{"id":1218429,"date":"2026-06-29T23:58:07","date_gmt":"2026-06-29T21:58:07","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-reims-le-28-avril-2026-n25-00837\/"},"modified":"2026-06-30T00:06:47","modified_gmt":"2026-06-29T22:06:47","slug":"cour-dappel-de-reims-le-28-avril-2026-n25-00837","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/pt-pt\/cour-dappel-de-reims-le-28-avril-2026-n25-00837\/","title":{"rendered":"Cour d&#8217;appel de Reims, le 28 avril 2026, n\u00b025\/00837"},"content":{"rendered":"<div class='article-content'>\n<style scoped>.toc-article{background:#f8f9fa;border:1px solid #e2e6ea;border-left:4px solid #2c5f8a;border-radius:6px;padding:20px 24px;margin:0 0 32px;font-size:15px;line-height:1.6}.toc-article p{margin:0 0 10px;font-size:16px;font-weight:600;color:#1a1a1a}.toc-article ul{list-style:none;margin:0;padding:0}.toc-article li.toc-h2{padding:4px 0}.toc-article li.toc-h3{padding:2px 0 2px 20px;font-size:14px}.toc-article a{color:#2c5f8a;text-decoration:none;border-bottom:1px dotted #a0b4c8}.toc-article a:hover{color:#1a3d5c;border-bottom-color:#1a3d5c}<\/style>\n<nav class=\"toc-article\" role=\"navigation\" aria-label=\"Sommaire\">\n<p>Sommaire<\/p>\n<ul>\n<li class=\"toc-h2\"><a href=\"#i-laffirmation-dune-responsabilite-objective-du-locataire-pour-les-troubles-caus\">I. L&#8217;affirmation d&#8217;une responsabilit\u00e9 objective du locataire pour les troubles caus\u00e9s par les occupants de son chef<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-lextension-de-lobligation-dusage-paisible-aux-agissements-situes-hors-du-logem\">A. L&#8217;extension de l&#8217;obligation d&#8217;usage paisible aux agissements situ\u00e9s hors du logement<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-lobjectivisation-de-la-responsabilite-excluant-la-connaissance-personnelle-du-\">B. L&#8217;objectivisation de la responsabilit\u00e9 excluant la connaissance personnelle du locataire<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#ii-lappreciation-souveraine-de-la-gravite-du-trouble-et-de-son-caractere-actuel\">II. L&#8217;appr\u00e9ciation souveraine de la gravit\u00e9 du trouble et de son caract\u00e8re actuel<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-la-caracterisation-in-concreto-dun-trouble-anormal-et-grave\">A. La caract\u00e9risation in concreto d&#8217;un trouble anormal et grave<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-la-relativisation-de-lexigence-dactualite-du-trouble\">B. La relativisation de l&#8217;exigence d&#8217;actualit\u00e9 du trouble<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#fondements-juridiques\">Fondements juridiques<\/a><\/li>\n<\/ul>\n<\/nav>\n<p>La Cour d&#8217;appel de Reims, par un arr\u00eat du 28 avril 2026 (n\u00b025\/00837), \u00e9tait saisie d&#8217;un litige opposant un bailleur social \u00e0 l&#8217;une de ses locataires. Le bailleur avait assign\u00e9 la locataire en r\u00e9siliation de bail pour troubles anormaux de voisinage, en raison des agissements du fils de celle-ci, qui avait particip\u00e9 \u00e0 un trafic de stup\u00e9fiants aux abords de l&#8217;immeuble. Le juge des contentieux de la protection de Reims, par un jugement du 30 avril 2025, avait d\u00e9bout\u00e9 le bailleur de sa demande. Il estimait que le locataire ne d\u00e9montrait pas que les faits litigieux s&#8217;\u00e9taient produits au sein du domicile ou des communs de l&#8217;immeuble, que la locataire n&#8217;avait pas connaissance de ces faits, et que, en tout \u00e9tat de cause, le trouble avait cess\u00e9 depuis que le fils avait quitt\u00e9 les lieux.