{"id":685268,"date":"2026-04-25T20:29:43","date_gmt":"2026-04-25T18:29:43","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-rennes-le-9-septembre-2025-n22-05711\/"},"modified":"2026-04-25T20:29:43","modified_gmt":"2026-04-25T18:29:43","slug":"cour-dappel-de-rennes-le-9-septembre-2025-n22-05711","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/cour-dappel-de-rennes-le-9-septembre-2025-n22-05711\/","title":{"rendered":"Cour d’appel de Rennes, le 9 septembre 2025, n\u00b022\/05711"},"content":{"rendered":"
\n

Rendue par la Cour d’appel de Rennes le 9 septembre 2025, la d\u00e9cision tranche un litige voisinage relatif \u00e0 des ouvertures en toiture implant\u00e9es en limite s\u00e9parative. L\u2019enjeu porte sur leur qualification au regard des articles 675 \u00e0 679 du code civil et sur les cons\u00e9quences attach\u00e9es \u00e0 l\u2019existence d\u2019\u00e9ventuelles \u00ab vues \u00bb sur le fonds contigu.<\/p>\n

Les faits sont simples. Un propri\u00e9taire, occupant sa maison depuis le milieu des ann\u00e9es 1990, se plaint d\u2019un ensemble de trois fen\u00eatres de toit am\u00e9nag\u00e9es sur l\u2019immeuble voisin, dont l\u2019une ant\u00e9rieure \u00e0 son acquisition et deux autoris\u00e9es en 2008 apr\u00e8s d\u00e9claration pr\u00e9alable. Une d\u00e9marche amiable \u00e9tant rest\u00e9e vaine, il a saisi la juridiction de proximit\u00e9 pour obtenir leur suppression, ou \u00e0 d\u00e9faut leur transformation en jours conformes, ainsi que des dommages et int\u00e9r\u00eats.<\/p>\n

Par jugement du 2 juin 2022, le tribunal de proximit\u00e9 de Dinan a rejet\u00e9 la th\u00e8se de la prescription trentenaire, mais a estim\u00e9 qu\u2019aucune vue n\u2019\u00e9tait caract\u00e9ris\u00e9e, d\u00e9boutant le demandeur de ses pr\u00e9tentions principales et indemnitaires. Appel a \u00e9t\u00e9 interjet\u00e9 pour voir ordonner la suppression ou la mise en conformit\u00e9 des ouvertures et obtenir une indemnisation. L\u2019intim\u00e9e sollicitait, pour sa part, la confirmation principale et une somme pour proc\u00e9dure abusive.<\/p>\n

La question de droit tient \u00e0 la qualification des fen\u00eatres de toit situ\u00e9es sur un mur privatif en limite: constituent\u2011elles des \u00ab vues droites \u00bb prohib\u00e9es \u00e0 d\u00e9faut de distance, ou de simples \u00ab jours \u00bb soumis \u00e0 des exigences de hauteur et de dormant fixe. En filigrane, la cour devait pr\u00e9ciser le crit\u00e8re d\u2019accessibilit\u00e9 permettant, en pratique, de distinguer l\u2019usage normal de l\u2019installation anormale.<\/p>\n

La Cour d\u2019appel admet l\u2019illic\u00e9it\u00e9 d\u2019une seule ouverture, situ\u00e9e dans une chambre sous combles, au motif qu\u2019une vue droite sur le jardin voisin est r\u00e9alisable \u00e0 l\u2019aide d\u2019un simple tabouret. Les deux autres fen\u00eatres, l\u2019une difficilement accessible au-dessus d\u2019un escalier, l\u2019autre situ\u00e9e tr\u00e8s en hauteur dans un grenier, ne sont pas qualifi\u00e9es de vues. La demande indemnitaire est rejet\u00e9e faute d\u2019atteinte suffisamment caract\u00e9ris\u00e9e, la proc\u00e9dure abusive n\u2019\u00e9tant pas retenue.<\/p>\n

