{"id":685782,"date":"2026-04-25T21:02:49","date_gmt":"2026-04-25T19:02:49","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-amiens-le-13-juin-2025-n24-00007\/"},"modified":"2026-04-25T21:02:49","modified_gmt":"2026-04-25T19:02:49","slug":"tribunal-judiciaire-de-amiens-le-13-juin-2025-n24-00007","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-amiens-le-13-juin-2025-n24-00007\/","title":{"rendered":"Tribunal judiciaire de Amiens, le 13 juin 2025, n\u00b024\/00007"},"content":{"rendered":"
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Le Tribunal judiciaire d\u2019Amiens, juge des loyers commerciaux, a statu\u00e9 le 13 juin 2025 sur la fixation du loyer d\u2019un bail renouvel\u00e9. Le litige, n\u00e9 au moment du renouvellement du 1er octobre 2023, oppose des \u00e9valuations tr\u00e8s divergentes de la valeur locative.<\/p>\n

Un bail commercial conclu en 2012 portait sur des locaux \u00e0 usage principal de vente, avec des surfaces exploit\u00e9es sur quatre niveaux. Le loyer initial de 65 000 euros avait atteint 81 520,72 euros par l\u2019effet de la clause d\u2019indexation. Le preneur a sollicit\u00e9 le renouvellement au 1er octobre 2023 et la fixation du loyer \u00e0 la valeur locative, successivement chiffr\u00e9e \u00e0 42 500 puis \u00e0 20 000 euros. Le bailleur a soutenu une valeur locative de 73 500 euros.<\/p>\n

La juridiction a \u00e9t\u00e9 saisie \u00e0 l\u2019automne 2024, l\u2019affaire a \u00e9t\u00e9 plaid\u00e9e le 4 avril 2025, puis mise en d\u00e9lib\u00e9r\u00e9. Deux th\u00e8ses s\u2019opposaient sur l\u2019assiette et l\u2019ampleur de la valeur locative, l\u2019une plaidant une forte d\u00e9gradation des facteurs locaux, l\u2019autre invoquant des r\u00e9f\u00e9rences nombreuses et une pond\u00e9ration stricte des surfaces.<\/p>\n

La question de droit portait sur le recours \u00e0 la valeur locative lors du renouvellement, au regard des crit\u00e8res l\u00e9gaux, et sur les conditions de fixation d\u2019un loyer provisionnel en cours d\u2019instance. La solution retient, d\u2019abord, la recevabilit\u00e9 de la demande de fixation \u00e0 la valeur locative, puis la n\u00e9cessit\u00e9 d\u2019une expertise, enfin la fixation d\u2019un loyer provisionnel. Ainsi, \u00ab En cons\u00e9quence, la demande de fixation du loyer \u00e0 la valeur locative sera d\u00e9clar\u00e9e recevable \u00bb. Ensuite, \u00ab D\u00e8s lors, il convient, avant dire droit, d\u2019ordonner une mesure d\u2019instruction \u00bb. Enfin, \u00ab Par cons\u00e9quent, le montant du loyer provisionnel sera fix\u00e9, pendant la dur\u00e9e de l\u2019instance, \u00e0 la somme annuelle de 73.500 \u20ac HT HC \u00e0 compter du 1er octobre 2023 \u00bb.<\/p>\n

I. Le recours \u00e0 la valeur locative et l\u2019office du juge<\/p>\n

A. Recevabilit\u00e9 et cadre normatif de la valeur locative<\/p>\n

Le juge rappelle le standard l\u00e9gal de fixation \u00e0 la valeur locative lors du renouvellement. \u00ab L\u2019article L 145-33 du Code de commerce dispose que le montant des loyers des baux renouvel\u00e9s ou r\u00e9vis\u00e9s doit correspondre \u00e0 la valeur locative. \u00bb Il pr\u00e9cise, dans la continuit\u00e9, les param\u00e8tres d\u2019\u00e9valuation. \u00ab \u00c0 d\u00e9faut d’accord, cette valeur est d\u00e9termin\u00e9e d’apr\u00e8s : 1\u00b0 Les caract\u00e9ristiques du local consid\u00e9r\u00e9 ; 2\u00b0 La destination des lieux ; 3\u00b0 Les obligations respectives des parties ; 4\u00b0 Les facteurs locaux de commercialit\u00e9 ; 5\u00b0 Les prix couramment pratiqu\u00e9s dans le voisinage. \u00bb<\/p>\n

La d\u00e9cision constate un accord de principe sur la m\u00e9thode, qui conduit \u00e0 \u00e9carter le seul m\u00e9canisme d\u2019indexation. Elle \u00e9nonce que \u00ab Il en ressort que les parties s\u2019accordent afin que le loyer renouvel\u00e9 soit fix\u00e9 \u00e0 la valeur locative \u00bb. Le juge s\u2019inscrit ainsi dans la logique de l\u2019article L 145-33, tout en prenant acte de l\u2019\u00e9cart croissant entre loyer index\u00e9 et niveau de march\u00e9. La recevabilit\u00e9 de la demande s\u2019en d\u00e9duit sans difficult\u00e9, sous r\u00e9serve d\u2019une v\u00e9rification technique des crit\u00e8res susvis\u00e9s.<\/p>\n

B. N\u00e9cessit\u00e9 d\u2019une expertise et exigence m\u00e9thodologique<\/p>\n

L\u2019office du juge commande de recourir \u00e0 la mesure d\u2019instruction lorsque les \u00e9valuations sont trop \u00e9loign\u00e9es. La d\u00e9cision constate que les parties \u00ab proposent des valeurs locatives tr\u00e8s (trop) \u00e9loign\u00e9es pour que le juge des loyers commerciaux puisse trancher sans l\u2019avis d\u2019un technicien \u00bb. L\u2019expertise ordonn\u00e9e est pr\u00e9cis\u00e9ment balis\u00e9e par la mission, qui cible les comparables, la pond\u00e9ration et les m\u00e9thodes.<\/p>\n

