{"id":651136,"date":"2026-04-22T20:16:35","date_gmt":"2026-04-22T18:16:35","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-24-avril-2025-n25-02020\/"},"modified":"2026-04-22T20:16:35","modified_gmt":"2026-04-22T18:16:35","slug":"tribunal-judiciaire-de-marseille-le-24-avril-2025-n25-02020","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-marseille-le-24-avril-2025-n25-02020\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 24 avril 2025, n\u00b025\/02020"},"content":{"rendered":"
\n

Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 24 avril 2025. Suite au d\u00e9c\u00e8s de la locataire titulaire du bail, sa petite-fille, demeurant dans les lieux, sollicitait le transfert du contrat \u00e0 son profit. Le bailleur social demandait son expulsion pour occupation sans titre. Le juge a d\u00fb trancher sur la r\u00e9siliation du bail et les d\u00e9lais d’expulsion applicables. Il a ordonn\u00e9 l’expulsion de l’occupante mais a refus\u00e9 de supprimer le d\u00e9lai hivernal de sursis \u00e0 ex\u00e9cution.<\/p>\n

La r\u00e9siliation de plein droit du bail et la qualification d’occupant sans titre<\/p>\n

Le juge constate d’abord la r\u00e9siliation l\u00e9gale du contrat de location. Il applique strictement les conditions du transfert pr\u00e9vues par la loi. “Lors du d\u00e9c\u00e8s du locataire, le contrat de location est transf\u00e9r\u00e9 (…) aux descendants qui vivaient avec lui depuis au moins un an \u00e0 la date du d\u00e9c\u00e8s” (Article 14 de la loi du 6 juillet 1989). Pour les logements sociaux, l’article 40 de la m\u00eame loi impose aussi que le b\u00e9n\u00e9ficiaire remplisse les conditions d’attribution. La parente concern\u00e9e, bien que descendante, n’a pas justifi\u00e9 de la communaut\u00e9 de vie requise. Faute de comparution, elle n’\u00e9tablit pas qu’elle a v\u00e9cu au moins un an dans les lieux \u00e0 la date du d\u00e9c\u00e8s. La jurisprudence rappelle cette exigence probatoire. “Il appartient au descendant qui sollicite le transfert du bail \u00e0 son profit de prouver qu’il remplissait la condition d’une communaut\u00e9 de vie avec le d\u00e9funt depuis au moins une ann\u00e9e \u00e0 la date du d\u00e9c\u00e8s” (Cour d’appel de Paris, le 21 septembre 2023, n\u00b021\/01829). Le contrat est donc r\u00e9sili\u00e9 de plein droit depuis le d\u00e9c\u00e8s. L’occupante, ne pouvant se pr\u00e9valoir d’aucun droit, est d\u00e9clar\u00e9e sans titre. Cette solution affirme le caract\u00e8re strict des conditions de transfert, prot\u00e9geant le patrimoine locatif social. Elle rappelle la charge de la preuve qui incombe au demandeur du transfert, m\u00eame en cas de d\u00e9faut.<\/p>\n

La modulation des d\u00e9lais d’expulsion au regard de la bonne ou mauvaise foi<\/p>\n

Le juge op\u00e8re ensuite une analyse distincte des d\u00e9lais l\u00e9gaux d’expulsion. Le maintien dans les lieux sans payer l’indemnit\u00e9 due caract\u00e9rise la mauvaise foi. Cela justifie la suppression du d\u00e9lai de deux mois suivant le commandement. “En l\u2019esp\u00e8ce, le maintien dans les lieux de la d\u00e9fenderesse, alors que le transfert de bail lui a \u00e9t\u00e9 refus\u00e9 et qu\u2019elle ne r\u00e8gle pas les sommes dues au bailleur, caract\u00e9risent sa mauvaise foi” (Motifs). En revanche, le juge \u00e9carte l’exception au sursis hivernal. Celui-ci ne s’applique pas en cas d’introduction par voie de fait. Le juge en donne une d\u00e9finition restrictive. “Une voie de fait ne saurait r\u00e9sulter de la seule occupation sans droit ni titre des locaux et suppose des actes mat\u00e9riels positifs” (Motifs). Le bailleur n’ayant pas rapport\u00e9 la preuve d’actes de violence ou d’effraction, le d\u00e9lai de tr\u00eave hivernale demeure applicable. Cette distinction est essentielle. Elle s\u00e9pare la mauvaise foi \u00e9conomique, qui permet une expulsion acc\u00e9l\u00e9r\u00e9e, de la voie de fait, condition plus exigeante pour \u00e9carter la protection hivernale. Le juge r\u00e9affirme ainsi le caract\u00e8re d’ordre public de la tr\u00eave hivernale, sauf circonstances exceptionnelles d\u00fbment \u00e9tablies.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 24 avril 2025. Suite au d\u00e9c\u00e8s de la locataire titulaire du bail, sa p…<\/p>\n","protected":false},"author":232070755,"featured_media":4850,"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":"694622b575782d5f06e065f4","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/694622b575782d5f06e065f4","_kj_judilibre_id":"694622b575782d5f06e065f4","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Marseille","_kj_chambre":"0P3 P.Prox.R\u00e9f\u00e9r\u00e9s","_kj_rg":"25\/02020","_kj_date":"2025-10-02","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-651136","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Marseille, le 24 avril 2025, n\u00b025\/02020 - 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 en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 24 avril 2025. 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