{"id":685759,"date":"2026-04-25T21:00:41","date_gmt":"2026-04-25T19:00:41","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-le-7-fevrier-2024-n24-13249\/"},"modified":"2026-04-25T21:00:41","modified_gmt":"2026-04-25T19:00:41","slug":"tribunal-judiciaire-le-7-fevrier-2024-n24-13249","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-le-7-fevrier-2024-n24-13249\/","title":{"rendered":"Tribunal judiciaire, le 7 f\u00e9vrier 2024, n\u00b024\/13249"},"content":{"rendered":"
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Tribunal judiciaire de [Localit\u00e9 11], 19 juin 2025, n\u00b0 RG 24\/13249, n\u00b0 Portalis 352J\u2011W\u2011B7I\u2011C5KIX : contentieux des charges et mise en demeure article 19\u20112. Le juge de l\u2019acc\u00e9l\u00e9r\u00e9 au fond d\u00e9clare irrecevables des demandes fond\u00e9es sur une mise en demeure visant un arri\u00e9r\u00e9, non une provision \u00e9chue. Deux propri\u00e9taires sont d\u00e9c\u00e9d\u00e9s, un curateur \u00e0 succession vacante a \u00e9t\u00e9 d\u00e9sign\u00e9 par ordonnance du pr\u00e9sident du tribunal judiciaire de Paris du 7 f\u00e9vrier 2024. Le syndicat a assign\u00e9 l\u2019h\u00e9ritier et le curateur selon l\u2019article 19\u20112, r\u00e9clamant charges arr\u00eat\u00e9es, provisions \u00e0 \u00e9choir, int\u00e9r\u00eats, frais n\u00e9cessaires et accessoires. La lettre recommand\u00e9e du 4 juillet 2024 r\u00e9clamait un solde global de charges, sans identifier une provision \u00e9chue et le d\u00e9lai de trente jours. Des lettres ult\u00e9rieures du 4 f\u00e9vrier 2025 ont \u00e9t\u00e9 produites, le demandeur soutenant leur conformit\u00e9, tandis que le curateur rappelait la limite des actifs successoraux. \u00ab En application de l’article 472 du code de proc\u00e9dure civile si le d\u00e9fendeur ne compara\u00eet pas, il est n\u00e9anmoins statu\u00e9 sur le fond et le juge ne fait droit \u00e0 la demande que dans la mesure o\u00f9 il l’estime r\u00e9guli\u00e8re, recevable et bien fond\u00e9e. \u00bb La question tranch\u00e9e concerne la r\u00e9gularit\u00e9 de la mise en demeure pr\u00e9alable exig\u00e9e par l\u2019article 19\u20112, et ses effets sur la recevabilit\u00e9 des demandes. La solution retient l\u2019irrecevabilit\u00e9, faute d\u2019une mise en demeure portant sur une provision \u00e9chue, sans r\u00e9gularisation possible apr\u00e8s l\u2019introduction de l\u2019instance.<\/p>\n

I. Les exigences structurantes de l\u2019article 19\u20112<\/p>\n

A. Une mise en demeure cibl\u00e9e sur une provision \u00e9chue
\nL\u2019arr\u00eat rappelle la condition cardinale d\u2019un impay\u00e9 de provision, notifi\u00e9 avec un d\u00e9lai de trente jours, comme pr\u00e9alable \u00e0 l\u2019option proc\u00e9durale. Le juge \u00e9nonce ainsi : \u00ab Ce n’est en effet qu’en cas de non-paiement apr\u00e8s mise en demeure de payer une provision dans un d\u00e9lai de trente jours que le syndicat des copropri\u00e9taires est en droit de saisir le pr\u00e9sident du tribunal judiciaire aux fins d’obtenir la condamnation du copropri\u00e9taire d\u00e9faillant au paiement de cette provision, des provisions non encore \u00e9chues en application de l’article 14-1 et des sommes restant dues appel\u00e9es au titre des exercices pr\u00e9c\u00e9dents apr\u00e8s approbation des comptes. \u00bb L\u2019\u00e9criture de la lettre doit refl\u00e9ter ce s\u00e9quen\u00e7age normatif, faute de quoi l\u2019assignation encourt l\u2019irrecevabilit\u00e9.<\/p>\n

