{"id":650166,"date":"2026-04-22T17:54:02","date_gmt":"2026-04-22T15:54:02","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-2-octobre-2025-n22-02202\/"},"modified":"2026-04-22T17:54:02","modified_gmt":"2026-04-22T15:54:02","slug":"tribunal-judiciaire-de-marseille-le-2-octobre-2025-n22-02202","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-marseille-le-2-octobre-2025-n22-02202\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 2 octobre 2025, n\u00b022\/02202"},"content":{"rendered":"
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Le tribunal judiciaire de Marseille, le deux octobre deux mille vingt-cinq, statue sur un litige locatif commercial complexe. Les bailleurs r\u00e9clament le paiement d\u2019arri\u00e9r\u00e9s incluant notamment la taxe d\u2019enl\u00e8vement des ordures m\u00e9nag\u00e8res et une p\u00e9nalit\u00e9 pour d\u00e9faut d\u2019exploitation. Le preneur oppose l\u2019absence de clause expresse concernant cette taxe et conteste le bien-fond\u00e9 de la p\u00e9nalit\u00e9. Il forme \u00e9galement une demande reconventionnelle en r\u00e9p\u00e9tition des sommes vers\u00e9es pour la taxe. Les juges examinent aussi une demande en d\u00e9ch\u00e9ance d\u2019all\u00e8gements de loyer consentis pendant la crise sanitaire. La solution retenue op\u00e8re un partage des responsabilit\u00e9s entre les parties.<\/p>\n

L\u2019exigence d\u2019une stipulation expresse pour la mise \u00e0 charge de la TEOM<\/p>\n

Le tribunal rappelle le principe d\u2019interpr\u00e9tation restrictive des clauses obscures en faveur du d\u00e9biteur. Il applique ce principe \u00e0 la clause contractuelle relative aux taxes. “dans le doute, la convention s’interpr\u00e8te contre celui qui a stipul\u00e9 et en faveur de celui qui a contract\u00e9 l’obligation” (article 1162 du code civil). La clause litigieuse \u00e9voquait les charges de ville et la taxe fonci\u00e8re sans mention sp\u00e9cifique. Le juge estime que cette r\u00e9daction ne suffit pas \u00e0 transf\u00e9rer la charge de la TEOM. “la clause usuelle dans les baux commerciaux suivant laquelle le preneur se soumet aux charges de la ville, de police et de voirie ne peut \u00eatre interpr\u00e9t\u00e9e comme mettant \u00e0 la charge du preneur la taxe d\u2019enl\u00e8vement des ordures m\u00e9nag\u00e8res \u00e0 d\u00e9faut de stipulation contractuelle expresse” (Motifs). Cette solution rejoint une jurisprudence constante sur le sujet. “Par ailleurs, la Cour de Cassation a pos\u00e9 pour principe que la taxe d\u2019enl\u00e8vement des ordures m\u00e9nag\u00e8res ne peut \u00eatre mise \u00e0 la charge du preneur qu\u2019en vertu d\u2019une disposition expresse du bail” (Tribunal judiciaire de Marseille, le 25 septembre 2025, n\u00b022\/07660). La port\u00e9e de cette d\u00e9cision est de prot\u00e9ger le preneur contre les clauses impr\u00e9cises. Elle confirme que la pratique ancienne de paiement ne vaut pas acquiescement. Le preneur obtient ainsi la r\u00e9p\u00e9tition des sommes ind\u00fbment vers\u00e9es pour les ann\u00e9es ant\u00e9rieures.<\/p>\n

Le contr\u00f4le judiciaire des clauses p\u00e9nales et des conditions de d\u00e9ch\u00e9ance<\/p>\n

Le tribunal op\u00e8re un contr\u00f4le de proportionnalit\u00e9 sur la clause p\u00e9nale pour d\u00e9faut d\u2019exploitation. Il reconna\u00eet le manquement du locataire ayant quitt\u00e9 les lieux avant le terme. Les juges rel\u00e8vent cependant la n\u00e9cessit\u00e9 de travaux de remise en \u00e9tat. Ils constatent l\u2019absence de preuves pr\u00e9cises sur la dur\u00e9e n\u00e9cessaire de ces travaux. Le tribunal use de son pouvoir mod\u00e9rateur pour r\u00e9duire la p\u00e9nalit\u00e9. “il convient de ramener ladite clause p\u00e9nale \u00e0 une somme forfaitaire de 10 000 \u20ac” (Motifs). Concernant la d\u00e9ch\u00e9ance des all\u00e8gements de loyer, l\u2019interpr\u00e9tation contractuelle est centrale. Les bailleurs invoquaient un d\u00e9part anticip\u00e9 et des retards de paiement. Le tribunal interpr\u00e8te strictement la clause de d\u00e9ch\u00e9ance de l\u2019avenant. Il estime que le cong\u00e9 donn\u00e9 pour la date report\u00e9e du trente juin deux mille vingt-deux \u00e9tait licite. “Il est d\u2019ailleurs contradictoire d\u2019affirmer que ces stipulations autorisaient la locataire \u00e0 donner cong\u00e9 pour le 30 juin 2022 tout en soutenant qu\u2019elles lui imposaient le maintien dans les lieux au-del\u00e0 de ce terme” (Motifs). En revanche, les retards de paiement caract\u00e9ris\u00e9s entra\u00eenent la d\u00e9ch\u00e9ance partielle des avantages. Cette analyse distingue soigneusement les manquements et leurs sanctions contractuelles respectives. Elle assure une application \u00e9quilibr\u00e9e du principe de force obligatoire des conventions.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire de Marseille, le deux octobre deux mille vingt-cinq, statue sur un litige locatif commercial complexe. Les bailleurs r\u00e9clament le paie…<\/p>\n","protected":false},"author":232070755,"featured_media":9432,"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":"","_kj_official_id":"","_kj_official_url":"","_kj_judilibre_id":"","_kj_jur":"","_kj_lieu":"","_kj_chambre":"","_kj_rg":"","_kj_date":"","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-650166","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Marseille, le 2 octobre 2025, n\u00b022\/02202 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire de Marseille, le deux octobre deux mille vingt-cinq, statue sur un litige locatif commercial complexe. 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