{"id":668395,"date":"2026-04-24T04:47:07","date_gmt":"2026-04-24T02:47:07","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-toulon-le-22-septembre-2025-n21-05651\/"},"modified":"2026-04-26T18:07:50","modified_gmt":"2026-04-26T16:07:50","slug":"tribunal-judiciaire-de-toulon-le-22-septembre-2025-n21-05651","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-de-toulon-le-22-septembre-2025-n21-05651\/","title":{"rendered":"Tribunal judiciaire de Toulon, le 22 septembre 2025, n\u00b021\/05651"},"content":{"rendered":"
\n

Le tribunal judiciaire, dans un jugement non dat\u00e9, a \u00e9t\u00e9 saisi d’un litige cons\u00e9cutif \u00e0 la vente d’un immeuble. L’acqu\u00e9reur, ayant d\u00e9couvert post\u00e9rieurement \u00e0 la vente la pr\u00e9sence d’amiante dans la toiture, a agi en garantie des vices cach\u00e9s<\/a> et sur d’autres fondements contractuels. Le vendeur a oppos\u00e9 l’irrecevabilit\u00e9 des demandes subsidiaires et contest\u00e9 l’existence d’un vice r\u00e9dhibitoire. La juridiction a d\u00fb trancher sur la recevabilit\u00e9 du cumul d’actions et sur le bien-fond\u00e9 de la garantie des vices cach\u00e9s. Elle a d\u00e9clar\u00e9 irrecevables les demandes subsidiaires et d\u00e9bout\u00e9 l’acqu\u00e9reur de son action principale, tout en rejetant la demande reconventionnelle pour proc\u00e9dure abusive.<\/p>\n

Le cantonnement de l’action en garantie des vices cach\u00e9s<\/p>\n

L’exclusivit\u00e9 du fondement en cas de d\u00e9faut affectant la destination. L’acqu\u00e9reur invoquait cumulativement la garantie des vices cach\u00e9s et des manquements contractuels distincts. La juridiction a rappel\u00e9 la r\u00e9partition des r\u00e9gimes de garantie. Elle a jug\u00e9 que le r\u00e9gime de la garantie de conformit\u00e9 doit \u00eatre cantonn\u00e9 aux hypoth\u00e8ses o\u00f9 la chose ne correspond pas \u00e0 ce qui \u00e9tait contractuellement pr\u00e9vu. En revanche, la garantie des vices cach\u00e9s s’applique dans tous les cas o\u00f9 l’immeuble est affect\u00e9 d’un d\u00e9faut l’affectant dans son usage ou sa destination. Le d\u00e9faut all\u00e9gu\u00e9, la pr\u00e9sence d’amiante, relevait de cette seconde cat\u00e9gorie. La solution consacre une application stricte de la distinction entre les garanties, \u00e9vitant un cumul qui brouillerait leurs r\u00e9gimes juridiques distincts. Elle guide les praticiens vers le choix d’une action unique adapt\u00e9e \u00e0 la nature du pr\u00e9judice subi.<\/p>\n

L’irrecevabilit\u00e9 des actions fond\u00e9es sur d’autres manquements contractuels. Cons\u00e9quence du principe pr\u00e9c\u00e9dent, la juridiction a \u00e9cart\u00e9 les autres fondements invoqu\u00e9s. Elle a consid\u00e9r\u00e9 que la pr\u00e9sence d’une toiture d\u00e9grad\u00e9e compos\u00e9e d’amiante s’analyse \u00e0 la fois comme un vice cach\u00e9 et comme un manquement \u00e0 l’obligation de d\u00e9livrance. Dans ce cas il est jug\u00e9 que la garantie des vices cach\u00e9s est le seul fondement juridique \u00e0 l’action de l’acqu\u00e9reur. Par cons\u00e9quent, les demandes d’indemnisation form\u00e9es sur un autre fondement que celui de la garantie des vices cach\u00e9s seront d\u00e9clar\u00e9es irrecevables. Cette d\u00e9cision renforce la s\u00e9curit\u00e9 juridique en emp\u00eachant le jeu concurrent de plusieurs actions pour un m\u00eame fait. Elle impose \u00e0 la partie l\u00e9s\u00e9e de qualifier pr\u00e9cis\u00e9ment son pr\u00e9judice d\u00e8s l’introduction de l’instance.<\/p>\n

