{"id":660753,"date":"2026-04-23T15:49:11","date_gmt":"2026-04-23T13:49:11","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-versailles-le-9-janvier-2025-n23-00089\/"},"modified":"2026-04-23T15:49:11","modified_gmt":"2026-04-23T13:49:11","slug":"cour-dappel-de-versailles-le-9-janvier-2025-n23-00089","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-versailles-le-9-janvier-2025-n23-00089\/","title":{"rendered":"Cour d’appel de Versailles, le 9 janvier 2025, n\u00b023\/00089"},"content":{"rendered":"
\n

La cour d’appel de Versailles, statuant le 9 janvier 2025, a examin\u00e9 un litige locatif concernant une maison neuve. D\u00e8s leur entr\u00e9e, les locataires ont constat\u00e9 d’importants d\u00e9sordres li\u00e9s \u00e0 l’humidit\u00e9 et aux infiltrations. Le bailleur a engag\u00e9 des travaux, mais les probl\u00e8mes ont persist\u00e9 pendant pr\u00e8s de deux ans. Les locataires ont alors saisi le juge pour obtenir la r\u00e9alisation des travaux sous astreinte, des dommages-int\u00e9r\u00eats pour trouble de jouissance et la r\u00e9siliation du bail. Le bailleur a fait appel du jugement qui leur avait donn\u00e9 satisfaction et a demand\u00e9 inversement la r\u00e9siliation aux torts des locataires. La cour d’appel a confirm\u00e9 int\u00e9gralement la d\u00e9cision de premi\u00e8re instance.<\/p>\n

L’obligation de d\u00e9livrer et de maintenir un logement d\u00e9cent<\/p>\n

La caract\u00e9risation d’une ind\u00e9cence persistante du logement<\/p>\n

La cour rappelle les obligations l\u00e9gales et r\u00e9glementaires pesant sur le bailleur. Elle souligne que le logement doit \u00eatre d\u00e9cent et ne pas pr\u00e9senter de risques pour la sant\u00e9. L’article 6 de la loi du 6 juillet 1989 impose au bailleur de d\u00e9livrer le logement en bon \u00e9tat. Le d\u00e9cret du 30 janvier 2002 pr\u00e9cise les conditions de salubrit\u00e9 et de s\u00e9curit\u00e9 exigibles. En l’esp\u00e8ce, la cour constate la preuve de d\u00e9sordres graves et r\u00e9p\u00e9t\u00e9s. “un niveau d’humidit\u00e9 du logement fix\u00e9 par le testeur d’humidit\u00e9 \u00e0 un taux de 100 % au niveau du plafond” (Motifs). Des odeurs naus\u00e9abondes et un poste de relevage d\u00e9fectueux \u00e9taient \u00e9galement attest\u00e9s. Ces \u00e9l\u00e9ments d\u00e9montrent un manquement aux obligations l\u00e9gales. La persistance des troubles malgr\u00e9 des interventions ponctuelles est \u00e9tablie. “les mails et pi\u00e8ces jointes recens\u00e9s ci-dessus sur la p\u00e9riode de f\u00e9vrier \u00e0 juin 2022 attestent de la persistance des infiltrations” (Motifs). La solution consacre une application stricte des textes sur la d\u00e9cence. Elle rappelle que la nouveaut\u00e9 du bien n’exon\u00e8re pas le bailleur de ses obligations.<\/p>\n

La sanction du d\u00e9faut de d\u00e9cence et la mise en \u0153uvre des travaux<\/p>\n

Face \u00e0 ce manquement, les locataires disposent de plusieurs actions en justice. Ils peuvent exiger la mise en conformit\u00e9 du logement ou demander r\u00e9paration. La cour valide ici la double demande des locataires. Elle confirme l’obligation de r\u00e9aliser les travaux n\u00e9cessaires sous astreinte. Elle accorde \u00e9galement des dommages-int\u00e9r\u00eats pour le trouble de jouissance subi. La d\u00e9cision illustre le cumul possible de ces actions. Elle pr\u00e9cise que la mobilisation initiale du bailleur ne suffit pas. Seule la correction effective et durable des d\u00e9sordres importe. La charge de la preuve des d\u00e9sordres incombe bien aux locataires. Ils l’ont rapport\u00e9e par des rapports d’experts et un constat d’huissier. Cette solution renforce la protection du locataire face \u00e0 un logement ind\u00e9cent. Elle rejoint une jurisprudence constante sur la gravit\u00e9 des troubles li\u00e9s \u00e0 l’humidit\u00e9.<\/p>\n

