{"id":685096,"date":"2026-04-25T20:20:45","date_gmt":"2026-04-25T18:20:45","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-metz-le-10-juillet-2025-n23-02207\/"},"modified":"2026-04-25T20:20:45","modified_gmt":"2026-04-25T18:20:45","slug":"cour-dappel-de-metz-le-10-juillet-2025-n23-02207","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/cour-dappel-de-metz-le-10-juillet-2025-n23-02207\/","title":{"rendered":"Cour d’appel de Metz, le 10 juillet 2025, n\u00b023\/02207"},"content":{"rendered":"
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Rendue par la Cour d’appel de Metz, chambre commerciale, le 10 juillet 2025, la d\u00e9cision tranche un litige n\u00e9 d\u2019un bail commercial portant sur un local et ses accessoires. Le preneur invoquait des troubles de jouissance imput\u00e9s au bailleur, tenant \u00e0 la privation d\u2019un parking arri\u00e8re et \u00e0 la dissimulation partielle de l\u2019enseigne par un dispositif publicitaire appos\u00e9 en fa\u00e7ade. Le bailleur r\u00e9clamait parall\u00e8lement des arri\u00e9r\u00e9s de loyers.<\/p>\n

Les \u00e9l\u00e9ments essentiels sont simples et d\u00e9terminants. Un bail commercial a \u00e9t\u00e9 consenti, puis un avenant a pr\u00e9vu des provisions pour charges comprenant l\u2019entretien du parking. \u00c0 l\u2019\u00e9t\u00e9 2020, l\u2019acc\u00e8s \u00e0 ce parking a \u00e9t\u00e9 entrav\u00e9, puis interdit par courrier. Un constat a relev\u00e9 la pose d\u2019un drapeau rendant l\u2019enseigne du preneur peu visible dans un sens de circulation. Un commandement de payer a pr\u00e9c\u00e9d\u00e9 l\u2019assignation du bailleur par le preneur, qui sollicitait indemnisation et restitution du d\u00e9p\u00f4t. Le tribunal judiciaire de Sarreguemines a en grande partie rejet\u00e9 la demande indemnitaire, fix\u00e9 des cr\u00e9ances r\u00e9ciproques et ordonn\u00e9 compensation. Le preneur a interjet\u00e9 appel.<\/p>\n

La question de droit tient \u00e0 la d\u00e9limitation des lieux lou\u00e9s au regard des \u00ab aisances et d\u00e9pendances \u00bb et, corr\u00e9lativement, \u00e0 l\u2019existence d\u2019un trouble de jouissance contractuel ouvrant droit \u00e0 r\u00e9paration, ind\u00e9pendamment d\u2019une preuve de perte de chiffre d\u2019affaires. Elle s\u2019articule avec le r\u00e9gime de la compensation l\u00e9gale entre cr\u00e9ances locatives et indemnitaires. La cour rappelle le principe que \u201cL’article 1719 du code civil impose au bailleur d’assurer au preneur une jouissance paisible des locaux donn\u00e9s \u00e0 bail pendant toute la dur\u00e9e du contrat.\u201d Elle retient que le parking arri\u00e8re entrait dans le champ du bail et que l\u2019implantation d\u2019un drapeau occultant l\u2019enseigne caract\u00e9risait un autre trouble. La r\u00e9paration est \u00e9valu\u00e9e \u00e0 30 % du loyer sur dix mois, tandis que la cr\u00e9ance locative est confirm\u00e9e, la compensation \u00e9tant ordonn\u00e9e.<\/p>\n

I.<\/p>\n

A. Le parking, accessoire indivisible des locaux<\/p>\n

La qualification d\u2019\u00ab aisances et d\u00e9pendances \u00bb commande l\u2019analyse du p\u00e9rim\u00e8tre locatif. Le bail mentionnait que \u201cil est express\u00e9ment convenu que les biens lou\u00e9s forment un tout indivisible\u201d. Cette clause, jointe aux conditions particuli\u00e8res, inclut les accessoires n\u00e9cessaires \u00e0 l\u2019exploitation pacifique et utile du local. La cour constate, surtout, que l\u2019avenant pr\u00e9voyait des provisions couvrant l\u2019entretien du parking et \u00e9nonce que \u201cLe paiement de provisions pour charges concernant le parking, d\u00e9montre que celui-ci est int\u00e9gr\u00e9 dans les locaux donn\u00e9s \u00e0 bail.\u201d<\/p>\n

