{"id":683957,"date":"2026-04-25T19:13:26","date_gmt":"2026-04-25T17:13:26","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-nimes-le-3-juillet-2025-n23-12-925\/"},"modified":"2026-04-25T19:13:26","modified_gmt":"2026-04-25T17:13:26","slug":"cour-dappel-de-nimes-le-3-juillet-2025-n23-12-925","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/pt-pt\/cour-dappel-de-nimes-le-3-juillet-2025-n23-12-925\/","title":{"rendered":"Cour d’appel de N\u00eemes, le 3 juillet 2025, n\u00b023-12.925"},"content":{"rendered":"
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La Cour de cassation, troisi\u00e8me chambre civile, par arr\u00eat du 3 juillet 2025, casse partiellement un arr\u00eat de la cour d\u2019appel de N\u00eemes du 1er d\u00e9cembre 2022. Par acte notari\u00e9 du 6 novembre 2006, des propri\u00e9taires ont acquis deux parcelles contigu\u00ebs au fonds voisin sur lequel une extension empi\u00e9tait. L\u2019empi\u00e9tement, situ\u00e9 dans l\u2019alignement d\u2019un mur mitoyen, portait sur 4,653 m\u00b2 d\u2019une parcelle de 1 622 m\u00b2, ant\u00e9rieurement au transfert de propri\u00e9t\u00e9. Apr\u00e8s expertise judiciaire, les acqu\u00e9reurs ont sollicit\u00e9 l\u2019homologation du rapport et la d\u00e9molition de l\u2019ouvrage litigieux, en compl\u00e9ment du bornage demand\u00e9. La cour d\u2019appel de N\u00eemes a rejet\u00e9 la d\u00e9molition comme disproportionn\u00e9e et a accord\u00e9 un droit de passage et d\u2019\u00e9chelle temporaire pour r\u00e9aliser un enduit. Les demandeurs soutenaient que l\u2019empi\u00e9tement constat\u00e9 justifiait la d\u00e9molition, laquelle ne saurait \u00eatre \u00e9cart\u00e9e au regard du respect d\u00fb au domicile voisin. La question \u00e9tait de savoir si un contr\u00f4le de proportionnalit\u00e9 s\u2019impose, au regard de l\u2019article 8, lorsque l\u2019ouvrage constituerait un domicile. La Cour r\u00e9pond n\u00e9gativement et rappelle l\u2019imp\u00e9ratif d\u2019y mettre fin, censurant l\u2019arr\u00eat attaqu\u00e9 par la formule suivante. \u00ab En statuant ainsi, alors qu’ayant constat\u00e9 un empi\u00e9tement, f\u00fbt-il r\u00e9alis\u00e9 par un b\u00e2timent pouvant \u00eatre regard\u00e9 comme un domicile au sens de l’article 8 de la Convention de sauvegarde des droits de l’homme et des libert\u00e9s fondamentales, il lui incombait d’ordonner toute mesure de nature \u00e0 y mettre fin, la cour d’appel a viol\u00e9 le texte susvis\u00e9. \u00bb Par application de l\u2019article 624 du code de proc\u00e9dure civile, la cassation s\u2019\u00e9tend \u00e0 la mesure d\u2019acc\u00e8s, en raison de son indivisibilit\u00e9 proc\u00e9durale. L\u2019analyse exige d\u2019abord la mise au clair de la r\u00e8gle d\u00e9gag\u00e9e, avant d\u2019en appr\u00e9cier la coh\u00e9rence et les effets.<\/p>\n

I. Le sens de la solution : l\u2019imp\u00e9ratif de mettre fin \u00e0 l\u2019empi\u00e9tement<\/p>\n

A. La formulation normative et sa justification<\/p>\n

Constatant l\u2019empi\u00e9tement, la juridiction de renvoi devra ordonner la mesure propre \u00e0 le faire cesser, le principe r\u00e9sultant de l\u2019article 545 du code civil. La Cour \u00e9rige en obligation circonscrite la cessation de l\u2019atteinte, sans ouvrir un bilan des int\u00e9r\u00eats priv\u00e9s antagonistes. L\u2019office n\u2019est pas de pond\u00e9rer, mais d\u2019assurer l\u2019int\u00e9grit\u00e9 de la limite s\u00e9parative.<\/p>\n

