{"id":683838,"date":"2026-04-25T19:06:01","date_gmt":"2026-04-25T17:06:01","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-le-25-octobre-2023-n24-01617\/"},"modified":"2026-04-25T19:06:01","modified_gmt":"2026-04-25T17:06:01","slug":"tribunal-judiciaire-le-25-octobre-2023-n24-01617","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-le-25-octobre-2023-n24-01617\/","title":{"rendered":"Tribunal judiciaire, le 25 octobre 2023, n\u00b024\/01617"},"content":{"rendered":"
\n

Pr\u00e9sident du tribunal judiciaire de Bordeaux, 16 juin 2025, statuant selon la proc\u00e9dure acc\u00e9l\u00e9r\u00e9e au fond. Le litige oppose un syndicat des copropri\u00e9taires \u00e0 une copropri\u00e9taire au sujet d\u2019un arri\u00e9r\u00e9 de charges et de frais accessoires, \u00e0 la suite d\u2019\u00e9changes ant\u00e9rieurs li\u00e9s \u00e0 des recherches de fuite. Deux lettres recommand\u00e9es des 3 ao\u00fbt et 2 septembre 2023 ont rappel\u00e9 l\u2019exigibilit\u00e9 des charges, puis un commandement de payer a \u00e9t\u00e9 d\u00e9livr\u00e9 le 25 octobre 2023. Des paiements partiels sont intervenus, tandis qu\u2019une pr\u00e9c\u00e9dente proc\u00e9dure d\u2019injonction de payer a \u00e9t\u00e9 d\u00e9clar\u00e9e caduque.<\/p>\n

Assignation a \u00e9t\u00e9 d\u00e9livr\u00e9e le 26 juillet 2024. Le syndicat a demand\u00e9 le paiement des charges arr\u00eat\u00e9es au 2 juillet 2024, l\u2019imputation de frais de recouvrement, des dommages et int\u00e9r\u00eats, et une indemnit\u00e9 au titre de l\u2019article 700 du code de proc\u00e9dure civile. La d\u00e9fenderesse a soulev\u00e9 l\u2019irrecevabilit\u00e9 de l\u2019action pour d\u00e9faut de tentative amiable pr\u00e9alable, a contest\u00e9 la comp\u00e9tence du pr\u00e9sident statuant selon la proc\u00e9dure acc\u00e9l\u00e9r\u00e9e au fond, puis a discut\u00e9 le quantum, la nature et l\u2019imputabilit\u00e9 de diff\u00e9rents frais.<\/p>\n

La question pos\u00e9e \u00e9tait double. D\u2019une part, l\u2019action encourait\u2011elle l\u2019irrecevabilit\u00e9 en l\u2019absence de tentative amiable au sens de l\u2019article 750\u20111 du code de proc\u00e9dure civile\u2009? D\u2019autre part, les lettres des 3 ao\u00fbt et 2 septembre 2023 constituaient\u2011elles des mises en demeure au sens de l\u2019article 19\u20112 de la loi du 10 juillet 1965, justifiant la comp\u00e9tence du pr\u00e9sident et l\u2019exigibilit\u00e9 imm\u00e9diate des sommes r\u00e9clam\u00e9es\u2009?<\/p>\n

La d\u00e9cision admet la recevabilit\u00e9 de l\u2019action, retient la comp\u00e9tence du pr\u00e9sident statuant selon la proc\u00e9dure acc\u00e9l\u00e9r\u00e9e au fond et condamne la copropri\u00e9taire au paiement de 1\u2009179,94 euros d\u2019arri\u00e9r\u00e9 de charges, avec int\u00e9r\u00eats au taux l\u00e9gal \u00e0 compter du 3 ao\u00fbt 2023 et capitalisation. Elle impute 364,08 euros de frais de recouvrement sur le fondement de l\u2019article 10\u20111 de la loi de 1965, alloue 400 euros de dommages et int\u00e9r\u00eats, et 800 euros au titre de l\u2019article 700 du code de proc\u00e9dure civile, tout en excluant des frais non imputables, notamment ceux aff\u00e9rents \u00e0 l\u2019injonction de payer caduque.<\/p>\n

I \u2013 Le cadrage proc\u00e9dural et l\u2019exigibilit\u00e9 des charges<\/p>\n

L\u2019exigence pr\u00e9alable de tentative amiable et ses temp\u00e9raments<\/p>\n

La d\u00e9cision rappelle le principe d\u2019irrecevabilit\u00e9 de l\u2019article 750\u20111 du code de proc\u00e9dure civile pour les demandes n\u2019exc\u00e9dant pas 5\u2009000 euros. Elle constate toutefois qu\u2019une conciliation ant\u00e9rieure a eu lieu, portant sur les fuites \u00e0 l\u2019origine de contestations de frais connexes. Le juge indique que \u00ab\u2009il est patent que les deux litiges sont li\u00e9s\u2009\u00bb, ce qui permet d\u2019adosser la tentative amiable pass\u00e9e \u00e0 l\u2019objet actuel du recouvrement.<\/p>\n

