{"id":686249,"date":"2026-04-25T21:25:19","date_gmt":"2026-04-25T19:25:19","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-10-septembre-2025-n21-17509\/"},"modified":"2026-04-25T21:25:19","modified_gmt":"2026-04-25T19:25:19","slug":"cour-dappel-de-paris-le-10-septembre-2025-n21-17509","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/pt-pt\/cour-dappel-de-paris-le-10-septembre-2025-n21-17509\/","title":{"rendered":"Cour d’appel de Paris, le 10 septembre 2025, n\u00b021\/17509"},"content":{"rendered":"
\n

La Cour d’appel de Paris, p\u00f4le 4, chambre 2, a rendu le 10 septembre 2025 un arr\u00eat relatif au recouvrement de charges de copropri\u00e9t\u00e9 et \u00e0 l\u2019imputation de paiements ant\u00e9rieurs. L\u2019appelante, propri\u00e9taire d\u2019un lot, avait d\u00e9j\u00e0 \u00e9t\u00e9 condamn\u00e9e par la juridiction de proximit\u00e9 de Paris 18e les 9 janvier 2013 et 18 f\u00e9vrier 2015, puis, par le p\u00f4le de proximit\u00e9 du tribunal judiciaire de Paris le 4 mai 2021. Le litige d\u2019appel porte sur la contestation du quantum, la demande d\u2019expertise, l\u2019actualisation de la cr\u00e9ance, les int\u00e9r\u00eats, des dommages et int\u00e9r\u00eats distincts, ainsi que les d\u00e9lais de paiement.<\/p>\n

Les faits tiennent \u00e0 des appels de fonds et r\u00e9gularisations approuv\u00e9s en assembl\u00e9e g\u00e9n\u00e9rale, \u00e0 des paiements \u00e9chelonn\u00e9s par l\u2019appelante sur une longue p\u00e9riode, et \u00e0 des imputations op\u00e9r\u00e9es par le syndicat de copropri\u00e9taires au fil de trois d\u00e9cisions de justice successives. La proc\u00e9dure montre, apr\u00e8s le jugement du 4 mai 2021 ayant condamn\u00e9 l\u2019appelante \u00e0 3 044,97 euros avec int\u00e9r\u00eats, capitalisation et \u00e9chelonnement sur vingt-quatre mois, un appel contestant le montant, r\u00e9clamant une expertise et sollicitant la suppression des condamnations accessoires. L\u2019intim\u00e9 demande confirmation et actualisation de sa cr\u00e9ance jusqu\u2019au 19 f\u00e9vrier 2025.<\/p>\n

La question centrale porte sur l\u2019articulation de l\u2019approbation des comptes avec la charge de la preuve, la n\u00e9cessit\u00e9 d\u2019une expertise au regard de l\u2019intelligibilit\u00e9 des d\u00e9comptes, et surtout l\u2019imputation des paiements selon l\u2019article 1342-10 du code civil, lorsqu\u2019ils se rapportent \u00e0 plusieurs dettes d\u00e9j\u00e0 jug\u00e9es. La cour pr\u00e9cise encore le r\u00e9gime des int\u00e9r\u00eats, leur capitalisation et la possibilit\u00e9 d\u2019actualiser la cr\u00e9ance en appel au vu des comptes approuv\u00e9s. Elle confirme le refus d\u2019expertise, recompose l\u2019imputation des paiements, liquide le reliquat jusqu\u2019au 7 octobre 2020, actualise la cr\u00e9ance jusqu\u2019au 19 f\u00e9vrier 2025, confirme des dommages et int\u00e9r\u00eats distincts et refuse les d\u00e9lais. L\u2019analyse portera d\u2019abord sur le sens et la coh\u00e9rence de la solution adopt\u00e9e, puis sur sa valeur normative et sa port\u00e9e pratique en droit de la copropri\u00e9t\u00e9.<\/p>\n