<\/p>\n<p>Le bailleur social a interjet\u00e9 appel. La question de droit soumise \u00e0 la cour \u00e9tait la suivante : les agissements d&#8217;un occupant du chef du locataire, commis \u00e0 l&#8217;ext\u00e9rieur du logement lou\u00e9 mais \u00e0 proximit\u00e9 imm\u00e9diate, constituent-ils un manquement suffisamment grave \u00e0 l&#8217;obligation d&#8217;usage paisible des lieux pour justifier la r\u00e9siliation du bail, et cela ind\u00e9pendamment de la connaissance personnelle du locataire et de la persistance actuelle des troubles ? La Cour d&#8217;appel de Reims a infirm\u00e9 le jugement et prononc\u00e9 la r\u00e9siliation du bail, tout en d\u00e9boutant le bailleur de sa demande de r\u00e9duction des d\u00e9lais d&#8217;expulsion. Elle retient que le locataire doit r\u00e9pondre des agissements des occupants de son chef, que la notion de voisinage s&#8217;\u00e9tend au voisinage imm\u00e9diat, et qu&#8217;un manquement unique et grave peut justifier la r\u00e9siliation m\u00eame s&#8217;il a cess\u00e9.<\/p>\n<h2 id=\"i-laffirmation-dune-responsabilite-objective-du-locataire-pour-les-troubles-caus\">I. L&#8217;affirmation d&#8217;une responsabilit\u00e9 objective du locataire pour les troubles caus\u00e9s par les occupants de son chef<\/h2>\n<p><\/p>\n<h3 id=\"a-lextension-de-lobligation-dusage-paisible-aux-agissements-situes-hors-du-logem\">A. L&#8217;extension de l&#8217;obligation d&#8217;usage paisible aux agissements situ\u00e9s hors du logement<\/h3>\n<p>La cour rappelle le principe selon lequel <em>&#8220;les manquements \u00e0 l&#8217;obligation d&#8217;usage paisible des lieux incombent tant au preneur qu&#8217;aux personnes vivant sous son toit&#8221;<\/em> <strong>(Cour de cassation, 3e chambre civile, 17 d\u00e9cembre 2020, pourvoi n\u00b0 18-24.823)<\/strong>. Cette r\u00e8gle, classique en droit des baux, est ici appliqu\u00e9e \u00e0 une situation o\u00f9 les actes reproch\u00e9s au fils de la locataire ne se sont pas d\u00e9roul\u00e9s \u00e0 l&#8217;int\u00e9rieur de l&#8217;appartement lou\u00e9, mais dans les parties communes et aux abords imm\u00e9diats de l&#8217;immeuble. La cour op\u00e8re une distinction novatrice en affirmant que <em>&#8220;la notion de voisinage ne se limite pas \u00e0 l&#8217;immeuble o\u00f9 habite le locataire en cause mais englobe \u00e9galement le voisinage proche ou imm\u00e9diat que constitue l&#8217;entr\u00e9e d&#8217;immeuble voisine&#8221;<\/em>. Elle constate que le point de deal se situait au n\u00b019, qui jouxte le n\u00b021 o\u00f9 r\u00e9side la locataire, formant un angle. Le trafic \u00e9tait donc aliment\u00e9 par un habitant issu du n\u00b021.<\/p>\n<p>Cette interpr\u00e9tation extensive de l&#8217;obligation d&#8217;usage paisible permet de prendre en compte la r\u00e9alit\u00e9 des nuisances caus\u00e9es \u00e0 l&#8217;ensemble de la copropri\u00e9t\u00e9 ou du quartier, sans exiger que le trouble soit localis\u00e9 strictement dans les murs du logement lou\u00e9. La cour s&#8217;appuie sur les \u00e9l\u00e9ments de proc\u00e9dure p\u00e9nale montrant que le fils de la locataire taguait des fl\u00e8ches sur les murs pour guider les consommateurs vers le point de deal, et que les produits \u00e9taient entrepos\u00e9s dans des armoires techniques. Les cong\u00e9s de locataires quittant le n\u00b019 en raison du climat d&#8217;ins\u00e9curit\u00e9 sont \u00e9galement retenus pour caract\u00e9riser l&#8217;ampleur du trouble.<\/p>\n<h3 id=\"b-lobjectivisation-de-la-responsabilite-excluant-la-connaissance-personnelle-du-\">B. L&#8217;objectivisation de la responsabilit\u00e9 excluant la connaissance personnelle du locataire<\/h3>\n<p>La cour \u00e9carte explicitement la condition de connaissance personnelle du locataire. Elle rel\u00e8ve que le premier juge avait retenu que rien n&#8217;\u00e9tablissait que la locataire avait connaissance des faits avant la perquisition. Mais la cour affirme que <em>&#8220;le locataire, m\u00eame ignorant des activit\u00e9s d&#8217;un occupant introduit de son chef dans