{"id":670207,"date":"2026-04-24T07:26:13","date_gmt":"2026-04-24T05:26:13","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-angers-le-27-juillet-2023-n25-00482\/"},"modified":"2026-04-26T16:33:33","modified_gmt":"2026-04-26T14:33:33","slug":"tribunal-judiciaire-de-angers-le-27-juillet-2023-n25-00482","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-angers-le-27-juillet-2023-n25-00482\/","title":{"rendered":"Tribunal judiciaire de Angers, le 27 juillet 2023, n\u00b025\/00482"},"content":{"rendered":"
\n

Le juge des contentieux de la protection, statuant en premier ressort, a examin\u00e9 une demande en r\u00e9siliation de bail pour impay\u00e9s formul\u00e9e par un office public de l’habitat. La proc\u00e9dure a soulev\u00e9 la question de l’application dans le temps de la loi du 27 juillet 2023 modifiant les d\u00e9lais de la clause r\u00e9solutoire<\/a>. Le tribunal a d\u00e9clar\u00e9 la demande recevable et a constat\u00e9 l’acquisition de la clause r\u00e9solutoire sous l’empire de l’ancien droit. Il a toutefois suspendu ses effets et accord\u00e9 des d\u00e9lais de paiement au locataire, qui avait repris le paiement du loyer courant.<\/p>\n

La recevabilit\u00e9 de l’action soumise \u00e0 des formalit\u00e9s pr\u00e9alables strictes<\/p>\n

Le respect imp\u00e9ratif de la saisine de la commission comp\u00e9tente. Conform\u00e9ment \u00e0 l’article 24-II de la loi du 6 juillet 1989, le bailleur doit saisir la commission avant d’assigner en r\u00e9siliation pour impay\u00e9s. Le tribunal v\u00e9rifie scrupuleusement cette condition de recevabilit\u00e9. En l’esp\u00e8ce, il rel\u00e8ve que l’organisme bailleur “justifie avoir signal\u00e9 la situation d’impay\u00e9 \u00e0 la Caisse d’allocations familiales le 22 octobre 2024” (Sur la recevabilit\u00e9 de la demande). Ce signalement vaut saisine, ce qui rend l’action recevable. Cette formalit\u00e9 protectrice vise \u00e0 tenter une m\u00e9diation avant l’engagement d’une proc\u00e9dure contentieuse.<\/p>\n

L’absence de cette saisine dans les autres cas de r\u00e9siliation. Cette exigence proc\u00e9durale est sp\u00e9cifique aux demandes fond\u00e9es sur le d\u00e9faut de paiement. Elle ne s’applique pas lorsque le bailleur invoque un autre motif, comme des troubles graves. “Il se d\u00e9duit de ces constations que la saisine pr\u00e9alable de la CAPEX n’\u00e9tait pas n\u00e9cessaire au visa de l’article 24 de la loi du 6 juillet 1989 \u00e0 d\u00e9faut de demande de r\u00e9siliation fond\u00e9e sur le non-paiement des loyers” (Tribunal judiciaire de Bobigny, le 2 juin 2025, n\u00b024\/11167). La jurisprudence confirme ainsi le caract\u00e8re restrictif de cette condition pr\u00e9alable.<\/p>\n

L’application dans le temps des nouvelles r\u00e8gles sur la clause r\u00e9solutoire<\/p>\n

Le principe de non-r\u00e9troactivit\u00e9 de la loi nouvelle. Le tribunal a d\u00fb trancher l’applicabilit\u00e9 imm\u00e9diate de la loi du 27 juillet 2023, qui r\u00e9duit \u00e0 six semaines le d\u00e9lai apr\u00e8s commandement. Il rappelle le principe fondamental de l’article 2 du Code civil. “La loi du 27 juillet 2023 ne comprend pas de disposition d\u00e9rogeant \u00e0 l’article 2 du code civil, selon lequel la loi ne dispose que pour l’avenir et n’a point d’effet r\u00e9troactif” (Sur le bien fond\u00e9 des demandes). La loi nouvelle ne s’applique donc pas aux contrats en cours lors de son entr\u00e9e en vigueur.<\/p>\n