La solution est coh\u00e9rente avec le principe d\u2019interpr\u00e9tation utile des stipulations, qui refuse de vider de sens la mention d\u2019\u00ab aisances et d\u00e9pendances \u00bb. Elle s\u2019appuie aussi sur la destination des lieux. L\u2019usage d\u2019un parking arri\u00e8re, dans l\u2019\u00e9conomie d\u2019un commerce recevant une client\u00e8le soucieuse de discr\u00e9tion, participe objectivement de la jouissance paisible. La cour souligne ainsi que \u201cLe parking situ\u00e9 \u00e0 l’arri\u00e8re du local, cach\u00e9 de la route, permet un acc\u00e8s discret \u00e0 la client\u00e8le.\u201d La privation d\u2019acc\u00e8s porte directement atteinte \u00e0 l\u2019utilit\u00e9 convenue du bien.<\/p>\n

Le raisonnement se renforce par l\u2019absence d\u2019alternative praticable. La cour note, en effet, que \u201cEn outre, il n’est pas d\u00e9montr\u00e9 la possibilit\u00e9 de se garer facilement ailleurs.\u201d L\u2019entrave caract\u00e9ris\u00e9e par une interdiction expresse, sur une p\u00e9riode d\u00e9termin\u00e9e, exc\u00e8de les suj\u00e9tions normales de voisinage et constitue un manquement contractuel imputable au bailleur.<\/p>\n

B. L\u2019enseigne et la bande privative devant la fa\u00e7ade<\/p>\n

La cour int\u00e8gre \u00e9galement la bande situ\u00e9e entre le trottoir et la vitrine \u00e0 la sph\u00e8re contractuelle, au titre des \u00ab aisances et d\u00e9pendances \u00bb. L\u2019enseigne, accessoire du fonds exploit\u00e9 dans les lieux lou\u00e9s, doit rester visible pour remplir sa fonction d\u2019appel. L\u2019implantation d\u2019un drapeau publicitaire devant le totem a diminu\u00e9 substantiellement la lisibilit\u00e9 de l\u2019enseigne dans un sens de circulation, comme l\u2019attestent les photographies et le constat.<\/p>\n

La solution s\u2019inscrit dans une conception r\u00e9aliste de la jouissance paisible, qui ne se r\u00e9duit pas \u00e0 la seule surface ferm\u00e9e. Une entrave significative \u00e0 la visibilit\u00e9 imm\u00e9diate de la boutique alt\u00e8re la jouissance, surtout lorsqu\u2019elle r\u00e9sulte d\u2019une initiative rattachable \u00e0 la sph\u00e8re du bailleur. La cour rattache ainsi ce trouble \u00e0 l\u2019obligation de garantir une jouissance non contrari\u00e9e des accessoires et abords n\u00e9cessaires.<\/p>\n

II.<\/p>\n

A. Une \u00e9valuation proportionnelle au loyer<\/p>\n

La cour adopte une m\u00e9thode d\u2019indemnisation proportionnelle \u00e0 l\u2019assiette locative, qui mesure la perte d\u2019utilit\u00e9 par r\u00e9f\u00e9rence au loyer. Elle formule de mani\u00e8re explicite le taux et la p\u00e9riode: \u201cAu regard des motifs susvis\u00e9s, il convient d’\u00e9valuer la perte de jouissance subie \u00e0 30% du loyer sur la p\u00e9riode allant du mois de septembre 2020 inclus (aucune mise en demeure n’\u00e9tant justifi\u00e9e avant cette date, \u00e9tant rappel\u00e9 que le bailleur a interdit l’usage du parking \u00e0 compter de cette date dans son courrier) jusqu’au d\u00e9part des lieux de l’appelante, soit jusqu’au 30 juin 2021, ce qui repr\u00e9sente 10 mois.\u201d<\/p>\n

