{"id":1233752,"date":"2026-07-02T23:12:30","date_gmt":"2026-07-02T21:12:30","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-30-mars-2026-n25-03122\/"},"modified":"2026-07-02T23:12:30","modified_gmt":"2026-07-02T21:12:30","slug":"tribunal-judiciaire-de-marseille-le-30-mars-2026-n25-03122","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-marseille-le-30-mars-2026-n25-03122\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 30 mars 2026, n\u00b025\/03122"},"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-consecration-dune-resiliation-judiciaire-fondee-sur-le-droit-commun-des-con\">I. La cons\u00e9cration d&#8217;une r\u00e9siliation judiciaire fond\u00e9e sur le droit commun des contrats<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-leviction-du-regime-special-de-larticle-24-de-la-loi-du-6-juillet-1989\">A. L&#8217;\u00e9viction du r\u00e9gime sp\u00e9cial de l&#8217;article 24 de la loi du 6 juillet 1989<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-la-caracterisation-dun-manquement-contractuel-grave-justifiant-la-resiliation\">B. La caract\u00e9risation d&#8217;un manquement contractuel grave justifiant la r\u00e9siliation<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#ii-les-consequences-indemnitaires-de-la-resiliation-aux-torts-du-locataire\">II. Les cons\u00e9quences indemnitaires de la r\u00e9siliation aux torts du locataire<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-la-condamnation-au-paiement-de-larriere-locatif-et-des-interets\">A. La condamnation au paiement de l&#8217;arri\u00e9r\u00e9 locatif et des int\u00e9r\u00eats<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-lallocation-dune-indemnite-doccupation-jusqua-la-liberation-des-lieux\">B. L&#8217;allocation d&#8217;une indemnit\u00e9 d&#8217;occupation jusqu&#8217;\u00e0 la lib\u00e9ration des lieux<\/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<li class=\"toc-h2\"><a href=\"#fondements-juridiques\">Fondements juridiques<\/a><\/li>\n<\/ul>\n<\/nav>\n<p>Le 30 mars 2026, le juge des contentieux de la protection du Tribunal judiciaire de Marseille a rendu une d\u00e9cision opposant le bailleur social, venant aux droits du pr\u00e9c\u00e9dent propri\u00e9taire, \u00e0 un locataire d\u00e9faillant. Le contrat de bail initial avait \u00e9t\u00e9 conclu le 25 octobre 1978 et soumis \u00e0 la loi n\u00b048-1360 du 1er septembre 1948. Par avenants successifs, le locataire actuel \u00e9tait devenu titulaire du bail le 24 f\u00e9vrier 2021. Un commandement de payer visant la clause r\u00e9solutoire avait \u00e9t\u00e9 d\u00e9livr\u00e9 le 25 juillet 2024, mais le logement relevait de la l\u00e9gislation sp\u00e9ciale de 1948, excluant l&#8217;application de la loi du 6 juillet 1989.<\/p>\n<p>Le bailleur a assign\u00e9 le locataire, non comparant, le 2 mai 2025, pour obtenir la r\u00e9siliation du bail, l&#8217;expulsion et le paiement d&#8217;un arri\u00e9r\u00e9 locatif de 11.772,01 euros. Le juge a prononc\u00e9 la r\u00e9siliation judiciaire du bail aux torts du locataire sur le fondement des articles 1224, 1228 et 1229 du code civil, constatant une violation grave de l&#8217;obligation de payer les loyers. Le locataire a \u00e9t\u00e9 condamn\u00e9 \u00e0 lib\u00e9rer les lieux, \u00e0 verser l&#8217;arri\u00e9r\u00e9 avec int\u00e9r\u00eats et une indemnit\u00e9 d&#8217;occupation mensuelle.