Le maintien des stipulations contractuelles sous l’empire de l’ancien droit. En l’absence de disposition transitoire expresse, les conditions d’acquisition de la clause restent celles pr\u00e9vues au bail. Le contrat pr\u00e9voyait un d\u00e9lai de deux mois apr\u00e8s commandement. “Il convient en cons\u00e9quence de constater que les conditions d’acquisition de la clause r\u00e9solutoire sont r\u00e9unies \u00e0 la date du 8 janvier 2025” (Sur le bien fond\u00e9 des demandes). Le tribunal applique ainsi la loi ancienne pour constater la r\u00e9siliation de plein droit, prot\u00e9geant la s\u00e9curit\u00e9 juridique des conventions.<\/p>\n

La conciliation entre la sanction du d\u00e9faut de paiement et la pr\u00e9vention des expulsions<\/p>\n

L’octroi de d\u00e9lais de paiement comme mesure d’apaisement social. Malgr\u00e9 la r\u00e9siliation constat\u00e9e, le juge use de son pouvoir d’\u00e9quit\u00e9 pour accorder des d\u00e9lais. Cette facult\u00e9 est subordonn\u00e9e \u00e0 la reprise du paiement 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” (Sur les d\u00e9lais de paiement suspendant les effets de la clause r\u00e9solutoire). Le juge devient alors un r\u00e9gulateur des tensions locatives.<\/p>\n

La suspension conditionnelle des effets de la clause r\u00e9solutoire. L’octroi de d\u00e9lais permet de suspendre la r\u00e9siliation d\u00e9j\u00e0 acquise, \u00e9vitant l’expulsion imm\u00e9diate. “Si le locataire se lib\u00e8re de sa dette locative dans le d\u00e9lai et selon les modalit\u00e9s fix\u00e9s par le juge, la clause de r\u00e9siliation de plein droit est r\u00e9put\u00e9e ne pas avoir jou\u00e9” (Sur les d\u00e9lais de paiement suspendant les effets de la clause r\u00e9solutoire). Cette m\u00e9canique offre une seconde chance au locataire de bonne foi, tout en pr\u00e9servant les droits du bailleur en cas de nouvel impay\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le juge des contentieux de la protection, statuant en premier ressort, a examin\u00e9 une demande en r\u00e9siliation de bail pour impay\u00e9s formul\u00e9e par un office publi…<\/p>\n","protected":false},"author":232070755,"featured_media":9425,"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":"68d5a1e0876d446c8f49f28f","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d5a1e0876d446c8f49f28f","_kj_judilibre_id":"68d5a1e0876d446c8f49f28f","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire d'Angers","_kj_chambre":"PPP BAUX JCP","_kj_rg":"25\/00482","_kj_date":"2025-09-18","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[35583,7597],"tags":[],"class_list":["post-670207","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilier","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Angers, le 27 juillet 2023, n\u00b025\/00482 - 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Des bailleurs personnes physiques ont engag\u00e9 une action en constatation de r...","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\/pierre-antona-ir9dYEOvx5s-unsplash-1.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/pierre-antona-ir9dYEOvx5s-unsplash-1.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/pierre-antona-ir9dYEOvx5s-unsplash-1.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/pierre-antona-ir9dYEOvx5s-unsplash-1.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/pierre-antona-ir9dYEOvx5s-unsplash-1.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/pierre-antona-ir9dYEOvx5s-unsplash-1.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]}],"jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/670207","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=670207"}],"version-history":[{"count":1,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/670207\/revisions"}],"predecessor-version":[{"id":694432,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/670207\/revisions\/694432"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media\/9425"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media?parent=670207"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/categories?post=670207"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/tags?post=670207"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}