{"id":1220122,"date":"2026-06-30T07:56:36","date_gmt":"2026-06-30T05:56:36","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-daix-en-provence-le-28-avril-2026-n24-05097\/"},"modified":"2026-06-30T07:56:36","modified_gmt":"2026-06-30T05:56:36","slug":"cour-dappel-daix-en-provence-le-28-avril-2026-n24-05097","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/pt-pt\/cour-dappel-daix-en-provence-le-28-avril-2026-n24-05097\/","title":{"rendered":"Cour d&#8217;appel d&#8217;Aix-en-Provence, le 28 avril 2026, n\u00b024\/05097"},"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-la-consecration-de-lappreciation-concrete-du-caractere-apparent-du-vice\">I. La cons\u00e9cration de l&#8217;appr\u00e9ciation concr\u00e8te du caract\u00e8re apparent du vice<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-leviction-de-la-garantie-des-vices-caches-par-la-connaissance-effective-de-lac\">A. L&#8217;\u00e9viction de la garantie des vices cach\u00e9s par la connaissance effective de l&#8217;acqu\u00e9reur<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-le-role-de-la-negociation-du-prix-comme-indice-de-lapparence-du-vice\">B. Le r\u00f4le de la n\u00e9gociation du prix comme indice de l&#8217;apparence du vice<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#ii-la-confirmation-des-limites-de-la-responsabilite-des-professionnels-de-limmob\">II. La confirmation des limites de la responsabilit\u00e9 des professionnels de l&#8217;immobilier<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-lexoneration-de-lagent-immobilier-par-linformation-precontractuelle\">A. L&#8217;exon\u00e9ration de l&#8217;agent immobilier par l&#8217;information pr\u00e9contractuelle<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-le-rejet-de-labus-de-procedure-et-la-portee-de-la-decision\">B. Le rejet de l&#8217;abus de proc\u00e9dure et la port\u00e9e de la d\u00e9cision<\/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>Le 28 avril 2026, la Cour d&#8217;appel d&#8217;Aix-en-Provence (chambre 1-1) a statu\u00e9 sur le litige opposant des acqu\u00e9reurs \u00e0 leur venderesse et \u00e0 l&#8217;agence immobili\u00e8re interm\u00e9diaire. Les faits sont les suivants : des consorts ont acquis un bien immobilier ancien, puis ont d\u00e9couvert d&#8217;importants d\u00e9sordres affectant la toiture et la charpente, ainsi qu&#8217;une irr\u00e9gularit\u00e9 administrative concernant la transformation d&#8217;un garage en pi\u00e8ce habitable. Apr\u00e8s expertise, ils ont assign\u00e9 la venderesse en garantie des vices cach\u00e9s et en dol, et l&#8217;agent immobilier pour manquement \u00e0 son devoir de conseil. Le tribunal judiciaire de Draguignan, le 9 avril 2024, a rejet\u00e9 l&#8217;ensemble de leurs demandes. Les acqu\u00e9reurs ont interjet\u00e9 appel.<\/p>\n<p>Devant la cour, les appelantes soutenaient que les vices \u00e9taient cach\u00e9s et que la venderesse les avait dissimul\u00e9s, tandis que la venderesse et l&#8217;agent immobilier opposaient le caract\u00e8re apparent des d\u00e9sordres et l&#8217;information exhaustive donn\u00e9e dans l&#8217;acte. La question de droit centrale est celle de la caract\u00e9risation du vice apparent au sens de l&#8217;article 1642 du code civil : le vice peut-il \u00eatre consid\u00e9r\u00e9 comme apparent alors m\u00eame que son ampleur exacte n&#8217;\u00e9tait connue que par une expertise, d\u00e8s lors que les acqu\u00e9reurs ont eu une connaissance pratique de son existence et ont n\u00e9goci\u00e9 le prix en cons\u00e9quence ? La cour r\u00e9pond par l&#8217;affirmative, confirmant le jugement et d\u00e9boutant les acqu\u00e9reurs de toutes leurs pr\u00e9tentions. Elle retient que les vices \u00e9taient apparents dans toute leur ampleur pour un acheteur normalement diligent, et que la clause d&#8217;exclusion de garantie \u00e9tait opposable. La solution invite \u00e0 s&#8217;interroger sur l&#8217;appr\u00e9ciation concr\u00e8te du caract\u00e8re apparent du vice (I) puis sur les limites de la responsabilit\u00e9 des professionnels de l&#8217;immobilier (II).