{"id":637537,"date":"2026-04-21T16:51:29","date_gmt":"2026-04-21T14:51:29","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-melun-le-9-octobre-2025-n25-02988\/"},"modified":"2026-04-21T16:51:29","modified_gmt":"2026-04-21T14:51:29","slug":"tribunal-judiciaire-de-melun-le-9-octobre-2025-n25-02988","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-de-melun-le-9-octobre-2025-n25-02988\/","title":{"rendered":"Tribunal judiciaire de Melun, le 9 octobre 2025, n\u00b025\/02988"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le tribunal judiciaire, statuant en mati\u00e8re de contentieux de la protection, a rendu une d\u00e9cision le 9 octobre 2025. Cette d\u00e9cision intervient dans un litige locatif opposant un bailleur \u00e0 son locataire, ce dernier \u00e9tant en situation d\u2019impay\u00e9s persistants et de surendettement. Le juge a d\u00fb examiner la recevabilit\u00e9 de la demande en r\u00e9siliation et statuer sur les cons\u00e9quences de la proc\u00e9dure de surendettement du locataire. La solution retenue constate l\u2019acquisition de la clause r\u00e9solutoire mais en suspend les effets, tout en accordant des d\u00e9lais de paiement li\u00e9s \u00e0 la proc\u00e9dure de surendettement.<\/p>\n<p>La mise en \u0153uvre encadr\u00e9e de la clause r\u00e9solutoire<\/p>\n<p>Le juge v\u00e9rifie scrupuleusement le respect des conditions de fond et de forme pr\u00e9alables \u00e0 l\u2019action en r\u00e9siliation. La recevabilit\u00e9 de la demande est subordonn\u00e9e au strict respect de formalit\u00e9s protectrices destin\u00e9es \u00e0 favoriser le maintien dans les lieux. Le bailleur doit ainsi justifier d\u2019une saisine pr\u00e9alable de la commission de coordination des actions de pr\u00e9vention des expulsions locatives. &#171;En l\u2019esp\u00e8ce, le bailleur justifie avoir proc\u00e9d\u00e9 \u00e0 ce signalement le 29 janvier 2025.&#187; (Sur la saisine de la Commission de coordination des actions de pr\u00e9vention des expulsions locatives) De plus, l\u2019assignation doit \u00eatre notifi\u00e9e au pr\u00e9fet dans un d\u00e9lai imp\u00e9ratif, condition \u00e9galement remplie en l\u2019esp\u00e8ce. Ces v\u00e9rifications illustrent la volont\u00e9 du l\u00e9gislateur d\u2019instaurer un filtre proc\u00e9dural avant toute expulsion, en mobilisant les acteurs sociaux.<\/p>\n<p>L\u2019application du r\u00e9gime de la clause r\u00e9solutoire ob\u00e9it \u00e0 une chronologie pr\u00e9cise et au respect des d\u00e9lais contractuels en vigueur. Le juge rappelle que la r\u00e9forme de 2023, qui a r\u00e9duit le d\u00e9lai l\u00e9gal apr\u00e8s commandement, ne s\u2019applique pas r\u00e9troactivement aux baux ant\u00e9rieurs. Le bail litigieux stipulait un d\u00e9lai de deux mois apr\u00e8s un commandement demeur\u00e9 infructueux. &#171;Ce manquement s&#8217;\u00e9tant perp\u00e9tu\u00e9 pendant plus de deux mois \u00e0 compter du commandement de payer du 28 janvier 2025 [&#8230;] il convient, d\u00e8s lors, de constater que les conditions d\u2019application de la clause r\u00e9solutoire sont r\u00e9unies le 29 mars 2025.&#187; (Sur l&#8217;acquisition de la clause r\u00e9solutoire) La d\u00e9cision op\u00e8re ainsi une distinction nette entre le droit commun et les stipulations contractuelles, prot\u00e9geant la s\u00e9curit\u00e9 juridique des conventions.<\/p>\n<p>L\u2019articulation d\u00e9licate entre expulsion et proc\u00e9dure de surendettement<\/p>\n<p>La situation de surendettement du locataire conduit le juge \u00e0 am\u00e9nager les effets de sa d\u00e9cision pour pr\u00e9server le logement. Conform\u00e9ment \u00e0 l\u2019article 24-V de la loi de 1989, le juge accorde des d\u00e9lais de paiement li\u00e9s \u00e0 l\u2019issue de la proc\u00e9dure de surendettement. &#171;Il y a lieu de suspendre l\u2019exigibilit\u00e9 de la dette jusqu\u2019\u00e0 la mise en place des mesures d\u2019apurement dans le cadre de la proc\u00e9dure de surendettement.&#187; (Sur les d\u00e9lais de paiement) Cette suspension de l\u2019exigibilit\u00e9, distincte d\u2019un simple \u00e9chelonnement, t\u00e9moigne de la volont\u00e9 de ne pas aggraver la situation du d\u00e9biteur pendant l\u2019instruction de son dossier par la commission.<\/p>\n<p>Le maintien dans les lieux est conditionn\u00e9 \u00e0 une reprise effective et continue du paiement du loyer courant, sous peine de d\u00e9ch\u00e9ance imm\u00e9diate. Le juge suspend les effets de la clause r\u00e9solutoire d\u00e9j\u00e0 acquise, mais ce r\u00e9gime est extr\u00eamement pr\u00e9caire. &#171;Si la locataire r\u00e8gle chaque \u00e9ch\u00e9ance de loyer, la clause r\u00e9solutoire sera r\u00e9put\u00e9e n&#8217;avoir jamais jou\u00e9.&#187; (Sur la suspension des effets de la clause r\u00e9solutoire) \u00c0 l\u2019inverse, tout nouvel impay\u00e9 entra\u00eenera la reprise des effets de la clause et l\u2019expulsion. Cette solution de compromis, qui fait peser sur le locataire une obligation de paiement courant stricte, rejoint l\u2019esprit d\u2019une jurisprudence ant\u00e9rieure. En effet, le Tribunal judiciaire de Paris a d\u00e9j\u00e0 jug\u00e9 qu\u2019il y avait lieu &#171;d&#8217;accorder \u00e0 la locataire surendett\u00e9e, dont il n&#8217;est pas contest\u00e9 qu&#8217;elle a repris au jour de l&#8217;audience le paiement du loyer courant et des charges, des d\u00e9lais de paiement&#187; (Tribunal judiciaire de Paris, le 3 avril 2025, n\u00b024\/04885). La d\u00e9cision comment\u00e9e va plus loin en conditionnant explicitement le maintien dans les lieux \u00e0 une parfaite r\u00e9gularit\u00e9 future, cr\u00e9ant un \u00e9quilibre instable entre protection du d\u00e9biteur et droits du cr\u00e9ancier.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le tribunal judiciaire, statuant en mati\u00e8re de contentieux de la protection, a rendu une d\u00e9cision le 9 octobre 2025. Cette d\u00e9cision intervient dans un litige&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4689,"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,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-637537","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 Melun, le 9 octobre 2025, n\u00b025\/02988 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire, statuant en mati\u00e8re de contentieux de la protection, a rendu une d\u00e9cision le 9 octobre 2025. 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