{"id":659869,"date":"2026-04-23T14:14:52","date_gmt":"2026-04-23T12:14:52","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-26-septembre-2025-n25-04375\/"},"modified":"2026-04-23T14:14:52","modified_gmt":"2026-04-23T12:14:52","slug":"tribunal-judiciaire-de-marseille-le-26-septembre-2025-n25-04375","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/pt-pt\/tribunal-judiciaire-de-marseille-le-26-septembre-2025-n25-04375\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 26 septembre 2025, n\u00b025\/04375"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le tribunal judiciaire de Marseille, statuant en juge des contentieux de la protection, a rendu une d\u00e9cision le 26 septembre 2025. Cette d\u00e9cision concerne une demande de r\u00e9siliation de bail pour d\u00e9faut de paiement et d&#8217;expulsion. Le locataire, d\u00e9fendeur, ne s&#8217;est pas pr\u00e9sent\u00e9 \u00e0 l&#8217;audience. Le juge a examin\u00e9 la recevabilit\u00e9 et le bien-fond\u00e9 de la demande. Il a constat\u00e9 la r\u00e9siliation du bail conclu en juin 2022 et condamn\u00e9 le locataire \u00e0 quitter les lieux. Il a \u00e9galement fix\u00e9 une indemnit\u00e9 d&#8217;occupation et ordonn\u00e9 le paiement des loyers impay\u00e9s.<\/p>\n<p>La d\u00e9termination du droit applicable dans le temps<\/p>\n<p>Le juge a d\u00fb trancher la question du d\u00e9lai de gr\u00e2ce applicable. La loi du 27 juillet 2023 a r\u00e9duit ce d\u00e9lai de deux mois \u00e0 six semaines. Le bail litigieux avait \u00e9t\u00e9 conclu avant l&#8217;entr\u00e9e en vigueur de cette r\u00e9forme. Le tribunal a appliqu\u00e9 le principe de non-r\u00e9troactivit\u00e9 de la loi. Il a ainsi retenu le d\u00e9lai contractuel de deux mois.<\/p>\n<p>La solution repose sur une interpr\u00e9tation stricte du principe de non-r\u00e9troactivit\u00e9. &#8220;Cependant, la loi du 27 juillet 2023 ne comprend aucune disposition d\u00e9rogeant \u00e0 l&#8217;article 2 du code civil, selon lequel la loi ne dispose que pour l&#8217;avenir et n&#8217;a point d&#8217;effet r\u00e9troactif.&#8221; (Motifs, 1.2). Le tribunal en d\u00e9duit que les contrats ant\u00e9rieurs restent r\u00e9gis par l&#8217;ancien droit. Cette analyse rejoint celle d&#8217;une autre juridiction. &#8220;Ainsi, il n&#8217;y a pas lieu de faire application aux contrats conclus ant\u00e9rieurement au 29 juillet 2023 de l&#8217;article 10 de cette loi&#8221; (Tribunal judiciaire de B\u00e9ziers, le 21 novembre 2025, n\u00b025\/00444). La port\u00e9e de ce point est essentielle pour la s\u00e9curit\u00e9 juridique. Elle prot\u00e8ge les attentes l\u00e9gitimes des parties \u00e0 un contrat.<\/p>\n<p>La mise en \u0153uvre des conditions de la r\u00e9siliation<\/p>\n<p>Le tribunal v\u00e9rifie ensuite la r\u00e9union des conditions de la clause r\u00e9solutoire. Le bail contenait une telle clause avec un d\u00e9lai de deux mois. Un commandement de payer a \u00e9t\u00e9 r\u00e9guli\u00e8rement signifi\u00e9 le 25 octobre 2024. Le locataire n&#8217;a pas apur\u00e9 sa dette dans le d\u00e9lai imparti. Aucun plan d&#8217;apurement n&#8217;a \u00e9t\u00e9 conclu entre les parties. Le juge constate donc l&#8217;acquisition de la clause au terme du d\u00e9lai.<\/p>\n<p>La d\u00e9cision d\u00e9montre une application rigoureuse des conditions l\u00e9gales et contractuelles. Le commandement devait reproduire textuellement la clause et les dispositions l\u00e9gales. Le d\u00e9faut de paiement est \u00e9tabli par l&#8217;historique des versements fourni. La r\u00e9siliation est donc prononc\u00e9e \u00e0 la date du 26 d\u00e9cembre 2024. La valeur de ce contr\u00f4le est de prot\u00e9ger le locataire contre une r\u00e9siliation abusive. Elle garantit le strict respect des formalit\u00e9s protectrices \u00e9dict\u00e9es par la loi.