{"id":684413,"date":"2026-04-25T19:36:58","date_gmt":"2026-04-25T17:36:58","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-douai-le-26-juin-2025-n24-01747\/"},"modified":"2026-04-25T19:36:58","modified_gmt":"2026-04-25T17:36:58","slug":"cour-dappel-de-douai-le-26-juin-2025-n24-01747","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-douai-le-26-juin-2025-n24-01747\/","title":{"rendered":"Cour d’appel de Douai, le 26 juin 2025, n\u00b024\/01747"},"content":{"rendered":"
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Rendue par la cour d\u2019appel de Douai le 26 juin 2025, la d\u00e9cision tranche un contentieux n\u00e9 d\u2019un bail commercial conclu par acte notari\u00e9, assorti d\u2019une franchise de loyers conditionn\u00e9e \u00e0 des travaux. Elle confronte des moyens de nullit\u00e9 et de caducit\u00e9 \u00e0 des demandes p\u00e9cuniaires engag\u00e9es jusqu\u2019au terme de la premi\u00e8re p\u00e9riode triennale.<\/p>\n

Les faits sont simples. Un preneur a pris \u00e0 bail un local professionnel pour neuf ans, moyennant un loyer mensuel et une franchise de cinq mois en contrepartie de travaux \u00e0 achever avant une date d\u00e9termin\u00e9e. Le bailleur a ensuite d\u00e9livr\u00e9 une sommation d\u2019avoir \u00e0 justifier de l\u2019ex\u00e9cution, puis un commandement de payer, et a assign\u00e9 le preneur en paiement.<\/p>\n

La proc\u00e9dure a connu un premier jugement du TJ Cambrai, 14 mars 2024, rejetant nullit\u00e9 et caducit\u00e9, et condamnant le preneur \u00e0 divers paiements. L\u2019appel a port\u00e9 sur l\u2019ensemble des chefs, l\u2019appelant contestant les pouvoirs du signataire, l\u2019incertitude de l\u2019objet, puis la caducit\u00e9 tir\u00e9e d\u2019une vente projet\u00e9e, enfin le quantum r\u00e9clam\u00e9 au titre des loyers, p\u00e9nalit\u00e9s et taxes.<\/p>\n

La question pos\u00e9e portait sur la validit\u00e9 du bail au regard de la capacit\u00e9 du signataire et du contenu, puis sur la caducit\u00e9 au sens de l\u2019article 1186 du code civil, et, en cons\u00e9quence, sur l\u2019exigibilit\u00e9 des loyers jusqu\u2019\u00e0 l\u2019issue de la p\u00e9riode triennale et de leurs accessoires. La juridiction retient la validit\u00e9, \u00e9carte la caducit\u00e9 et \u00e9tend les condamnations p\u00e9cuniaires au regard de l\u2019\u00e9ch\u00e9ance int\u00e9grale atteinte au jour o\u00f9 elle statue.<\/p>\n

La solution s\u2019appuie sur des attendus de principe. D\u2019abord, \u00ab Les contrats l\u00e9galement form\u00e9s tiennent lieu de loi \u00e0 ceux qui les ont faits \u00bb. Ensuite, \u00ab un contrat valablement form\u00e9 devient caduc si l\u2019un de ses \u00e9l\u00e9ments essentiels dispara\u00eet \u00bb, ce dont la preuve faisait ici d\u00e9faut dans le cadre d\u2019une op\u00e9ration d\u2019ensemble all\u00e9gu\u00e9e sans pi\u00e8ces. Enfin, la franchise conditionnelle est neutralis\u00e9e par la non\u2011r\u00e9alisation des travaux, le bail stipulant qu\u2019\u00ab en cas de non\u2011ach\u00e8vement des travaux dans le d\u00e9lai convenu, cette franchise de loyer sera sans objet \u00bb.<\/p>\n