I. La qualification des ouvertures en toiture au regard des r\u00e8gles des vues<\/p>\n

A. Les crit\u00e8res jurisprudentiels et la marge d\u2019appr\u00e9ciation des juges du fond<\/p>\n

La cour rappelle d\u2019abord le cadre l\u00e9gal, en distinguant \u00ab jours \u00bb et \u00ab vues \u00bb en limite s\u00e9parative. Surtout, elle r\u00e9active deux apports classiques de la jurisprudence. D\u2019une part, la possibilit\u00e9 d\u2019une vue droite d\u00e9pend de l\u2019accessibilit\u00e9 effective depuis l\u2019ouverture. La cour cite: \u00ab Une vue droite sur l\u2019h\u00e9ritage du voisin est caract\u00e9ris\u00e9e lorsque, \u00e0 partir d\u2019un v\u00e9lux, elle est possible dans la mesure o\u00f9 il serait fait usage d\u2019une \u00e9chelle ou d\u2019un escabeau, qu\u2019elle n\u2019est pas limit\u00e9e au pied du mur s\u00e9parant les deux propri\u00e9t\u00e9s et que les deux immeubles se font face. \u00bb La r\u00e9f\u00e9rence ainsi formul\u00e9e consacre un crit\u00e8re fonctionnel plut\u00f4t que formel, centr\u00e9 sur l\u2019usage possible en situation ordinaire.<\/p>\n

D\u2019autre part, l\u2019organe de jugement rappelle la latitude d\u2019appr\u00e9ciation attach\u00e9e \u00e0 la qualification d\u2019une ouverture de toit. Elle soutient express\u00e9ment: \u00ab Toute fen\u00eatre de toit ne constitue pas une \u201cvue\u201d sur le fonds voisin. La Cour de cassation laisse \u00e0 cet \u00e9gard aux juges du fond un pouvoir souverain d\u2019appr\u00e9ciation pour qualifier une ouverture de \u201cvue\u201d au sens du code civil. \u00bb Le raisonnement valide l\u2019examen d\u2019un faisceau d\u2019indices, incluant la hauteur, l\u2019accessibilit\u00e9 et l\u2019angle, pour retenir soit une vue, soit un simple jour.<\/p>\n

B. L\u2019application aux trois ouvertures: une vue illicite isol\u00e9e, deux ouvertures licites<\/p>\n

La premi\u00e8re fen\u00eatre, situ\u00e9e dans une chambre, est tenue pour illicite, nonobstant une all\u00e8gue de hauteur suffisante du ch\u00e2ssis. Les constats mat\u00e9riels sont d\u00e9cisifs: \u00ab Le ch\u00e2ssis de la fen\u00eatre est situ\u00e9 \u00e0 plus de 1,90 m du sol \u00bb, mais cela n\u2019emp\u00eache pas la r\u00e9alisation d\u2019une vue. La cour retient en effet: \u00ab Ici, un simple tabouret suffit, sans danger, \u00e0 pratiquer une vue sur le fonds voisin. \u00bb En cons\u00e9quence, l\u2019ouverture cr\u00e9e une \u00ab vue droite \u00bb \u00e0 une distance prohib\u00e9e de la limite, impliquant sa mise en conformit\u00e9 pour supprimer l\u2019aspect sur le fonds atteignable sans installation lourde.<\/p>\n

La seconde fen\u00eatre, situ\u00e9e au-dessus d\u2019une cage d\u2019escalier, ne permet pas une vue droite dans des conditions d\u2019usage normal. Le dossier relate la difficult\u00e9 d\u2019y acc\u00e9der sans risque et l\u2019existence, au mieux, d\u2019un aper\u00e7u oblique limit\u00e9 de la couverture voisine. La motivation retient: \u00ab De toute \u00e9vidence, le recul entre le bord du toit et le d\u00e9but du ch\u00e2ssis est au moins \u00e9gale \u00e0 60 cm, de sorte qu\u2019aucune violation de l\u2019article 679 du code civil n\u2019en r\u00e9sulte. \u00bb La troisi\u00e8me fen\u00eatre, plac\u00e9e haut dans un grenier, reste mat\u00e9riellement hors de port\u00e9e. La cour en d\u00e9duit: \u00ab Sans poser une installation sp\u00e9cifique, il n\u2019est mat\u00e9riellement pas possible \u00e0 cet instant de voir dans le jardin voisin par cette fen\u00eatre. \u00bb Elle demeure un jour, \u00e0 condition de respecter les hauteurs requises, ce que l\u2019appelant ne renverse pas utilement.<\/p>\n