<\/p>\n<p>Les cons\u00e9quences civiles de la r\u00e9siliation du bail<\/p>\n<p>L&#8217;occupation des lieux apr\u00e8s la r\u00e9siliation g\u00e9n\u00e8re des obligations sp\u00e9cifiques. Le locataire doit lib\u00e9rer les lieux et payer une indemnit\u00e9 d&#8217;occupation. Le juge rappelle aussi les d\u00e9lais l\u00e9gaux pour l&#8217;ex\u00e9cution de l&#8217;expulsion. Il fixe le montant de l&#8217;indemnit\u00e9 due.<\/p>\n<p>L&#8217;indemnit\u00e9 d&#8217;occupation est analys\u00e9e comme une compensation pour jouissance indue. Elle se substitue au loyer \u00e0 partir de la date de r\u00e9siliation. Son montant est fix\u00e9 \u00e0 la valeur du loyer et charges pr\u00e9c\u00e9demment dus. &#8220;Par application de l\u2019article 1240 du Code civil, en cas de maintien dans les lieux du locataire ou de toute personne de son chef malgr\u00e9 la r\u00e9siliation du bail, une indemnit\u00e9 d\u2019occupation sera due.&#8221; (Motifs, 1.3). Cette solution est conforme \u00e0 la jurisprudence \u00e9tablie. &#8220;L&#8217;indemnit\u00e9 d&#8217;occupation, qui est \u00e9galement de nature compensatoire, constitue une dette de jouissance correspondant \u00e0 la valeur \u00e9quitable des locaux.&#8221; (Tribunal judiciaire de Marseille, le 26 juin 2025, n\u00b025\/02088). Sa port\u00e9e est de r\u00e9parer int\u00e9gralement le pr\u00e9judice du bailleur.<\/p>\n<p>La condamnation au paiement de la dette locative<\/p>\n<p>Le juge statue \u00e9galement sur la demande en paiement des loyers impay\u00e9s. Le bailleur doit prouver l&#8217;existence et le montant de la cr\u00e9ance. Il produit un d\u00e9compte d\u00e9taill\u00e9 arr\u00eat\u00e9 \u00e0 une date certaine. Le tribunal en rectifie toutefois le montant pour exclure des frais de proc\u00e9dure. Le locataire, qui ne conteste pas, est condamn\u00e9 \u00e0 payer la somme recalcul\u00e9e.<\/p>\n<p>Cette partie de la d\u00e9cision illustre l&#8217;application des r\u00e8gles probatoires en mati\u00e8re contractuelle. Le bailleur, cr\u00e9ancier, apporte la preuve de l&#8217;obligation de payer. Le locataire, d\u00e9faillant, ne rapporte pas la preuve de son paiement. Le juge exerce son pouvoir d&#8217;office pour corriger l&#8217;\u00e9valuation de la cr\u00e9ance. Il soustrait les frais de proc\u00e9dure ind\u00fbment inclus dans le d\u00e9compte. La valeur de ce contr\u00f4le est d&#8217;assurer une exacte qualification des sommes r\u00e9clam\u00e9es. Il pr\u00e9vient ainsi toute condamnation pour un montant non justifi\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le tribunal judiciaire de Marseille, statuant en juge des contentieux de la protection, a rendu une d\u00e9cision le 26 septembre 2025. Cette d\u00e9cision concerne un&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4767,"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":"","_kj_official_id":"","_kj_official_url":"","_kj_judilibre_id":"","_kj_jur":"","_kj_lieu":"","_kj_chambre":"","_kj_rg":"","_kj_date":"","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-659869","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.4 (Yoast SEO v27.4) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tribunal judiciaire de Marseille, le 26 septembre 2025, n\u00b025\/04375 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire de Marseille, statuant en juge des contentieux de la protection, a rendu une d\u00e9cision le 26 septembre 2025. 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