les lieux lou\u00e9s, doit r\u00e9pondre de ces agissements sous la sanction de la r\u00e9siliation de son bail d\u00e8s lors que les agissements en question sont suffisamment graves pour justifier cette sanction&#8221;<\/em>. Cette solution s&#8217;inscrit dans la logique d&#8217;une responsabilit\u00e9 de plein droit du preneur pour les troubles caus\u00e9s par les personnes vivant sous son toit, sans qu&#8217;il soit besoin de caract\u00e9riser une faute personnelle ou une n\u00e9gligence. Elle rejoint la jurisprudence constante selon laquelle <em>&#8220;l&#8217;action fond\u00e9e sur un trouble anormal du voisinage est une action en responsabilit\u00e9 civile extra-contractuelle qui, ind\u00e9pendamment de toute faute, permet \u00e0 la victime de demander r\u00e9paration de son pr\u00e9judice au propri\u00e9taire ou \u00e0 l&#8217;occupant de l&#8217;immeuble \u00e0 l&#8217;origine du trouble, responsable de plein droit&#8221;<\/em> <strong><a href=\"https:\/\/www.courdecassation.fr\/decision\/67c156730e3f1fdf031a29fd\" rel=\"nofollow\" target=\"_blank\">(Cour d&#8217;appel de Lyon, 27 f\u00e9vrier 2025, n\u00b023\/02515)<\/a><\/strong>.<\/p>\n<p>En l&#8217;esp\u00e8ce, la locataire ne pouvait ignorer que son fils majeur habitait chez elle. M\u00eame si elle n&#8217;a pas personnellement particip\u00e9 au trafic, elle est tenue pour responsable des cons\u00e9quences de ses agissements sur la tranquillit\u00e9 des autres occupants. La cour pr\u00e9cise d&#8217;ailleurs que la locataire ne fonde pas son argumentation sur son ignorance, mais conteste seulement la localisation des faits. Cette objectivisation de la responsabilit\u00e9 renforce l&#8217;efficacit\u00e9 de l&#8217;action en r\u00e9siliation pour le bailleur, qui n&#8217;a pas \u00e0 prouver la complicit\u00e9 du locataire.<\/p>\n<h2 id=\"ii-lappreciation-souveraine-de-la-gravite-du-trouble-et-de-son-caractere-actuel\">II. L&#8217;appr\u00e9ciation souveraine de la gravit\u00e9 du trouble et de son caract\u00e8re actuel<\/h2>\n<p><\/p>\n<h3 id=\"a-la-caracterisation-in-concreto-dun-trouble-anormal-et-grave\">A. La caract\u00e9risation in concreto d&#8217;un trouble anormal et grave<\/h3>\n<p>La cour proc\u00e8de \u00e0 une appr\u00e9ciation concr\u00e8te de la gravit\u00e9 du trouble. Elle se fonde sur les \u00e9l\u00e9ments de la proc\u00e9dure p\u00e9nale d\u00e9montrant une participation active et prolong\u00e9e du fils de la locataire \u00e0 un trafic de stup\u00e9fiants organis\u00e9 aux abords de l&#8217;immeuble. Les surveillances polici\u00e8res montrent que l&#8217;int\u00e9ress\u00e9 sortait de l&#8217;immeuble pour se rendre dans le hall voisin avec une chaise de camping, et qu&#8217;il peignait des fl\u00e8ches sur les murs. Le jugement correctionnel retient que les produits \u00e9taient d\u00e9pos\u00e9s et vendus sur place. La cour consid\u00e8re que ces faits constituent un <em>&#8220;trouble de voisinage&#8221;<\/em> d&#8217;une gravit\u00e9 suffisante.<\/p>\n<p>Elle s&#8217;attache \u00e0 d\u00e9montrer l&#8217;impact concret sur le voisinage : plusieurs locataires ont donn\u00e9 cong\u00e9 en invoquant l&#8217;ins\u00e9curit\u00e9, la peur des repr\u00e9sailles, et huit logements sont vacants. La cour rel\u00e8ve que ces cong\u00e9s t\u00e9moignent <em>&#8220;d&#8217;un effet durablement d\u00e9l\u00e9t\u00e8re du trafic de stup\u00e9fiants&#8221;<\/em>. Cette analyse in concreto est conforme \u00e0 la jurisprudence qui impose aux juges du fond d&#8217;appr\u00e9cier souverainement l&#8217;anormalit\u00e9 du trouble ou le caract\u00e8re excessif des nuisances <strong><a href=\"https:\/\/www.courdecassation.fr\/decision\/67e39b6bad3b98c70ce531e9\" rel=\"nofollow\" target=\"_blank\">(Cour d&#8217;appel de Montpellier, 25 mars 2025, n\u00b023\/00233)<\/a><\/strong>. La cour ne se contente pas de la condamnation p\u00e9nale ; elle examine les cons\u00e9quences sur la jouissance paisible des lieux par les autres locataires.