{"id":684995,"date":"2026-04-25T20:11:58","date_gmt":"2026-04-25T18:11:58","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-le-17-juin-2025-n24-00728\/"},"modified":"2026-04-25T20:11:58","modified_gmt":"2026-04-25T18:11:58","slug":"cour-dappel-le-17-juin-2025-n24-00728","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-le-17-juin-2025-n24-00728\/","title":{"rendered":"Cour d’appel, le 17 juin 2025, n\u00b024\/00728"},"content":{"rendered":"
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Cour d\u2019appel de Reims, 17 juin 2025. Un bail d\u2019habitation a \u00e9t\u00e9 conclu d\u00e9but 2023 pour une maison, avec d\u00e9p\u00f4t de garantie et \u00e9tat des lieux d\u2019entr\u00e9e. La locataire a ensuite saisi le juge pour solliciter une diminution de loyer fond\u00e9e sur l\u2019\u00e9cart de superficie, un nouveau diagnostic de performance \u00e9nerg\u00e9tique, divers travaux et des dommages et int\u00e9r\u00eats. Le bailleur a contest\u00e9 l\u2019ensemble, form\u00e9 des demandes reconventionnelles en paiement des loyers et, devant la cour, ajout\u00e9 des pr\u00e9tentions de r\u00e9siliation et d\u2019expulsion.<\/p>\n

Par jugement du 23 avril 2024, le juge des contentieux de la protection a d\u00e9clar\u00e9 irrecevable la demande de r\u00e9duction du loyer, ordonn\u00e9 plusieurs mises en conformit\u00e9, allou\u00e9 300 euros pour trouble de jouissance et condamn\u00e9 la locataire \u00e0 payer des arri\u00e9r\u00e9s. L\u2019appel portait sur la recevabilit\u00e9 de la diminution de loyer, l\u2019\u00e9tendue des obligations du bailleur, le quantum du pr\u00e9judice, la dette locative actualis\u00e9e et la compensation. La cour confirme l\u2019irrecevabilit\u00e9 de la r\u00e9duction de loyer, enjoint un nouveau DPE, maintient les travaux utiles sans astreinte, confirme l\u2019indemnisation symbolique, actualise la dette et \u00e9carte les demandes nouvelles en appel.<\/p>\n

La question centrale tient d\u2019abord au formalisme proc\u00e9dural gouvernant la diminution de loyer fond\u00e9e sur l\u2019article 3-1 de la loi du 6 juillet 1989, ainsi qu\u2019au p\u00e9rim\u00e8tre de l\u2019effet d\u00e9volutif en appel. Elle commande ensuite la d\u00e9limitation des obligations substantielles du bailleur, notamment quant au DPE, aux r\u00e9parations et aux incidences financi\u00e8res corr\u00e9latives.<\/p>\n

I \u2013 Le rappel ferme des exigences proc\u00e9durales en contentieux locatif<\/p>\n

A \u2013 La condition pr\u00e9alable de l\u2019article 3-1 et la rigueur de la recevabilit\u00e9<\/p>\n

La cour retient un principe clair, \u00e9nonc\u00e9 en ces termes: \u00ab Il est de jurisprudence constante qu’est irrecevable l’action en diminution de loyer form\u00e9e sans qu’une demande pr\u00e9alable ait \u00e9t\u00e9 pr\u00e9sent\u00e9e par le locataire. \u00bb La lettre invoqu\u00e9e ne mentionnant ni superficie ni r\u00e9duction proportionnelle, la carence initiale n\u2019\u00e9tait pas discutable. La r\u00e9gularisation post\u00e9rieure, par un courrier ult\u00e9rieur et une nouvelle instance, ne r\u00e9pare pas l\u2019irrecevabilit\u00e9 originelle.<\/p>\n

Cette rigueur irrigue la suite du raisonnement: \u00ab Il n’y a donc pas lieu d’examiner, sur le fond, la question relative \u00e0 la superficie du logement, ni d’ordonner une expertise sur une demande jug\u00e9e irrecevable. \u00bb La solution confirme la finalit\u00e9 de l\u2019article 3-1: d\u00e9clencher un court circuit de n\u00e9gociation et de saisine dans des d\u00e9lais contraints, prot\u00e9geant la s\u00e9curit\u00e9 juridique du bail. Elle neutralise aussi tout contournement par expertise dilatoire, coh\u00e9rent avec l\u2019\u00e9conomie d\u2019un contentieux bref et circonscrit.<\/p>\n