I. La confirmation de la validit\u00e9 du bail<\/p>\n

A. Pouvoir du g\u00e9rant et inopposabilit\u00e9 des limitations statutaires
\nLe c\u0153ur de l\u2019argumentation en nullit\u00e9 visait l\u2019absence de pouvoir du signataire du bail, g\u00e9rant d\u2019une soci\u00e9t\u00e9 \u00e0 responsabilit\u00e9 limit\u00e9e. La cour fonde l\u2019analyse sur le texte sp\u00e9cial, rappelant que \u00ab dans les rapports avec les tiers, le g\u00e9rant est investi des pouvoirs les plus \u00e9tendus pour agir en toute circonstance au nom de la soci\u00e9t\u00e9 \u00bb. L\u2019inopposabilit\u00e9 des clauses statutaires limitatives compl\u00e8te le raisonnement, le bailleur \u00e9tant tiers au regard de l\u2019organisation interne. L\u2019irr\u00e9gularit\u00e9 all\u00e9gu\u00e9e d\u2019un proc\u00e8s\u2011verbal d\u2019assembl\u00e9e ne saurait d\u00e8s lors priver d\u2019effet l\u2019engagement pris vis\u2011\u00e0\u2011vis du cocontractant. L\u2019acte a \u00e9t\u00e9 sign\u00e9 par un g\u00e9rant dont la qualit\u00e9 \u00e9tait justifi\u00e9e, et la limitation invoqu\u00e9e ne visait pas la conclusion d\u2019un bail, ce qui conduit \u00e0 \u00e9carter la nullit\u00e9.<\/p>\n

Cette lecture demeure orthodoxe et protectrice de la s\u00e9curit\u00e9 des transactions. L\u2019exigence d\u2019une autorisation sociale renforc\u00e9e ne saurait r\u00e9sulter d\u2019un d\u00e9placement indirect du si\u00e8ge, absent du bail et relevant par ailleurs d\u2019une d\u00e9cision de g\u00e9rance pr\u00e9vue statutairement. La cour confirme ainsi la ligne classique qui \u00e9vite de laisser prosp\u00e9rer des contestations internes au d\u00e9triment des tiers contractants.<\/p>\n

B. Contenu certain et d\u00e9termination de l\u2019objet lou\u00e9
\nLe second moyen de nullit\u00e9 mettait en cause la certitude du contenu au sens de l\u2019article 1128 et, plus pr\u00e9cis\u00e9ment, l\u2019exigence de l\u2019article 1163 selon laquelle \u00ab l\u2019obligation a pour objet une prestation […] d\u00e9termin\u00e9e ou d\u00e9terminable \u00bb. Les juges retiennent la d\u00e9terminabilit\u00e9 par l\u2019acte et ses annexes, comprenant plan, donn\u00e9es cadastrales et diagnostics techniques. La mention par le preneur qu\u2019il \u00ab connaissait parfaitement ce bien pour l\u2019avoir vu et visit\u00e9 \u00bb renforce l\u2019assiette objective et neutralise l\u2019argument tir\u00e9 d\u2019une pr\u00e9tendue impr\u00e9cision des superficies.<\/p>\n

La solution s\u2019inscrit dans une conception raisonnable de la d\u00e9termination de l\u2019objet en mati\u00e8re de bail commercial. Elle \u00e9carte un formalisme excessif en rappelant que la d\u00e9terminabilit\u00e9 peut r\u00e9sulter des annexes et de la connaissance effective des lieux, sans qu\u2019un morcellement m\u00e9trique exhaustif soit n\u00e9cessaire \u00e0 la validit\u00e9.<\/p>\n

