{"id":638918,"date":"2026-04-21T19:05:07","date_gmt":"2026-04-21T17:05:07","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-3-avril-2025-n25-00637\/"},"modified":"2026-04-21T19:05:07","modified_gmt":"2026-04-21T17:05:07","slug":"tribunal-judiciaire-de-marseille-le-3-avril-2025-n25-00637","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-de-marseille-le-3-avril-2025-n25-00637\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 3 avril 2025, n\u00b025\/00637"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le tribunal judiciaire de Marseille, statuant en r\u00e9f\u00e9r\u00e9 le 3 avril 2025, examine une demande de constat de r\u00e9siliation de bail pour impay\u00e9s. Le juge du contentieux de la protection d\u00e9clare la demande recevable et constate la r\u00e9siliation. Il ordonne l&#8217;expulsion tout en accordant des d\u00e9lais de paiement et en suspendant les effets de la clause r\u00e9solutoire sous conditions. Cette d\u00e9cision illustre l&#8217;articulation complexe entre la protection du bailleur cr\u00e9ancier et les m\u00e9canismes de sauvegarde du locataire.<\/p>\n<p>La recevabilit\u00e9 conditionn\u00e9e par un formalisme protecteur<\/p>\n<p>Le juge v\u00e9rifie d&#8217;abord le strict respect des conditions de saisine pos\u00e9es par la loi. L&#8217;action du bailleur personne morale est subordonn\u00e9e \u00e0 une double notification pr\u00e9alable. Il doit justifier d&#8217;un signalement des impay\u00e9s aux organismes payeurs deux mois avant l&#8217;assignation. &#171;La SA SOGIMA justifie avoir signal\u00e9 la situation d&#8217;impay\u00e9s \u00e0 la Caisse d&#8217;Allocations Familiales le 19 septembre 2024, soit deux mois au moins avant la d\u00e9livrance de l\u2019assignation le 21 janvier 2025&#187; (Motifs). Il doit \u00e9galement notifier l&#8217;assignation au pr\u00e9fet six semaines avant l&#8217;audience. Le respect de ces formalit\u00e9s substantielles est une condition absolue de recevabilit\u00e9. Cette proc\u00e9dure vise \u00e0 permettre une intervention administrative pr\u00e9ventive. Elle assure une conciliation amiable avant toute saisine judiciaire. La jurisprudence confirme la rigueur de ce formalisme. &#171;La demande de la r\u00e9siliation du bail est donc irrecevable&#187; (Tribunal judiciaire de Lille, le 6 mars 2025, n\u00b024\/04844). Le juge marseillais valide ici la parfaite ex\u00e9cution de ces \u00e9tapes.<\/p>\n<p>La r\u00e9siliation de plein droit et ses effets imm\u00e9diats<\/p>\n<p>Sur le fond, le juge constate la r\u00e9siliation automatique du bail par l&#8217;effet d&#8217;une clause contractuelle. Le bail comporte une clause r\u00e9solutoire se d\u00e9clenchant apr\u00e8s un commandement demeur\u00e9 sans effet pendant deux mois. &#171;Ce commandement est rest\u00e9 sans effet pendant plus de deux mois, en ce que les sommes dues n\u2019ont pas \u00e9t\u00e9 r\u00e9gl\u00e9es dans ce d\u00e9lai. Par cons\u00e9quent, la clause r\u00e9solutoire est acquise de plein droit et le bail r\u00e9sili\u00e9&#187; (Motifs). La r\u00e9siliation produit ses effets classiques. Elle justifie une ordonnance d&#8217;expulsion et le paiement d&#8217;une indemnit\u00e9 d&#8217;occupation. Le juge en r\u00e9f\u00e9r\u00e9 peut ordonner ces mesures pour faire cesser un trouble manifestement illicite. L&#8217;existence de l&#8217;obligation de payer n&#8217;\u00e9tant pas s\u00e9rieusement contestable, il accorde une provision. La d\u00e9cision rappelle ainsi la force ex\u00e9cutoire des clauses r\u00e9solutoires conventionnelles. Elle sanctionne le d\u00e9faut de paiement par la perte du droit au maintien dans les lieux.<\/p>\n<p>La suspension judiciaire des effets de la r\u00e9siliation<\/p>\n<p>Le juge utilise ensuite son pouvoir d&#8217;am\u00e9nagement pour temp\u00e9rer les cons\u00e9quences de la r\u00e9siliation. La loi permet de suspendre les effets de la clause r\u00e9solutoire et d&#8217;accorder des d\u00e9lais de paiement. Cette facult\u00e9 est subordonn\u00e9e \u00e0 deux conditions cumulatives. Le locataire doit avoir repris le paiement int\u00e9gral du loyer courant avant l&#8217;audience. Il doit \u00e9galement \u00eatre en situation de r\u00e9gler sa dette. &#171;Il ressort du d\u00e9compte vers\u00e9 aux d\u00e9bats que Madame [J] a repris le paiement int\u00e9gral du loyer courant avant l\u2019audience. Par ailleurs, par d\u00e9cision en date du 17 avril 2025, la commission de surendettement a d\u00e9clar\u00e9 recevable la demande&#187; (Motifs). La saisine de la commission enclenche un r\u00e9gime d\u00e9rogatoire. Le juge accorde alors des d\u00e9lais pouvant courir jusqu&#8217;\u00e0 l&#8217;issue de la proc\u00e9dure de surendettement. Cette suspension est un outil de pr\u00e9vention des expulsions locatives. Elle conditionne le maintien dans les lieux au respect scrupuleux d&#8217;un \u00e9ch\u00e9ancier.