{"id":632141,"date":"2026-04-21T06:23:46","date_gmt":"2026-04-21T04:23:46","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-orleans-le-10-decembre-2024-n24-00884\/"},"modified":"2026-04-21T06:23:46","modified_gmt":"2026-04-21T04:23:46","slug":"tribunal-judiciaire-de-orleans-le-10-decembre-2024-n24-00884","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-orleans-le-10-decembre-2024-n24-00884\/","title":{"rendered":"Tribunal judiciaire de Orl\u00e9ans, le 10 d\u00e9cembre 2024, n\u00b024\/00884"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le juge des contentieux de la protection, statuant par mise \u00e0 disposition au greffe, a rendu un jugement contradictoire le 10 d\u00e9cembre 2024. Cette d\u00e9cision fait suite \u00e0 une opposition form\u00e9e contre une ordonnance d\u2019injonction de payer. Les locataires, d\u00e9biteurs de loyers impay\u00e9s, invoquaient l\u2019ind\u00e9cence du logement pour compenser leur dette. Le tribunal a reconnu la recevabilit\u00e9 de l\u2019opposition mais a rejet\u00e9 les demandes indemnitaires des preneurs. Il a condamn\u00e9 ces derniers au paiement du solde de loyer apr\u00e8s d\u00e9duction du d\u00e9p\u00f4t de garantie.<\/p>\n<p>La recevabilit\u00e9 de l\u2019opposition et la consistance de la cr\u00e9ance<\/p>\n<p>Le tribunal a d\u2019abord v\u00e9rifi\u00e9 le respect des conditions de forme et de d\u00e9lai. L\u2019opposition a \u00e9t\u00e9 form\u00e9e par lettre recommand\u00e9e dans le mois suivant la signification de l\u2019ordonnance. &#8220;L&#8217;opposition est form\u00e9e dans le mois qui suit la signification de l&#8217;ordonnance.&#8221; (Article 1416 du Code de proc\u00e9dure civile) Cette formalit\u00e9 a \u00e9t\u00e9 respect\u00e9e, rendant la proc\u00e9dure r\u00e9guli\u00e8re. Le juge a ainsi pu examiner le fond du litige sur la dette locative contest\u00e9e.<\/p>\n<p>Le montant des loyers et charges impay\u00e9s n\u2019a pas \u00e9t\u00e9 s\u00e9rieusement contest\u00e9 par les locataires. Le tribunal a fix\u00e9 la cr\u00e9ance \u00e0 la somme r\u00e9clam\u00e9e par le bailleur, soit 6.588,21 euros. Il a cependant op\u00e9r\u00e9 une d\u00e9duction imm\u00e9diate du d\u00e9p\u00f4t de garantie non restitu\u00e9. Cette retenue a \u00e9t\u00e9 justifi\u00e9e par l\u2019absence de preuve des r\u00e9parations locatives par le bailleur. La condamnation finale a donc \u00e9t\u00e9 arr\u00eat\u00e9e \u00e0 la somme de 5.788,21 euros.<\/p>\n<p>Le rejet des demandes indemnitaires fond\u00e9es sur l\u2019ind\u00e9cence<\/p>\n<p>Les locataires invoquaient un logement ind\u00e9cent et v\u00e9tuste pour obtenir compensation. Ils all\u00e9guaient des dysfonctionnements du chauffage causant une surconsommation \u00e9nerg\u00e9tique. Le tribunal a rappel\u00e9 l\u2019obligation de d\u00e9livrer un logement d\u00e9cent pos\u00e9e par la loi. &#8220;Le bailleur est tenu de remettre au locataire un logement d\u00e9cent ne laissant pas appara\u00eetre de risques manifestes pouvant porter atteinte \u00e0 la s\u00e9curit\u00e9 physique ou \u00e0 la sant\u00e9&#8221; (Article 6 de la loi de 1989). La charge de la preuve des d\u00e9sordres et du pr\u00e9judice incombait aux preneurs.<\/p>\n<p>Or, le juge a constat\u00e9 l\u2019absence totale de preuve des pr\u00e9judices all\u00e9gu\u00e9s. Les locataires n\u2019ont pas justifi\u00e9 des surco\u00fbts \u00e9nerg\u00e9tiques ni des troubles de jouissance. &#8220;les locataires plaignants ne justifiant aucunement de leur r\u00e9alit\u00e9 concr\u00e8te, succombant en cela \u00e0 la charge de la preuve qui leur incombe&#8221; (Motifs de la d\u00e9cision). Les photographies vers\u00e9es aux d\u00e9bats ont infirm\u00e9 l\u2019existence de d\u00e9sordres graves. Elles ont montr\u00e9 des locaux en bon \u00e9tat d\u2019usage, sans ind\u00e9cence caract\u00e9ris\u00e9e.