{"id":660635,"date":"2026-04-23T15:38:58","date_gmt":"2026-04-23T13:38:58","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-saint-denis-de-la-reunion-le-10-juillet-2024-n23-00101\/"},"modified":"2026-04-23T15:38:58","modified_gmt":"2026-04-23T13:38:58","slug":"cour-dappel-de-saint-denis-de-la-reunion-le-10-juillet-2024-n23-00101","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-saint-denis-de-la-reunion-le-10-juillet-2024-n23-00101\/","title":{"rendered":"Cour d’appel de Saint-Denis-de-la-R\u00e9union, le 10 juillet 2024, n\u00b023\/00101"},"content":{"rendered":"
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La Cour d’appel de Saint-Denis-de-la-R\u00e9union, statuant le 10 juillet 2024, examine un litige opposant une copropri\u00e9taire \u00e0 son syndicat et au syndic. La requ\u00e9rante subissait d’importantes infiltrations dans son lot depuis 2015, imputables \u00e0 des d\u00e9sordres affectant une terrasse sup\u00e9rieure. Elle reprochait aux d\u00e9fendeurs leur inertie dans la r\u00e9paration des d\u00e9sordres et leur manquement \u00e0 agir contre l’assureur d\u00e9cennal. La cour confirme la responsabilit\u00e9 du syndicat pour d\u00e9faut d’entretien des parties communes et celle du syndic pour manquement \u00e0 son obligation de diligence, tout en r\u00e9visant l’indemnisation allou\u00e9e en premi\u00e8re instance.<\/p>\n

La responsabilit\u00e9 du syndicat des copropri\u00e9taires pour d\u00e9faut d’entretien
\nLa cour rappelle le principe de la responsabilit\u00e9 objective du syndicat. Selon l’article 14 de la loi du 10 juillet 1965, le syndicat est responsable des dommages caus\u00e9s aux copropri\u00e9taires par le d\u00e9faut d’entretien des parties communes. La juridiction estime que les infiltrations, bien que touchant initialement des parties privatives, trouvent leur origine dans un d\u00e9faut d’entretien d’un \u00e9l\u00e9ment commun, la terrasse. Le long d\u00e9lai de six ans entre le signalement et la r\u00e9paration constitue une n\u00e9gligence fautive engageant la responsabilit\u00e9 du syndicat. Cette solution consacre une interpr\u00e9tation extensive de la notion de d\u00e9faut d’entretien des parties communes. Elle renforce la protection des copropri\u00e9taires victimes de d\u00e9sordres en cascade, m\u00eame lorsque le dommage initial est localis\u00e9 dans une partie privative.<\/p>\n

La responsabilit\u00e9 d\u00e9lictuelle du syndic pour manquement \u00e0 ses obligations
\nLe mandat du syndic inclut une obligation de diligence dans la sauvegarde des droits du syndicat. La cour retient que le syndic a manqu\u00e9 \u00e0 son obligation de prendre des mesures conservatoires pour pr\u00e9server la garantie d\u00e9cennale. “Le syndic doit prendre toutes les mesures conservatoires n\u00e9cessaires pour sauvegarder le b\u00e9n\u00e9fice des garanties” (Motifs). Son inaction pendant plus de dix-huit mois apr\u00e8s le refus de garantie de l’assureur prive le syndicat d’une chance d’obtenir une prise en charge. Ce manquement constitue une faute d\u00e9lictuelle engageant sa responsabilit\u00e9 personnelle envers la copropri\u00e9taire l\u00e9s\u00e9e. Cette analyse rejoint une jurisprudence constante sur les devoirs du syndic. “Le syndic engage sa responsabilit\u00e9 d\u00e9lictuelle \u00e0 l’\u00e9gard des copropri\u00e9taires sur le fondement de l’article 1240 du code civil en cas de faute commise dans l’exercice de sa mission” (Cour d’appel de Versailles, le 17 janvier 2024, n\u00b021\/01918). La d\u00e9cision pr\u00e9cise ainsi l’\u00e9tendue de l’obligation de moyens du syndic en mati\u00e8re de garanties l\u00e9gales.<\/p>\n