B \u2013 L\u2019effet d\u00e9volutif ma\u00eetris\u00e9 et l\u2019irrecevabilit\u00e9 des demandes nouvelles en appel<\/p>\n

Les pr\u00e9tentions additionnelles de r\u00e9siliation, d\u2019expulsion et d\u2019indemnit\u00e9 d\u2019occupation, n\u00e9es \u00e0 hauteur de cour, sont \u00e9cart\u00e9es sans d\u00e9tour: \u00ab Il s’agit de demandes nouvelles form\u00e9es \u00e0 hauteur de cour qui seront d\u00e9clar\u00e9es irrecevables par application des dispositions de l’article 564 du code de proc\u00e9dure civile. \u00bb La cour restitue sobrement la r\u00e9partition des offices entre instances et rappelle la discipline de l\u2019appel, cantonn\u00e9e au litige tel que d\u00e9fini devant les premiers juges.<\/p>\n

La solution s\u2019inscrit dans une conception stricte du principe dispositif et de la concentration des pr\u00e9tentions. Elle pr\u00e9vient les d\u00e9rives tactiques en appel et s\u2019articule, en pratique, avec l\u2019existence d\u2019une autre proc\u00e9dure o\u00f9 les conditions l\u00e9gales d\u2019une r\u00e9siliation peuvent, le cas \u00e9ch\u00e9ant, \u00eatre d\u00e9battues utilement et contradictoirement.<\/p>\n

II \u2013 La d\u00e9limitation mesur\u00e9e des obligations du bailleur et leurs incidences<\/p>\n

A \u2013 Le DPE irr\u00e9gulier et l\u2019injonction de r\u00e9gularisation<\/p>\n

Le rappel normatif ouvre l\u2019analyse: \u00ab Par application de l’article 3-3 de la loi du 6 juillet 1989, un dossier de diagnostic technique, fourni par le bailleur, est annex\u00e9 au contrat de location lors de sa signature ou de son renouvellement. \u00bb L\u2019irr\u00e9gularit\u00e9 provient de la certification d\u00e9faillante du diagnostiqueur au moment du DPE annex\u00e9, ce que les \u00e9changes produits \u00e9tablissent. Le bailleur n\u2019\u00e9tant pas rest\u00e9 sourd \u00e0 une actualisation, la cour privil\u00e9gie une solution fonctionnelle et ordonne un nouveau DPE par un professionnel qualifi\u00e9, seul \u00e0 m\u00eame d\u2019assurer l\u2019information environnementale due.<\/p>\n

L\u2019\u00e9conomie de la d\u00e9cision est nette: corriger l\u2019irr\u00e9gularit\u00e9 documentaire, sans la convertir en sanction p\u00e9cuniaire ou en nullit\u00e9 locative. Le dispositif vient le dire, sobrement: \u00ab Le jugement est infirm\u00e9 sur ce point. \u00bb La port\u00e9e reste concr\u00e8te, tourn\u00e9e vers la conformit\u00e9 et la loyaut\u00e9 de l\u2019information, y compris en vue d\u2019une relocation ult\u00e9rieure.<\/p>\n

B \u2013 Travaux, r\u00e9parations locatives, pr\u00e9judice de jouissance et cons\u00e9quence financi\u00e8re<\/p>\n

La cour hi\u00e9rarchise les d\u00e9sordres avec une ligne de partage limpide: \u00ab La cour indique qu’en tout \u00e9tat de cause la plupart de d\u00e9sordres all\u00e9gu\u00e9s apparaissent constituer de simples r\u00e9parations locatives (\u00e9tendoir \u00e0 linge mal fix\u00e9, poign\u00e9e de porte mal fix\u00e9e, interrupteur du garage, etc …) \u00bb. Elle compl\u00e8te sobrement sur l\u2019\u00e9lectricit\u00e9: \u00ab Il n’est aucunement fait \u00e9tat d’une non-conformit\u00e9 de l’installation \u00e9lectrique et il ne peut \u00eatre attendu d’un bailleur de se conformer, ann\u00e9es apr\u00e8s ann\u00e9e, aux nouvelles normes de construction. \u00bb Le quantum symbolique de 300 euros pour le trouble de jouissance se justifie par l\u2019ampleur limit\u00e9e et la r\u00e9alisation partielle des travaux.<\/p>\n

