{"id":682559,"date":"2026-04-25T17:40:54","date_gmt":"2026-04-25T15:40:54","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-bordeaux-le-14-novembre-2023-n22-01360\/"},"modified":"2026-04-25T17:40:54","modified_gmt":"2026-04-25T15:40:54","slug":"cour-dappel-de-bordeaux-le-14-novembre-2023-n22-01360","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/cour-dappel-de-bordeaux-le-14-novembre-2023-n22-01360\/","title":{"rendered":"Cour d’appel de Bordeaux, le 14 novembre 2023, n\u00b022\/01360"},"content":{"rendered":"
\n

La cour d’appel de Bordeaux, statuant le 14 novembre 2023, examine un litige cons\u00e9cutif \u00e0 la vente d’un logement. L’acqu\u00e9reur invoque des vices cach\u00e9s et \u00e0 titre subsidiaire un dol. La cour d’appel confirme le jugement de premi\u00e8re instance qui avait rejet\u00e9 ses demandes. Elle se prononce sur l’opposabilit\u00e9 d’une clause \u00e9lusive de garantie et sur l’existence d’un dol. La solution retenue \u00e9carte la responsabilit\u00e9 du vendeur en validant la clause.<\/p>\n

La qualification du vendeur conditionne l’opposabilit\u00e9 de la clause<\/p>\n

La cour examine d’abord si le vendeur peut \u00eatre qualifi\u00e9 de professionnel. Cette qualification rendrait inopposable la clause de non-garantie stipul\u00e9e dans l’acte. L’acheteur soutenait une activit\u00e9 habituelle dans l’immobilier. La cour rel\u00e8ve que l’objet social principal est le conseil financier. «Il en r\u00e9sulte clairement que si cette soci\u00e9t\u00e9 ne s’interdit pas de proc\u00e9der \u00e0 des op\u00e9rations immobili\u00e8res, il ne s’agit que d’une activit\u00e9 annexe et ponctuelle» (point 21). L’op\u00e9ration litigieuse, limit\u00e9e \u00e0 la revente sans am\u00e9nagement, est isol\u00e9e. La port\u00e9e de cette analyse est restrictive. Elle \u00e9carte l’assimilation au professionnel d\u00e8s lors que l’activit\u00e9 n’est pas habituelle. La valeur de la d\u00e9cision r\u00e9side dans l’examen concret des faits pour qualifier le vendeur.<\/p>\n

L’absence de connaissance effective du vice prot\u00e8ge le vendeur de bonne foi<\/p>\n

Le second volet concerne la connaissance des vices par le vendeur. La clause pr\u00e9voyait son exclusion en cas de mauvaise foi du promettant. L’acheteur arguait de demandes de permis refus\u00e9es pour prouver cette connaissance. La cour estime que ces \u00e9l\u00e9ments sont insuffisants. «Il n’est pas non plus \u00e9tabli que cette soci\u00e9t\u00e9 avait connaissance des vices invoqu\u00e9s» (point 26). Elle souligne que le vendeur n’a jamais occup\u00e9 les lieux. Le sens de cette exigence est de prot\u00e9ger le vendeur non professionnel de bonne foi. Sa port\u00e9e est conforme \u00e0 la jurisprudence qui conditionne l’inopposabilit\u00e9 \u00e0 la preuve d’une connaissance effective. «Il r\u00e9sulte de ce texte que la clause limitative ou exclusive de garantie des vices cach\u00e9s est opposable \u00e0 un acheteur professionnel de m\u00eame sp\u00e9cialit\u00e9 que celui qui lui vend la chose» (Cass. Troisi\u00e8me chambre civile, le 23 octobre 2025, n\u00b023-18.469). Ici, l’absence de preuve de la connaissance sauvegarde la clause.<\/p>\n

Le rejet de l’action dolosive d\u00e9coule de l’absence de faute<\/p>\n

Sur le dol, la cour proc\u00e8de \u00e0 une analyse subsidiaire et connexe. L’action en garantie des vices cach\u00e9s \u00e9tant \u00e9cart\u00e9e, l’acheteur invoquait des man\u0153uvres dolosives. La cour lie logiquement les deux qualifications. «Mais d\u00e8s lors que comme il a \u00e9t\u00e9 vu plus haut, il n’est nullement \u00e9tabli que la soci\u00e9t\u00e9 venderesse avait connaissance des vices en question, il ne peut lui \u00eatre reproch\u00e9 d’en avoir cel\u00e9 l’existence» (point 28). Le sens de ce raisonnement est que l’\u00e9l\u00e9ment intentionnel est absent. La valeur de cette solution est de rappeler la coh\u00e9rence entre la mauvaise foi en garantie et le dol. Sa port\u00e9e est classique : sans connaissance du vice, il ne peut y avoir de r\u00e9ticence dolosive.<\/p>\n

La confirmation du caract\u00e8re extinctif du d\u00e9lai de l’article 1648<\/p>\n

En pr\u00e9ambule, la cour rappelle une question pr\u00e9judicielle de proc\u00e9dure. Le vendeur invoquait l’irrecevabilit\u00e9 de l’action pour forclusion. Un conseiller de la mise en \u00e9tat avait d\u00e9j\u00e0 tranch\u00e9. «Il sera pr\u00e9cis\u00e9 en pr\u00e9ambule que si la soci\u00e9t\u00e9 Please Horn invoque dans ses conclusions l’irrecevabilit\u00e9 (…) ce point a \u00e9t\u00e9 tranch\u00e9 par la d\u00e9cision du conseiller de la mise en \u00e9tat du 25 janvier 2023 qui a consid\u00e9r\u00e9 qu’il s’agissait en r\u00e9alit\u00e9 d’un d\u00e9lai de prescription susceptible d’\u00eatre suspendu» (point 16). La port\u00e9e de ce rappel est importante. Il confirme la nature du d\u00e9lai de l’article 1648 du code civil. Cette analyse est en phase avec l’\u00e9volution jurisprudentielle r\u00e9cente. «Le d\u00e9lai biennal pr\u00e9vu par l’article 1648 du code civil pour intenter l’action en garantie \u00e0 raison des vices cach\u00e9s de la chose vendue est un d\u00e9lai de prescription susceptible de suspension» (Cour d’appel de Rennes, le 14 octobre 2025, n\u00b022\/02435). La valeur de cette pr\u00e9cision est de clarifier le r\u00e9gime proc\u00e9dural applicable.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La cour d’appel de Bordeaux, statuant le 14 novembre 2023, examine un litige cons\u00e9cutif \u00e0 la vente d’un logement. L’acqu\u00e9reur invoque des vices cach\u00e9s et \u00e0 t…<\/p>\n","protected":false},"author":232070755,"featured_media":4835,"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":"68ce3afb208310c243b73a6d","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68ce3afb208310c243b73a6d","_kj_judilibre_id":"68ce3afb208310c243b73a6d","_kj_jur":"Cour d'appel","_kj_lieu":"Cour d'appel de Bordeaux","_kj_chambre":"2\u00e8me CHAMBRE CIVILE","_kj_rg":"22\/01360","_kj_date":"2025-09-18","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-682559","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Bordeaux, le 14 novembre 2023, n\u00b022\/01360 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La cour d'appel de Bordeaux, statuant le 14 novembre 2023, examine un litige cons\u00e9cutif \u00e0 la vente d'un logement. 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