La r\u00e9vision du quantum des pr\u00e9judices par la cour d’appel
\nLa cour proc\u00e8de \u00e0 une r\u00e9\u00e9valuation minutieuse de chaque chef de pr\u00e9judice. Elle infirme la condamnation du syndicat au paiement du co\u00fbt des travaux de r\u00e9fection. Ces travaux, r\u00e9alis\u00e9s et pay\u00e9s par la copropri\u00e9t\u00e9, ne constituent plus un pr\u00e9judice pour la requ\u00e9rante. Leur indemnisation entra\u00eenerait un enrichissement sans cause. La cour r\u00e9duit ensuite le pr\u00e9judice de jouissance, le limitant \u00e0 cinquante pour cent de la valeur locative pour la p\u00e9riode d’occupation personnelle. Elle recalcule le pr\u00e9judice locatif sur la base de la r\u00e9duction de loyer consentie jusqu’\u00e0 la date effective des travaux. En revanche, elle confirme l’allocation pour pr\u00e9judice moral, jug\u00e9e adapt\u00e9e \u00e0 la dur\u00e9e et \u00e0 l’ampleur des d\u00e9sagr\u00e9ments subis. Cette approche d\u00e9montre un strict respect du principe de r\u00e9paration int\u00e9grale mais sans enrichissement. Elle souligne le pouvoir souverain des juges du fond pour l’\u00e9valuation des pr\u00e9judices, en se d\u00e9tachant des conclusions d’une expertise jug\u00e9e non contradictoire \u00e0 l’\u00e9gard du syndic.<\/p>\n

La port\u00e9e de l’arr\u00eat r\u00e9side dans la dissociation des responsabilit\u00e9s et la liquidation pr\u00e9cise des pr\u00e9judices. Il rappelle avec force les obligations respectives du syndicat et du syndic, dont les carences successives ont prolong\u00e9 la situation dommageable. La solution op\u00e8re une distinction nette entre la responsabilit\u00e9 contractuelle du syndicat et la responsabilit\u00e9 d\u00e9lictuelle du syndic, chacune fond\u00e9e sur un r\u00e9gime juridique propre. En mati\u00e8re d’indemnisation, l’arr\u00eat illustre la n\u00e9cessit\u00e9 d’une analyse dynamique, tenant compte de l’ex\u00e9cution ult\u00e9rieure des travaux par le syndicat pour \u00e9viter une double peine. Il offre ainsi un cadre clair pour la r\u00e9paration des pr\u00e9judices complexes en copropri\u00e9t\u00e9, o\u00f9 les d\u00e9sordres mat\u00e9riels et les troubles de jouissance s’entrem\u00ealent.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d’appel de Saint-Denis-de-la-R\u00e9union, statuant le 10 juillet 2024, examine un litige opposant une copropri\u00e9taire \u00e0 son syndicat et au syndic. La requ…<\/p>\n","protected":false},"author":232070755,"featured_media":3892,"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":"68d77357299e16b8ad3254a6","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d77357299e16b8ad3254a6","_kj_judilibre_id":"68d77357299e16b8ad3254a6","_kj_jur":"Cour d'appel","_kj_lieu":"Cour d'appel de Saint-Denis de la R\u00e9union","_kj_chambre":"Chambre civile TGI","_kj_rg":"23\/00101","_kj_date":"2025-09-26","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-660635","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Saint-Denis-de-la-R\u00e9union, le 10 juillet 2024, n\u00b023\/00101 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La Cour d'appel de Saint-Denis-de-la-R\u00e9union, statuant le 10 juillet 2024, examine un litige opposant une copropri\u00e9taire \u00e0 son syndicat et au syndic. 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