I. Sens et coh\u00e9rence de la solution<\/p>\n

A. Refus d\u2019expertise et charge de la preuve<\/p>\n

La cour rappelle le principe directif du d\u00e9bat: \u00ab En application de l’article 954 alin\u00e9a 2 du code de proc\u00e9dure civile, la cour ne statue que sur les pr\u00e9tentions \u00e9nonc\u00e9es au dispositif des conclusions. \u00bb Elle r\u00e9affirme la charge probatoire: \u00ab En vertu des dispositions conjugu\u00e9es des articles 9 du code de proc\u00e9dure civile et 1353 du code civil, il appartient \u00e0 la partie invoquant une pr\u00e9tention de la prouver. \u00bb Le dossier contenait les proc\u00e8s-verbaux approuvant les comptes et des d\u00e9comptes d\u00e9taillant appels et r\u00e8glements sur une longue p\u00e9riode.<\/p>\n

Le juge d\u2019appel \u00e9carte l\u2019expertise par une motivation de proportion: \u00ab il n’est pas justifi\u00e9 d’ordonner une expertise dont le co\u00fbt serait disproportionn\u00e9 par rapport aux pr\u00e9tentions. \u00bb L\u2019office du juge, face \u00e0 des pi\u00e8ces comptables compl\u00e8tes, consiste \u00e0 v\u00e9rifier leur intelligibilit\u00e9 et leur concordance avec les d\u00e9cisions collectives et les paiements. L\u2019expertise n\u2019est pas un instrument de substitution \u00e0 cette v\u00e9rification, surtout lorsque la documentation comptable, bien que fournie en plusieurs volets, retrace les mouvements de mani\u00e8re exploitable.<\/p>\n

La coh\u00e9rence de ce refus d\u00e9coule aussi de la force probatoire attach\u00e9e \u00e0 l\u2019approbation des comptes. La cour cite les textes organiques du r\u00e9gime: \u00ab Aux termes de l’article 10 de la loi du 10 juillet 1965, les copropri\u00e9taires sont tenus de participer aux charges entra\u00een\u00e9es par les services collectifs et les \u00e9l\u00e9ments d’\u00e9quipements communs\u2026 \u00bb et \u00ab En application de l’article 42 de la m\u00eame loi, lorsque les comptes et le budget pr\u00e9visionnel ont \u00e9t\u00e9 approuv\u00e9s, les copropri\u00e9taires qui n’ont pas contest\u00e9\u2026 ne sont plus fond\u00e9s \u00e0 refuser de r\u00e9gler leur quote-part de charges. \u00bb Ainsi, l\u2019exigibilit\u00e9 et la liquidit\u00e9 de la cr\u00e9ance s\u2019ancrent dans les d\u00e9cisions d\u2019assembl\u00e9e non contest\u00e9es, ce qui restreint l\u2019utilit\u00e9 d\u2019une mesure d\u2019instruction.<\/p>\n

B. Imputation des paiements et liquidation du reliquat<\/p>\n

Le c\u0153ur de l\u2019arr\u00eat r\u00e9side dans l\u2019imputation des paiements au regard de plusieurs jugements ant\u00e9rieurs. La cour cite la r\u00e8gle de droit commun, parfaitement adapt\u00e9e \u00e0 la cha\u00eene de dettes litigieuses: \u00ab L’article 1342-10 du code civil indique que le d\u00e9biteur de plusieurs dettes peut indiquer, lorsqu’il paie, celle qu’il entend acquitter. A d\u00e9faut d’indication par le d\u00e9biteur, l’imputation a lieu comme suit : d’abord sur les dettes \u00e9chues ; parmi celles-ci, sur les dettes que le d\u00e9biteur avait le plus d’int\u00e9r\u00eat d’acquitter. A \u00e9galit\u00e9 d’int\u00e9r\u00eat, l’imputation se fait sur la plus ancienne ; toutes choses \u00e9gales, elle se fait proportionnellement. \u00bb<\/p>\n