Cette approche proportionnelle est ad\u00e9quate lorsque le pr\u00e9judice r\u00e9sulte d\u2019une alt\u00e9ration continue de l\u2019usage convenu, sans qu\u2019une perte de chiffre d\u2019affaires soit le support exclusif de l\u2019indemnisation. Elle respecte l\u2019\u00e9conomie du contrat, le loyer r\u00e9mun\u00e9rant l\u2019ensemble des utilit\u00e9s du bien, accessoires compris. Le refus de subordonner la r\u00e9paration \u00e0 la preuve d\u2019une baisse du chiffre d\u2019affaires est pertinent, la cour relevant que la demande n\u2019\u00e9tait pas fond\u00e9e sur une perte de recettes mais sur une atteinte \u00e0 l\u2019usage.<\/p>\n

La coh\u00e9rence de la solution tient aussi \u00e0 la prise en compte de la nature du commerce et du r\u00f4le de l\u2019acc\u00e8s discret et de la visibilit\u00e9 imm\u00e9diate. Le taux retenu, ni symbolique ni confiscatoire, refl\u00e8te une perte substantielle d\u2019utilit\u00e9, en continuit\u00e9 avec des pratiques indemnitaires observ\u00e9es pour des troubles persistants et objectivables.<\/p>\n

B. Compensation l\u00e9gale et partage des d\u00e9pens<\/p>\n

Une fois les cr\u00e9ances d\u00e9termin\u00e9es, la cour fait application du droit commun de l\u2019extinction des obligations r\u00e9ciproques. Elle \u00e9nonce, dans des termes g\u00e9n\u00e9raux, la r\u00e8gle de droit applicable: \u201cPar application des dispositions des articles 1347 et suivants du code civil, il y a lieu d’ordonner la compensation entre les cr\u00e9ances.\u201d La compensation op\u00e8re de plein droit lorsque les conditions sont r\u00e9unies; elle rationalise la liquidation des rapports locatifs, en \u00e9vitant des paiements crois\u00e9s.<\/p>\n

La d\u00e9cision ordonne ensuite le partage des d\u00e9pens, au regard de la succombance partag\u00e9e. La motivation est nette et \u00e9quilibr\u00e9e: \u201cChacune des parties succombant partiellement en appel, il convient de partager les d\u00e9pens par moiti\u00e9 entre chacune des parties.\u201d Le refus d\u2019allouer des frais irr\u00e9p\u00e9tibles au titre de l\u2019article 700 du code de proc\u00e9dure civile maintient la stricte neutralit\u00e9 \u00e9conomique du contentieux, d\u00e9j\u00e0 apur\u00e9e par la compensation.<\/p>\n

La port\u00e9e de l\u2019arr\u00eat exc\u00e8de l\u2019esp\u00e8ce en rappelant la centralit\u00e9 de l\u2019article 1719 du code civil pour les accessoires du local, d\u00e8s lors qu\u2019ils participent de l\u2019usage normal convenu. L\u2019assiette du loyer demeure un \u00e9talon indemnitaire op\u00e9rant pour appr\u00e9cier la d\u00e9pr\u00e9ciation de jouissance, tandis que la compensation l\u00e9gale assure une cl\u00f4ture efficace des comptes locatifs.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Rendue par la Cour d’appel de Metz, chambre commerciale, le 10 juillet 2025, la d\u00e9cision tranche un litige n\u00e9 d\u2019un bail commercial portant sur un local et se…<\/p>\n","protected":false},"author":232070755,"featured_media":9672,"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":"68709fd5f0cfe7ae188feac2","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68709fd5f0cfe7ae188feac2","_kj_judilibre_id":"68709fd5f0cfe7ae188feac2","_kj_jur":"Cour d'appel","_kj_lieu":"Metz","_kj_chambre":"6\u00e8me Chambre","_kj_rg":"23\/02207","_kj_date":"2025-07-10","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685096","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Metz, le 10 juillet 2025, n\u00b023\/02207 - 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