Le juge retient encore que \u00ab\u2009le contexte litigieux entre les parties peut \u00eatre consid\u00e9r\u00e9 comme un motif l\u00e9gitime au sens du 3\u00b0 de l\u2019article 750\u20111\u2009\u00bb, rendant impossible une nouvelle tentative. \u00c0 cette justification s\u2019ajoute une appr\u00e9ciation souple des courriers recommand\u00e9s, lesquels, en invitant \u00e0 un contact en cas de difficult\u00e9 \u2014 \u00ab\u2009en cas de difficult\u00e9s, nous vous remercions de prendre contact rapidement avec nos services\u2009\u00bb \u2014 \u00ab\u2009peut s\u2019interpr\u00e9ter comme une proposition d\u2019arrangement amiable\u2009\u00bb. L\u2019irrecevabilit\u00e9 ne s\u2019impose donc pas.<\/p>\n

La qualification de mise en demeure et la comp\u00e9tence du pr\u00e9sident<\/p>\n

La d\u00e9fenderesse soutenait que les lettres des 3 ao\u00fbt et 2 septembre 2023 ne valaient pas mises en demeure. Le juge reproduit leur teneur prescriptive, notamment l\u2019exigibilit\u00e9 rappel\u00e9e, le d\u00e9lai usuel de paiement trimestriel, et la demande de r\u00e8glement imm\u00e9diat. Il en d\u00e9duit que ces courriers \u00ab\u2009constituent bien des mises en demeure au sens de l\u2019article 19\u20112 de la loi\u2009\u00bb.<\/p>\n

\u00c0 d\u00e9faut de r\u00e8glement dans les trente jours, l\u2019article 19\u20112 rend imm\u00e9diatement exigibles les provisions \u00e0 venir et les sommes ant\u00e9rieures approuv\u00e9es. Le pr\u00e9sident, apr\u00e8s constat des approbations n\u00e9cessaires et de la d\u00e9faillance, \u00ab\u2009condamne [le copropri\u00e9taire] au paiement des provisions ou sommes exigibles\u2009\u00bb. La comp\u00e9tence selon la proc\u00e9dure acc\u00e9l\u00e9r\u00e9e au fond est ainsi fond\u00e9e, ind\u00e9pendamment d\u2019un paiement intervenu dans le d\u00e9lai suivant un commandement post\u00e9rieur.<\/p>\n

II \u2013 Valeur et port\u00e9e de la solution<\/p>\n

Une interpr\u00e9tation pragmatique de l\u2019article 750\u20111 du code de proc\u00e9dure civile<\/p>\n

La d\u00e9cision agr\u00e8ge trois fondements pour neutraliser l\u2019irrecevabilit\u00e9 : conciliation ant\u00e9rieure li\u00e9e, motif l\u00e9gitime et indices d\u2019une ouverture amiable dans les courriers. La formule selon laquelle l\u2019invitation \u00e0 prendre contact \u00ab\u2009peut s\u2019interpr\u00e9ter comme une proposition d\u2019arrangement amiable\u2009\u00bb fait pr\u00e9valoir la finalit\u00e9 de l\u2019article 750\u20111 sur un formalisme rigide.<\/p>\n

Cette souplesse appelle mesure. Isol\u00e9e, elle pourrait fragiliser l\u2019exigence d\u2019un v\u00e9ritable processus amiable. Combin\u00e9e avec le lien objectif des litiges et le motif l\u00e9gitime, elle m\u00e9nage l\u2019objectif de d\u00e9sengorgement sans sacrifier le droit au juge. La solution demeure ainsi fid\u00e8le \u00e0 l\u2019\u00e9conomie du texte, dans un contentieux de proximit\u00e9 aux enjeux pratiques pressants.<\/p>\n

Les enseignements en mati\u00e8re de charges et de frais de recouvrement<\/p>\n

La qualification de mise en demeure repose sur des \u00e9l\u00e9ments concrets : indication d\u2019un solde pr\u00e9cis, rappel de l\u2019exigibilit\u00e9, demande de r\u00e8glement \u00ab\u2009dans les meilleurs d\u00e9lais\u2009\u00bb. Leur reproduction dans les lettres justifie la solution, qui s\u00e9curise l\u2019usage de l\u2019article 19\u20112 et la comp\u00e9tence du pr\u00e9sident pour des arri\u00e9r\u00e9s et provisions exigibles.<\/p>\n

