{"id":666552,"date":"2026-04-24T01:44:06","date_gmt":"2026-04-23T23:44:06","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-reims-le-22-avril-2025-n25-00677\/"},"modified":"2026-04-26T19:35:28","modified_gmt":"2026-04-26T17:35:28","slug":"tribunal-judiciaire-de-reims-le-22-avril-2025-n25-00677","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-reims-le-22-avril-2025-n25-00677\/","title":{"rendered":"Tribunal judiciaire de Reims, le 22 avril 2025, n\u00b025\/00677"},"content":{"rendered":"
\n

Le juge des contentieux de la protection, statuant en premier ressort, a rendu une d\u00e9cision le 22 avril 2025. La soci\u00e9t\u00e9 baileresse avait engag\u00e9 une action en constatation de r\u00e9siliation de bail pour impay\u00e9s. Le locataire, tout en reconnaissant sa dette, sollicitait des d\u00e9lais de paiement. Le juge a examin\u00e9 la recevabilit\u00e9 de la demande, l’acquisition de la clause r\u00e9solutoire<\/a> et la demande de d\u00e9lais de paiement suspensifs. La solution consacre un \u00e9quilibre entre le droit au recouvrement du bailleur et la protection du locataire en difficult\u00e9.<\/p>\n

La rigueur des conditions de recevabilit\u00e9 et d’acquisition de la clause<\/p>\n

Le juge v\u00e9rifie d’abord le strict respect des formalit\u00e9s pr\u00e9alables \u00e0 l’action. Ces conditions substantielles conditionnent l’acc\u00e8s m\u00eame au juge pour le bailleur. La d\u00e9cision rappelle que pour les bailleurs personnes morales, l’assignation est irrecevable si elle est d\u00e9livr\u00e9e avant l’expiration d’un d\u00e9lai de deux mois suivant la saisine de la commission de coordination. “En application du II de l’article 24 la loi n\u00b084-462 du 06 juillet 1989, dans sa version applicable au pr\u00e9sent litige, les bailleurs personnes morales ne peuvent faire d\u00e9livrer, sous peine d’irrecevabilit\u00e9 de la demande, une assignation aux fins de constat ou prononc\u00e9 de la r\u00e9siliation du bail motiv\u00e9 par l’existence d’une dette locative avant l’expiration d’un d\u00e9lai de deux mois suivant la saisine de la commission de coordination des actions de pr\u00e9vention des expulsions locatives (CCAPEX).” (Motifs de la d\u00e9cision) La notification de l’assignation au pr\u00e9fet au moins six semaines avant l’audience constitue une seconde condition de recevabilit\u00e9. Cette proc\u00e9dure garantit une intervention administrative pr\u00e9ventive possible en amont de l’audience.<\/p>\n

L’acquisition de la clause r\u00e9solutoire est elle-m\u00eame soumise \u00e0 un formalisme protecteur. Le juge applique le principe selon lequel la clause ne produit effet qu’apr\u00e8s un commandement de payer<\/a> demeur\u00e9 infructueux pendant deux mois. “Conform\u00e9ment \u00e0 l\u2019article 24 I de la loi du 06 juillet 1989, dans sa r\u00e9daction applicable au pr\u00e9sent litige, toute clause pr\u00e9voyant la r\u00e9siliation de plein droit du contrat de location pour d\u00e9faut de paiement du loyer ou des charges aux termes convenus ou pour non versement du d\u00e9p\u00f4t de garantie<\/a> ne produit effet que deux mois apr\u00e8s la signification d\u2019un commandement de payer rest\u00e9 infructueux.” (Motifs de la d\u00e9cision) Cette solution est en parfaite conformit\u00e9 avec la jurisprudence \u00e9tablie. “un commandement de payer visant la clause r\u00e9solutoire en date du 7 mars 2024, qui n\u2019a pas \u00e9t\u00e9 suivi d\u2019effet dans le d\u00e9lai de deux mois, pr\u00e9vu par l\u2019article 24 de la loi du 6 juillet 1989 et l\u2019article 6 de la loi du 31 mai 1990 dont les dispositions \u00e9taient reproduites ; En cons\u00e9quence, il y a lieu de constater l\u2019acquisition de la clause r\u00e9solutoire ins\u00e9r\u00e9e dans le bail au 9 mai 2024 (apr\u00e8s computation des d\u00e9lais).” (Cour d’appel de Paris, le 11 f\u00e9vrier 2025, n\u00b022\/13830) La port\u00e9e de ce contr\u00f4le est essentielle car il s’agit d’un pr\u00e9alable substantiel \u00e0 toute r\u00e9siliation.<\/p>\n

