{"id":686311,"date":"2026-04-25T21:28:40","date_gmt":"2026-04-25T19:28:40","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-1-juillet-2025-n23-08764\/"},"modified":"2026-04-25T21:28:40","modified_gmt":"2026-04-25T19:28:40","slug":"cour-dappel-de-paris-le-1-juillet-2025-n23-08764","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-paris-le-1-juillet-2025-n23-08764\/","title":{"rendered":"Cour d’appel de Paris, le 1 juillet 2025, n\u00b023\/08764"},"content":{"rendered":"
\n

La Cour d\u2019appel de Paris, 1er juillet 2025 (p\u00f4le 4, chambre 4), se prononce sur un litige locatif portant sur la prescription, l\u2019obligation de d\u00e9livrance et des demandes accessoires. Le contentieux na\u00eet d\u2019un bail d\u2019habitation conclu en 2010, rejoint par un cotitulaire en 2013, et g\u00e9r\u00e9 par un mandataire professionnel. Les locataires ont d\u00e9nonc\u00e9 des d\u00e9sordres li\u00e9s aux fermetures, l\u2019absence d\u2019acc\u00e8s \u00e0 la cave, des fissures et la gestion des charges.<\/p>\n

Apr\u00e8s mise en demeure en 2021, une assignation est d\u00e9livr\u00e9e en 2022. Le juge des contentieux de la protection du tribunal judiciaire de Paris, par jugement du 11 avril 2023, a notamment d\u00e9clar\u00e9 prescrites les demandes ant\u00e9rieures au 20 juin 2017, allou\u00e9 une indemnit\u00e9 de jouissance li\u00e9e au remplacement de fen\u00eatres, et retenu un pr\u00e9judice pour la cave. Les locataires ont relev\u00e9 appel en sollicitant des travaux, des dommages et des astreintes. La bailleresse a requis l\u2019infirmation de la condamnation au titre du changement des fen\u00eatres et la confirmation pour le surplus. Le mandataire de gestion a demand\u00e9 le rejet des pr\u00e9tentions dirig\u00e9es contre lui et une indemnit\u00e9 proc\u00e9durale.<\/p>\n

La question juridique centrale concerne l\u2019articulation entre la prescription quinquennale de l\u2019article 2224 du code civil et le caract\u00e8re continu de l\u2019obligation de d\u00e9livrance, ainsi que la charge de la preuve de l\u2019information \u00e9nerg\u00e9tique et des manquements all\u00e9gu\u00e9s. La cour confirme la prescription des pr\u00e9tentions ant\u00e9rieures au 20 juin 2017, retient la remise du diagnostic de performance \u00e9nerg\u00e9tique, exclut tout manquement objectif de d\u00e9livrance au seul motif d\u2019un simple vitrage, et maintient l\u2019indemnisation limit\u00e9e li\u00e9e \u00e0 la cave. Les demandes de travaux, d\u2019astreinte et de dommages compl\u00e9mentaires sont rejet\u00e9es, les locataires \u00e9tant condamn\u00e9s aux d\u00e9pens d\u2019appel.<\/p>\n

I. Prescription et information contractuelle<\/p>\n

A. Point de d\u00e9part et preuve des r\u00e9clamations<\/p>\n

La cour rappelle d\u2019abord la norme applicable: \u00ab En application des dispositions de l’article 2224 du code civil, les actions personnelles et mobili\u00e8res se prescrivent par cinq ans \u00e0 compter. du jour ou le titulaire d’un droit a connu ou aurait d\u00fb conna\u00eetre les faits lui permettant de l’exercer. \u00bb Elle ajoute que l\u2019obligation de d\u00e9livrance, bien que continue, n\u2019exon\u00e8re pas de la charge probatoire sur l\u2019anciennet\u00e9 et la r\u00e9ception des r\u00e9clamations.<\/p>\n

Le raisonnement s\u2019appuie sur la qualit\u00e9 des preuves produites. La cour rel\u00e8ve l\u2019insuffisance d\u2019emails non authentifi\u00e9s, adress\u00e9s \u00e0 des bo\u00eetes g\u00e9n\u00e9riques, sans preuve de r\u00e9ception. Elle en d\u00e9duit que les demandes ant\u00e9rieures sont atteintes par la prescription, tout en m\u00e9nageant les pr\u00e9tentions post\u00e9rieures \u00e0 l\u2019assignation de 2022. La solution est claire: \u00ab Il convient d\u00e8s lors de confirmer le jugement en ce qu’il a retenu que les demandes indemnitaires […] \u00e9taient prescrites et que n’\u00e9taient recevables que les demandes indemnitaires form\u00e9es \u00e0 compter du 20 juin 2017. \u00bb<\/p>\n