La solution sur les injonctions s\u2019en d\u00e9duit logiquement: \u00ab Le jugement est par cons\u00e9quent confirm\u00e9 en toutes ses dispositions relatives aux travaux de mise en conformit\u00e9 ordonn\u00e9s, sans qu’il y ait lieu toutefois de confirmer l’astreinte prononc\u00e9e qui n’appara\u00eet plus utile. \u00bb La suppression de l\u2019astreinte traduit la proportionnalit\u00e9 des mesures d\u2019ex\u00e9cution, compte tenu des diligences d\u00e9j\u00e0 accomplies et de la nature des r\u00e9parations restantes.<\/p>\n

Sur la dette locative, la cour \u00e9carte tout pr\u00e9alable formaliste inop\u00e9rant: \u00ab Toutefois, il n’existe pas d’obligation de d\u00e9livrance d’un commandement de payer au sens de l’article 24 de la loi du 6 juillet 1989 et le bailleur en l’esp\u00e8ce d\u00e9montre la carence de sa locataire dans le r\u00e9glement des loyers, ce qu’elle ne conteste d’ailleurs pas v\u00e9ritablement, mais qu’elle explique par les moyens ci-dessous d\u00e9velopp\u00e9s. \u00bb Elle rappelle en outre l\u2019outil proc\u00e9dural ad\u00e9quat en cas de d\u00e9sordres av\u00e9r\u00e9s: \u00ab Ainsi, la loi du 6 juillet 1989 pr\u00e9voit en son article 20-1 une proc\u00e9dure particuli\u00e8re en autorisation de suspension ou consignation des loyers, sur autorisation du juge dans l’attente de travaux rendus n\u00e9cessaires par des \u00e9ventuels d\u00e9sordres affectant le bien lou\u00e9 dont la responsabilit\u00e9 incomberait au bailleur. \u00bb Faute d\u2019usage de cette voie, la r\u00e9duction unilat\u00e9rale du loyer ne pouvait prosp\u00e9rer.<\/p>\n

Enfin, la compensation est logiquement retenue, les cr\u00e9ances \u00e9tant certaines, liquides et exigibles: \u00ab Le jugement est donc confirm\u00e9 en ce qu’il a ordonn\u00e9, par application de l’article 1347 du code civil, la compensation des dettes respectives \u00e0 due concurrence. \u00bb L\u2019actualisation des arri\u00e9r\u00e9s au vu du d\u00e9compte n\u2019alt\u00e8re pas ce sch\u00e9ma, qui assure l\u2019\u00e9quilibre comptable des rapports locatifs, sans exc\u00e8s ni sanction disproportionn\u00e9e.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Cour d\u2019appel de Reims, 17 juin 2025. Un bail d\u2019habitation a \u00e9t\u00e9 conclu d\u00e9but 2023 pour une maison, avec d\u00e9p\u00f4t de garantie et \u00e9tat des lieux d\u2019entr\u00e9e. La loca…<\/p>\n","protected":false},"author":232070755,"featured_media":9654,"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":"685249dd65028a9899f03d0f","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/685249dd65028a9899f03d0f","_kj_judilibre_id":"685249dd65028a9899f03d0f","_kj_jur":"Cour d'appel","_kj_lieu":"Reims","_kj_chambre":"Chambre-2 JCP","_kj_rg":"24\/00728","_kj_date":"2025-06-17","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684995","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel, le 17 juin 2025, n\u00b024\/00728 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Cour d\u2019appel de Reims, 17 juin 2025. Un bail d\u2019habitation a \u00e9t\u00e9 conclu d\u00e9but 2023 pour une maison, avec d\u00e9p\u00f4t de garantie et \u00e9tat des lieux d\u2019entr\u00e9e. La loca...\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/kohenavocats.com\/en\/cour-dappel-le-17-juin-2025-n24-00728\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Cour d'appel, le 17 juin 2025, n\u00b024\/00728\" \/>\n<meta property=\"og:description\" content=\"Cour d\u2019appel de Reims, 17 juin 2025. Un bail d\u2019habitation a \u00e9t\u00e9 conclu d\u00e9but 2023 pour une maison, avec d\u00e9p\u00f4t de garantie et \u00e9tat des lieux d\u2019entr\u00e9e. 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