Le raisonnement prolonge cette exigence par un imp\u00e9ratif de lisibilit\u00e9 pour le d\u00e9biteur. Le jugement pr\u00e9cise que \u00ab Cette mise en demeure ne permet pas au copropri\u00e9taire d\u00e9biteur de comprendre qu’en cas de d\u00e9faut de paiement d’une seule et unique provision, il pourra \u00eatre poursuivi sur ce fondement pour le paiement de l’int\u00e9gralit\u00e9 de son arri\u00e9r\u00e9 de charges ainsi que des provisions non encore \u00e9chues au titre de l’exercice en cours. \u00bb La mise en demeure ne peut donc prendre la forme d\u2019une sommation au paiement d\u2019un solde global.<\/p>\n

B. Une exigibilit\u00e9 diff\u00e9r\u00e9e des sommes ant\u00e9rieures et des provisions \u00e0 \u00e9choir
\nL\u2019article 19\u20112 n\u2019anticipe l\u2019exigibilit\u00e9 des arri\u00e9r\u00e9s et des provisions qu\u2019apr\u00e8s une carence constat\u00e9e post\u00e9rieurement \u00e0 la mise en demeure. Le juge en tire une cons\u00e9quence claire sur le contenu m\u00eame de la lettre pr\u00e9alable : \u00ab De surcro\u00eet, d\u00e8s lors que l’article 19-2 susvis\u00e9 \u00e9nonce que ce n’est qu’apr\u00e8s mise en demeure rest\u00e9e infructueuse que la totalit\u00e9 des charges impay\u00e9es restant dues, ainsi que les provisions non encore \u00e9chues, deviennent imm\u00e9diatement exigibles, la mise en demeure ne peut inclure les sommes restant dues puisque, aux termes de cet article, celles-ci ne sont pas encore exigibles \u00e0 la date de son \u00e9tablissement. \u00bb L\u2019\u00e9crit pr\u00e9alable ne saurait faire na\u00eetre ce qu\u2019il conditionne.<\/p>\n

Cette logique commande une stricte disjonction entre l\u2019objet de la lettre et l\u2019objet de la demande en justice. La lettre vise une provision \u00e9chue, la saisine autoris\u00e9e peut englober, apr\u00e8s \u00e9ch\u00e9ance du d\u00e9lai, les sommes rendues exigibles par la loi. L\u2019\u00e9conomie du dispositif suppose cette progressivit\u00e9.<\/p>\n

II. Finalit\u00e9 et port\u00e9e de l\u2019option retenue<\/p>\n

A. Pr\u00e9venir le d\u00e9tournement de la voie acc\u00e9l\u00e9r\u00e9e
\nLe juge rappelle la nature singuli\u00e8re de la proc\u00e9dure ouverte par l\u2019article 19\u20112. Il retient que \u00ab Ces dispositions instituent une proc\u00e9dure judiciaire sp\u00e9cifique pour le paiement des sommes qu\u2019elles visent, d\u00e9rogatoire au droit commun et confi\u00e9e au pr\u00e9sident du tribunal judiciaire. \u00bb Le caract\u00e8re d\u00e9rogatoire suppose une interpr\u00e9tation stricte des conditions d\u2019acc\u00e8s.<\/p>\n

