{"id":685100,"date":"2026-04-25T20:21:06","date_gmt":"2026-04-25T18:21:06","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-le-7-mars-2023-n23-05695\/"},"modified":"2026-04-25T20:21:06","modified_gmt":"2026-04-25T18:21:06","slug":"tribunal-judiciaire-le-7-mars-2023-n23-05695","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-le-7-mars-2023-n23-05695\/","title":{"rendered":"Tribunal judiciaire, le 7 mars 2023, n\u00b023\/05695"},"content":{"rendered":"
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Le Tribunal judiciaire de [Localit\u00e9 10], 18 juin 2025, statue sur l\u2019annulation d\u2019une r\u00e9solution d\u2019assembl\u00e9e de copropri\u00e9t\u00e9 relative \u00e0 la d\u00e9signation du syndic et sur la validit\u00e9 corr\u00e9lative du contrat. Deux copropri\u00e9taires contestent la r\u00e9solution n\u00b0 7 de l\u2019assembl\u00e9e du 7 mars 2023, qui a prolong\u00e9 la dur\u00e9e du mandat jusqu\u2019au 31 mars 2026 alors que la convocation proposait une \u00e9ch\u00e9ance au 31 mars 2024 et un contrat d\u2019un an. Une assembl\u00e9e ult\u00e9rieure du 26 juin 2023 a d\u00e9cid\u00e9 une dur\u00e9e au 31 mars 2024, tandis que l\u2019action en nullit\u00e9, engag\u00e9e le 30 mai 2023, poursuivait l\u2019annulation de la r\u00e9solution et du contrat. La juridiction est saisie de deux questions principales, portant sur la conformit\u00e9 de la d\u00e9cision adopt\u00e9e \u00e0 l\u2019ordre du jour et sur la comptabilisation des votes par correspondance apr\u00e8s amendement en s\u00e9ance.<\/p>\n

Le jugement rappelle le principe directeur: \u00ab Aux termes de l\u2019article 13 du d\u00e9cret du 17 mars 1967, l’assembl\u00e9e g\u00e9n\u00e9rale ne prend de d\u00e9cision valide que sur les questions inscrites \u00e0 l’ordre du jour \u00bb. Il constate ensuite que \u00ab a \u00e9t\u00e9 modifi\u00e9e en cours d\u2019assembl\u00e9e g\u00e9n\u00e9rale la dur\u00e9e de la d\u00e9signation du syndic […] La r\u00e9solution contest\u00e9e encourt l\u2019annulation sur ce fondement \u00bb. S\u2019agissant des votes par correspondance, la juridiction retient que la r\u00e9solution \u00ab encourt donc \u00e9galement l\u2019annulation sur ce fondement \u00bb, faute de majorit\u00e9 \u00e0 l\u2019article 25 apr\u00e8s neutralisation des bulletins affect\u00e9s par l\u2019amendement. L\u2019argument tir\u00e9 d\u2019une ins\u00e9curit\u00e9 de gestion est \u00e9cart\u00e9 en des termes nets: \u00ab Le fait que l\u2019annulation […] ne constitue pas un motif de nature \u00e0 faire obstacle \u00e0 ladite annulation \u00bb. Il est encore \u00e9nonc\u00e9 que \u00ab Ainsi et pour les deux motifs pr\u00e9cit\u00e9s, la r\u00e9solution num\u00e9ro sept sera annul\u00e9e \u00bb, entra\u00eenant la nullit\u00e9 du contrat subs\u00e9quent pour d\u00e9faut de pouvoir.<\/p>\n

I. La r\u00e9gularit\u00e9 formelle des d\u00e9cisions collectives<\/p>\n

A. L\u2019exigence d\u2019identit\u00e9 entre l\u2019ordre du jour et la d\u00e9cision
\nLe rappel du texte r\u00e9glementaire structure l\u2019analyse du juge. L\u2019assembl\u00e9e ne d\u00e9lib\u00e8re valablement que sur les points pr\u00e9cis\u00e9ment annonc\u00e9s, afin d\u2019assurer l\u2019information des copropri\u00e9taires et la loyaut\u00e9 du d\u00e9bat. La jurisprudence relative \u00e0 la loi de 1965 admet des am\u00e9nagements r\u00e9dactionnels, mais proscrit toute modification substantielle de l\u2019objet port\u00e9 \u00e0 la connaissance des votants. L\u2019information pr\u00e9alable irrigue la validit\u00e9 m\u00eame de la d\u00e9cision, de sorte que le p\u00e9rim\u00e8tre de la d\u00e9lib\u00e9ration ne peut exc\u00e9der la convocation et ses annexes.<\/p>\n

La motivation s\u2019inscrit dans ce cadre. L\u2019ordre du jour visait l\u2019\u00e9lection du syndic pour une dur\u00e9e d\u2019un an, conform\u00e9ment au projet de contrat joint. La d\u00e9termination de la dur\u00e9e constituait un \u00e9l\u00e9ment essentiel de la d\u00e9cision propos\u00e9e, et non une simple modalit\u00e9 d\u00e9tachable. En cons\u00e9quence, l\u2019\u00e9cart op\u00e9r\u00e9 en s\u00e9ance rel\u00e8ve d\u2019un changement d\u2019objet, non d\u2019un ajustement interne compatible avec la convocation.<\/p>\n