II. Le rejet de la caducit\u00e9 et la consolidation des obligations p\u00e9cuniaires<\/p>\n

A. Absence d\u2019op\u00e9ration d\u2019ensemble et triennalit\u00e9 des loyers
\nLa caducit\u00e9 \u00e9tait sollicit\u00e9e au motif de l\u2019\u00e9chec d\u2019une vente immobili\u00e8re ext\u00e9rieure au bail. La cour rappelle la r\u00e8gle selon laquelle \u00ab la caducit\u00e9 n\u2019intervient toutefois que si le contractant contre lequel elle est invoqu\u00e9e connaissait l\u2019existence de l\u2019op\u00e9ration d\u2019ensemble lorsqu\u2019il a donn\u00e9 son consentement \u00bb. Faute de preuve d\u2019un lien contractuel d\u2019ensemble et d\u2019une connaissance acquise par le bailleur, la disparition all\u00e9gu\u00e9e d\u2019un \u00e9l\u00e9ment subjectivement essentiel ne suffit pas. La jurisprudence ant\u00e9rieure, \u00e9voquant que \u00ab la disparition de la \u201ccause\u201d commande la caducit\u00e9 du contrat \u00bb, demeure cantonn\u00e9e aux hypoth\u00e8ses objectiv\u00e9es, ce qui n\u2019\u00e9tait pas le cas ici.<\/p>\n

Sur les loyers, la triennalit\u00e9 issue de l\u2019article L. 145\u20114 s\u2019impose. Surtout, la franchise \u00e9tait conditionnelle, le bail stipulant qu\u2019\u00ab en cas de non\u2011ach\u00e8vement des travaux […] cette franchise de loyer sera sans objet \u00bb. L\u2019inex\u00e9cution des travaux, constat\u00e9e par sommation, rend exigibles les loyers d\u00e8s l\u2019origine. Au jour o\u00f9 la cour statue, toutes les \u00e9ch\u00e9ances jusqu\u2019au 30 avril 2025 sont \u00e9chues, justifiant l\u2019octroi int\u00e9gral de la somme r\u00e9clam\u00e9e \u00e0 ce titre.<\/p>\n

B. Indemnit\u00e9s de retard, taxes fonci\u00e8res et compensation
\nLes accessoires suivent. La clause p\u00e9nale pr\u00e9voit qu\u2019\u00ab en cas de non\u2011paiement \u00e0 \u00e9ch\u00e9ance […], le bailleur percevra de plein droit […] une indemnit\u00e9 de retard […] tout mois commenc\u00e9 \u00e9tant d\u00fb \u00bb. La discussion sur une limite temporelle unilat\u00e9rale est \u00e9cart\u00e9e, les loyers \u00e9tant d\u00e9sormais int\u00e9gralement \u00e9chus et la preuve du paiement non rapport\u00e9e, conform\u00e9ment \u00e0 l\u2019article 1353. L\u2019indemnit\u00e9 est donc accord\u00e9e pour le quantum sollicit\u00e9, en stricte application de la stipulation.<\/p>\n