L\u2019usage du syntagme \u00ab toute mesure de nature \u00e0 y mettre fin \u00bb n\u2019\u00e9carte pas la d\u00e9molition, qui demeure la voie ordinaire lorsque l\u2019ouvrage occupe le fonds d\u2019autrui. Seule une mesure d\u2019effet \u00e9quivalent pourrait \u00eatre admise, \u00e0 condition d\u2019assurer une suppression effective de l\u2019occupation irr\u00e9guli\u00e8re. L\u2019efficacit\u00e9 prime la recherche d\u2019un compromis inop\u00e9rant sur le terrain des droits r\u00e9els.<\/p>\n

L\u2019autorisation administrative est inop\u00e9rante, car elle ne conf\u00e8re aucun droit r\u00e9el opposable aux tiers; la r\u00e9gularit\u00e9 urbanistique ne neutralise pas l\u2019atteinte aux limites. Le permis de construire ne purgera jamais un empi\u00e9tement, m\u00eame minime, d\u00e8s lors qu\u2019il ne statue pas sur la propri\u00e9t\u00e9. Le temps \u00e9coul\u00e9 et la bonne foi ne modulent pas l\u2019exigence de lib\u00e9ration.<\/p>\n

B. La neutralisation du contr\u00f4le de proportionnalit\u00e9 fond\u00e9 sur l\u2019article 8<\/p>\n

La cour d\u2019appel avait pos\u00e9 que \u00ab Pour rejeter la demande de d\u00e9molition, l’arr\u00eat retient, par motifs propres et adopt\u00e9s, que, pour articuler les articles 545 du code civil et 8 de la Convention de sauvegarde des droits de l’homme et des libert\u00e9s fondamentales, le juge doit op\u00e9rer un contr\u00f4le de proportionnalit\u00e9 entre une demande de d\u00e9molition et le droit au respect du domicile de l’auteur de l’empi\u00e9tement lorsque l’ouvrage litigieux constitue un domicile \u00bb. La Cour refuse cette pes\u00e9e, consid\u00e9rant qu\u2019elle d\u00e9tourne l\u2019office du juge des limites et assimile \u00e0 tort un conflit de voisinage \u00e0 une ing\u00e9rence publique.<\/p>\n

La motivation \u00e9carte l\u2019argument tenant au caract\u00e8re habitable de l\u2019ouvrage, jug\u00e9 indiff\u00e9rent \u00e0 la qualification et \u00e0 la sanction de l\u2019empi\u00e9tement. Le domicile ne re\u00e7oit pas une immunit\u00e9 civile contre l\u2019ex\u00e9cution d\u2019une mesure propre \u00e0 r\u00e9tablir la fronti\u00e8re. L\u2019exigence conventionnelle ne s\u2019interpose pas entre la preuve de l\u2019empi\u00e9tement et son extinction.<\/p>\n

II. Valeur et port\u00e9e : coh\u00e9rence jurisprudentielle et effets pratiques<\/p>\n

A. Continuit\u00e9 avec la jurisprudence sur l\u2019empi\u00e9tement<\/p>\n

La solution s\u2019inscrit dans une ligne constante qui fait primer l\u2019int\u00e9grit\u00e9 du droit de propri\u00e9t\u00e9 sur les consid\u00e9rations de co\u00fbt ou de bonne foi. Les atteintes aux limites appellent une r\u00e9ponse de r\u00e9tablissement plut\u00f4t qu\u2019une r\u00e9paration p\u00e9cuniaire, afin d\u2019\u00e9viter l\u2019appropriation de fait du fonds voisin.<\/p>\n