B. L\u2019application au mandat de syndic prorog\u00e9 en s\u00e9ance
\nLe juge rel\u00e8ve une discordance intelligible et d\u00e9cisive. Le passage d\u2019une \u00e9ch\u00e9ance au 31 mars 2024 \u00e0 une \u00e9ch\u00e9ance au 31 mars 2026 alt\u00e8re la substance de la d\u00e9cision. La motivation retient tr\u00e8s explicitement: \u00ab a \u00e9t\u00e9 modifi\u00e9e en cours d\u2019assembl\u00e9e g\u00e9n\u00e9rale la dur\u00e9e de la d\u00e9signation du syndic […] La r\u00e9solution contest\u00e9e encourt l\u2019annulation sur ce fondement \u00bb. La solution est p\u00e9dagogique, et coh\u00e9rente avec l\u2019exigence d\u2019anticipation et de transparence propres \u00e0 la vie de la copropri\u00e9t\u00e9.<\/p>\n

Cette interpr\u00e9tation prot\u00e8ge le consentement collectif utile des copropri\u00e9taires, invit\u00e9s \u00e0 se prononcer sur un p\u00e9rim\u00e8tre arr\u00eat\u00e9 \u00e0 l\u2019avance. Elle sanctionne la pratique consistant \u00e0 r\u00e9\u00e9crire en s\u00e9ance un point essentiel, laquelle contrevient \u00e0 l\u2019\u00e9conomie des r\u00e8gles d\u2019information et de pr\u00e9paration des votes.<\/p>\n

II. Le vote par correspondance et la majorit\u00e9 de l\u2019article 25<\/p>\n

A. Le statut du votant par correspondance en cas d\u2019amendement
\nLe r\u00e9gime l\u00e9gal du vote par correspondance suppose l\u2019identit\u00e9 entre le texte soumis et le bulletin transmis. Si la r\u00e9solution est modifi\u00e9e en s\u00e9ance, le votant par correspondance ne s\u2019est pas prononc\u00e9 sur la r\u00e9daction finalement adopt\u00e9e. La qualification de d\u00e9faillant pr\u00e9vaut alors, par application de la loi de 1965 et de ses textes d\u2019ex\u00e9cution. La neutralisation de ces bulletins s\u2019impose, faute d\u2019expression d\u2019un consentement \u00e9clair\u00e9 sur la version amend\u00e9e.<\/p>\n

La motivation s\u2019inscrit dans cette logique d\u2019\u00e9quivalence. Les bulletins affect\u00e9s par l\u2019amendement ne pouvaient \u00eatre compt\u00e9s comme favorables \u00e0 la r\u00e9daction finale. La majorit\u00e9 de l\u2019article 25 fait ainsi d\u00e9faut, ce qui affecte l\u2019existence m\u00eame de la d\u00e9cision collective. Le motif d\u2019annulation tir\u00e9 de la majorit\u00e9 s\u2019ajoute donc utilement au grief relatif \u00e0 l\u2019ordre du jour.<\/p>\n

B. Les cons\u00e9quences de la nullit\u00e9 et sa port\u00e9e pratique
\nLe jugement fustige l\u2019argument d\u2019opportunit\u00e9 tenant \u00e0 l\u2019ins\u00e9curit\u00e9 de gestion. La nullit\u00e9, attach\u00e9e \u00e0 l\u2019illic\u00e9it\u00e9 de la d\u00e9cision, n\u2019est pas neutralis\u00e9e par des consid\u00e9rations de convenance. Le tribunal l\u2019affirme sans d\u00e9tour: \u00ab Le fait que l\u2019annulation […] ne constitue pas un motif de nature \u00e0 faire obstacle \u00e0 ladite annulation \u00bb. La sanction r\u00e9tablit la discipline des convocations et la sinc\u00e9rit\u00e9 du vote, quelles que soient les contraintes de continuit\u00e9 des mandats.<\/p>\n

La port\u00e9e exc\u00e8de la seule r\u00e9solution. La d\u00e9cision invalid\u00e9e prive de pouvoir l\u2019organe d\u00e9sign\u00e9 et affecte le contrat subs\u00e9quent, frapp\u00e9 de nullit\u00e9 pour absence de pouvoir valable au jour de la signature. Le dispositif le formule clairement: \u00ab Ainsi et pour les deux motifs pr\u00e9cit\u00e9s, la r\u00e9solution num\u00e9ro sept sera annul\u00e9e \u00bb. Cette approche, conforme au droit commun des actes conclus par un repr\u00e9sentant d\u00e9pourvu de pouvoir, incite les syndicats \u00e0 privil\u00e9gier la r\u00e9gularisation ex ante, par convocation claire et compl\u00e8te, plut\u00f4t qu\u2019\u00e0 compter sur une ratification post\u00e9rieure hasardeuse.<\/p>\n

La solution consolide un triptyque classique. L\u2019ordre du jour borne la d\u00e9cision; l\u2019amendement substantiel d\u00e9nature la r\u00e9solution; la majorit\u00e9 requise s\u2019appr\u00e9cie exclusivement au regard des voix effectivement exprim\u00e9es sur le texte final. Elle favorise une gouvernance pr\u00e9visible et fid\u00e8le \u00e0 l\u2019information pr\u00e9alable, tout en rappelant que la s\u00e9curit\u00e9 juridique ne se b\u00e2tit pas sur la tol\u00e9rance des irr\u00e9gularit\u00e9s, mais sur le respect scrupuleux des formes.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le Tribunal judiciaire de [Localit\u00e9 10], 18 juin 2025, statue sur l\u2019annulation d\u2019une r\u00e9solution d\u2019assembl\u00e9e de copropri\u00e9t\u00e9 relative \u00e0 la d\u00e9signation du syndi…<\/p>\n","protected":false},"author":232070755,"featured_media":4752,"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":"685330573dab2c52f54f5f50","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/685330573dab2c52f54f5f50","_kj_judilibre_id":"685330573dab2c52f54f5f50","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Strasbourg","_kj_chambre":"3\u00e8me Ch. 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