{"id":608713,"date":"2026-04-19T17:58:04","date_gmt":"2026-04-19T15:58:04","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-douai-le-12-decembre-2024-n23-02129\/"},"modified":"2026-04-19T17:58:04","modified_gmt":"2026-04-19T15:58:04","slug":"cour-dappel-de-douai-le-12-decembre-2024-n23-02129","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/cour-dappel-de-douai-le-12-decembre-2024-n23-02129\/","title":{"rendered":"Cour d’appel de Douai, le 12 d\u00e9cembre 2024, n\u00b023\/02129"},"content":{"rendered":"
\n

Cour d’appel de Paris, p\u00f4le 2, chambre 4, arr\u00eat du 12 d\u00e9cembre 2024. Un acqu\u00e9reur d’un lot en copropri\u00e9t\u00e9 demandait la destruction d’un escalier int\u00e9rieur empi\u00e9tant selon lui sur sa partie privative. Les autres copropri\u00e9taires et le syndicat s’y opposaient, invoquant la nature commune de l’escalier. La cour devait d\u00e9terminer la nature juridique de cet escalier et la validit\u00e9 de la demande de d\u00e9molition. Elle a d\u00e9bout\u00e9 l’acqu\u00e9reur de sa demande, confirmant le caract\u00e8re commun de l’escalier.<\/p>\n

La qualification contractuelle des parties communes pr\u00e9vaut sur les dispositions l\u00e9gales suppl\u00e9tives<\/p>\n

Le r\u00e8glement de copropri\u00e9t\u00e9 d\u00e9termine de mani\u00e8re imp\u00e9rative la distinction entre parties privatives et parties communes. La cour rappelle que le classement op\u00e9r\u00e9 par le r\u00e8glement est exclusif de l’application des articles 2 et 3 de la loi du 10 juillet 1965. «Il est constant que l’alin\u00e9a 2 de l’article 3 pr\u00e9cit\u00e9 n’a qu’un caract\u00e8re suppl\u00e9tif et que le classement, par un r\u00e8glement de copropri\u00e9t\u00e9, de parties d’immeuble dans la cat\u00e9gorie des parties privatives ou des parties communes est exclusif de l’application des articles 2 et 3 pr\u00e9cit\u00e9s» (Motifs, Sur la demande de travaux). Cette primaut\u00e9 du contrat permet une s\u00e9curit\u00e9 juridique et respecte la volont\u00e9 des parties originaires.<\/p>\n

L’interpr\u00e9tation du r\u00e8glement conduit \u00e0 qualifier l’escalier litigieux de partie commune. Le document d\u00e9signe express\u00e9ment les escaliers, leurs cages et paliers comme parties communes. «Les vestibules et couloirs d’entr\u00e9e, les escaliers, leurs cages et paliers» (Motifs, Sur la demande de travaux). Cette qualification est corrobor\u00e9e par la destination de l’\u00e9l\u00e9ment, indispensable \u00e0 l’acc\u00e8s de plusieurs lots. La cour \u00e9carte ainsi les arguments fond\u00e9s sur un plan annexe ou un certificat de mesurage. La volont\u00e9 exprim\u00e9e dans le r\u00e8glement constitue la loi des parties et s’impose \u00e0 tout nouvel acqu\u00e9reur.<\/p>\n

L’ali\u00e9nation d’une partie commune n\u00e9cessaire requiert une d\u00e9cision collective unanime<\/p>\n

La destruction de l’escalier \u00e9quivaudrait \u00e0 une ali\u00e9nation de partie commune. Un tel acte de disposition ne peut r\u00e9sulter que d’une d\u00e9cision de l’assembl\u00e9e g\u00e9n\u00e9rale. La cour rappelle les r\u00e8gles de majorit\u00e9 applicables aux actes affectant la destination de l’immeuble. «L’assembl\u00e9e g\u00e9n\u00e9rale des copropri\u00e9taires ne peut, sauf \u00e0 l’unanimit\u00e9 des voix de tous les copropri\u00e9taires, d\u00e9cider l’ali\u00e9nation des parties communes dont la conservation est n\u00e9cessaire au respect de la destination de l’immeuble» (Motifs, Sur la demande de travaux). En l’absence de cette d\u00e9cision, l’escalier conserve sa nature commune.<\/p>\n

La demande individuelle de d\u00e9molition est d\u00e8s lors irrecevable. L’acqu\u00e9reur ne peut agir seul pour faire cesser un empi\u00e8tement sur un bien qui ne lui appartient pas en propre. «Pour en obtenir la destruction, la d\u00e9cision doit \u00eatre prise par l’assembl\u00e9e g\u00e9n\u00e9rale des copropri\u00e9taires dans les conditions de majorit\u00e9 rappel\u00e9es ci-dessus» (Motifs, Sur la demande de travaux). Cette solution prot\u00e8ge l’int\u00e9r\u00eat collectif de la copropri\u00e9t\u00e9 contre les initiatives individuelles. Elle garantit la pr\u00e9servation des \u00e9l\u00e9ments essentiels \u00e0 la destination et \u00e0 l’usage de l’immeuble.<\/p>\n

