{"id":656778,"date":"2026-04-23T07:54:55","date_gmt":"2026-04-23T05:54:55","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-paris-le-13-novembre-2025-n24-06240\/"},"modified":"2026-04-23T07:54:55","modified_gmt":"2026-04-23T05:54:55","slug":"tribunal-judiciaire-de-paris-le-13-novembre-2025-n24-06240","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-paris-le-13-novembre-2025-n24-06240\/","title":{"rendered":"Tribunal judiciaire de Paris, le 13 novembre 2025, n\u00b024\/06240"},"content":{"rendered":"
\n

Le tribunal judiciaire de Paris, statuant le 13 novembre 2025, a \u00e9t\u00e9 saisi par un syndicat de copropri\u00e9taires pour le recouvrement de charges impay\u00e9es. Le d\u00e9fendeur, non comparant, \u00e9tait assign\u00e9 en paiement du principal, d’int\u00e9r\u00eats et de dommages-int\u00e9r\u00eats distincts. Le juge a accueilli la demande en principal mais rejet\u00e9 la demande indemnitaire. Cette d\u00e9cision pr\u00e9cise les conditions de l’exigibilit\u00e9 acc\u00e9l\u00e9r\u00e9e des charges et d\u00e9limite strictement le pr\u00e9judice r\u00e9parable.<\/p>\n

La sanction du d\u00e9faut de paiement et l’exigibilit\u00e9 acc\u00e9l\u00e9r\u00e9e des charges<\/p>\n

Le juge rappelle le principe fondamental de la participation aux charges communes. “Les copropri\u00e9taires sont tenus de participer aux charges entra\u00een\u00e9es par les services collectifs et les \u00e9l\u00e9ments d\u2019\u00e9quipement commun ainsi qu\u2019\u00e0 celles relatives \u00e0 la conservation, l\u2019entretien et l\u2019administration des parties communes.” (Sur le fond) Ce principe trouve une application rigoureuse dans le m\u00e9canisme d’exigibilit\u00e9 acc\u00e9l\u00e9r\u00e9e. Le manquement \u00e0 une \u00e9ch\u00e9ance peut entra\u00eener l’exigibilit\u00e9 imm\u00e9diate des provisions futures. “Le d\u00e9faut du versement \u00e0 sa date d’exigibilit\u00e9 d’une provision pr\u00e9vue \u00e0 l’article 14-1, a pour cons\u00e9quence que les autres provisions pr\u00e9vues \u00e0 ce m\u00eame article et non encore \u00e9chues deviennent imm\u00e9diatement exigibles apr\u00e8s mise en demeure.” (Sur le fond) La port\u00e9e de ce dispositif est ainsi affirm\u00e9e comme un outil dissuasif et efficace de protection de la tr\u00e9sorerie du syndicat.<\/p>\n

La mise en \u0153uvre de ce r\u00e9gime suppose une proc\u00e9dure formaliste de mise en demeure pr\u00e9alable. La d\u00e9cision exige une lettre recommand\u00e9e avec accus\u00e9 de r\u00e9ception rest\u00e9e infructueuse pendant plus de trente jours. En l’esp\u00e8ce, le juge constate l’existence de plusieurs mises en demeure et commandements, rendant la cr\u00e9ance certaine et exigible. La valeur de cette solution r\u00e9side dans la s\u00e9curit\u00e9 juridique qu’elle procure au syndicat pour agir. Elle permet une condamnation au principal et aux int\u00e9r\u00eats l\u00e9gaux courants d\u00e8s la premi\u00e8re mise en demeure, assurant une r\u00e9paration minimale du pr\u00e9judice li\u00e9 au retard.<\/p>\n

Le rejet des demandes indemnitaires et la distinction des pr\u00e9judices<\/p>\n

Le tribunal op\u00e8re une distinction nette entre le simple retard et un pr\u00e9judice distinct justifiant des dommages-int\u00e9r\u00eats. Le syndicat demandait r\u00e9paration pour les frais de dossier et de relance, d\u00e9j\u00e0 comptabilis\u00e9s dans le d\u00e9compte. Le juge \u00e9carte cette demande au motif qu’elle constitue un double emploi. “Cette somme ne peut \u00eatre demand\u00e9e deux fois” (Sur le fond). Cette analyse prot\u00e8ge le copropri\u00e9taire d\u00e9biteur contre un enrichissement sans cause du syndicat. Elle rappelle que les frais engag\u00e9s pour le recouvrement doivent \u00eatre int\u00e9gr\u00e9s dans le d\u00e9compte initial des charges dues.<\/p>\n

Surtout, la d\u00e9cision refuse d’allouer des dommages-int\u00e9r\u00eats compl\u00e9mentaires pour r\u00e9sistance abusive. Le juge estime que le syndicat “ne justifie pas d\u2019un pr\u00e9judice sp\u00e9cial et distinct du simple retard de paiement.” (Sur la demande de dommages et int\u00e9r\u00eats) Cette solution s’\u00e9carte des jurisprudences disponibles, qui admettent un tel pr\u00e9judice en cas de manquements syst\u00e9matiques. Ces derni\u00e8res jugent que les “manquements syst\u00e9matiques et r\u00e9p\u00e9t\u00e9s […] sont constitutifs d\u2019une faute susceptible de causer un pr\u00e9judice financier direct et certain \u00e0 la collectivit\u00e9 des copropri\u00e9taires, distinct de celui compens\u00e9 par les int\u00e9r\u00eats moratoires” (Tribunal judiciaire de Paris, le 13 novembre 2025, n\u00b023\/03499). La port\u00e9e de la pr\u00e9sente d\u00e9cision est donc restrictive.<\/p>\n

La valeur de cette analyse r\u00e9side dans l’exigence d’une d\u00e9monstration probante du pr\u00e9judice sp\u00e9cial. Le juge rel\u00e8ve l’absence de preuve de la mauvaise foi du d\u00e9biteur et le caract\u00e8re non abusif de sa r\u00e9sistance. Cette approche stricte prot\u00e8ge le d\u00e9biteur de bonne foi contre des condamnations excessives. Elle limite la r\u00e9paration indemnitaire aux seuls cas o\u00f9 le pr\u00e9judice pour la collectivit\u00e9, au-del\u00e0 du simple manque \u00e0 gagner, est pleinement caract\u00e9ris\u00e9 et justifi\u00e9 par des \u00e9l\u00e9ments concrets.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire de Paris, statuant le 13 novembre 2025, a \u00e9t\u00e9 saisi par un syndicat de copropri\u00e9taires pour le recouvrement de charges impay\u00e9es. Le d\u00e9…<\/p>\n","protected":false},"author":232070755,"featured_media":9443,"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":"68dc489ab3454b98788ea684","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68dc489ab3454b98788ea684","_kj_judilibre_id":"68dc489ab3454b98788ea684","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire d'Orl\u00e9ans","_kj_chambre":"Chambre 1- section B","_kj_rg":"24\/06240","_kj_date":"2025-09-30","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-656778","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Paris, le 13 novembre 2025, n\u00b024\/06240 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire de Paris, statuant le 13 novembre 2025, a \u00e9t\u00e9 saisi par un syndicat de copropri\u00e9taires pour le recouvrement de charges impay\u00e9es. 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