Cette approche impose un standard probatoire rigoureux. Elle invite les preneurs \u00e0 documenter r\u00e9ception et dates de leurs dol\u00e9ances, surtout lorsque les griefs portent sur une obligation de d\u00e9livrance susceptible de se prolonger. La m\u00e9thode prot\u00e8ge la s\u00e9curit\u00e9 juridique sans nier le caract\u00e8re continu de l\u2019obligation, qui commande seulement une appr\u00e9ciation renouvel\u00e9e des faits non prescrits.<\/p>\n

B. Remise du DPE et port\u00e9e probatoire de la signature<\/p>\n

La cour fonde l\u2019exigence d\u2019information \u00e9nerg\u00e9tique sur la loi de 1989: \u00ab Aux termes de l’article 3-1 de la loi no 89-462 du 6 juillet 1989, \u00e0 compter du 1er juillet 2007 un diagnostic de performance \u00e9nerg\u00e9tique doit \u00eatre fourni par le bailleur et annex\u00e9 au contrat de location lors de la signature ou de son renouvellement. \u00bb Elle v\u00e9rifie ensuite l\u2019annexion au bail \u00e0 partir de la clause d\u00e9di\u00e9e, d\u00fbment coch\u00e9e.<\/p>\n

Le bail mentionnait explicitement l\u2019annexe: \u00ab Cet article \u00e9nonce avec une croix coch\u00e9e : \u201cDiagnostic de performance \u00e9nerg\u00e9tique et le constat des risques d’exposition au plomb\u201d. \u00bb La cour en inf\u00e8re la remise effective, confort\u00e9e par la formalisation des paraphes sur l\u2019acte. Cette solution, stricte et pragmatique, privil\u00e9gie l\u2019\u00e9crit contractuel comme mode de preuve, sans exiger la production mat\u00e9rielle du document lorsque sa remise est express\u00e9ment constat\u00e9e.<\/p>\n

Cette position renforce la s\u00e9curit\u00e9 des relations locatives. Elle incite toutefois les bailleurs \u00e0 archiver le diagnostic et ses versions successives, et les preneurs \u00e0 contester utilement par des \u00e9l\u00e9ments concrets la r\u00e9alit\u00e9 de l\u2019annexion lorsqu\u2019elle est litigieuse. L\u2019\u00e9quilibre retenu est coh\u00e9rent avec la logique de tra\u00e7abilit\u00e9 de l\u2019information pr\u00e9contractuelle.<\/p>\n

II. Obligation de d\u00e9livrance et griefs accessoires<\/p>\n

A. Performance \u00e9nerg\u00e9tique, double vitrage et d\u00e9cence<\/p>\n

La cour pr\u00e9cise l\u2019objet du DPE, avant de trancher le grief de d\u00e9livrance. Elle rappelle que \u00ab Le niveau de performance des b\u00e2timents \u00e0 usage d’habitation est d\u00e9termin\u00e9 selon la m\u00e9thode du DPE […] Il est accompagn\u00e9 de recommandations destin\u00e9es \u00e0 am\u00e9liorer ces performances et du montant des d\u00e9penses th\u00e9oriques. \u00bb Le diagnostic d\u00e9crit un \u00ab logement \u00e9nergivore \u00bb, avec simples vitrages et porte sur partie commune non chauff\u00e9e.<\/p>\n

Cette constatation ne suffit pas. La cour \u00e9nonce que \u00ab Ces simples mentions au DPE […] ne sont pas de nature en soi \u00e0 caract\u00e9riser un manquement objectif suffisant du bailleur \u00e0 son obligation de d\u00e9livrance, le double vitrage n’\u00e9tant pas une obligation, ni celui du changement de fen\u00eatres et volets simplement parce qu’ils seraient en bois. \u00bb Elle rappelle, de mani\u00e8re classique, que \u00ab La circonstance que le preneur ait accept\u00e9 le logement en l’\u00e9tat ne d\u00e9charge nullement le bailleur de son obligation de d\u00e9livrance. \u00bb Elle exige n\u00e9anmoins une preuve d\u2019atteintes caract\u00e9ris\u00e9es \u00e0 la d\u00e9cence ou \u00e0 la conformit\u00e9 d\u2019usage, au-del\u00e0 d\u2019une faible performance \u00e9nerg\u00e9tique.<\/p>\n