Le contr\u00f4le de proportionnalit\u00e9 et les impossibilit\u00e9s pratiques confortent le rejet de la demande<\/p>\n

La cour op\u00e8re un contr\u00f4le des cons\u00e9quences pratiques de la d\u00e9molition demand\u00e9e. Elle rel\u00e8ve que celle-ci priverait les autres copropri\u00e9taires de tout acc\u00e8s \u00e0 leurs lots. «Celle-ci priverait les propri\u00e9taires des lots n\u00b02 et 3 de leur acc\u00e8s \u00e0 leurs lots respectifs» (Motifs, Sur la demande de travaux). Une telle issue serait manifestement disproportionn\u00e9e au regard du droit de propri\u00e9t\u00e9 invoqu\u00e9. Le juge v\u00e9rifie ainsi l’\u00e9quilibre entre les droits des diff\u00e9rents copropri\u00e9taires, conform\u00e9ment \u00e0 l’esprit du statut de la copropri\u00e9t\u00e9.<\/p>\n

L’impossibilit\u00e9 de reconstruire un acc\u00e8s alternatif est \u00e9galement \u00e9tablie. La construction d’un escalier ext\u00e9rieur se heurterait \u00e0 des obstacles juridiques et mat\u00e9riels insurmontables. Elle empi\u00e9terait sur les droits d’une copropri\u00e9t\u00e9 voisine sans servitude pr\u00e9vue. «La reconstruction d’un escalier ext\u00e9rieur, qui empi\u00e9terait n\u00e9cessairement sur les droits de la copropri\u00e9t\u00e9 voisine et sur les droits privatifs du propri\u00e9taire de l’emplacement de stationnement n\u00b0108, n\u00e9cessiterait l’accord de cette copropri\u00e9t\u00e9 en l’absence de servitude de passage pr\u00e9vue» (Motifs, Sur la demande de travaux). Cette impossibilit\u00e9 pratique renforce l’illic\u00e9it\u00e9 de la demande de d\u00e9molition.<\/p>\n

Cet arr\u00eat r\u00e9affirme la force obligatoire du r\u00e8glement de copropri\u00e9t\u00e9 dans la qualification des parties communes. Il rappelle que les plans annexes ou les certificats de mesurage ne pr\u00e9valent pas sur les stipulations contractuelles expresses. La d\u00e9cision prot\u00e8ge la stabilit\u00e9 des ensembles copropri\u00e9taires en subordonnant toute ali\u00e9nation d’une partie commune n\u00e9cessaire \u00e0 l’unanimit\u00e9. Elle illustre \u00e9galement le contr\u00f4le concret op\u00e9r\u00e9 par le juge sur les cons\u00e9quences pratiques des demandes en d\u00e9molition. La solution pr\u00e9serve l’acc\u00e8s aux lots et l’\u00e9quilibre g\u00e9n\u00e9ral de la copropri\u00e9t\u00e9, en refusant de faire primer un droit de propri\u00e9t\u00e9 individuel sur l’int\u00e9r\u00eat collectif.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Cour d’appel de Paris, p\u00f4le 2, chambre 4, arr\u00eat du 12 d\u00e9cembre 2024. Un acqu\u00e9reur d’un lot en copropri\u00e9t\u00e9 demandait la destruction d’un escalier int\u00e9rieur em…<\/p>\n","protected":false},"author":232070755,"featured_media":9527,"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":"6932e56d72f940f4b6ce59fc","_kj_jur":"Cour d'appel","_kj_lieu":"Cour d'appel de Douai","_kj_chambre":"CHAMBRE 1 SECTION 1","_kj_rg":"23\/02129","_kj_date":"2025-12-04","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-608713","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Douai, le 12 d\u00e9cembre 2024, n\u00b023\/02129 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Cour d'appel de Paris, p\u00f4le 2, chambre 4, arr\u00eat du 12 d\u00e9cembre 2024. 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Apr\u00e8s l\u2019acquisition de plusieurs lots formant une unit\u00e9 d\u2019habitation, un diagnostic du 12 octobre 2023 signale un plancher\u2026","rel":"","context":"\u0412 "Adoption"","block_context":{"text":"Adoption","link":"https:\/\/kohenavocats.com\/category\/adoption\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-GQ7ejmoWJUY-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-GQ7ejmoWJUY-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-GQ7ejmoWJUY-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-GQ7ejmoWJUY-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-GQ7ejmoWJUY-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-GQ7ejmoWJUY-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]}],"jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/posts\/608713","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/users\/232070755"}],"replies":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/comments?post=608713"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/posts\/608713\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/media\/9527"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/media?parent=608713"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/categories?post=608713"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/tags?post=608713"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}