La taxe fonci\u00e8re demeure r\u00e9cup\u00e9rable selon le bail, nonobstant l\u2019absence d\u2019occupation all\u00e9gu\u00e9e, le preneur conservant sa qualit\u00e9 durant la p\u00e9riode. La contestation de principe tombe avec l\u2019exigibilit\u00e9 compl\u00e8te des ann\u00e9es en cause, et l\u2019absence de grief pr\u00e9cis sur le montant emporte confirmation du chiffrage. Enfin, la cour ordonne la compensation avec le d\u00e9p\u00f4t de garantie, option d\u2019\u00e9quit\u00e9 comptable qui respecte l\u2019\u00e9conomie du contrat et la hi\u00e9rarchie des accessoires.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Rendue par la cour d\u2019appel de Douai le 26 juin 2025, la d\u00e9cision tranche un contentieux n\u00e9 d\u2019un bail commercial conclu par acte notari\u00e9, assorti d\u2019une franch…<\/p>\n","protected":false},"author":232070755,"featured_media":4724,"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":"685e2dca19adc98d02b8d7e8","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/685e2dca19adc98d02b8d7e8","_kj_judilibre_id":"685e2dca19adc98d02b8d7e8","_kj_jur":"Cour d'appel","_kj_lieu":"Douai","_kj_chambre":"CHAMBRE 2 SECTION 2","_kj_rg":"24\/01747","_kj_date":"2025-06-26","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684413","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Douai, le 26 juin 2025, n\u00b024\/01747 - 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Dix jours\u2026","rel":"","context":"In "Cour d'appel"","block_context":{"text":"Cour d'appel","link":"https:\/\/kohenavocats.com\/category\/cour-dappel\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/corentin-J5TYAxwQoM8-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/corentin-J5TYAxwQoM8-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/corentin-J5TYAxwQoM8-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/corentin-J5TYAxwQoM8-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/corentin-J5TYAxwQoM8-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/corentin-J5TYAxwQoM8-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":416579,"url":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-douai-le-11-avril-2012-n11-02015\/","url_meta":{"origin":684413,"position":3},"title":"Cour d’appel de Douai, le 11 avril 2012, n\u00b011\/02015","author":"Kohen","date":"22 March 2026","format":false,"excerpt":"La Cour d\u2019appel de Douai, le 11 avril 2012, se prononce sur un litige relatif \u00e0 un cong\u00e9 notifi\u00e9 \u00e0 un preneur dans le cadre d\u2019un bail commercial. Le bailleur avait fond\u00e9 son cong\u00e9 sur plusieurs griefs, dont des retards de paiement, une interdiction d\u2019exploiter et des am\u00e9nagements non autoris\u00e9s.\u2026","rel":"","context":"In "Cour d'appel"","block_context":{"text":"Cour d'appel","link":"https:\/\/kohenavocats.com\/category\/cour-dappel\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/sho-w-NEMLiQMKWas-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/sho-w-NEMLiQMKWas-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/sho-w-NEMLiQMKWas-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/sho-w-NEMLiQMKWas-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/sho-w-NEMLiQMKWas-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/sho-w-NEMLiQMKWas-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":634419,"url":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-meaux-le-13-octobre-2025-n25-52360\/","url_meta":{"origin":684413,"position":4},"title":"Tribunal judiciaire de Meaux, le 13 octobre 2025, n\u00b025\/52360","author":"Kohen","date":"21 April 2026","format":false,"excerpt":"Le tribunal judiciaire de Meaux, statuant en r\u00e9f\u00e9r\u00e9 le 13 octobre 2025, examine une demande d'expulsion et de provision fond\u00e9e sur une clause r\u00e9solutoire. Le...","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\/mathias-reding-AUDG_Ja0MOU-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/mathias-reding-AUDG_Ja0MOU-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/mathias-reding-AUDG_Ja0MOU-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/mathias-reding-AUDG_Ja0MOU-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/mathias-reding-AUDG_Ja0MOU-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/mathias-reding-AUDG_Ja0MOU-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":412373,"url":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-douai-le-29-novembre-2012-n11-06698\/","url_meta":{"origin":684413,"position":5},"title":"Cour d’appel de Douai, le 29 novembre 2012, n\u00b011\/06698","author":"Kohen","date":"21 March 2026","format":false,"excerpt":"Un bail commercial est conclu sur un immeuble mixte sans autorisation de changement d\u2019usage. Le Tribunal de grande instance de Lille prononce la nullit\u00e9 du bail et condamne solidairement bailleur et notaires. La Cour d\u2019appel de Douai, par un arr\u00eat du 29 novembre 2012, confirme la nullit\u00e9 et pr\u00e9cise le\u2026","rel":"","context":"In "Cour d'appel"","block_context":{"text":"Cour d'appel","link":"https:\/\/kohenavocats.com\/category\/cour-dappel\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/nils-kaEhf0eZme8-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/nils-kaEhf0eZme8-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/nils-kaEhf0eZme8-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/nils-kaEhf0eZme8-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/nils-kaEhf0eZme8-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/nils-kaEhf0eZme8-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\/684413","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=684413"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/684413\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media\/4724"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media?parent=684413"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/categories?post=684413"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/tags?post=684413"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}