Le pouvoir d’am\u00e9nagement du juge et la suspension conditionnelle des effets<\/p>\n

Le juge use ensuite de son pouvoir d’appr\u00e9ciation pour accorder des d\u00e9lais de paiement. Cette facult\u00e9 est subordonn\u00e9e \u00e0 des conditions l\u00e9gales strictes que le juge v\u00e9rifie scrupuleusement. Le locataire doit \u00eatre en capacit\u00e9 de r\u00e9gler sa dette et avoir repris le paiement int\u00e9gral du loyer courant. “Le Juge peut, \u00e0 la demande du locataire, du bailleur ou d’office, \u00e0 la condition que le locataire soit en situation de r\u00e9gler sa dette locative et qu’il ait repris le versement int\u00e9gral du loyer courant avant la date de l’audience, accorder des d\u00e9lais de paiement dans la limite de trois ann\u00e9es” (Motifs de la d\u00e9cision) L’examen des \u00e9l\u00e9ments de preuve, tel le relev\u00e9 de compte, permet au juge de constater que ces conditions sont remplies. Ce pouvoir discr\u00e9tionnaire vise \u00e0 \u00e9viter une expulsion pour des dettes pouvant \u00eatre \u00e9tal\u00e9es dans le temps.<\/p>\n

La d\u00e9cision op\u00e8re une suspension conditionnelle des effets de la clause r\u00e9solutoire. Cette suspension est un m\u00e9canisme temporaire li\u00e9 au respect des \u00e9ch\u00e9ances fix\u00e9es. “Lorsque le juge est saisi en ce sens par le bailleur ou par le locataire, et \u00e0 la condition que celui-ci ait repris le versement int\u00e9gral du loyer courant avant la date de l’audience, les effets de la clause de r\u00e9siliation de plein droit peuvent \u00eatre suspendus pendant le cours des d\u00e9lais accord\u00e9s par le juge” (Motifs de la d\u00e9cision) La port\u00e9e de cette mesure est double. Elle maintient le contrat en vie tout en laissant peser une sanction automatique en cas de nouvel impay\u00e9. La valeur de cette solution r\u00e9side dans son caract\u00e8re incitatif au paiement et protecteur de la relation contractuelle. Le juge organise ainsi un retour \u00e0 l’\u00e9quilibre des obligations si le plan de paiement est suivi, ou la r\u00e9solution d\u00e9finitive dans le cas contraire.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le juge des contentieux de la protection, statuant en premier ressort, a rendu une d\u00e9cision le 22 avril 2025. La soci\u00e9t\u00e9 baileresse avait engag\u00e9 une action e…<\/p>\n","protected":false},"author":232070755,"featured_media":9623,"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":"68efeec2c07170de10e4cff4","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68efeec2c07170de10e4cff4","_kj_judilibre_id":"68efeec2c07170de10e4cff4","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Reims","_kj_chambre":"JCP","_kj_rg":"25\/00677","_kj_date":"2025-09-23","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[35583,7597],"tags":[],"class_list":["post-666552","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilier","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Reims, le 22 avril 2025, n\u00b025\/00677 - 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 premier ressort, a rendu une d\u00e9cision le 22 avril 2025. 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