<\/p>\n<h2 id=\"i-la-consecration-de-lappreciation-concrete-du-caractere-apparent-du-vice\">I. La cons\u00e9cration de l&#8217;appr\u00e9ciation concr\u00e8te du caract\u00e8re apparent du vice<\/h2>\n<p><\/p>\n<h3 id=\"a-leviction-de-la-garantie-des-vices-caches-par-la-connaissance-effective-de-lac\">A. L&#8217;\u00e9viction de la garantie des vices cach\u00e9s par la connaissance effective de l&#8217;acqu\u00e9reur<\/h3>\n<p>La cour s&#8217;appuie sur les articles 1641 et 1642 du code civil pour rappeler que le vendeur n&#8217;est pas tenu des vices apparents dont l&#8217;acheteur a pu se convaincre lui-m\u00eame. En l&#8217;esp\u00e8ce, elle \u00e9carte la garantie des vices cach\u00e9s apr\u00e8s avoir relev\u00e9 que les acqu\u00e9reurs avaient effectu\u00e9 plusieurs visites, avaient constat\u00e9 des traces d&#8217;humidit\u00e9, avaient sollicit\u00e9 des devis avant la vente et avaient n\u00e9goci\u00e9 le prix \u00e0 la baisse de 110 000 euros, soit le co\u00fbt approximatif des travaux de toiture. La cour juge que ces \u00e9l\u00e9ments \u00e9tablissent que <em>&#8220;les vices affectant la toiture \u00e9taient apparents dans toute leur ampleur pour un acheteur normalement diligent&#8221;<\/em>. Elle ajoute que l&#8217;expert a certes conclu \u00e0 une d\u00e9faillance g\u00e9n\u00e9ralis\u00e9e, mais que la connaissance personnelle des acqu\u00e9reurs, corrobor\u00e9e par les t\u00e9moignages des agents immobiliers, suffit \u00e0 rendre le vice apparent. Cette approche est conforme \u00e0 la jurisprudence constante selon laquelle le caract\u00e8re apparent s&#8217;appr\u00e9cie in concreto, en fonction de la possibilit\u00e9 pour l&#8217;acqu\u00e9reur de d\u00e9celer le vice lors des visites. La cour pr\u00e9cise que <em>&#8220;l&#8217;absence d&#8217;acc\u00e8s aux combles&#8221;<\/em> ou <em>&#8220;l&#8217;encombrement du bien&#8221;<\/em> sont indiff\u00e9rents d\u00e8s lors que les acqu\u00e9reurs ont eu une information pratique et ont discut\u00e9 des travaux avant la vente. La solution consacre ainsi une conception large de l&#8217;apparence, qui ne requiert pas une connaissance technique exhaustive mais une perception effective des d\u00e9sordres et de leurs cons\u00e9quences.<\/p>\n<h3 id=\"b-le-role-de-la-negociation-du-prix-comme-indice-de-lapparence-du-vice\">B. Le r\u00f4le de la n\u00e9gociation du prix comme indice de l&#8217;apparence du vice<\/h3>\n<p>La cour accorde une importance d\u00e9cisive \u00e0 la baisse de prix consentie par la venderesse. Elle rel\u00e8ve que le bien \u00e9tait initialement propos\u00e9 \u00e0 660 000 euros et a \u00e9t\u00e9 vendu 550 000 euros, soit une diminution de 110 000 euros correspondant au co\u00fbt des r\u00e9parations de la toiture. Cette circonstance est retenue comme <em>&#8220;confortant les d\u00e9clarations de Mme [H] selon laquelle le prix a \u00e9t\u00e9 n\u00e9goci\u00e9 entre les parties afin de tenir compte de l&#8217;importance des travaux&#8221;<\/em>. Les acqu\u00e9reurs contestaient en vain que cette baisse \u00e9tait li\u00e9e \u00e0 des travaux d&#8217;embellissement, mais ils ne produisaient aucun devis ant\u00e9rieur \u00e0 la vente. D\u00e8s lors, la cour en d\u00e9duit que les parties avaient int\u00e9gr\u00e9 le co\u00fbt des r\u00e9parations dans le prix, ce qui caract\u00e9rise la connaissance par les acqu\u00e9reurs de l&#8217;ampleur du vice. Cette analyse rejoint la logique de l&#8217;article 