<\/p>\n<h3 id=\"b-la-relativisation-de-lexigence-dactualite-du-trouble\">B. La relativisation de l&#8217;exigence d&#8217;actualit\u00e9 du trouble<\/h3>\n<p>Le premier juge avait consid\u00e9r\u00e9 que le trouble n&#8217;\u00e9tait plus actuel, le fils ayant \u00e9t\u00e9 condamn\u00e9 \u00e0 une interdiction de s\u00e9jour dans le d\u00e9partement. La cour infirme ce raisonnement en affirmant qu&#8217;<em>&#8220;un manquement contractuel unique suffit, s&#8217;il est suffisamment grave, pour faire encourir la r\u00e9siliation d&#8217;un bail, m\u00eame s&#8217;il a cess\u00e9&#8221;<\/em>. Cette position rejoint la jurisprudence de la Cour d&#8217;appel de Toulouse selon laquelle <em>&#8220;la consommation ou la cession de produits stup\u00e9fiants dans les lieux lou\u00e9s par un locataire ou une personne occupant les lieux de son chef, constitue un manquement grave \u00e0 l&#8217;obligation d&#8217;user paisiblement et raisonnablement des lieux lou\u00e9s et justifie la r\u00e9siliation judiciaire du bail, m\u00eame si ult\u00e9rieurement l&#8217;activit\u00e9 p\u00e9nalement sanctionn\u00e9e a cess\u00e9&#8221;<\/em> <strong>(Cour d&#8217;appel de Toulouse, 19 mai 2021, n\u00b020\/01808)<\/strong>.<\/p>\n<p>La cour ajoute un \u00e9l\u00e9ment factuel d\u00e9terminant : elle constate que, malgr\u00e9 l&#8217;interdiction de s\u00e9jour, le fils a \u00e9t\u00e9 vu \u00e0 plusieurs reprises sur les lieux post\u00e9rieurement au jugement correctionnel, notamment le 16 octobre 2024 et le 10 janvier 2025, date \u00e0 laquelle il a \u00e9t\u00e9 appr\u00e9hend\u00e9 pour violation de cette interdiction. Ce constat, tir\u00e9 des pi\u00e8ces de surveillance, permet d&#8217;\u00e9tablir la persistance du trouble, mais la cour prend soin de pr\u00e9ciser que m\u00eame sans cette persistance, la gravit\u00e9 initiale suffit \u00e0 justifier la r\u00e9siliation. Elle confirme ainsi que l&#8217;actualit\u00e9 du trouble n&#8217;est pas une condition n\u00e9cessaire, contrairement \u00e0 ce qu&#8217;avait retenu le premier juge.<\/p>\n<p><h2 id=\"jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/h2>\n<p><\/p>\n<ul class=\"jurisprudences-rag-sources\">\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67e39b6bad3b98c70ce531e9\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Montpellier, le 25 mars 2025, n\u00b023\/00233<\/a><\/li>\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67c156730e3f1fdf031a29fd\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Lyon, le 27 f\u00e9vrier 2025, n\u00b023\/02515<\/a><\/li>\n<\/ul>\n<\/div>\n<style scoped>.fondements-juridiques{margin:40px 0 0;padding:0}.fondements-juridiques>h2{font-size:22px;color:#1a1a1a;border-bottom:2px solid #2c5f8a;padding-bottom:10px;margin-bottom:20px}.fj-article{background:#fdfdfd;border:1px solid #e8e8e8;border-radius:6px;padding:20px;margin-bottom:16px}.fj-article h3{font-size:17px;color:#2c5f8a;margin:0 0 12px;font-weight:600}.fj-texte{font-size:15px;line-height:1.7;color:#333}.fj-texte p{margin:8px 0}.fj-badge{font-size:11px;padding:2px 8px;border-radius:3px;margin-left:8px;font-weight:500;vertical-align:middle}.fj-en-vigueur{background:#e8f5e9;color:#2e7d32}.fj-abroge{background:#ffebee;color:#c62828}.fj-modifie{background:#fff3e0;color:#e65100}<\/style>\n<section class=\"fondements-juridiques\">\n<h2 id=\"fondements-juridiques\">Fondements juridiques<\/h2>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006411136\" rel=\"nofollow\" target=\"_blank\">Article 711 du Code de proc\u00e9dure civile<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>   Le juge proc\u00e8de, m\u00eame d&#8217;office, \u00e0 tous les redressements n\u00e9cessaires afin de rendre le compte conforme aux tarifs. Il mentionne, s&#8217;il y a lieu, les sommes d\u00e9j\u00e0 per\u00e7ues \u00e0 titre de provision.