La solution est mesur\u00e9e dans un contexte d\u2019intensification des exigences \u00e9nerg\u00e9tiques. Elle \u00e9vite de transformer le DPE en standard imp\u00e9ratif de d\u00e9livrance. Elle peut cependant para\u00eetre peu incitative, alors que les crit\u00e8res de d\u00e9cence int\u00e8grent un seuil minimal de performance. La port\u00e9e pratique demeure nette: sans d\u00e9sordres objectiv\u00e9s ou risques av\u00e9r\u00e9s, l\u2019absence de double vitrage ne suffit pas, \u00e0 elle seule, \u00e0 engager la responsabilit\u00e9 du bailleur.<\/p>\n

B. Fissures, cave, gardiennage et charges<\/p>\n

Les fissures sont constat\u00e9es par proc\u00e8s-verbal, mais l\u2019imputabilit\u00e9 n\u2019est pas \u00e9tablie. La cour rel\u00e8ve que \u00ab Il r\u00e9sulte d’un proc\u00e8s-verbal de constat […] que des fissures et des d\u00e9gradations sont apparues dans l’appartement dans chaque pi\u00e8ce, en ce qui concerne le rev\u00eatement peinture. \u00bb Elle y voit des signes de v\u00e9tust\u00e9 sans faute d\u00e9montr\u00e9e de la bailleresse, ce qui conduit au rejet des demandes de travaux et d\u2019astreinte.<\/p>\n

La cave appelle une issue distincte, fond\u00e9e sur le bail. \u00ab Il r\u00e9sulte du bail qu’une cave est pr\u00e9vue mais dont les cl\u00e9s n’ont pas \u00e9t\u00e9 fournies lors de l’\u00e9tat des lieux d’entr\u00e9e. \u00bb La cour confirme l\u2019indemnit\u00e9 de jouissance de 360 euros, proportionn\u00e9e au d\u00e9faut d\u2019acc\u00e8s contractuellement pr\u00e9vu. Cette solution illustre le contr\u00f4le d\u2019ex\u00e9cution des accessoires du bail, au plus pr\u00e8s de la stipulation.<\/p>\n

Le service de gardiennage rel\u00e8ve de la collectivit\u00e9 des copropri\u00e9taires et ne r\u00e9v\u00e8le aucun pr\u00e9judice probant. La cour indique que \u00ab Outre le fait qu’aucun pr\u00e9judice n’est d\u00e9montr\u00e9, le service de gardiennage est vot\u00e9 en assembl\u00e9e g\u00e9n\u00e9rale des copropri\u00e9taires. \u00bb Les charges ont \u00e9t\u00e9 r\u00e9guli\u00e8rement r\u00e9gularis\u00e9es, ce que confirme la motivation: \u00ab En l’esp\u00e8ce, il r\u00e9sulte des pi\u00e8ces produites que les charges locatives ont toutes \u00e9t\u00e9 r\u00e9gularis\u00e9es par le bailleur dans les formes et d\u00e9lais lui \u00e9tant imparties. \u00bb La sanction d\u2019un \u00e9ventuel retard, hors prescription, se limite d\u2019ailleurs \u00e0 des d\u00e9lais de paiement.<\/p>\n

L\u2019ensemble dessine une ligne directrice constante: exigence d\u2019imputabilit\u00e9 pour les d\u00e9sordres, indemnisation ponctuelle lorsque l\u2019accessoire du bail fait d\u00e9faut, et rigueur probatoire pour l\u2019information et les charges. Cette coh\u00e9rence renforce la lisibilit\u00e9 du contentieux locatif et fixe un cadre op\u00e9rationnel aux acteurs de la gestion locative.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

