-gains-des-locations-illicites\">A. La prise en compte de la dur\u00e9e et des gains des locations illicites<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-lappreciation-de-la-mauvaise-foi-et-de-la-situation-patrimoniale-du-contrevena\">B. L\u2019appr\u00e9ciation de la mauvaise foi et de la situation patrimoniale du contrevenant<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/a><\/li>\n<\/ul>\n<\/nav>\n<p>Le 29 avril 2026, la premi\u00e8re chambre de la Cour d\u2019appel de Pau (n\u00b0 25\/01087) a \u00e9t\u00e9 amen\u00e9e \u00e0 statuer sur le montant de l\u2019amende civile applicable \u00e0 une soci\u00e9t\u00e9 civile immobili\u00e8re pour avoir donn\u00e9 en location meubl\u00e9e de courte dur\u00e9e, sans autorisation pr\u00e9alable, deux appartements situ\u00e9s sur le territoire de la commune de Bayonne, apr\u00e8s l\u2019entr\u00e9e en vigueur d\u2019un r\u00e8glement modificatif de la communaut\u00e9 d\u2019agglom\u00e9ration du Pays Basque.<\/p>\n<p>En 2018 et 2020, la demanderesse avait acquis deux logements \u00e0 usage d\u2019habitation, qu\u2019elle avait r\u00e9nov\u00e9s et propos\u00e9s \u00e0 la location touristique, activit\u00e9 alors licite. \u00c0 compter du 1er mars 2023, ce type de location est soumis \u00e0 autorisation de changement d\u2019usage pour les personnes morales. La soci\u00e9t\u00e9 n\u2019a pas sollicit\u00e9 cette autorisation. Le 2 ao\u00fbt 2023, un contr\u00f4le communal a r\u00e9v\u00e9l\u00e9 l\u2019infraction pour le premier appartement ; une mise en demeure a \u00e9t\u00e9 adress\u00e9e le 14 ao\u00fbt 2023. Le g\u00e9rant de la SCI s\u2019est engag\u00e9 verbalement le 29 novembre 2023 \u00e0 cesser l\u2019activit\u00e9. Pourtant, un second contr\u00f4le le 10 avril 2024 a montr\u00e9 que les deux annonces \u00e9taient toujours actives sur la plateforme de location, avec des r\u00e9servations post\u00e9rieures \u00e0 la mise en demeure.<\/p>\n<p>La commune a assign\u00e9 la SCI devant le tribunal judiciaire de Bayonne, lequel, par jugement du 7 avril 2025, a condamn\u00e9 celle-ci \u00e0 payer deux amendes de 5 000 \u20ac chacune, une par logement, sur le fondement des articles L. 631-7 et L. 651-2 du code de la construction et de l\u2019habitation. La commune a relev\u00e9 appel principal, sollicitant des amendes port\u00e9es \u00e0 50 000 \u20ac par local ; la SCI a form\u00e9 appel incident pour obtenir une r\u00e9duction \u00e0 1 000 \u20ac au total.<\/p>\n<p>Le probl\u00e8me de droit soumis \u00e0 la cour \u00e9tait de d\u00e9terminer le quantum de l\u2019amende civile sanctionnant un changement d\u2019usage irr\u00e9gulier, en conciliant les principes de proportionnalit\u00e9 et d\u2019individualisation de la peine avec l\u2019objectif d\u2019int\u00e9r\u00eat g\u00e9n\u00e9ral de lutte contre la p\u00e9nurie de logements locatifs p\u00e9rennes. Par l\u2019arr\u00eat comment\u00e9, la Cour d\u2019appel de Pau a confirm\u00e9 le principe de la condamnation mais a port\u00e9 le montant de chaque amende \u00e0 10 000 \u20ac, consid\u00e9rant que la SCI n\u2019avait pas cess\u00e9 son activit\u00e9 malgr\u00e9 les mises en garde et avait r\u00e9alis\u00e9 des gains substantiels.