Le refus d\u2019un transfert forc\u00e9, m\u00eame tr\u00e8s limit\u00e9, d\u00e9coule de l\u2019article 545, qui prohibe toute expropriation hors utilit\u00e9 publique et proc\u00e9dure l\u00e9gale. L\u2019extension de la propri\u00e9t\u00e9 par l\u2019effet d\u2019une \u0153uvre priv\u00e9e serait une expropriation d\u00e9guis\u00e9e. La censure ferme la porte aux r\u00e9gularisations unilat\u00e9rales ou judiciaires contraires \u00e0 la lettre du texte.<\/p>\n

L\u2019affirmation selon laquelle \u00ab la d\u00e9molition de cet ouvrage est donc une sanction disproportionn\u00e9e \u00bb ne r\u00e9siste pas \u00e0 ce cadre, la sanction restant l\u2019outil ad\u00e9quat. L\u2019\u00e9quilibre recherch\u00e9 par la cour d\u2019appel se d\u00e9place vers l\u2019ex\u00e9cution, o\u00f9 les modalit\u00e9s pratiques temp\u00e8rent la rigueur sans d\u00e9naturer la finalit\u00e9.<\/p>\n

B. Effets proc\u00e9duraux et pratiques de la cassation<\/p>\n

L\u2019application de l\u2019article 624 du code de proc\u00e9dure civile \u00e9tend la cassation \u00e0 la mesure d\u2019acc\u00e8s, indissociable de la d\u00e9cision \u00e9cartant la d\u00e9molition. Le lien d\u2019indivisibilit\u00e9 commande l\u2019annulation corr\u00e9lative, afin de laisser au juge du renvoi la gamme compl\u00e8te des solutions d\u2019ex\u00e9cution.<\/p>\n

Le renvoi devant la cour d\u2019appel de Montpellier commande de d\u00e9terminer la mesure concr\u00e8te la plus efficace pour faire cesser l\u2019empi\u00e9tement, selon les donn\u00e9es techniques du dossier. La pr\u00e9cision de l\u2019expertise et la faisabilit\u00e9 des travaux guideront l\u2019injonction, sous astreinte si n\u00e9cessaire, afin d\u2019assurer un r\u00e9sultat effectif.<\/p>\n

Sur le terrain des pratiques constructives, la solution rappelle aux ma\u00eetres d\u2019ouvrage et aux constructeurs l\u2019obligation de v\u00e9rification fonci\u00e8re pr\u00e9alable, au-del\u00e0 des seules autorisations d\u2019urbanisme. La coordination entre g\u00e9om\u00e8tre, notaire et concepteur r\u00e9duit le risque contentieux et le co\u00fbt d\u2019une d\u00e9molition tardive.<\/p>\n

Sur le terrain conventionnel, l\u2019arr\u00eat n\u2019ignore pas l\u2019article 8, mais borne son office aux ing\u00e9rences publiques, laissant aux rapports de voisinage la logique des droits r\u00e9els. Le domicile ne devient pas un rempart contre la restitution du fonds, ce qui maintient la coh\u00e9rence du contentieux de la propri\u00e9t\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour de cassation, troisi\u00e8me chambre civile, par arr\u00eat du 3 juillet 2025, casse partiellement un arr\u00eat de la cour d\u2019appel de N\u00eemes du 1er d\u00e9cembre 2022. P…<\/p>\n","protected":false},"author":232070755,"featured_media":4717,"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":"judilibre","_kj_official_id":"68661ea855c314fc837104c9","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68661ea855c314fc837104c9","_kj_judilibre_id":"68661ea855c314fc837104c9","_kj_jur":"Cour de cassation","_kj_lieu":"","_kj_chambre":"Troisi\u00e8me chambre civile","_kj_rg":"23-12.925","_kj_date":"2025-07-03","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-683957","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de N\u00eemes, le 3 juillet 2025, n\u00b023-12.925 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La Cour de cassation, troisi\u00e8me chambre civile, par arr\u00eat du 3 juillet 2025, casse partiellement un arr\u00eat de la cour d\u2019appel de N\u00eemes du 1er d\u00e9cembre 2022. 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