<\/p>\n<p>La question de droit centrale \u00e9tait de savoir si, pour un bail soumis \u00e0 la loi de 1948, le juge pouvait prononcer la r\u00e9siliation pour manquement contractuel en \u00e9cartant le dispositif protecteur de l&#8217;article 24 de la loi du 6 juillet 1989. Le tribunal a r\u00e9pondu par l&#8217;affirmative en mobilisant le droit commun de la r\u00e9solution contractuelle. Cette solution met en lumi\u00e8re la sp\u00e9cificit\u00e9 des baux relevant de la loi de 1948 et les modalit\u00e9s de leur r\u00e9siliation. Il convient d&#8217;examiner comment le juge a \u00e9cart\u00e9 le r\u00e9gime sp\u00e9cial de la loi de 1989 pour appliquer les r\u00e8gles g\u00e9n\u00e9rales du code civil (I), puis comment il a tir\u00e9 les cons\u00e9quences indemnitaires de la r\u00e9siliation (II).<\/p>\n<h2 id=\"i-la-consecration-dune-resiliation-judiciaire-fondee-sur-le-droit-commun-des-con\">I. La cons\u00e9cration d&#8217;une r\u00e9siliation judiciaire fond\u00e9e sur le droit commun des contrats<\/h2>\n<p>Le juge a pr\u00e9cis\u00e9, \u00e0 titre liminaire, que le logement \u00e9tait soumis \u00e0 la loi n\u00b048-1360 du 1er septembre 1948. Il a relev\u00e9 que <em>&#8221; en l&#8217;absence de renouvellement du bail sous l&#8217;empire de la loi du 6 juillet 1989, il est soumis \u00e0 une r\u00e9glementation sp\u00e9cifique qui \u00e9chappe aux dispositions protectrices de l&#8217;article 24 de ladite loi de 1989 ainsi que le rappelle son article 40 II &#8220;<\/em>. Cette affirmation \u00e9carte le m\u00e9canisme de la clause r\u00e9solutoire l\u00e9gale pr\u00e9vue pour les baux de la loi de 1989. Le juge s&#8217;est donc fond\u00e9 sur les articles 1224, 1228 et 1229 du code civil relatifs \u00e0 la r\u00e9solution judiciaire pour inex\u00e9cution contractuelle.<\/p>\n<h3 id=\"a-leviction-du-regime-special-de-larticle-24-de-la-loi-du-6-juillet-1989\">A. L&#8217;\u00e9viction du r\u00e9gime sp\u00e9cial de l&#8217;article 24 de la loi du 6 juillet 1989<\/h3>\n<p>Le commandement de payer d\u00e9livr\u00e9 le 25 juillet 2024 visait une clause r\u00e9solutoire. Toutefois, le juge a consid\u00e9r\u00e9 que le bail initial de 1978, soumis \u00e0 la loi de 1948, n&#8217;avait jamais \u00e9t\u00e9 renouvel\u00e9 sous l&#8217;empire de la loi de 1989. D\u00e8s lors, les dispositions de l&#8217;article 24, qui pr\u00e9voient une r\u00e9siliation de plein droit deux mois apr\u00e8s un commandement infructueux, ne trouvaient pas \u00e0 s&#8217;appliquer. La Cour d&#8217;appel de Grenoble a rappel\u00e9 que <em>&#8221; toute clause pr\u00e9voyant la r\u00e9siliation de plein droit du contrat de location pour d\u00e9faut de paiement du loyer ou des charges aux termes convenus [&#8230;] ne produit effet que deux mois apr\u00e8s un commandement de payer demeur\u00e9 infructueux &#8220;<\/em> <strong><a href=\"https:\/\/www.courdecassation.fr\/decision\/67ff3d366d3290e00e0e79be\" rel=\"nofollow\" target=\"_blank\">(Cour d&#8217;appel de Grenoble, 15 avril 2025, n\u00b022\/03086)<\/a><\/strong>. Cette jurisprudence illustre le r\u00e9gime habituel des baux r\u00e9gis par la loi de 1989, mais le juge marseillais a constat\u00e9 que le litige relevait d&#8217;un cadre juridique diff\u00e9rent. Il a ainsi \u00e9cart\u00e9 la proc\u00e9dure acc\u00e9l\u00e9r\u00e9e de la clause r\u00e9solutoire l\u00e9gale.