<\/p>\n<p>L&#8217;\u00e9quilibre pr\u00e9caire entre ex\u00e9cution forc\u00e9e et traitement social<\/p>\n<p>La d\u00e9cision op\u00e8re une synth\u00e8se entre l&#8217;ex\u00e9cution du contrat et la protection du d\u00e9biteur. Elle ordonne l&#8217;expulsion tout en la suspendant sous conditions. Le juge fixe un \u00e9ch\u00e9ancier de trente-six mensualit\u00e9s pour l&#8217;arri\u00e9r\u00e9. &#171;Durant les d\u00e9lais de paiement, les effets de la clause r\u00e9solutoire sont suspendus&#187; (Motifs). Cette suspension est r\u00e9versible et fragile. Le premier impay\u00e9 entra\u00eene la d\u00e9ch\u00e9ance du terme et rend la dette imm\u00e9diatement exigible. La clause r\u00e9solutoire reprend alors son plein effet. L&#8217;expulsion peut \u00eatre ex\u00e9cut\u00e9e avec le concours de la force publique. Le juge rappelle que l&#8217;ordonnance est ex\u00e9cutoire par provision. Cet \u00e9quilibre est caract\u00e9ristique du contentieux de la protection. Il vise \u00e0 concilier le droit de propri\u00e9t\u00e9 avec le droit au logement. La jurisprudence admet cette articulation. &#171;La loi n\u00b0 89-462 du 6 juillet 1989 [&#8230;] ne fait pas obstacle \u00e0 ce que le juge se prononce sur le constat de la r\u00e9siliation du bail malgr\u00e9 l&#8217;existence d\u2019une d\u00e9cision de recevabilit\u00e9 de la commission de surendettement&#187; (Tribunal judiciaire de Saint-Etienne, le 22 avril 2025, n\u00b024\/04091). La d\u00e9cision marseillaise illustre cette gestion judiciaire active et pr\u00e9ventive du risque d&#8217;expulsion.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le tribunal judiciaire de Marseille, statuant en r\u00e9f\u00e9r\u00e9 le 3 avril 2025, examine une demande de constat de r\u00e9siliation de bail pour impay\u00e9s. Le juge du conte&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":9512,"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":"69473e4d75782d5f0613ad2c","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/69473e4d75782d5f0613ad2c","_kj_judilibre_id":"69473e4d75782d5f0613ad2c","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Marseille","_kj_chambre":"0P3 P.Prox.R\u00e9f\u00e9r\u00e9s","_kj_rg":"25\/00637","_kj_date":"2025-10-09","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-638918","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 v27.5 (Yoast SEO v27.5) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tribunal judiciaire de Marseille, le 3 avril 2025, n\u00b025\/00637 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire de Marseille, statuant en r\u00e9f\u00e9r\u00e9 le 3 avril 2025, examine une demande de constat de r\u00e9siliation de bail pour impay\u00e9s. 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Le bailleur demandait la r\u00e9siliation du bail pour i...","rel":"","context":"\u0412 &quot;Jurisprudence&quot;","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/henry-be-Pg63JThyCg-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/henry-be-Pg63JThyCg-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/henry-be-Pg63JThyCg-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/henry-be-Pg63JThyCg-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/henry-be-Pg63JThyCg-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/henry-be-Pg63JThyCg-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":290201,"url":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-de-marseille-le-23-juin-2025-n24-07628\/","url_meta":{"origin":638918,"position":5},"title":"Tribunal judiciaire de Marseille, le 23 juin 2025, n\u00b024\/07628","author":"Kohen","date":"19.01.2026","format":false,"excerpt":"Le Tribunal judiciaire de Marseille, statuant en mati\u00e8re de contentieux de la protection, a rendu un jugement le 28 avril 2025. 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La locataire, \u00e9tudiante, reconnaissait les impay\u00e9s mais avait\u2026","rel":"","context":"\u0412 &quot;D\u00e9cisions juridiques&quot;","block_context":{"text":"D\u00e9cisions juridiques","link":"https:\/\/kohenavocats.com\/category\/decisions-juridiques\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-yJLFsme5WMU-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-yJLFsme5WMU-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-yJLFsme5WMU-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-yJLFsme5WMU-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-yJLFsme5WMU-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/ave-calvar-yJLFsme5WMU-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\/638918","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=638918"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/posts\/638918\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/media\/9512"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/media?parent=638918"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/categories?post=638918"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/ru\/wp-json\/wp\/v2\/tags?post=638918"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}