<\/p>\n<h2 id=\"i-la-confirmation-du-principe-de-la-sanction-pour-changement-dusage-illicite\">I. La confirmation du principe de la sanction pour changement d\u2019usage illicite<\/h2>\n<p><\/p>\n<h3 id=\"a-linfraction-caracterisee-et-non-contestee\">A. L\u2019infraction caract\u00e9ris\u00e9e et non contest\u00e9e<\/h3>\n<p>La Cour d\u2019appel de Pau a d\u2019abord rappel\u00e9 que le non-respect du r\u00e8glement modificatif du 9 juillet 2022, entr\u00e9 en vigueur pour les personnes morales le 1er mars 2023, n\u2019\u00e9tait pas discut\u00e9 par la SCI. Celle-ci reconnaissait avoir propos\u00e9 ses deux appartements \u00e0 la location meubl\u00e9e de courte dur\u00e9e pour une client\u00e8le de passage, sans avoir d\u00e9pos\u00e9 de demande d\u2019autorisation de changement d\u2019usage ni propos\u00e9 de compensation. Les \u00e9l\u00e9ments vers\u00e9s aux d\u00e9bats par la commune \u00e9tablissaient que cette activit\u00e9 s\u2019\u00e9tait poursuivie apr\u00e8s la mise en demeure du 14 ao\u00fbt 2023 et m\u00eame apr\u00e8s l\u2019engagement verbal de cesser. La cour a ainsi confirm\u00e9 le jugement en ce qu\u2019il avait retenu que l\u2019infraction aux dispositions de l\u2019article L. 631-7 du code de la construction et de l\u2019habitation \u00e9tait caract\u00e9ris\u00e9e pour chacun des deux logements.<\/p>\n<h3 id=\"b-la-nature-de-lamende-civile-comme-sanction-soumise-aux-principes-de-proportion\">B. La nature de l\u2019amende civile comme sanction soumise aux principes de proportionnalit\u00e9<\/h3>\n<p>Les premiers juges avaient exactement rappel\u00e9 que l\u2019amende pr\u00e9vue \u00e0 l\u2019article L. 651-2 du m\u00eame code constitue une sanction p\u00e9cuniaire rev\u00eatant la nature d\u2019une peine. \u00c0 ce titre, elle est soumise aux principes de proportionnalit\u00e9 et d\u2019individualisation. La cour a repris cette qualification en soulignant que le montant de l\u2019amende, plafonn\u00e9 \u00e0 50 000 \u20ac par local irr\u00e9guli\u00e8rement transform\u00e9, devait \u00eatre fix\u00e9 en consid\u00e9ration de l\u2019objectif d\u2019int\u00e9r\u00eat g\u00e9n\u00e9ral \u2013 particuli\u00e8rement pr\u00e9gnant sur la c\u00f4te basque o\u00f9 la p\u00e9nurie de logements p\u00e9rennes est notoire \u2013 et de la situation individuelle du contrevenant. La sanction ne peut \u00eatre prononc\u00e9e \u00e0 titre purement dissuasif ou exemplaire ; elle doit \u00eatre adapt\u00e9e aux circonstances de l\u2019esp\u00e8ce. La Cour de cassation <strong><a href=\"https:\/\/www.courdecassation.fr\/decision\/67f7699a346c8e4db4347582\" rel=\"nofollow\" target=\"_blank\">(Cass. Troisi\u00e8me chambre civile, 10 avril 2025, n\u00b025-70.002)<\/a><\/strong> a rappel\u00e9 que <em>&#8220;toute personne qui ne respecte pas les conditions impos\u00e9es par la loi pour un changement d\u2019usage est condamn\u00e9e \u00e0 une amende civile qui ne peut exc\u00e9der 50 000 euros par local irr\u00e9guli\u00e8rement transform\u00e9&#8221;<\/em>. Ce cadre l\u00e9gal impose au juge de motiver sa d\u00e9cision au regard des \u00e9l\u00e9ments propres \u00e0 l\u2019affaire.<\/p>\n<h2 id=\"ii-le-reamenagement-du-quantum-de-lamende-au-regard-des-criteres-dindividualisat\">II. Le r\u00e9am\u00e9nagement du quantum de l\u2019amende au regard des crit\u00e8res d\u2019individualisation<\/h2>\n<p><\/p>\n<h3 id=\"a-la-prise-en-compte-de-la-duree-et-des-gains-des-locations-illicites\">A. La prise en compte de la dur\u00e9e et des gains des locations illicites<\/h3>\n<p>La cour a relev\u00e9 que les locations irr\u00e9guli\u00e8res avaient perdur\u00e9 pendant plusieurs mois apr\u00e8s la mise en demeure du 14 ao\u00fbt 2023. Pour le premier appartement, 145 nuit\u00e9es avaient \u00e9t\u00e9 lou\u00e9es entre le 1er mars et le 31 octobre 2023, g\u00e9n\u00e9rant un revenu brut de 14 431,51 \u20ac ; pour le second, 132 nuit\u00e9es sur la m\u00eame p\u00e9riode avaient rapport\u00e9 15 377,76 \u20ac, auxquels s\u2019ajoutaient 6 549,99 \u20ac per\u00e7us entre avril et juillet 2024, soit