{"id":669055,"date":"2026-04-24T05:48:54","date_gmt":"2026-04-24T03:48:54","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-grasse-le-14-mars-2024-n24-06208\/"},"modified":"2026-04-26T18:47:38","modified_gmt":"2026-04-26T16:47:38","slug":"tribunal-judiciaire-de-grasse-le-14-mars-2024-n24-06208","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-grasse-le-14-mars-2024-n24-06208\/","title":{"rendered":"Tribunal judiciaire de Grasse, le 14 mars 2024, n\u00b024\/06208"},"content":{"rendered":"
\n

Le tribunal judiciaire de Grasse, statuant le 14 mars 2024, a examin\u00e9 une action en recouvrement de charges de copropri\u00e9t\u00e9<\/a>. Le syndicat demandait la condamnation d’un copropri\u00e9taire au paiement d’un important arri\u00e9r\u00e9. La juridiction a accueilli en partie la demande apr\u00e8s une analyse rigoureuse des preuves. Elle a \u00e9galement accord\u00e9 des dommages-int\u00e9r\u00eats pour faute tout en pr\u00e9cisant le r\u00e9gime des frais de recouvrement. Cette d\u00e9cision illustre les exigences probatoires pesant sur le syndicat et les cons\u00e9quences d’une carence prolong\u00e9e.<\/p>\n

Les exigences probatoires du recouvrement des charges<\/p>\n

La charge de la preuve incombe au syndicat en sa qualit\u00e9 de demandeur. Le tribunal rappelle le principe fondamental selon lequel “Celui qui r\u00e9clame l\u2019ex\u00e9cution d\u2019une obligation doit la prouver” (article 1353 du Code civil). Cette r\u00e8gle trouve une application concr\u00e8te en mati\u00e8re de copropri\u00e9t\u00e9. En effet, “il appartient au syndicat des copropri\u00e9taires, demandeur \u00e0 l\u2019instance en recouvrement des charges, de rapporter la preuve que le copropri\u00e9taire assign\u00e9 est effectivement d\u00e9biteur des sommes r\u00e9clam\u00e9es” (Tribunal judiciaire de Grasse, le 3 novembre 2025, n\u00b025\/02151). Le syndic doit donc constituer un dossier complet et coh\u00e9rent pour \u00e9tablir l’origine et le montant de la cr\u00e9ance.<\/p>\n

La d\u00e9cision d\u00e9taille les pi\u00e8ces constitutives d’un dossier probant. Sont ainsi n\u00e9cessaires le d\u00e9compte du copropri\u00e9taire, les appels de fonds et les proc\u00e8s-verbaux d’assembl\u00e9e g\u00e9n\u00e9rale<\/a>. Ces documents permettent de retracer l’historique de l’impay\u00e9 et d’en v\u00e9rifier l’exactitude. En l’esp\u00e8ce, le tribunal a constat\u00e9 la production d’un ensemble complet de pi\u00e8ces justificatives. Cette production a permis d’\u00e9tablir solidement l’existence de la dette principale. Le juge op\u00e8re toutefois un contr\u00f4le minutieux de la coh\u00e9rence interne du dossier. Il rel\u00e8ve ainsi qu’une fraction de la cr\u00e9ance avait d\u00e9j\u00e0 fait l’objet d’un titre ex\u00e9cutoire ant\u00e9rieur. En cons\u00e9quence, il ordonne l’expurgation de cette somme du montant r\u00e9clam\u00e9. Cette rigueur dans l’examen garantit que le copropri\u00e9taire ne sera pas condamn\u00e9 deux fois pour une m\u00eame dette.<\/p>\n

La sanction des manquements r\u00e9p\u00e9t\u00e9s et le r\u00e9gime des frais<\/p>\n

Une carence prolong\u00e9e dans le paiement des charges peut constituer une faute engageant la responsabilit\u00e9. Le tribunal retient que des impay\u00e9s r\u00e9currents et anciens compromettent la stabilit\u00e9 financi\u00e8re de la copropri\u00e9t\u00e9. Cette attitude “est constitutive d’une faute et \u00e0 tout le moins d’une mauvaise foi”. Sur ce fondement, il accorde des dommages-int\u00e9r\u00eats distincts des int\u00e9r\u00eats moratoires. Cette condamnation sanctionne un pr\u00e9judice ind\u00e9pendant du simple retard de paiement. Elle vise le trouble certain caus\u00e9 \u00e0 la collectivit\u00e9 des copropri\u00e9taires par un comportement durablement d\u00e9faillant. La d\u00e9cision rappelle ainsi que l’obligation de payer les charges est une obligation essentielle de la vie en copropri\u00e9t\u00e9.<\/p>\n

La qualification juridique des frais de recouvrement est pr\u00e9cis\u00e9e avec soin. Le tribunal distingue les d\u00e9pens, r\u00e9gis par les articles 695 et suivants du code de proc\u00e9dure civile, des frais sp\u00e9cifiques pr\u00e9vus par la loi de 1965. Les frais tels que les \u00e9moluments d’huissier sont imputables au seul copropri\u00e9taire d\u00e9faillant en vertu de l’article 10-1. Toutefois, ils “ne constituent pas des d\u00e9pens” au sens proc\u00e9dural. Le juge ne peut donc les inclure dans la condamnation aux d\u00e9pens. Ils doivent faire l’objet d’une demande distincte et justifi\u00e9e. Cette distinction est essentielle pour la clart\u00e9 des d\u00e9cisions de justice. Elle rejoint une jurisprudence constante sur la n\u00e9cessit\u00e9 de justifier strictement ces frais. En effet, “Le syndicat des copropri\u00e9taires ne justifie cependant d’aucune mise en demeure de payer adress\u00e9e selon les modalit\u00e9s requises” (Tribunal judiciaire de Bobigny, le 30 avril 2025, n\u00b024\/06997). La d\u00e9cision contribue ainsi \u00e0 une application stricte et \u00e9clair\u00e9e du r\u00e9gime complexe des frais en copropri\u00e9t\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire de Grasse, statuant le 14 mars 2024, a examin\u00e9 une action en recouvrement de charges de copropri\u00e9t\u00e9. Le syndicat demandait la condamna…<\/p>\n","protected":false},"author":232070755,"featured_media":9724,"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":"68cdc63654b52e4d6be27447","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68cdc63654b52e4d6be27447","_kj_judilibre_id":"68cdc63654b52e4d6be27447","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Grasse","_kj_chambre":"2\u00e8me Chambre Construction","_kj_rg":"24\/06208","_kj_date":"2025-09-19","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[35583,7597],"tags":[],"class_list":["post-669055","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilier","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Grasse, le 14 mars 2024, n\u00b024\/06208 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire de Grasse, statuant le 14 mars 2024, a examin\u00e9 une action en recouvrement de charges de copropri\u00e9t\u00e9. 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