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Le...","rel":"","context":"In "D\u00e9cisions juridiques"","block_context":{"text":"D\u00e9cisions juridiques","link":"https:\/\/kohenavocats.com\/category\/decisions-juridiques\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/dreamland-scape-QsV__x-R0jc-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/dreamland-scape-QsV__x-R0jc-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/dreamland-scape-QsV__x-R0jc-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/dreamland-scape-QsV__x-R0jc-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/dreamland-scape-QsV__x-R0jc-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/dreamland-scape-QsV__x-R0jc-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":422374,"url":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-paris-le-23-fevrier-2012-n10-25396\/","url_meta":{"origin":686311,"position":2},"title":"Cour d’appel de Paris, le 23 f\u00e9vrier 2012, n\u00b010\/25396","author":"Kohen","date":"22 March 2026","format":false,"excerpt":"La Cour d\u2019appel de Paris, statuant sur renvoi apr\u00e8s cassation par arr\u00eat du 15 septembre 2010, a eu \u00e0 conna\u00eetre d\u2019un litige complexe opposant des locataires \u00e0 leur bailleur et aux acqu\u00e9reurs successifs de l\u2019immeuble. Les locataires, occupants depuis 1954, s\u2019\u00e9taient vu d\u00e9livrer un cong\u00e9 pour vendre en 2003. 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\/11\/getty-images-3YlszAwDqLI-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-3YlszAwDqLI-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-3YlszAwDqLI-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-3YlszAwDqLI-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-3YlszAwDqLI-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-3YlszAwDqLI-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":436811,"url":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-paris-le-8-decembre-2010-n09-08529\/","url_meta":{"origin":686311,"position":3},"title":"Cour d’appel de Paris, le 8 d\u00e9cembre 2010, n\u00b009\/08529","author":"Kohen","date":"25 March 2026","format":false,"excerpt":"La Cour d\u2019appel de Paris, dans un arr\u00eat du 8 d\u00e9cembre 2010, statue sur l\u2019acquisition d\u2019une clause r\u00e9solutoire stipul\u00e9e dans un bail commercial. Le bailleur reprochait au preneur d\u2019avoir d\u00e9tourn\u00e9 la destination contractuelle d\u2019une cave en l\u2019exploitant comme salle de restaurant. Les premiers juges avaient accord\u00e9 un d\u00e9lai de r\u00e9gularisation\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\/getty-images-YCdjFYsEk9Q-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-YCdjFYsEk9Q-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-YCdjFYsEk9Q-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-YCdjFYsEk9Q-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-YCdjFYsEk9Q-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/getty-images-YCdjFYsEk9Q-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":650534,"url":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-versailles-le-2-octobre-2025-n25-00574\/","url_meta":{"origin":686311,"position":4},"title":"Tribunal judiciaire de Versailles, le 2 octobre 2025, n\u00b025\/00574","author":"Kohen","date":"22 April 2026","format":false,"excerpt":"Le Tribunal de Proximit\u00e9 de Saint-Germain-en-Laye, statuant le 2 octobre 2025, a rejet\u00e9 la demande principale d'une locataire. Cette derni\u00e8re sollicitait la ...","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\/11\/mohamed-nohassi-kZiOPpjVuEg-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/mohamed-nohassi-kZiOPpjVuEg-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/mohamed-nohassi-kZiOPpjVuEg-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/mohamed-nohassi-kZiOPpjVuEg-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/mohamed-nohassi-kZiOPpjVuEg-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/mohamed-nohassi-kZiOPpjVuEg-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":479052,"url":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-bobigny-le-17-septembre-2025-n25-00009\/","url_meta":{"origin":686311,"position":5},"title":"Tribunal judiciaire de Bobigny, le 17 septembre 2025, n\u00b025\/00009","author":"Kohen","date":"7 April 2026","format":false,"excerpt":"Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 17 septembre 2025. Il s\u2019agissait d\u2019une action en paiement d\u2019arri\u00e9r\u00e9s ...","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\/07\/zach-plank-o-cpCRdEgxs-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/zach-plank-o-cpCRdEgxs-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/zach-plank-o-cpCRdEgxs-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/zach-plank-o-cpCRdEgxs-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/zach-plank-o-cpCRdEgxs-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/zach-plank-o-cpCRdEgxs-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\/686311","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=686311"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/686311\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media\/9618"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media?parent=686311"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/categories?post=686311"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/tags?post=686311"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}