II. Port\u00e9e et appr\u00e9ciation critique de la solution rendue<\/p>\n

A. L\u2019accessibilit\u00e9 pragmatique comme crit\u00e8re op\u00e9ratoire de la \u00ab vue \u00bb<\/p>\n

L\u2019arr\u00eat consolide un crit\u00e8re d\u2019accessibilit\u00e9 r\u00e9aliste, qui distingue l\u2019\u00ab usage normal \u00bb des lieux de l\u2019\u00ab installation sp\u00e9cifique \u00bb assimilable \u00e0 un artifice. En retenant qu\u2019un tabouret \u00ab sans danger \u00bb suffit \u00e0 constituer une vue, la cour ajuste la fronti\u00e8re trac\u00e9e par les d\u00e9cisions visant l\u2019emploi d\u2019une \u00e9chelle ou d\u2019un escabeau. Le propos ne th\u00e9orise pas une r\u00e8gle nouvelle; il op\u00e8re un pas de concr\u00e9tisation. Le caract\u00e8re direct de l\u2019aspect, combin\u00e9 \u00e0 l\u2019absence d\u2019effort technique notable, suffit \u00e0 enclencher la prohibition de l\u2019article 678. \u00c0 l\u2019inverse, l\u2019exigence d\u2019un dispositif singulier, compte tenu des contraintes de circulation et d\u2019ossature, exclut la qualification.<\/p>\n

Cette ligne favorise la s\u00e9curit\u00e9 juridique. Elle conf\u00e8re un rep\u00e8re maniable aux praticiens et aux voisins pour anticiper les risques. L\u2019examen in concreto demeure toutefois d\u00e9terminant, car la configuration des b\u00e2timents, l\u2019angle des pentes et la topographie des lieux commandent la qualification. Il convient enfin d\u2019approuver la pr\u00e9cision selon laquelle les autorisations d\u2019urbanisme n\u2019emportent aucune pr\u00e9somption de conformit\u00e9 civile, ce qui maintient la fronti\u00e8re entre police administrative et droits privatifs.<\/p>\n

B. Preuve, prescription et r\u00e9paration: exigence de rigueur et mesure des atteintes<\/p>\n

L\u2019arr\u00eat enseigne une rigueur probatoire bienvenue. Les mesures r\u00e9alis\u00e9es depuis l\u2019ext\u00e9rieur, sans acc\u00e8s int\u00e9rieur aux pi\u00e8ces, ne suffisent pas \u00e0 \u00e9tablir une hauteur de jour inf\u00e9rieure \u00e0 1,90 m\u00e8tre. Les constats circonstanci\u00e9s du commissaire de justice, d\u00e9crivant positions et hauteurs utiles, structurent l\u2019office du juge. La prescription trentenaire d\u2019une servitude de vue est \u00e9cart\u00e9e avec constance, la chronologie n\u2019atteignant pas le d\u00e9lai, et la seule ant\u00e9riorit\u00e9 par rapport \u00e0 l\u2019acquisition ne purgeant pas l\u2019illic\u00e9it\u00e9 initiale.<\/p>\n

La dimension indemnitaire est trait\u00e9e avec mesure. L\u2019existence d\u2019une vue illicite n\u2019appelle pas m\u00e9caniquement r\u00e9paration lorsqu\u2019elle tient \u00e0 une action d\u00e9lib\u00e9r\u00e9e, ponctuelle et ais\u00e9e \u00e0 pr\u00e9venir. La cour souligne l\u2019absence d\u2019atteinte substantielle et durable \u00e0 l\u2019intimit\u00e9, privil\u00e9giant la remise en conformit\u00e9. Cette position, prudente, \u00e9vite la sur\u2011indemnisation des troubles de voisinage lorsque la g\u00eane reste limit\u00e9e dans son intensit\u00e9 et sa fr\u00e9quence.<\/p>\n

La solution emporte des cons\u00e9quences pratiques claires. Elle confirme la voie de l\u2019injonction assortie d\u2019astreinte pour supprimer l\u2019aspect illicite, tout en refusant la d\u00e9molition des ouvertures licites ou leur transformation en jours lorsque l\u2019angle, la hauteur et l\u2019accessibilit\u00e9 respectent les textes. Elle rappelle, enfin, que l\u2019action en justice non d\u00e9nu\u00e9e de fondement n\u2019est pas abusive, ce qui pr\u00e9serve l\u2019acc\u00e8s au juge dans les contentieux de voisinage techniquement discut\u00e9s.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Rendue par la Cour d’appel de Rennes le 9 septembre 2025, la d\u00e9cision tranche un litige voisinage relatif \u00e0 des ouvertures en toiture implant\u00e9es en limite s\u00e9…<\/p>\n","protected":false},"author":232070755,"featured_media":9616,"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":"68c107572c4c0c4e691e3fba","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68c107572c4c0c4e691e3fba","_kj_judilibre_id":"68c107572c4c0c4e691e3fba","_kj_jur":"Cour d'appel","_kj_lieu":"Rennes","_kj_chambre":"1\u00e8re Chambre","_kj_rg":"22\/05711","_kj_date":"2025-09-09","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685268","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Rennes, le 9 septembre 2025, n\u00b022\/05711 - 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