La mission prescrit de \u00ab rechercher les prix couramment pratiqu\u00e9s pour les locaux similaires d\u2019apr\u00e8s les donn\u00e9es disponibles en fournissant des r\u00e9f\u00e9rences de comparaison d\u00e9taill\u00e9es \u00bb. Elle enjoint surtout de \u00ab donner son avis sur la valeur locative du bail en renouvellement \u00e0 la date du 1er octobre 2023, d\u00e9termin\u00e9e conform\u00e9ment aux dispositions de l\u2019article R 145-10 du Code de commerce, en veillant \u00e0 justifier le choix des m\u00e9thodes d\u2019\u00e9valuation retenues et en d\u00e9taillant les calculs op\u00e9r\u00e9s \u00bb. Le contradictoire est garanti par la remise d\u2019un document interm\u00e9diaire, l\u2019expert devant \u00ab adresser aux parties un pr\u00e9-rapport de ses investigations et conclusions en leur impartissant un d\u00e9lai pour faire valoir par dires leurs \u00e9ventuelles observations, et y r\u00e9pondre avant de d\u00e9poser \u00bb.<\/p>\n

La d\u00e9marche appara\u00eet classique et appropri\u00e9e. Le recours \u00e0 la charte de l\u2019expertise pour la pond\u00e9ration guide l\u2019analyse sans la substituer au droit positif. Les r\u00e9f\u00e9rences exig\u00e9es, nombreuses et motiv\u00e9es, doivent permettre d\u2019objectiver les facteurs locaux de commercialit\u00e9 et de calibrer les abattements \u00e9ventuels li\u00e9s aux obligations contractuelles.<\/p>\n

II. La fixation provisionnelle et la port\u00e9e de la d\u00e9cision<\/p>\n

A. Fondement et mesure du loyer provisionnel<\/p>\n

Le juge rappelle le r\u00e9gime applicable pendant l\u2019instance. \u00ab Aux termes de l\u2019article L 145-57 du Code de commerce, et pendant la dur\u00e9e de l\u2019instance, le locataire est tenu de payer l\u2019ancien loyer. \u00bb Toutefois, il pr\u00e9cise l\u2019exception utile \u00e0 l\u2019\u00e9conomie du litige. \u00ab La juridiction peut cependant, en fonction des \u00e9l\u00e9ments qui lui sont fournis, fixer un loyer provisionnel, auquel cas un compte sera fait entre les parties lors de la fixation d\u00e9finitive. \u00bb<\/p>\n

Au vu des \u00e9l\u00e9ments, la juridiction retient un ancrage provisoire \u00e0 73 500 euros, inf\u00e9rieur au loyer index\u00e9 et compatible avec la borne sup\u00e9rieure implicitement admise par les parties. Elle juge que \u00ab le montant du loyer provisionnel sera fix\u00e9, pendant la dur\u00e9e de l\u2019instance, \u00e0 la somme annuelle de 73.500 \u20ac HT HC \u00bb. La mesure concilie les int\u00e9r\u00eats en pr\u00e9sence, limite l\u2019exposition financi\u00e8re du preneur et pr\u00e9serve la facult\u00e9 d\u2019ajustement lors de la d\u00e9cision d\u00e9finitive.<\/p>\n

B. Port\u00e9e pratique et perspectives contentieuses<\/p>\n

La solution s\u2019inscrit dans la technique du jugement mixte, qui s\u00e9curise la suite de la proc\u00e9dure tout en maintenant l\u2019instance. Il est rappel\u00e9 que \u00ab le jugement mixte ne dessaisit le juge que pour la partie du principal qui est tranch\u00e9e, et non pour la partie du jugement relative aux mesures d\u2019instruction ou provisoires. \u00bb En coh\u00e9rence, la juridiction \u00ab SURSEOIT \u00c0 STATUER sur la fixation du loyer du bail renouvel\u00e9 et les pr\u00e9tentions accessoires des parties. \u00bb<\/p>\n

La port\u00e9e pratique est double. D\u2019une part, elle encourage une issue amiable quand l\u2019\u00e9cart d\u2019\u00e9valuation est dissuasif, les parties \u00e9tant \u00ab vivement invit\u00e9es \u00e0 se rapprocher afin d\u2019\u00e9viter de supporter des frais d\u2019expertise compl\u00e9mentaires et de justice \u00bb. D\u2019autre part, elle fournit un cadre m\u00e9thodologique exigeant, fond\u00e9 sur des comparables d\u00e9taill\u00e9s, une pond\u00e9ration justifi\u00e9e et un contr\u00f4le contradictoire des m\u00e9thodes. L\u2019expertise, ainsi encadr\u00e9e, doit permettre une fixation \u00e0 la valeur locative compatible avec les crit\u00e8res de l\u2019article L 145-33 et les donn\u00e9es actualis\u00e9es du march\u00e9.<\/p>\n

En d\u00e9finitive, le juge organise un \u00e9quilibre proc\u00e9dural et \u00e9conomique. Il admet le retour \u00e0 la valeur locative, ordonne la v\u00e9rification technique n\u00e9cessaire et am\u00e9nage un loyer provisoire mesur\u00e9, en attendant la consolidation des \u00e9l\u00e9ments par l\u2019expert.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le Tribunal judiciaire d\u2019Amiens, juge des loyers commerciaux, a statu\u00e9 le 13 juin 2025 sur la fixation du loyer d\u2019un bail renouvel\u00e9. 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