<\/p>\n<h3 id=\"b-la-caracterisation-dun-manquement-contractuel-grave-justifiant-la-resiliation\">B. La caract\u00e9risation d&#8217;un manquement contractuel grave justifiant la r\u00e9siliation<\/h3>\n<p>Le juge a rappel\u00e9 que le paiement des loyers constituait une obligation essentielle du preneur en application de l&#8217;article 7 de la loi du 6 juillet 1989, mais il a directement appliqu\u00e9 le droit commun de la r\u00e9solution. Il a constat\u00e9 que <em>&#8221; le d\u00e9compte, d\u00e9butant au 5 f\u00e9vrier 2023 indique un arri\u00e9r\u00e9 locatif de 12.379,68 euros au 2 d\u00e9cembre 2025 &#8220;<\/em> et que <em>&#8221; le dernier versement de M. [U] [G] intervient le 5 f\u00e9vrier 2023 &#8220;<\/em>. Ce d\u00e9faut de paiement persistant et d&#8217;une dur\u00e9e de pr\u00e8s de trois ans a \u00e9t\u00e9 jug\u00e9 comme une <em>&#8221; violation importante des obligations du locataire de nature \u00e0 fonder la r\u00e9siliation du bail aux torts exclusifs &#8220;<\/em> du preneur. Ainsi, le manquement \u00e9tait suffisamment grave pour justifier la r\u00e9siliation judiciaire, sans n\u00e9cessit\u00e9 de se r\u00e9f\u00e9rer \u00e0 une clause r\u00e9solutoire conventionnelle.<\/p>\n<h2 id=\"ii-les-consequences-indemnitaires-de-la-resiliation-aux-torts-du-locataire\">II. Les cons\u00e9quences indemnitaires de la r\u00e9siliation aux torts du locataire<\/h2>\n<p>Une fois la r\u00e9siliation prononc\u00e9e, le juge a fix\u00e9 les obligations financi\u00e8res du locataire. Il l&#8217;a condamn\u00e9 \u00e0 payer l&#8217;arri\u00e9r\u00e9 locatif et \u00e0 verser une indemnit\u00e9 d&#8217;occupation jusqu&#8217;\u00e0 la lib\u00e9ration effective des lieux. Le tribunal a \u00e9galement assorti ces condamnations d&#8217;int\u00e9r\u00eats au taux l\u00e9gal et a statu\u00e9 sur les d\u00e9pens et les frais irr\u00e9p\u00e9tibles.<\/p>\n<h3 id=\"a-la-condamnation-au-paiement-de-larriere-locatif-et-des-interets\">A. La condamnation au paiement de l&#8217;arri\u00e9r\u00e9 locatif et des int\u00e9r\u00eats<\/h3>\n<p>Le juge a d\u00e9termin\u00e9 le montant de la dette locative \u00e0 la date du 12 f\u00e9vrier 2026. Apr\u00e8s d\u00e9duction des frais de proc\u00e9dure, il a retenu la somme de 11.772,01 euros correspondant aux loyers et charges impay\u00e9s jusqu&#8217;au terme de d\u00e9cembre 2025. Il a condamn\u00e9 le locataire \u00e0 payer cette somme avec int\u00e9r\u00eats au taux l\u00e9gal \u00e0 compter du 25 juillet 2024 pour la somme de 4.442,42 euros (montant du commandement) et \u00e0 compter du jugement pour le surplus. Cette distinction respecte les r\u00e8gles des articles 1231-6 et 1231-7 du code civil. Le locataire, non comparant, n&#8217;a fourni aucun \u00e9l\u00e9ment de contestation, ce qui a permis au juge d&#8217;accueillir la demande sur la seule foi des pi\u00e8ces produites.<\/p>\n<h3 id=\"b-lallocation-dune-indemnite-doccupation-jusqua-la-liberation-des-lieux\">B. L&#8217;allocation d&#8217;une indemnit\u00e9 d&#8217;occupation jusqu&#8217;\u00e0 la lib\u00e9ration des lieux<\/h3>\n<p>Le juge a fix\u00e9 une indemnit\u00e9 d&#8217;occupation mensuelle \u00e9gale au montant du loyer actuel avec charges, soit 399,61 euros, \u00e0 compter du jugement et jusqu&#8217;\u00e0 la lib\u00e9ration effective et d\u00e9finitive des lieux. Il a motiv\u00e9 cette d\u00e9cision en relevant que le maintien dans les lieux apr\u00e8s la r\u00e9siliation constituait une faute civile ouvrant droit \u00e0 r\u00e9paration, car il privait le propri\u00e9taire de la jouissance de son bien. L&#8217;indemnit\u00e9 a \u00e9t\u00e9 pr\u00e9sent\u00e9e comme une dette de jouissance correspondant \u00e0 la valeur \u00e9quitable des locaux. Le juge a \u00e9galement rappel\u00e9 que le sort du mobilier \u00e9tait r\u00e9gi par les articles L.433-1 et suivants du code des proc\u00e9dures civiles d&#8217;ex\u00e9cution. Enfin, le locataire, partie perdante, a \u00e9t\u00e9 condamn\u00e9 aux d\u00e9pens et au paiement d&#8217;une somme de 300 euros sur le fondement de l&#8217;article 700 du code de proc\u00e9dure civile.