La r\u00e9paration du pr\u00e9judice et le refus de la r\u00e9siliation du bail<\/p>\n

L’\u00e9valuation du trouble de jouissance et son indemnisation<\/p>\n

Le pr\u00e9judice d\u00e9coule directement de la violation de l’obligation de jouissance paisible. Les locataires ont v\u00e9cu avec des infiltrations et des odeurs pendant deux ans. La cour estime que ce trouble est \u00e9tabli et justifie une indemnisation. “l’existence et la persistance des infiltrations, outre les d\u00e9g\u00e2ts des eaux ont n\u00e9cessairement caus\u00e9 un pr\u00e9judice de jouissance” (Motifs). Le bailleur invoquait la faute des constructeurs ou la crise sanitaire. La cour \u00e9carte ces arguments pour retenir sa responsabilit\u00e9 directe. L’\u00e9valuation du pr\u00e9judice est laiss\u00e9e \u00e0 l’appr\u00e9ciation souveraine des juges du fond. Ils tiennent compte de la nature, de l’ampleur et de la dur\u00e9e des d\u00e9sordres. Cette approche est conforme \u00e0 la jurisprudence existante. “il y a lieu de dire que le bailleur a rempli ses obligations dans un d\u00e9lai pouvant \u00eatre qualifi\u00e9 de tr\u00e8s moyennement raisonnable, justifiant l\u2019octroi de dommages et int\u00e9r\u00eats” (Tribunal judiciaire de Mulhouse, le 16 juin 2025, n\u00b024\/00071). La d\u00e9cision reconna\u00eet ainsi la r\u00e9alit\u00e9 et la gravit\u00e9 du pr\u00e9judice subi.<\/p>\n

Le rejet de la demande de r\u00e9siliation du bail aux torts des locataires<\/p>\n

Le bailleur fondait sa demande sur un pr\u00e9tendu refus d’acc\u00e8s pour travaux. Il invoquait l’article 7 e) de la loi de 1989 sur l’obligation de permettre les travaux. La cour proc\u00e8de \u00e0 un examen pr\u00e9cis des circonstances de ce refus. Les locataires, \u00e2g\u00e9s et fragiles, l’ont justifi\u00e9 par des imp\u00e9ratifs sanitaires. “ils ont refus\u00e9 l’acc\u00e8s au logement une seule fois \u00e0 l’entreprise ARB pour des manquements aux r\u00e8gles de s\u00e9curit\u00e9 sanitaire” (Motifs). Par ailleurs, ils ont facilit\u00e9 de nombreuses autres interventions. La cour estime que ce refus isol\u00e9 et motiv\u00e9 n’est pas d’une gravit\u00e9 suffisante. Il ne caract\u00e9rise pas un manquement pouvant justifier une r\u00e9siliation aux torts du locataire. Cette analyse restrictive prot\u00e8ge le locataire de bonne foi. Elle rappelle que le droit d’acc\u00e8s du bailleur n’est pas absolu. Il doit se concilier avec le droit du locataire \u00e0 la s\u00e9curit\u00e9 et \u00e0 la sant\u00e9. La demande reconventionnelle est donc rejet\u00e9e, confirmant la stabilit\u00e9 du bail.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La cour d’appel de Versailles, statuant le 9 janvier 2025, a examin\u00e9 un litige locatif concernant une maison neuve. D\u00e8s leur entr\u00e9e, les locataires ont const…<\/p>\n","protected":false},"author":232070755,"featured_media":3901,"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":"68db64127ee64f58ab6b6940","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68db64127ee64f58ab6b6940","_kj_judilibre_id":"68db64127ee64f58ab6b6940","_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\/00089","_kj_date":"2025-09-26","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-660753","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Versailles, le 9 janvier 2025, n\u00b023\/00089 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La cour d'appel de Versailles, statuant le 9 janvier 2025, a examin\u00e9 un litige locatif concernant une maison neuve. 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