L\u2019analyse minutieuse des versements met au jour des imputations op\u00e9r\u00e9es par le syndicat qui n\u2019\u00e9taient pas strictement chronologiques. La cour rectifie l\u2019ordre, soldant d\u2019abord le jugement du 9 janvier 2013, puis celui du 18 f\u00e9vrier 2015, avant d\u2019affecter les r\u00e8glements au jugement du 4 mai 2021. Apr\u00e8s recomposition, elle constate un reliquat de 236,97 euros pour la p\u00e9riode allant du 1er octobre 2014 au 7 octobre 2020, et retient ensuite l\u2019actualisation au-del\u00e0 de cette date.<\/p>\n

Cette m\u00e9thode s\u00e9curise l\u2019absence de double imputation et garantit que \u00ab l’ensemble des paiements\u2026 ont bien \u00e9t\u00e9 pris en compte \u00bb, selon la formulation retenue. Une telle d\u00e9marche, fid\u00e8le au texte de l\u2019article 1342-10, produit une solution \u00e0 la fois \u00e9quitable et juridiquement rigoureuse. Elle ouvre la voie \u00e0 l\u2019examen des cons\u00e9quences financi\u00e8res et accessoires.<\/p>\n

II. Valeur normative et port\u00e9e pratique<\/p>\n

A. Actualisation de la cr\u00e9ance, int\u00e9r\u00eats et capitalisation<\/p>\n

La cr\u00e9ance est actualis\u00e9e au vu des comptes approuv\u00e9s post\u00e9rieurement au jugement de 2021. La cour r\u00e9inscrit l\u2019op\u00e9ration dans le cadre l\u00e9gal: \u00ab Selon l’article 14-1 de la m\u00eame loi, pour faire face aux d\u00e9penses courantes\u2026 le syndicat des copropri\u00e9taires vote, chaque ann\u00e9e, un budget pr\u00e9visionnel\u2026 \u00bb et \u00ab En application de l’article 42\u2026 les copropri\u00e9taires\u2026 ne sont plus fond\u00e9s \u00e0 refuser de r\u00e9gler leur quote-part de charges. \u00bb L\u2019actualisation est donc la traduction contentieuse normale d\u2019une obligation p\u00e9riodique valid\u00e9e par l\u2019assembl\u00e9e.<\/p>\n

S\u2019agissant des accessoires, l\u2019arr\u00eat rappelle la nature et le point de d\u00e9part des int\u00e9r\u00eats moratoires: \u00ab Au titre de l’article 1231-6 du code civil les dommages et int\u00e9r\u00eats dus \u00e0 raison du retard dans le paiement d’une obligation de somme d’argent consistent dans l’int\u00e9r\u00eat au taux l\u00e9gal, \u00e0 compter de la mise en demeure. \u00bb Il fixe les int\u00e9r\u00eats \u00e0 compter du 4 mai 2021 pour le reliquat de 236,97 euros, et \u00e0 compter de l\u2019arr\u00eat pour le surplus actualis\u00e9.<\/p>\n

La capitalisation est express\u00e9ment ordonn\u00e9e, en parfaite conformit\u00e9 textuelle: \u00ab L’article 1343-2 du code civil pr\u00e9voit que les int\u00e9r\u00eats \u00e9chus, dus au moins pour une ann\u00e9e enti\u00e8re, produisent int\u00e9r\u00eat si le contrat l’a pr\u00e9vu ou si une d\u00e9cision de justice le pr\u00e9cise. \u00bb La cour ajoute, de mani\u00e8re nette: \u00ab En effet, la capitalisation des int\u00e9r\u00eats par application de l’article 1343-2 est de droit lorsqu’elle est demand\u00e9e, ce qui est la cas ici. \u00bb La solution, techniquement solide, conforte une pratique contentieuse stabilis\u00e9e en mati\u00e8re de dettes p\u00e9riodiques de copropri\u00e9t\u00e9.<\/p>\n