1642 : l&#8217;acheteur qui a pu se convaincre lui-m\u00eame du vice, notamment par une n\u00e9gociation sur son co\u00fbt, ne peut ensuite se plaindre d&#8217;un d\u00e9faut d&#8217;information. La solution rappelle utilement que le consentement \u00e9clair\u00e9 de l&#8217;acqu\u00e9reur peut \u00eatre d\u00e9duit de son comportement pr\u00e9contractuel, m\u00eame en l&#8217;absence de clause expresse d&#8217;exclusion de garantie. Le vice n&#8217;\u00e9tait donc pas cach\u00e9, mais avait \u00e9t\u00e9 int\u00e9gr\u00e9 dans l&#8217;\u00e9conomie de la vente.<\/p>\n<h2 id=\"ii-la-confirmation-des-limites-de-la-responsabilite-des-professionnels-de-limmob\">II. La confirmation des limites de la responsabilit\u00e9 des professionnels de l&#8217;immobilier<\/h2>\n<p><\/p>\n<h3 id=\"a-lexoneration-de-lagent-immobilier-par-linformation-precontractuelle\">A. L&#8217;exon\u00e9ration de l&#8217;agent immobilier par l&#8217;information pr\u00e9contractuelle<\/h3>\n<p>Les acqu\u00e9reurs recherchaient \u00e9galement la responsabilit\u00e9 contractuelle de l&#8217;agence immobili\u00e8re pour manquement \u00e0 son devoir de conseil. La cour rappelle que l&#8217;agent immobilier est tenu d&#8217;un devoir de mise en garde, m\u00eame envers l&#8217;autre partie, quant aux vices connus. Toutefois, elle constate que l&#8217;agent a inform\u00e9 les acqu\u00e9reurs de l&#8217;\u00e9tat de la toiture, comme l&#8217;atteste le t\u00e9moignage de Mme [H] : <em>&#8220;Mmes [S] ont souhait\u00e9 revoir le bien afin de faire \u00e9tablir des devis pour le r\u00e9nover, notamment proc\u00e9der \u00e0 la r\u00e9fection de la toiture&#8221;<\/em>. De plus, l&#8217;acte de vente contenait une clause exhaustive sur la situation administrative du bien, dont l&#8217;absence de conformit\u00e9 aux r\u00e8gles d&#8217;urbanisme. La cour en d\u00e9duit que <em>&#8220;d\u00fbment avis\u00e9es, elles ne peuvent utilement rechercher la responsabilit\u00e9 de l&#8217;agent immobilier&#8221;<\/em>. Cette solution est conforme \u00e0 la jurisprudence de la Cour d&#8217;appel d\u2019Aix-en-Provence du 21 janvier 2025 (n\u00b020\/11736) qui avait retenu que la production de pi\u00e8ces \u00e9tablissant la qualit\u00e9 de propri\u00e9taire suffisait \u00e0 \u00e9carter une fin de non-recevoir. Ici, la preuve de l&#8217;information donn\u00e9e aux acqu\u00e9reurs exon\u00e8re l&#8217;interm\u00e9diaire. La cour \u00e9carte donc toute faute de l&#8217;agent, soulignant que la simple d\u00e9livrance d&#8217;une information compl\u00e8te, m\u00eame si elle n&#8217;a pas \u00e9t\u00e9 comprise dans toutes ses cons\u00e9quences juridiques, satisfait \u00e0 son devoir.<\/p>\n<h3 id=\"b-le-rejet-de-labus-de-procedure-et-la-portee-de-la-decision\">B. Le rejet de l&#8217;abus de proc\u00e9dure et la port\u00e9e de la d\u00e9cision<\/h3>\n<p>La venderesse avait form\u00e9 une demande reconventionnelle en dommages-int\u00e9r\u00eats pour proc\u00e9dure abusive, arguant que les acqu\u00e9reurs utilisaient le proc\u00e8s pour ne pas payer leurs mensualit\u00e9s. La cour rappelle que <em>&#8220;l&#8217;exercice du droit d&#8217;ester en justice constitue en principe un droit&#8221;<\/em> et que l&#8217;abus suppose la d\u00e9monstration d&#8217;une intention de nuire ou d&#8217;une action manifestement infond\u00e9e. En l&#8217;esp\u00e8ce, bien que les acqu\u00e9reurs soient d\u00e9bout\u00e9s, la cour consid\u00e8re qu&#8217;ils <em>&#8220;ne pouvaient \u00e0 l&#8217;\u00e9vidence croire au succ\u00e8s de leurs pr\u00e9tentions&#8221;<\/em> n&#8217;est pas \u00e9tabli, compte tenu de l&#8217;importance des d\u00e9sordres et des conclusions de l&#8217;expert. Ce rejet s&#8217;inscrit dans une jurisprudence protectrice du droit d&#8217;acc\u00e8s