{"id":668516,"date":"2026-04-24T04:55:14","date_gmt":"2026-04-24T02:55:14","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-gap-le-20-novembre-2023-n23-00131\/"},"modified":"2026-04-26T18:08:36","modified_gmt":"2026-04-26T16:08:36","slug":"tribunal-judiciaire-de-gap-le-20-novembre-2023-n23-00131","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-gap-le-20-novembre-2023-n23-00131\/","title":{"rendered":"Tribunal judiciaire de Gap, le 20 novembre 2023, n\u00b023\/00131"},"content":{"rendered":"
\n

Le Tribunal judiciaire de Gap, statuant le 20 novembre 2023, a examin\u00e9 un litige locatif commercial concernant une r\u00e9sidence de tourisme. Le bailleur demandait le paiement de loyers impay\u00e9s<\/a> et la r\u00e9siliation judiciaire du bail. Le preneur invoquait la crise sanitaire pour contester l’exigibilit\u00e9 des loyers et s’opposer \u00e0 la r\u00e9siliation. Le tribunal a condamn\u00e9 le preneur au paiement des loyers mais a rejet\u00e9 la demande de r\u00e9siliation, consid\u00e9rant le manquement insuffisamment grave.<\/p>\n

La distinction entre tacite reconduction et tacite prolongation<\/p>\n

Le tribunal a d’abord pr\u00e9cis\u00e9 le r\u00e9gime juridique applicable au bail litigieux. Le contrat, conclu avant la r\u00e9forme du droit des obligations, demeure soumis \u00e0 l’ancien droit. Il a ensuite op\u00e9r\u00e9 une distinction fondamentale en mati\u00e8re commerciale. La jurisprudence constante \u00e9tablit que la tacite reconduction donne naissance \u00e0 une convention nouvelle. En revanche, le l\u00e9gislateur a instaur\u00e9 pour les baux commerciaux un r\u00e9gime sp\u00e9cifique de tacite prolongation. “Le bail prolong\u00e9 n\u2019\u00e9tant qu\u2019une poursuite du pr\u00e9c\u00e9dent bail, il est erron\u00e9 de pr\u00e9tendre que la tacite prolongation donne lieu \u00e0 un nouveau bail” (Motifs, I). Cette pr\u00e9cision terminologique a une port\u00e9e pratique essentielle. Elle permet de d\u00e9terminer le texte applicable et \u00e9vite toute confusion sur la nature de la relation contractuelle en cours. La solution confirme ainsi la sp\u00e9cificit\u00e9 du statut des baux commerciaux, prot\u00e9g\u00e9 par des dispositions imp\u00e9ratives.<\/p>\n

L’inexigibilit\u00e9 des loyers durant la fermeture administrative<\/p>\n

Le preneur soutenait que les loyers dus pendant les p\u00e9riodes de confinement obligatoire n’\u00e9taient pas exigibles. Le tribunal a rejet\u00e9 successivement les trois fondements juridiques invoqu\u00e9s. Concernant la perte de la chose lou\u00e9e, il a suivi la jurisprudence de la Cour de cassation. “L\u2019effet de la mesure g\u00e9n\u00e9rale et temporaire que constituait l\u2019\u00e9tat d\u2019urgence sanitaire pour faire face \u00e0 l\u2019\u00e9pid\u00e9mie de covid-19, sans lien direct avec la destination contractuelle du local lou\u00e9, ne peut donc \u00eatre assimil\u00e9 \u00e0 la perte de la chose, au sens de l\u2019article 1722 du code civil” (Motifs, II, A, 1). S’agissant de l’exception d’inex\u00e9cution, le tribunal a rappel\u00e9 que l’obligation de d\u00e9livrance paisible ne garantit pas la chalandise. Enfin, sur la force majeure, il a soulign\u00e9 que l’impossibilit\u00e9 d’exploiter ne cr\u00e9e pas une impossibilit\u00e9 de payer pour le d\u00e9biteur. La valeur de cette analyse r\u00e9side dans son alignement sur la jurisprudence dominante post-covid. Elle rappelle que les risques li\u00e9s \u00e0 l’exploitation commerciale, m\u00eame aggrav\u00e9s par une crise, p\u00e8sent en principe sur le preneur.<\/p>\n