<\/p>\n<\/p>\n<\/div>\n<\/div>\n<\/section>\n<section class=\"closing\" id=\"envoyer-pieces\" style=\"margin:48px 0 36px;padding:48px 36px;text-align:center;border-radius:24px;background:radial-gradient(circle at 50% 0%,rgba(0,0,204,0.08) 0%,transparent 60%),rgba(255,255,255,0.72);border:1px solid rgba(10,10,10,0.08);\">\n<div class=\"closing-heading\" role=\"heading\" aria-level=\"2\" style=\"font-size:clamp(30px,4vw,44px);line-height:1.18;font-weight:700;margin:0 0 18px;letter-spacing:-0.022em;color:#1B1B1B;font-family:Lato,sans-serif;\">Envoyez vos pi\u00e8ces. Recevez une <span class=\"nowrap\" style=\"white-space:nowrap;\"><span class=\"tag\" style=\"display:inline-block;background:#0000CC;color:#fff;padding:2px 14px 5px;border-radius:10px;font-weight:700;letter-spacing:-0.005em;box-shadow:0 6px 20px rgba(0,0,204,.10);\">strat\u00e9gie<\/span>.<\/span><\/div>\n<p>Transmettez les pi\u00e8ces de votre dossier au cabinet. Ma\u00eetre Hassan KOHEN vous r\u00e9pond personnellement sous 24 heures avec une premi\u00e8re analyse strat\u00e9gique.<\/p>\n<div class=\"cta-row\" style=\"display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin:24px 0;\"><a class=\"cta cta-primary\" href=\"tel:+33689113445\" style=\"display:inline-block;padding:14px 26px;background:#0000CC;color:#ffffff;border-radius:10px;text-decoration:none;font-weight:700;box-shadow:0 10px 30px rgba(0,0,204,0.18);\">Appeler maintenant \u2192<\/a><a class=\"cta cta-secondary\" href=\"mailto:contact@kohenavocats.com?subject=Demande%20d%27analyse\" style=\"display:inline-block;padding:14px 26px;background:rgba(255,255,255,0.95);color:#1B1B1B;border:1px solid rgba(10,10,10,0.12);border-radius:10px;text-decoration:none;font-weight:700;\">\u00c9crire au cabinet<\/a><\/div>\n<div class=\"promises\" style=\"display:grid;grid-template-columns:repeat(4,1fr);gap:14px;max-width:880px;margin:30px auto 12px;font-size:14px;color:#4A4A4A;font-weight:700;\">\n<div class=\"promise\">Premi\u00e8re analyse offerte<\/div>\n<div class=\"promise\">R\u00e9ponse personnelle sous 24 h<\/div>\n<div class=\"promise\">100 % confidentiel<\/div>\n<div class=\"promise\">Jusqu&#8217;\u00e0 1 Go de pi\u00e8ces<\/div>\n<\/div>\n<\/section>\n","protected":false},"excerpt":{"rendered":"<p>La Cour d&#8217;appel de Reims, par un arr\u00eat du 28 avril 2026 (n\u00b025\/00837), \u00e9tait saisie d&#8217;un litige opposant un bailleur social \u00e0 l&#8217;une de ses locataires. Le&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4856,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_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":"69f195c4cdc6046d47ed72ff","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/69f195c4cdc6046d47ed72ff","_kj_judilibre_id":"69f195c4cdc6046d47ed72ff","_kj_jur":"Cour d'appel","_kj_lieu":"Reims","_kj_chambre":"Chambre-2 JCP","_kj_rg":"25\/00837","_kj_date":"2026-04-28","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[6455,6454,6708,35583,6364,6991],"tags":[],"class_list":["post-1218429","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-cour-dappel","category-decisions-juridiques","category-droit-penal","category-immobilier","category-penal","category-penal-2"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.9 (Yoast SEO v27.9) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Cour d&#039;appel de Reims, le 28 avril 2026, n\u00b025\/00837 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La Cour d&#039;appel de Reims, par un arr\u00eat du 28 avril 2026 (n\u00b025\/00837), \u00e9tait saisie d&#039;un litige opposant un bailleur social \u00e0 l&#039;une de ses locataires. 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