<\/p>\n<p>La port\u00e9e de l\u2019exigence de preuve et la distinction avec la v\u00e9tust\u00e9<\/p>\n<p>Cette d\u00e9cision souligne la rigueur exig\u00e9e dans la preuve de l\u2019ind\u00e9cence et du pr\u00e9judice corr\u00e9latif. De simples all\u00e9gations, sans justificatifs chiffr\u00e9s ou constats probants, sont insuffisantes. Le juge a distingu\u00e9 l\u2019usure normale des lieux, \u00e0 la charge du bailleur, des d\u00e9gradations locatives. La jurisprudence rappelle cette fronti\u00e8re essentielle pour la r\u00e9partition des charges. &#8220;L\u2019\u00e9caillement des peintures, les traces de meubles et les traces d\u2019usure constat\u00e9es sur les sols ou les murs [&#8230;] ne sont pas des d\u00e9gradations locatives ; il s\u2019agit de l\u2019usure normale des lieux&#8221; (Tribunal judiciaire de Paris, le 14 janvier 2025, n\u00b024\/05689).<\/p>\n<p>En l\u2019esp\u00e8ce, aucun \u00e9l\u00e9ment ne permettait de qualifier les lieux d\u2019ind\u00e9cents ou d\u2019insalubres. La d\u00e9cision rappelle que des modifications par le locataire peuvent constituer des d\u00e9gradations. &#8220;les locataires ayant reconnu avoir retir\u00e9 le radiateur et chang\u00e9 les caissons de la cuisine&#8221; (Cour d&#8217;appel de Douai, le 13 mars 2025, n\u00b023\/03290). Ici, les preneurs n\u2019ont pas d\u00e9montr\u00e9 que l\u2019\u00e9tat des lieux relevait de la responsabilit\u00e9 du bailleur. Leur demande indemnitaire \u00e9tait donc vou\u00e9e \u00e0 l\u2019\u00e9chec.<\/p>\n<p>La solution confirme la n\u00e9cessit\u00e9 d\u2019une preuve tangible pour obtenir une indemnisation. Elle prot\u00e8ge le bailleur qui respecte son obligation de d\u00e9livrance et d\u2019entretien. Le d\u00e9p\u00f4t de garantie ne peut \u00eatre retenu sans justification des r\u00e9parations restant \u00e0 charge du locataire. Cette analyse contribue \u00e0 la s\u00e9curit\u00e9 juridique des relations locatives en exigeant des all\u00e9gations \u00e9tay\u00e9es. Elle \u00e9vite les compensations abusives au d\u00e9triment de la cr\u00e9ance locative l\u00e9gitime.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le juge des contentieux de la protection, statuant par mise \u00e0 disposition au greffe, a rendu un jugement contradictoire le 10 d\u00e9cembre 2024. Cette d\u00e9cision f&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4677,"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,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-632141","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 v27.4 (Yoast SEO v27.4) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tribunal judiciaire de Orl\u00e9ans, le 10 d\u00e9cembre 2024, n\u00b024\/00884 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le juge des contentieux de la protection, statuant par mise \u00e0 disposition au greffe, a rendu un jugement contradictoire le 10 d\u00e9cembre 2024. 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Le d\u00e9fendeur, invoq...","rel":"","context":"In &quot;Jurisprudence&quot;","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/george-dagerotip-8CdA2foBDnk-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/george-dagerotip-8CdA2foBDnk-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/george-dagerotip-8CdA2foBDnk-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/george-dagerotip-8CdA2foBDnk-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/george-dagerotip-8CdA2foBDnk-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/george-dagerotip-8CdA2foBDnk-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]}],"jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/632141","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/users\/232070755"}],"replies":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/comments?post=632141"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/632141\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media\/4677"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media?parent=632141"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/categories?post=632141"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/tags?post=632141"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}