un total d\u2019environ 36 000 \u20ac de gains bruts sur la p\u00e9riode infractionnelle. La SCI avait \u00e9galement r\u00e9affect\u00e9 le second logement \u00e0 la location touristique apr\u00e8s l\u2019expiration d\u2019un bail mobilit\u00e9, d\u00e9montrant une volont\u00e9 persistante de tirer profit de l\u2019activit\u00e9 illicite. Ces \u00e9l\u00e9ments, joints au fait que les calendriers de r\u00e9servation \u00e9taient encore actifs en avril 2024, ont conduit la cour \u00e0 estimer que les amendes de 5 000 \u20ac retenues en premi\u00e8re instance \u00e9taient insuffisantes.<\/p>\n<h3 id=\"b-lappreciation-de-la-mauvaise-foi-et-de-la-situation-patrimoniale-du-contrevena\">B. L\u2019appr\u00e9ciation de la mauvaise foi et de la situation patrimoniale du contrevenant<\/h3>\n<p>La SCI invoquait sa bonne foi, arguant avoir confi\u00e9 la gestion \u00e0 un prestataire professionnel qui aurait manqu\u00e9 \u00e0 son devoir de conseil. La cour a \u00e9cart\u00e9 cet argument : il incombait au g\u00e9rant, destinataire personnel de la mise en demeure, de prendre toutes les dispositions pour r\u00e9gulariser la situation, sans pouvoir se retrancher derri\u00e8re les manquements d\u2019un mandataire auquel il n\u2019avait pas adress\u00e9 de directives post\u00e9rieures \u00e0 cet avertissement. Par ailleurs, la SCI ne justifiait d\u2019aucune difficult\u00e9 financi\u00e8re la concernant directement, en tant que personne morale propri\u00e9taire de sept biens immobiliers sur la commune. Les charges all\u00e9gu\u00e9es (emprunts, charges de copropri\u00e9t\u00e9) ne pouvaient venir en d\u00e9duction du gain g\u00e9n\u00e9r\u00e9 par l\u2019infraction pour minorer l\u2019amende. La Cour d\u2019appel de Bordeaux (21 janvier 2025, n\u00b024\/02913) avait d\u00e9j\u00e0 eu \u00e0 se prononcer sur la qualification de changement d\u2019usage \u00e0 partir de documents de copropri\u00e9t\u00e9, confirmant que l\u2019affectation originelle du local est d\u00e9terminante. En l\u2019esp\u00e8ce, les logements \u00e9taient \u00e0 usage d\u2019habitation, et la SCI les avait d\u00e9tourn\u00e9s de cette destination sans compensation. Au regard de l\u2019enjeu locatif local, de la dur\u00e9e des locations et des gains substantiels, la cour a port\u00e9 chaque amende \u00e0 10 000 \u20ac, soit un total de 20 000 \u20ac, tout en restant en de\u00e7\u00e0 du plafond l\u00e9gal pour marquer une proportionnalit\u00e9 tenant compte de la cessation intervenue apr\u00e8s l\u2019assignation.<\/p>\n<p><h2 id=\"jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/h2>\n<p><\/p>\n<ul class=\"jurisprudences-rag-sources\">\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67f7699a346c8e4db4347582\" rel=\"nofollow\" target=\"_blank\">Cass. Troisi\u00e8me chambre civile, le 10 avril 2025, n\u00b025-70.002<\/a><\/li>\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67908cdd1b5a79f7327055a4\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Bordeaux, le 21 janvier 2025, n\u00b024\/02913<\/a><\/li>\n<\/ul>\n<\/div>\n<section class=\"closing\" id=\"envoyer-pieces\" style=\"margin:48px 0 36px;padding:48px 36px;text-align:center;border-radius:24px;background:radial-gradient(circle at 50% 0%,rgba(0,0,204,0.08) 0%,transparent 60%),rgba(255,255,255,0.72);border:1px solid rgba(10,10,10,0.08);\">\n<div class=\"closing-heading\" role=\"heading\" aria-level=\"2\" style=\"font-size:clamp(30px,4vw,44px);line-height:1.18;font-weight:700;margin:0 0 18px;letter-spacing:-0.022em;color:#1B1B1B;font-family:Lato,sans-serif;\">Envoyez vos pi\u00e8ces. 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