{"id":670268,"date":"2026-04-24T07:35:00","date_gmt":"2026-04-24T05:35:00","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-toulon-le-2-fevrier-2023-n24-01924\/"},"modified":"2026-04-26T16:34:12","modified_gmt":"2026-04-26T14:34:12","slug":"tribunal-judiciaire-de-toulon-le-2-fevrier-2023-n24-01924","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-toulon-le-2-fevrier-2023-n24-01924\/","title":{"rendered":"Tribunal judiciaire de Toulon, le 2 f\u00e9vrier 2023, n\u00b024\/01924"},"content":{"rendered":"
\n

Le tribunal judiciaire, statuant en mati\u00e8re de loyers commerciaux, a rendu un jugement le 2 f\u00e9vrier 2023. Une institution financi\u00e8re locataire poursuivait sa bailleuse, une collectivit\u00e9 territoriale, en indemnisation suite \u00e0 la r\u00e9siliation de leur bail. La locataire invoquait un manquement \u00e0 l’obligation de d\u00e9livrance et de maintien en \u00e9tat des locaux, ceux-ci pr\u00e9sentant des d\u00e9sordres structurels. La bailleuse contestait ce manquement et l’\u00e9tendue du pr\u00e9judice. Le juge a retenu la responsabilit\u00e9 de la bailleuse et a condamn\u00e9 celle-ci \u00e0 indemniser partiellement son locataire pour les frais engag\u00e9s.<\/p>\n

La caract\u00e9risation du manquement \u00e0 l’obligation de d\u00e9livrance<\/p>\n

L’exigence d’une jouissance paisible et s\u00e9curis\u00e9e des locaux. L’obligation de d\u00e9livrance du bailleur, pr\u00e9vue \u00e0 l’article 1719 du Code civil, est une obligation de r\u00e9sultat qui inclut une obligation de s\u00e9curit\u00e9. Elle impose de fournir des locaux exempts de dangerosit\u00e9 et de maintenir cette condition tout au long du bail. La bailleuse avait inform\u00e9 son locataire de probl\u00e8mes structurels affectant l’\u00e9tage sup\u00e9rieur des locaux. Elle a toutefois entretenu une ambigu\u00eft\u00e9 pr\u00e9judiciable en reconnaissant son incapacit\u00e9 \u00e0 fournir des garanties sur l’\u00e9tat du plancher. “Faute de conna\u00eetre pr\u00e9cis\u00e9ment l’emplacement, l’originie ou la cause des d\u00e9sordres, ainsi que l’\u00e9tat structurel du plancher, je ne peux malheureusement pas r\u00e9pondre favorablement \u00e0 votre l\u00e9gitime questionnement” (Motifs). Cette incertitude, confirm\u00e9e par un rapport d’expertise ult\u00e9rieur, a priv\u00e9 le locataire d’une jouissance paisible.<\/p>\n

La cons\u00e9cration d’une obligation de s\u00e9curit\u00e9 objective et continue. Le manquement est \u00e9tabli par l’inaction prolong\u00e9e de la bailleuse face \u00e0 un risque av\u00e9r\u00e9. Un diagnostic structurel commandit\u00e9 par la collectivit\u00e9 elle-m\u00eame a confirm\u00e9 la dangerosit\u00e9 et pr\u00e9conis\u00e9 une r\u00e9habilitation compl\u00e8te. Pourtant, \u00e0 la date de l’\u00e9tat des lieux de sortie, aucun travaux n’avait \u00e9t\u00e9 engag\u00e9. Cette inaction d\u00e9montre que le manquement s’est prolong\u00e9, causant un pr\u00e9judice certain. La d\u00e9cision rappelle ainsi que l’obligation de d\u00e9livrance est continue et que son inex\u00e9cution engage la responsabilit\u00e9 du bailleur d\u00e8s lors qu’elle prive le preneur de la s\u00e9curit\u00e9 n\u00e9cessaire \u00e0 son exploitation.<\/p>\n

La r\u00e9paration du pr\u00e9judice r\u00e9sultant de l’\u00e9viction<\/p>\n

Le principe de la r\u00e9paration int\u00e9grale et la neutralisation fiscale. Le juge a proc\u00e9d\u00e9 \u00e0 une analyse d\u00e9taill\u00e9e des chefs de pr\u00e9judice invoqu\u00e9s. Concernant la prise en compte de la TVA, il applique le principe selon lequel l’indemnit\u00e9 doit couvrir toutes les taxes applicables, sauf si celle-ci est r\u00e9cup\u00e9rable par la victime. “Il appartient \u00e0 celui qui r\u00e9clame une condamnation incluant la TVA de prouver que ses activit\u00e9s professionnelles n’\u00e9taient pas soumises \u00e0 cette taxe” (Motifs). La preuve n’\u00e9tant pas rapport\u00e9e, les sommes ont \u00e9t\u00e9 allou\u00e9es hors taxes. Cette solution assure une indemnisation exacte sans enrichissement indu du cr\u00e9ancier, en conformit\u00e9 avec la jurisprudence de la Cour de cassation.<\/p>\n

La justification des frais de r\u00e9installation et d’am\u00e9nagement. Le juge a examin\u00e9 la l\u00e9gitimit\u00e9 de chaque poste de d\u00e9pense. La bailleuse contestait notamment des frais de diagnostic et de d\u00e9samiantage dans le nouveau local, arguant d’un constat ant\u00e9rieur n\u00e9gatif. Le juge a retenu que la facture produite d\u00e9montrait objectivement la pr\u00e9sence d’amiante, justifiant les travaux. Ces frais sont ainsi indemnisables comme cons\u00e9quence directe et n\u00e9cessaire du changement de local. Cette approche rejoint la jurisprudence admettant l’indemnisation des frais de r\u00e9installation dans le cadre de l’\u00e9viction. “Les frais de r\u00e9installation […] sont destin\u00e9s \u00e0 indemniser le preneur des sommes engag\u00e9es […] pour la reprise de son activit\u00e9 dans de nouveaux locaux” (Cour d’appel de Lyon, le 9 avril 2025, n\u00b023\/00591). La d\u00e9cision pr\u00e9cise toutefois que ces frais doivent \u00eatre justifi\u00e9s et n\u00e9cessaires.<\/p>\n

La port\u00e9e de cette d\u00e9cision est double. Elle renforce d’abord l’obligation de s\u00e9curit\u00e9 inh\u00e9rente au contrat de bail commercial<\/a>, en la fondant sur l’obligation de d\u00e9livrance. L’incertitude et l’inaction du bailleur face \u00e0 un risque connu suffisent \u00e0 caract\u00e9riser le manquement. Ensuite, elle offre une m\u00e9thodologie rigoureuse pour l’\u00e9valuation du pr\u00e9judice d’\u00e9viction, en distinguant clairement les postes de d\u00e9penses et en neutralisant l’impact fiscal. Elle rappelle que la r\u00e9paration int\u00e9grale ne doit conduire ni \u00e0 sous-indemniser, ni \u00e0 enrichir la victime, exigeant une preuve active de sa part sur la non-r\u00e9cup\u00e9rabilit\u00e9 de la TVA.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire, statuant en mati\u00e8re de loyers commerciaux, a rendu un jugement le 2 f\u00e9vrier 2023. 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