B. Dommages distincts et refus des d\u00e9lais de paiement<\/p>\n

Au-del\u00e0 de l\u2019int\u00e9r\u00eat moratoire, la cour rappelle la responsabilit\u00e9 d\u00e9lictuelle, exig\u00e9e par le texte: \u00ab En vertu de l’article 1240 du code civil la responsabilit\u00e9 ne peut \u00eatre retenue que s’il est d\u00e9montr\u00e9 une faute, un dommage et un lien de causalit\u00e9 entre les deux. \u00bb Elle rel\u00e8ve un pr\u00e9judice distinct subi par la collectivit\u00e9 des copropri\u00e9taires, justifiant des dommages et int\u00e9r\u00eats compl\u00e9mentaires, dans la limite d\u00e9j\u00e0 fix\u00e9e en premi\u00e8re instance au regard du dossier.<\/p>\n

La fronti\u00e8re avec l\u2019int\u00e9r\u00eat moratoire est \u00e9clair\u00e9e par le m\u00eame texte financier: \u00ab Le cr\u00e9ancier auquel son d\u00e9biteur en retard a caus\u00e9, par sa mauvaise foi, un pr\u00e9judice ind\u00e9pendant de ce retard, peut obtenir des dommages et int\u00e9r\u00eats distincts de l’int\u00e9r\u00eat moratoire. \u00bb L\u2019arr\u00eat appr\u00e9cie sereinement la dur\u00e9e des impay\u00e9s, l\u2019historique des condamnations et l\u2019atteinte \u00e0 la tr\u00e9sorerie collective, et confirme l\u2019\u00e9valuation mod\u00e9r\u00e9e de 300 euros, conforme au principe de r\u00e9paration int\u00e9grale.<\/p>\n

Le refus des d\u00e9lais de paiement s\u2019appuie sur le texte-cadre: \u00ab Il r\u00e9sulte de l’article 1343-5 alin\u00e9a 1 du code civil que ‘le juge peut, compte tenu de la situation du d\u00e9biteur et en consid\u00e9ration des besoins du cr\u00e9ancier, reporter ou \u00e9chelonner, dans la limite de deux ann\u00e9es, le paiement des sommes dues’. \u00bb La cour souligne la persistance de la dette et l\u2019insuffisante ex\u00e9cution des \u00e9ch\u00e9anciers ant\u00e9rieurs. Elle pr\u00e9cise avec nettet\u00e9 l\u2019int\u00e9r\u00eat collectif: \u00ab Le syndicat, qui doit assurer l’entretien et la conservation de l’immeuble sans discontinuer, ne saurait \u00eatre la banquier des copropri\u00e9taires. \u00bb La port\u00e9e pratique est claire: la facult\u00e9 de d\u00e9lai demeure exceptionnelle, encadr\u00e9e par la protection de la copropri\u00e9t\u00e9 et la constance des charges communes.<\/p>\n

En d\u00e9finitive, la d\u00e9cision articule de mani\u00e8re convaincante l\u2019approbation des comptes, l\u2019imputation des paiements et l\u2019actualisation des sommes dues, tout en ordonnant int\u00e9r\u00eats et capitalisation dans le respect des textes. Elle circonscrit, avec mesure, les dommages distincts et restreint les d\u00e9lais de paiement \u00e0 leur vocation subsidiaire. Cette rigueur renforce la s\u00e9curit\u00e9 juridique des syndicats dans la conduite des recouvrements r\u00e9currents et la sinc\u00e9rit\u00e9 des soldes individuels au sein de la collectivit\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d’appel de Paris, p\u00f4le 4, chambre 2, a rendu le 10 septembre 2025 un arr\u00eat relatif au recouvrement de charges de copropri\u00e9t\u00e9 et \u00e0 l\u2019imputation de pai…<\/p>\n","protected":false},"author":232070755,"featured_media":9569,"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":"68c25c367c748c042dac28b4","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68c25c367c748c042dac28b4","_kj_judilibre_id":"68c25c367c748c042dac28b4","_kj_jur":"Cour d'appel","_kj_lieu":"Paris","_kj_chambre":"P\u00f4le 4 - Chambre 2","_kj_rg":"21\/17509","_kj_date":"2025-09-10","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-686249","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Paris, le 10 septembre 2025, n\u00b021\/17509 - 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