<\/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\/67ff3d366d3290e00e0e79be\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Grenoble, le 15 avril 2025, n\u00b022\/03086<\/a><\/li>\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67b576f448251af17c170bae\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Montpellier, le 18 f\u00e9vrier 2025, n\u00b022\/01586<\/a><\/li>\n<\/ul>\n<\/div>\n<style scoped>.fondements-juridiques{margin:40px 0 0;padding:0}.fondements-juridiques>h2{font-size:22px;color:#1a1a1a;border-bottom:2px solid #2c5f8a;padding-bottom:10px;margin-bottom:20px}.fj-article{background:#fdfdfd;border:1px solid #e8e8e8;border-radius:6px;padding:20px;margin-bottom:16px}.fj-article h3{font-size:17px;color:#2c5f8a;margin:0 0 12px;font-weight:600}.fj-texte{font-size:15px;line-height:1.7;color:#333}.fj-texte p{margin:8px 0}.fj-badge{font-size:11px;padding:2px 8px;border-radius:3px;margin-left:8px;font-weight:500;vertical-align:middle}.fj-en-vigueur{background:#e8f5e9;color:#2e7d32}.fj-abroge{background:#ffebee;color:#c62828}.fj-modifie{background:#fff3e0;color:#e65100}<\/style>\n<section class=\"fondements-juridiques\">\n<h2 id=\"fondements-juridiques\">Fondements juridiques<\/h2>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000032041482\" rel=\"nofollow\" target=\"_blank\">Article 1224 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">La r\u00e9solution r\u00e9sulte soit de l&#8217;application d&#8217;une clause r\u00e9solutoire soit, en cas d&#8217;inex\u00e9cution suffisamment grave, d&#8217;une notification du cr\u00e9ancier au d\u00e9biteur ou d&#8217;une d\u00e9cision de justice. <\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000032041462\" rel=\"nofollow\" target=\"_blank\">Article 1228 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">Le juge peut, selon les circonstances, constater ou prononcer la r\u00e9solution ou ordonner l&#8217;ex\u00e9cution du contrat, en accordant \u00e9ventuellement un d\u00e9lai au d\u00e9biteur, ou allouer seulement des dommages et int\u00e9r\u00eats. <\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000032041457\" rel=\"nofollow\" target=\"_blank\">Article 1229 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>La r\u00e9solution met fin au contrat. <\/p>\n<\/p>\n<p>La r\u00e9solution prend effet, selon les cas, soit dans les conditions pr\u00e9vues par la clause r\u00e9solutoire, soit \u00e0 la date de la r\u00e9ception par le d\u00e9biteur de la notification faite par le cr\u00e9ancier, soit \u00e0 la date fix\u00e9e par le juge ou, \u00e0 d\u00e9faut, au jour de l&#8217;assignation en justice. <\/p>\n<\/p>\n<p>Lorsque les prestations \u00e9chang\u00e9es ne pouvaient trouver leur utilit\u00e9 que par l&#8217;ex\u00e9cution compl\u00e8te du contrat r\u00e9solu, les parties doivent restituer l&#8217;int\u00e9gralit\u00e9 de ce qu&#8217;elles se sont procur\u00e9 l&#8217;une \u00e0 l&#8217;autre. Lorsque les prestations \u00e9chang\u00e9es ont trouv\u00e9 leur utilit\u00e9 au fur et \u00e0 mesure de l&#8217;ex\u00e9cution r\u00e9ciproque du contrat, il n&#8217;y a pas lieu \u00e0 restitution pour la p\u00e9riode ant\u00e9rieure \u00e0 la derni\u00e8re prestation n&#8217;ayant pas re\u00e7u sa contrepartie ; dans ce cas, la r\u00e9solution est qualifi\u00e9e de r\u00e9siliation. <\/p>\n<\/p>\n<p>Les restitutions ont lieu dans les conditions pr\u00e9vues aux articles 1352 \u00e0 1352-9.