{"id":647551,"date":"2026-04-22T12:22:55","date_gmt":"2026-04-22T10:22:55","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-libourne-le-3-octobre-2025-n24-00943\/"},"modified":"2026-04-22T12:22:55","modified_gmt":"2026-04-22T10:22:55","slug":"tribunal-judiciaire-de-libourne-le-3-octobre-2025-n24-00943","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-de-libourne-le-3-octobre-2025-n24-00943\/","title":{"rendered":"Tribunal judiciaire de Libourne, le 3 octobre 2025, n\u00b024\/00943"},"content":{"rendered":"
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Le tribunal judiciaire, statuant le 3 octobre 2025, a \u00e9t\u00e9 saisi d’une action en garantie des vices cach\u00e9s et en responsabilit\u00e9 d\u00e9cennale suite \u00e0 la vente d’une maison pr\u00e9sentant divers d\u00e9sordres. L’acqu\u00e9reur demandait l’annulation de la vente et des indemnit\u00e9s. Le tribunal a partiellement accueilli ses demandes en retenant la garantie pour certains vices et en ordonnant la r\u00e9solution de la vente.<\/p>\n

La qualification du vendeur et l’\u00e9cartement des clauses limitatives<\/p>\n

La d\u00e9termination de la qualit\u00e9 du vendeur s’av\u00e8re d\u00e9cisive pour l’application des garanties. Le tribunal a minutieusement analys\u00e9 l’activit\u00e9 professionnelle du d\u00e9fendeur pour \u00e9carter une clause d’exclusion de garantie. Il a relev\u00e9 que ce dernier, qualifi\u00e9 d’artisan dans l’acte, dirigeait une soci\u00e9t\u00e9 dont l’objet incluait les travaux de b\u00e2timent. Le juge a constat\u00e9 que «M. [P] via sa soci\u00e9t\u00e9 EDCCO a adress\u00e9 \u00e0 M. [A] un devis en date du 5 juillet 2021 portant sur des travaux de r\u00e9novation sur la maison litigieuse comportant des prestations dans diff\u00e9rents corps de m\u00e9tier du b\u00e2timent». Cette circonstance a conduit le tribunal \u00e0 le consid\u00e9rer comme un professionnel du secteur, r\u00e9put\u00e9 conna\u00eetre les vices. La mauvaise foi du vendeur a \u00e9t\u00e9 retenue, justifiant l’inopposabilit\u00e9 de la clause de non-garantie. Cette solution s’inscrit dans la lign\u00e9e d’une jurisprudence constante prot\u00e9geant l’acqu\u00e9reur contre les vendeurs professionnels. Une cour d’appel rappelle ainsi qu'»un vendeur qui a r\u00e9alis\u00e9 lui-m\u00eame les travaux de r\u00e9habilitation doit \u00eatre assimil\u00e9 \u00e0 un vendeur professionnel r\u00e9put\u00e9 conna\u00eetre les vices affectant l’immeuble» (Cour d’appel de Rennes, le 4 novembre 2025, n\u00b022\/02980). La port\u00e9e de cette analyse est essentielle, car elle conditionne l’application du r\u00e9gime de la garantie l\u00e9gale et l’\u00e9ventuelle condamnation \u00e0 des dommages-int\u00e9r\u00eats.<\/p>\n

La distinction op\u00e9ratoire entre garantie d\u00e9cennale et garantie des vices cach\u00e9s<\/p>\n

Le tribunal op\u00e8re une distinction rigoureuse entre les deux r\u00e9gimes de responsabilit\u00e9 invoqu\u00e9s, selon la nature des travaux r\u00e9alis\u00e9s par le vendeur. Pour les infiltrations de toiture, seule la garantie des vices cach\u00e9s est retenue, car «il n\u2019est pas d\u00e9montr\u00e9 que M. [P] a fait des travaux au niveau de la couverture avant de revendre son bien». En revanche, concernant l’humidit\u00e9 ambiante, les deux garanties sont cumulativement appliqu\u00e9es. La responsabilit\u00e9 d\u00e9cennale est engag\u00e9e car le vendeur avait reconnu avoir effectu\u00e9 des travaux sur le mur concern\u00e9. Le jugement pr\u00e9cise que «sa responsabilit\u00e9 civile d\u00e9cennale est \u00e9galement engag\u00e9e puisqu\u2019il a dit \u00e0 M. [O] qu\u2019il avait \u00e0 tout le moins appliqu\u00e9 un produit hydrofuge sur le mur de refend en pierre de taille». Cette approche d\u00e9montre que la garantie d\u00e9cennale requiert la preuve d’un acte de construction ou de r\u00e9novation li\u00e9 au d\u00e9sordre. La valeur de cette distinction r\u00e9side dans la clarification des r\u00e9gimes applicables, la d\u00e9cennale \u00e9tant plus stricte mais n\u00e9cessitant un lien avec une activit\u00e9 constructive. La port\u00e9e en est pratique, guidant les praticiens sur les \u00e9l\u00e9ments de preuve \u00e0 rapporter pour invoquer chaque fondement.<\/p>\n

Les modalit\u00e9s de la r\u00e9paration et l’exercice des options de l’acqu\u00e9reur<\/p>\n

Sur les cons\u00e9quences de l’application des garanties, le tribunal consacre le principe de libert\u00e9 de choix offert \u00e0 l’acqu\u00e9reur. Face \u00e0 des vices graves, l’acheteur a opt\u00e9 pour l’annulation de la vente. Le jugement rappelle que «ce choix rel\u00e8ve de la libert\u00e9 de l\u2019acqu\u00e9reur qui n\u2019est pas tenu de se justifier». Cette solution stricte interdit au juge de substituer une r\u00e9paration en dommages-int\u00e9r\u00eats \u00e0 la demande en r\u00e9solution. La port\u00e9e en est de renforcer la s\u00e9curit\u00e9 juridique de l’acqu\u00e9reur victime d’un vice cach\u00e9. Concernant l’indemnisation, le tribunal rejette l’allocation de frais de travaux futurs, ceux-ci incombant d\u00e9sormais au vendeur devenu \u00e0 nouveau propri\u00e9taire. En revanche, un pr\u00e9judice locatif est indemnis\u00e9 sous forme de perte de chance, le juge estimant que «ce pr\u00e9judice sera donc pris en consid\u00e9ration pendant 30 mois au regard de la r\u00e9elle perte de chance subie». La valeur de cette d\u00e9cision est de montrer que la r\u00e9paration int\u00e9grale peut coexister avec une appr\u00e9ciation in concreto des pr\u00e9judices accessoires. Enfin, le rejet de l’ex\u00e9cution provisoire, pour \u00e9viter des difficult\u00e9s de publicit\u00e9 fonci\u00e8re, illustre l’adaptation des mesures procedurales aux sp\u00e9cificit\u00e9s des litiges immobiliers.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire, statuant le 3 octobre 2025, a \u00e9t\u00e9 saisi d’une action en garantie des vices cach\u00e9s et en responsabilit\u00e9 d\u00e9cennale suite \u00e0 la vente d’u…<\/p>\n","protected":false},"author":232070755,"featured_media":4907,"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":"68f95202de0ebe408dac9e3a","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68f95202de0ebe408dac9e3a","_kj_judilibre_id":"68f95202de0ebe408dac9e3a","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Libourne","_kj_chambre":"Enr\u00f4lement","_kj_rg":"24\/00943","_kj_date":"2025-10-03","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-647551","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Libourne, le 3 octobre 2025, n\u00b024\/00943 - 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