L’appr\u00e9ciation souveraine de la gravit\u00e9 du manquement<\/p>\n

Le tribunal a refus\u00e9 de prononcer la r\u00e9siliation judiciaire pour impay\u00e9s, malgr\u00e9 une dette certaine. Il a rappel\u00e9 le principe selon lequel “la r\u00e9siliation du contrat ne peut \u00eatre prononc\u00e9e que lorsque le manquement invoqu\u00e9 est suffisamment grave pour justifier que le contrat soit interrompu pour l\u2019avenir” (Motifs, III). En l’esp\u00e8ce, il a relev\u00e9 que les impay\u00e9s \u00e9taient circonscrits \u00e0 une p\u00e9riode de crise sanitaire exceptionnelle. Le preneur avait inform\u00e9 le bailleur de ses difficult\u00e9s et formul\u00e9 des propositions d’\u00e9talement. Le tribunal a \u00e9galement \u00e9cart\u00e9 l’argument tir\u00e9 d’anciens impay\u00e9s, faute de preuve et en raison de leur \u00e9loignement dans le temps. Cette appr\u00e9ciation in concreto illustre le pouvoir souverain des juges du fond. Elle d\u00e9montre que la sanction de la r\u00e9siliation n’est pas automatique et n\u00e9cessite une analyse contextuelle. La solution rejoint l’esprit d’une jurisprudence r\u00e9cente qui exige une caract\u00e9risation pr\u00e9cise de la gravit\u00e9. “La r\u00e9siliation du contrat ne peut \u00eatre prononc\u00e9e que lorsque le manquement invoqu\u00e9 est suffisamment grave pour justifier que le contrat soit interrompu pour l\u2019avenir, le caract\u00e8re de gravit\u00e9 \u00e9tant appr\u00e9ci\u00e9 souverainement par les juges du fond” (Cour d’appel de N\u00eemes, le 10 octobre 2025, n\u00b023\/01918).<\/p>\n

La preuve insuffisante du manquement \u00e0 l’obligation d’entretien<\/p>\n

Le bailleur invoquait \u00e9galement un d\u00e9faut d’entretien des locaux pour obtenir la r\u00e9siliation. Le tribunal a jug\u00e9 les \u00e9l\u00e9ments de preuve produits irrecevables ou insuffisants. Les photographies n’\u00e9taient ni dat\u00e9es ni localis\u00e9es avec certitude. Les avis clients issus d’un site internet d\u00e9claratif \u00e9taient contredits par d’autres avis favorables produits par la d\u00e9fenderesse. Le tribunal a soulign\u00e9 que l’identit\u00e9 des auteurs et la r\u00e9alit\u00e9 de leur s\u00e9jour n’\u00e9taient pas v\u00e9rifiables. Cette exigence rigoureuse en mati\u00e8re de preuve est classique. Elle rappelle que la charge de la preuve incombe \u00e0 la partie qui invoque un manquement, conform\u00e9ment \u00e0 l’article 9 du code de proc\u00e9dure civile. La d\u00e9cision \u00e9carte ainsi l’utilisation de simples t\u00e9moignages en ligne non corrobor\u00e9s pour \u00e9tablir une faute contractuelle grave. Cette rigueur proc\u00e9durale prot\u00e8ge le preneur contre des all\u00e9gations infond\u00e9es et pr\u00e9serve la stabilit\u00e9 des baux commerciaux.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le Tribunal judiciaire de Gap, statuant le 20 novembre 2023, a examin\u00e9 un litige locatif commercial concernant une r\u00e9sidence de tourisme. 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Le litige oppose des bailleurs \u00e0 leur locataire commercial, preneur d\u2019un bail conclu en 2011, tacitement prolong\u00e9 \u00e0 part...","rel":"","context":"In "Jurisprudence"","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/chris-karidis-QSRSgWlAFCQ-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/chris-karidis-QSRSgWlAFCQ-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/chris-karidis-QSRSgWlAFCQ-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/chris-karidis-QSRSgWlAFCQ-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/chris-karidis-QSRSgWlAFCQ-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/chris-karidis-QSRSgWlAFCQ-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]}],"jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/668516","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/users\/232070755"}],"replies":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/comments?post=668516"}],"version-history":[{"count":1,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/668516\/revisions"}],"predecessor-version":[{"id":695490,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/668516\/revisions\/695490"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media\/9521"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media?parent=668516"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/categories?post=668516"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/tags?post=668516"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}