La d\u00e9cision op\u00e8re une s\u00e9lection des postes r\u00e9clam\u00e9s. Sont \u00e9cart\u00e9s les frais non imputables, notamment ceux li\u00e9s \u00e0 une injonction de payer devenue caduque. En revanche, \u00ab\u2009les frais n\u00e9cessaires expos\u00e9s par le syndicat pour le recouvrement de sa cr\u00e9ance\u2009\u00bb trouvent place \u00e0 hauteur de 364,08 euros sur le fondement de l\u2019article 10\u20111. Le pr\u00e9judice collectif de gestion est caract\u00e9ris\u00e9 par un attendu clair : \u00ab\u2009La copropri\u00e9t\u00e9 ne dispose pas d\u2019autre tr\u00e9sorerie que les fonds dus par les copropri\u00e9taires\u2009\u00bb, ce qui justifie 400 euros de dommages et int\u00e9r\u00eats.<\/p>\n

La port\u00e9e est double. D\u2019une part, la r\u00e9daction et la conservation de courriers structur\u00e9s deviennent d\u00e9cisives pour caract\u00e9riser la mise en demeure et d\u00e9clencher l\u2019exigibilit\u00e9 renforc\u00e9e. D\u2019autre part, la ligne trac\u00e9e sur les frais distingue nettement recouvrement n\u00e9cessaire et incidents proc\u00e9duraux non translatifs, contribuant \u00e0 la pr\u00e9visibilit\u00e9 des condamnations accessoires et \u00e0 la discipline budg\u00e9taire des copropri\u00e9t\u00e9s.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Pr\u00e9sident du tribunal judiciaire de Bordeaux, 16 juin 2025, statuant selon la proc\u00e9dure acc\u00e9l\u00e9r\u00e9e au fond. Le litige oppose un syndicat des copropri\u00e9taires \u00e0…<\/p>\n","protected":false},"author":232070755,"featured_media":9607,"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":"68505d0d2208eb4aca79c979","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68505d0d2208eb4aca79c979","_kj_judilibre_id":"68505d0d2208eb4aca79c979","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Bordeaux","_kj_chambre":"REFERES 1\u00e8re Section","_kj_rg":"24\/01617","_kj_date":"2025-06-16","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-683838","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire, le 25 octobre 2023, n\u00b024\/01617 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Pr\u00e9sident du tribunal judiciaire de Bordeaux, 16 juin 2025, statuant selon la proc\u00e9dure acc\u00e9l\u00e9r\u00e9e au fond. 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Le syndicat de...","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\/07\/wesley-tingey-kjXbfNTPMHY-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/wesley-tingey-kjXbfNTPMHY-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/wesley-tingey-kjXbfNTPMHY-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/wesley-tingey-kjXbfNTPMHY-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/wesley-tingey-kjXbfNTPMHY-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/wesley-tingey-kjXbfNTPMHY-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":686074,"url":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-aix-en-provence-le-26-juin-2025-n24-09277\/","url_meta":{"origin":683838,"position":3},"title":"Cour d’appel de Aix-en-Provence, le 26 juin 2025, n\u00b024\/09277","author":"Kohen","date":"25 April 2026","format":false,"excerpt":"Par arr\u00eat du 26 juin 2025, Cour d\u2019appel d\u2019Aix-en-Provence, la juridiction a tranch\u00e9 un contentieux de charges de copropri\u00e9t\u00e9 opposant un copropri\u00e9taire perso...","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\/patrick-robert-doyle-OvXht_wi5Ew-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-robert-doyle-OvXht_wi5Ew-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-robert-doyle-OvXht_wi5Ew-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-robert-doyle-OvXht_wi5Ew-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-robert-doyle-OvXht_wi5Ew-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-robert-doyle-OvXht_wi5Ew-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":670721,"url":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-grenoble-le-10-octobre-2025-n25-01150\/","url_meta":{"origin":683838,"position":4},"title":"Tribunal judiciaire de Grenoble, le 10 octobre 2025, n\u00b025\/01150","author":"Kohen","date":"24 April 2026","format":false,"excerpt":"Le tribunal judiciaire, statuant le 10 octobre 2025, a examin\u00e9 une action en recouvrement de charges de copropri\u00e9t\u00e9. 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Le syndicat demande le paiement des sommes d...","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\/11\/kateryna-hliznitsova-jkHkBZJGYx0-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/kateryna-hliznitsova-jkHkBZJGYx0-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/kateryna-hliznitsova-jkHkBZJGYx0-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/kateryna-hliznitsova-jkHkBZJGYx0-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/kateryna-hliznitsova-jkHkBZJGYx0-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/kateryna-hliznitsova-jkHkBZJGYx0-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\/683838","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=683838"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/683838\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media\/9607"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media?parent=683838"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/categories?post=683838"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/tags?post=683838"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}