<\/p>\n<\/p>\n<\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000032010133\" rel=\"nofollow\" target=\"_blank\">Article 1231-6 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>Les dommages et int\u00e9r\u00eats dus \u00e0 raison du retard dans le paiement d&#8217;une obligation de somme d&#8217;argent consistent dans l&#8217;int\u00e9r\u00eat au taux l\u00e9gal, \u00e0 compter de la mise en demeure.<\/p>\n<p>Ces dommages et int\u00e9r\u00eats sont dus sans que le cr\u00e9ancier soit tenu de justifier d&#8217;aucune perte.<\/p>\n<p>Le cr\u00e9ancier auquel son d\u00e9biteur en retard a caus\u00e9, par sa mauvaise foi, un pr\u00e9judice ind\u00e9pendant de ce retard, peut obtenir des dommages et int\u00e9r\u00eats distincts de l&#8217;int\u00e9r\u00eat moratoire.<\/p>\n<\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000032010135\" rel=\"nofollow\" target=\"_blank\">Article 1231-7 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>En toute mati\u00e8re, la condamnation \u00e0 une indemnit\u00e9 emporte int\u00e9r\u00eats au taux l\u00e9gal m\u00eame en l&#8217;absence de demande ou de disposition sp\u00e9ciale du jugement. Sauf disposition contraire de la loi, ces int\u00e9r\u00eats courent \u00e0 compter du prononc\u00e9 du jugement \u00e0 moins que le juge n&#8217;en d\u00e9cide autrement.<\/p>\n<p>En cas de confirmation pure et simple par le juge d&#8217;appel d&#8217;une d\u00e9cision allouant une indemnit\u00e9 en r\u00e9paration d&#8217;un dommage, celle-ci porte de plein droit int\u00e9r\u00eat au taux l\u00e9gal \u00e0 compter du jugement de premi\u00e8re instance. Dans les autres cas, l&#8217;indemnit\u00e9 allou\u00e9e en appel porte int\u00e9r\u00eat \u00e0 compter de la d\u00e9cision d&#8217;appel. Le juge d&#8217;appel peut toujours d\u00e9roger aux dispositions du pr\u00e9sent alin\u00e9a.<\/p>\n<\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000045268436\" rel=\"nofollow\" target=\"_blank\">Article 700 du Code de proc\u00e9dure civile<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>Le juge condamne la partie tenue aux d\u00e9pens ou qui perd son proc\u00e8s \u00e0 payer :<\/p>\n<p>1\u00b0 A l&#8217;autre partie la somme qu&#8217;il d\u00e9termine, au titre des frais expos\u00e9s et non compris dans les d\u00e9pens ;<\/p>\n<p>2\u00b0 Et, le cas \u00e9ch\u00e9ant, \u00e0 l&#8217;avocat du b\u00e9n\u00e9ficiaire de l&#8217;aide juridictionnelle partielle ou totale une somme au titre des honoraires et frais, non compris dans les d\u00e9pens, que le b\u00e9n\u00e9ficiaire de l&#8217;aide aurait expos\u00e9s s&#8217;il n&#8217;avait pas eu cette aide. Dans ce cas, il est proc\u00e9d\u00e9 comme il est dit aux  alin\u00e9as 3 et 4 de l&#8217;article 37 de la loi n\u00b0 91-647 du 10 juillet 1991 .<\/p>\n<p>Dans tous les cas, le juge tient compte de l&#8217;\u00e9quit\u00e9 ou de la situation \u00e9conomique de la partie condamn\u00e9e. 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