{"id":684542,"date":"2026-04-25T19:45:13","date_gmt":"2026-04-25T17:45:13","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-14-septembre-2023-n23-22-351\/"},"modified":"2026-04-25T19:45:13","modified_gmt":"2026-04-25T17:45:13","slug":"cour-dappel-de-paris-le-14-septembre-2023-n23-22-351","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-paris-le-14-septembre-2023-n23-22-351\/","title":{"rendered":"Cour d’appel de Paris, le 14 septembre 2023, n\u00b023-22.351"},"content":{"rendered":"
\n

La Cour de cassation, troisi\u00e8me chambre civile, 19 juin 2025, rejette un pourvoi form\u00e9 contre un arr\u00eat de la Cour d’appel de Paris du 14 septembre 2023.<\/p>\n

Les bailleurs avaient consenti en 2011 un bail professionnel de six ans sur des locaux lou\u00e9s depuis 1989 \u00e0 une \u00e9tude notariale. Apr\u00e8s cong\u00e9 donn\u00e9 en juin 2017 pour fin septembre, la locataire a restitu\u00e9 les lieux puis a contest\u00e9 le bail et sollicit\u00e9 diverses restitutions.<\/p>\n

Les bailleurs ont appel\u00e9 en intervention forc\u00e9e l’agent immobilier et ses assureurs, et ont r\u00e9clam\u00e9 loyers, charges et indemnit\u00e9s, notamment pour remise en \u00e9tat. La Cour d’appel de Paris a limit\u00e9 les condamnations et a refus\u00e9 d’allouer une somme de remise en \u00e9tat, faute d’\u00e9l\u00e9ments probants et de chiffrage pertinent.<\/p>\n

Le pourvoi soutenait une violation des articles 1147 ancien et 1730 du code civil et du principe de r\u00e9paration int\u00e9grale, et invoquait une d\u00e9naturation. Il reprochait un refus d’\u00e9valuation du dommage et l’absence de recherche sur la n\u00e9cessit\u00e9 d’un remplacement \u00e0 neuf de certains \u00e9l\u00e9ments.<\/p>\n

La Cour approuve l’arr\u00eat attaqu\u00e9. Elle retient d’abord que \u00ab le bail liant les parties ne mettait pas \u00e0 la charge de la locataire la r\u00e9paration de la v\u00e9tust\u00e9 \u00bb. Ensuite, \u00ab par une interpr\u00e9tation souveraine de la commune intention des parties, exclusive de d\u00e9naturation \u00bb, la clause de remise en \u00e9tat re\u00e7oit une lecture restrictive. Enfin, \u00ab les devis produits par les bailleurs n’\u00e9taient pas probants \u00bb et \u00ab les bailleurs ne rapportaient pas la preuve de l’existence d’un pr\u00e9judice \u00bb.<\/p>\n

I. L’interpr\u00e9tation restrictive de la clause de remise en \u00e9tat<\/p>\n

A. L’ambigu\u00eft\u00e9 du \u00ab bail original \u00bb et l\u2019interpr\u00e9tation souveraine<\/p>\n

La clause stipulait une restitution des locaux tels qu’ils \u00e9taient \u00e0 la signature du bail \u00ab original \u00bb. La Cour rel\u00e8ve l’\u00e9quivoque de la formule, justifiant une appr\u00e9ciation de la volont\u00e9 commune, \u00ab par une interpr\u00e9tation souveraine de la commune intention des parties \u00bb. Cette d\u00e9marche exclut la d\u00e9naturation, ce que souligne la d\u00e9cision en citant l’interpr\u00e9tation \u00ab exclusive de d\u00e9naturation \u00bb, et s’inscrit dans l’office traditionnel du juge du fond. Reste alors \u00e0 pr\u00e9ciser l’\u00e9tendue concr\u00e8te de l’obligation ainsi comprise.<\/p>\n