L\u2019arr\u00eat \u00e9carte toute tentation d\u2019utiliser l\u2019acc\u00e9l\u00e9r\u00e9 au fond comme vecteur de recouvrement global. La motivation est explicite : \u00ab Consid\u00e9rer que la proc\u00e9dure acc\u00e9l\u00e9r\u00e9e au fond pr\u00e9vue \u00e0 l’article 19-2 de la loi du 10 juillet 1965 pourrait valablement \u00eatre mise en \u0153uvre, en l’absence de paiement par le copropri\u00e9taire d\u00e9faillant de la totalit\u00e9 de sa cr\u00e9ance apr\u00e8s mise en demeure, reviendrait \u00e0 faire perdre tout sens \u00e0 la proc\u00e9dure de droit commun devant le tribunal judiciaire. \u00bb La fronti\u00e8re proc\u00e9durale est ainsi pr\u00e9serv\u00e9e, au b\u00e9n\u00e9fice de la coh\u00e9rence du contentieux des charges.<\/p>\n

B. Une irrecevabilit\u00e9 appr\u00e9ci\u00e9e \u00e0 l\u2019introduction, non r\u00e9gularisable
\nLe juge fixe le moment d\u2019appr\u00e9ciation de la recevabilit\u00e9 et refuse la r\u00e9gularisation par des lettres post\u00e9rieures. La d\u00e9cision affirme que \u00ab Enfin, alors que la recevabilit\u00e9 s\u2019appr\u00e9cie au moment de l\u2019introduction de l\u2019instance, les mises en demeure \u201csur et aux fins\u201d adress\u00e9es aux d\u00e9fendeurs par lettres recommand\u00e9es avec accus\u00e9s de r\u00e9ception pr\u00e9sent\u00e9s le 04 f\u00e9vrier 2025, ne sont pas de nature \u00e0 r\u00e9gulariser la proc\u00e9dure, \u00e9tant en tout \u00e9tat de cause pr\u00e9cis\u00e9 que ces mises en demeure portent sur la totalit\u00e9 de l\u2019arri\u00e9r\u00e9 de charges au 03 janvier 2025 et ne respectent pas davantage les dispositions de l\u2019article 19-2 pr\u00e9cit\u00e9. \u00bb Le filtre temporel verrouille l\u2019acc\u00e8s \u00e0 la voie d\u00e9rogatoire.<\/p>\n

La sanction s\u2019ensuit, exprim\u00e9e sans ambigu\u00eft\u00e9 : \u00ab Il y a lieu en cons\u00e9quence de d\u00e9clarer les demandes du syndicat des copropri\u00e9taires fond\u00e9es sur les dispositions de l\u2019article 19-2 de la loi du 10 juillet 1965 irrecevables. \u00bb La solution, fid\u00e8le au texte, \u00e9vite qu\u2019une d\u00e9faillance formelle initiale soit corrig\u00e9e ex post, et rappelle, par l\u2019article 472 du code de proc\u00e9dure civile, que l\u2019absence de comparution n\u2019affaiblit jamais le contr\u00f4le du juge sur la r\u00e9gularit\u00e9. Elle oriente, en pratique, les syndicats vers un calibrage pr\u00e9cis des mises en demeure et, le cas \u00e9ch\u00e9ant, vers la proc\u00e9dure de droit commun pour le recouvrement int\u00e9gral des arri\u00e9r\u00e9s.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Tribunal judiciaire de [Localit\u00e9 11], 19 juin 2025, n\u00b0 RG 24\/13249, n\u00b0 Portalis 352J\u2011W\u2011B7I\u2011C5KIX : contentieux des charges et mise en demeure article 19\u20112. L…<\/p>\n","protected":false},"author":232070755,"featured_media":4906,"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":"68545643f58c06bf601340e9","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68545643f58c06bf601340e9","_kj_judilibre_id":"68545643f58c06bf601340e9","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Paris","_kj_chambre":"Charges de copropri\u00e9t\u00e9","_kj_rg":"24\/13249","_kj_date":"2025-06-19","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685759","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire, le 7 f\u00e9vrier 2024, n\u00b024\/13249 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Tribunal judiciaire de [Localit\u00e9 11], 19 juin 2025, n\u00b0 RG 24\/13249, n\u00b0 Portalis 352J\u2011W\u2011B7I\u2011C5KIX : contentieux des charges et mise en demeure article 19\u20112. 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