Les conditions rigoureuses de la garantie des vices cach\u00e9s<\/p>\n

L’exigence d’un vice cach\u00e9 et non apparent. La juridiction a minutieusement examin\u00e9 le caract\u00e8re cach\u00e9 du d\u00e9faut all\u00e9gu\u00e9. Elle a relev\u00e9 que l’acqu\u00e9reur ne pouvait soup\u00e7onner que l’ancienne toiture avait \u00e9t\u00e9 laiss\u00e9e en place alors qu’elle \u00e9tait masqu\u00e9e par un faux-plafond. Le vendeur arguait de la communication des permis de construire<\/a> mentionnant l’amiante. La cour a estim\u00e9 qu’il ne s’agit pas d’une pratique assez courante pour que l’on puisse reprocher \u00e0 l’acqu\u00e9reur un manque de diligence de ce chef. Ce raisonnement est conforme \u00e0 la jurisprudence qui exige que le vice soit insusceptible d’\u00eatre d\u00e9couvert par un examen attentif. Il rappelle que la communication de documents techniques ne dispense pas d’une information claire sur les risques pr\u00e9sents.<\/p>\n

L’absence de preuve d’un vice r\u00e9dhibitoire au jour de la vente. L’acqu\u00e9reur devait ensuite d\u00e9montrer le caract\u00e8re r\u00e9dhibitoire du vice. La d\u00e9cision souligne que la seule pr\u00e9sence d’amiante ne suffit pas \u00e0 caract\u00e9riser un tel vice. Elle note que les conclusions d’un rapport ant\u00e9rieur sur d’autres parties de l’immeuble avaient \u00e9t\u00e9 port\u00e9es \u00e0 sa connaissance. Surtout, elle constate que le risque sanitaire invoqu\u00e9 n’est pas caract\u00e9ris\u00e9 au jour de la vente. En effet, la toiture litigieuse n’\u00e9tait pas accessible pour \u00eatre enferm\u00e9e entre le faux-plafond et la toiture en tuiles. Son \u00e9tat d\u00e9grad\u00e9 n’a \u00e9t\u00e9 constat\u00e9 que plusieurs mois apr\u00e8s le d\u00e9but de travaux entrepris par l’acqu\u00e9reur. Les \u00e9l\u00e9ments vers\u00e9s aux d\u00e9bats ne permettent pas de rapporter la preuve d’un vice r\u00e9dhibitoire. Cette analyse exigeante du lien de causalit\u00e9 et de l’\u00e9tat du bien au moment pr\u00e9cis de la vente est essentielle. Elle rejoint une jurisprudence constante sur la n\u00e9cessit\u00e9 de prouver l’impropri\u00e9t\u00e9 \u00e0 la destination. Comme le rappelle une d\u00e9cision, «faute pour M. [E] d’avoir produit un diagnostic amiante conforme \u00e0 la r\u00e9glementation rappel\u00e9e, il ne peut s’exon\u00e9rer de la garantie des vices cach\u00e9s correspondante.» (Cour d’appel de Bordeaux, le 16 janvier 2025, n\u00b021\/04329). Toutefois, en l’esp\u00e8ce, l’absence de risque av\u00e9r\u00e9 au jour de la vente a priv\u00e9 de fondement l’action en garantie.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire, dans un jugement non dat\u00e9, a \u00e9t\u00e9 saisi d’un litige cons\u00e9cutif \u00e0 la vente d’un immeuble. L’acqu\u00e9reur, ayant d\u00e9couvert post\u00e9rieurement …<\/p>\n","protected":false},"author":232070755,"featured_media":4717,"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":"68d1b191ad61014a2085fa51","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d1b191ad61014a2085fa51","_kj_judilibre_id":"68d1b191ad61014a2085fa51","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Toulon","_kj_chambre":"4\u00e8me Chambre","_kj_rg":"21\/05651","_kj_date":"2025-09-22","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7096,35583,7597],"tags":[],"class_list":["post-668395","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-code-des-assurances","category-immobilier","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Toulon, le 22 septembre 2025, n\u00b021\/05651 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire, dans un jugement non dat\u00e9, a \u00e9t\u00e9 saisi d'un litige cons\u00e9cutif \u00e0 la vente d'un immeuble. 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