B. La restitution dans l\u2019\u00e9tat initial, non la remise \u00e0 neuf<\/p>\n

La Cour approuve l’id\u00e9e que la clause \u00ab autorisait seulement le bailleur \u00e0 exiger que le bien lou\u00e9 soit restitu\u00e9 dans son \u00e9tat initial \u00bb. L’\u00e9tat initial renvoie aux \u00e9l\u00e9ments et \u00e9quipements pr\u00e9sents lors de l’entr\u00e9e en jouissance, sans exiger un remplacement par des \u00e9l\u00e9ments neufs ou de gamme sup\u00e9rieure. La distinction avec la v\u00e9tust\u00e9 s’impose, puisque \u00ab le bail liant les parties ne mettait pas \u00e0 la charge de la locataire la r\u00e9paration de la v\u00e9tust\u00e9 \u00bb. Ainsi, les pertes de valeur li\u00e9es au temps restent hors du champ de la remise, et ne peuvent fonder un droit \u00e0 r\u00e9novation compl\u00e8te. Cette interpr\u00e9tation de l’obligation de restitution commande alors l’analyse probatoire et indemnitaires.<\/p>\n

II. La preuve du pr\u00e9judice et la r\u00e9paration int\u00e9grale<\/p>\n

A. V\u00e9tust\u00e9, charge contractuelle et office du juge<\/p>\n

Le principe de r\u00e9paration int\u00e9grale demeure, mais il s’exerce dans le p\u00e9rim\u00e8tre contractuel, lequel exclut ici la v\u00e9tust\u00e9 faute de clause contraire. Dans ce cadre, le juge doit rechercher l’existence d’un dommage certain et chiffrable, et en d\u00e9duire les cons\u00e9quences sans exc\u00e9der les obligations convenues. La Cour rel\u00e8ve que l’arr\u00eat d’appel a proc\u00e9d\u00e9 \u00e0 cette recherche et a conclu que \u00ab les bailleurs ne rapportaient pas la preuve de l’existence d’un pr\u00e9judice \u00bb. Reste alors \u00e0 mesurer les exigences probatoires mises en avant par la d\u00e9cision.<\/p>\n

B. Exigences probatoires et enseignements pratiques<\/p>\n

L’arr\u00eat souligne que \u00ab les devis produits par les bailleurs n’\u00e9taient pas probants \u00bb. Ils pr\u00e9voyaient une \u00ab r\u00e9novation compl\u00e8te des locaux \u00bb avec des \u00e9l\u00e9ments remis \u00ab \u00e0 l’\u00e9tat neuf \u00bb. Or, l’\u00e9tat d’entr\u00e9e r\u00e9v\u00e9lait d\u00e9j\u00e0 des \u00e9l\u00e9ments \u00ab en \u00e9tat d’usage voire d\u00e9grad\u00e9s \u00bb, de sorte que le chiffrage devait isoler les remises r\u00e9ellement imputables au preneur. Le d\u00e9cideur est ainsi incit\u00e9 \u00e0 articuler constat initial, description pr\u00e9cise des d\u00e9sordres imputables et devis cibl\u00e9s, afin d’\u00e9viter toute assimilation entre remise et am\u00e9lioration. La port\u00e9e pratique est nette pour la r\u00e9daction contractuelle, qui doit traiter express\u00e9ment la v\u00e9tust\u00e9 et pr\u00e9ciser l’objet de la restitution en fin de bail. Elle l’est aussi pour la preuve, qui commande un \u00e9tat des lieux pr\u00e9cis, des comparatifs dat\u00e9s et des devis proportionn\u00e9s aux alt\u00e9rations imputables.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour de cassation, troisi\u00e8me chambre civile, 19 juin 2025, rejette un pourvoi form\u00e9 contre un arr\u00eat de la Cour d’appel de Paris du 14 septembre 2023.<\/p>\n","protected":false},"author":232070755,"featured_media":9673,"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":"6853d9875253664177a3e6ac","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/6853d9875253664177a3e6ac","_kj_judilibre_id":"6853d9875253664177a3e6ac","_kj_jur":"Cour de cassation","_kj_lieu":"","_kj_chambre":"Troisi\u00e8me chambre civile","_kj_rg":"23-22.351","_kj_date":"2025-06-19","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684542","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Paris, le 14 septembre 2023, n\u00b023-22.351 - 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