au juge, \u00e9vitant de sanctionner les plaideurs de bonne foi. La port\u00e9e de l&#8217;arr\u00eat est significative : il rappelle que la simple inexactitude des pr\u00e9tentions ne suffit pas \u00e0 caract\u00e9riser un abus, m\u00eame en cas de confirmation du jugement. La cour confirme ainsi que la proc\u00e9dure en garantie des vices cach\u00e9s, m\u00eame infond\u00e9e, n&#8217;est pas abusive si elle repose sur des \u00e9l\u00e9ments objectifs d&#8217;expertise. Cette solution contribue \u00e0 s\u00e9curiser les acqu\u00e9reurs qui, en cas de vices graves, peuvent agir sans craindre une condamnation pour proc\u00e9dure abusive, pourvu qu&#8217;ils aient un fondement s\u00e9rieux.<\/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\/679089a8a212a19f662df704\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Poitiers, le 21 janvier 2025, n\u00b023\/00428<\/a><\/li>\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67908edd9b4b0b8d25008d4c\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel d\u2019Aix-en-Provence, le 21 janvier 2025, n\u00b020\/11736<\/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\/LEGIARTI000035651060\" rel=\"nofollow\" target=\"_blank\">Article L. 2314-23 du Code du travail<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>Pour les salari\u00e9s mis \u00e0 disposition qui remplissent les conditions mentionn\u00e9es au 2\u00b0 de l&#8217;article L. 1111-2, la condition de pr\u00e9sence dans l&#8217;entreprise utilisatrice est de douze mois continus pour y \u00eatre \u00e9lecteur. Les salari\u00e9s mis \u00e0 disposition ne sont pas \u00e9ligibles dans l&#8217;entreprise utilisatrice. <\/p>\n<p>Les salari\u00e9s mis \u00e0 disposition qui remplissent les conditions mentionn\u00e9es au premier alin\u00e9a choisissent s&#8217;ils exercent leur droit de vote dans l&#8217;entreprise qui les emploie ou l&#8217;entreprise utilisatrice.<\/p>\n<\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006441924\" rel=\"nofollow\" target=\"_blank\">Article 1641 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>   Le vendeur est tenu de la garantie \u00e0 raison des d\u00e9fauts cach\u00e9s de la chose vendue qui la rendent impropre \u00e0 l&#8217;usage auquel on la destine, ou qui diminuent tellement cet usage que l&#8217;acheteur ne l&#8217;aurait pas acquise, ou n&#8217;en aurait donn\u00e9 qu&#8217;un moindre prix, s&#8217;il les avait connus.<\/p>\n<\/p>\n<\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006441932\" rel=\"nofollow\" target=\"_blank\">Article 1642 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>   Le vendeur n&#8217;est pas tenu des vices apparents et dont l&#8217;acheteur a pu se convaincre lui-m\u00eame.<\/p>\n<\/p>\n<\/div>\n<\/div>\n<\/section>\n","protected":false},"excerpt":{"rendered":"<p>Le 28 avril 2026, la Cour d&#8217;appel d&#8217;Aix-en-Provence (chambre 1-1) a statu\u00e9 sur le litige opposant des acqu\u00e9reurs \u00e0 leur venderesse et \u00e0 l&#8217;agence&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":3914,"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":"69f1a3e5cdc6046d47eea7b0","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/69f1a3e5cdc6046d47eea7b0","_kj_judilibre_id":"69f1a3e5cdc6046d47eea7b0","_kj_jur":"Cour d'appel","_kj_lieu":"Aix-en-Provence","_kj_chambre":"Chambre 1-1","_kj_rg":"24\/05097","_kj_date":"2026-04-28","_wpcom_ai_launchpad_first_post":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[6455,6454],"tags":[],"class_list":["post-1220122","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-cour-dappel","category-decisions-juridiques"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.9 (Yoast SEO v27.9) - 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