{"id":686839,"date":"2026-04-25T22:02:53","date_gmt":"2026-04-25T20:02:53","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-versailles-le-24-juillet-2025-n25-00595\/"},"modified":"2026-04-25T22:02:53","modified_gmt":"2026-04-25T20:02:53","slug":"tribunal-judiciaire-de-versailles-le-24-juillet-2025-n25-00595","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-de-versailles-le-24-juillet-2025-n25-00595\/","title":{"rendered":"Tribunal judiciaire de Versailles, le 24 juillet 2025, n\u00b025\/00595"},"content":{"rendered":"
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Le Tribunal judiciaire de Versailles, statuant en r\u00e9f\u00e9r\u00e9 le 24 juillet 2025, a \u00e9t\u00e9 saisi par un bailleur commercial en vue de constater l’acquisition d’une clause r\u00e9solutoire et d’obtenir l’expulsion du locataire d\u00e9faillant. Le bail, consenti initialement en 2004 et comportant une clause r\u00e9solutoire pour d\u00e9faut de paiement, a fait l’objet d’un commandement demeur\u00e9 infructueux le 3 avril 2023. Malgr\u00e9 la reprise r\u00e9cente du paiement du loyer courant, un arri\u00e9r\u00e9 important subsistait, conduisant le bailleur \u00e0 solliciter du juge des r\u00e9f\u00e9r\u00e9s des mesures d’urgence. Le locataire, bien que pr\u00e9sent \u00e0 l’audience, n’a pas constitu\u00e9 avocat. Le juge a constat\u00e9 la r\u00e9siliation du bail mais a suspendu ses effets sous condition, tout en rejetant les demandes indemnitaires suppl\u00e9mentaires du bailleur. La d\u00e9cision soul\u00e8ve la question de savoir dans quelle mesure le juge des r\u00e9f\u00e9r\u00e9s peut, tout en constatant la r\u00e9siliation d’un bail pour inex\u00e9cution, en moduler les effets en accordant des d\u00e9lais de paiement au d\u00e9biteur. L’ordonnance retient une solution \u00e9quilibr\u00e9e, en admettant la comp\u00e9tence du juge des r\u00e9f\u00e9r\u00e9s pour ordonner l’ex\u00e9cution d’une obligation non s\u00e9rieusement contestable, mais en usant de son pouvoir d’am\u00e9nagement pour \u00e9viter une issue trop brutale. Cette approche sera analys\u00e9e \u00e0 travers l’\u00e9tendue des pouvoirs du juge des r\u00e9f\u00e9r\u00e9s en mati\u00e8re contractuelle (I), puis \u00e0 travers la conciliation op\u00e9r\u00e9e entre la sanction de l’inex\u00e9cution et la pr\u00e9servation de la relation locative (II).<\/p>\n

I. L’\u00e9tendue des pouvoirs du juge des r\u00e9f\u00e9r\u00e9s face \u00e0 l’inex\u00e9cution contractuelle<\/p>\n

Le juge des r\u00e9f\u00e9r\u00e9s, saisi sur le fondement de l’article 835 du code de proc\u00e9dure civile, exerce une comp\u00e9tence d’attribution strictement encadr\u00e9e. L’ordonnance rappelle que son office est de prescrire \u00ab les mesures conservatoires ou de remise en \u00e9tat qui s’imposent, soit pour pr\u00e9venir un dommage imminent, soit pour faire cesser un trouble manifestement illicite \u00bb. En l’esp\u00e8ce, le bailleur invoquait le trouble caus\u00e9 par le maintien dans les lieux d’un locataire dont le bail \u00e9tait r\u00e9sili\u00e9. Le juge valide cette qualification en estimant que \u00ab l’expulsion d’un locataire commercial devenu occupant sans droit ni titre en vertu du jeu d’une clause r\u00e9solutoire de plein droit peut \u00eatre demand\u00e9e au juge des r\u00e9f\u00e9r\u00e9s \u00bb. Il fonde sa comp\u00e9tence sur le caract\u00e8re non s\u00e9rieusement contestable de l’obligation de lib\u00e9rer les lieux, vis\u00e9 \u00e0 l’alin\u00e9a 2 du m\u00eame article. Cette analyse permet de contourner l’obstacle traditionnel de la contestation s\u00e9rieuse, souvent oppos\u00e9e en mati\u00e8re de r\u00e9siliation, et d’offrir une voie rapide au bailleur l\u00e9s\u00e9.<\/p>\n

La d\u00e9monstration de l’inex\u00e9cution ne souffre, en l’esp\u00e8ce, d’aucune difficult\u00e9. Le juge constate l’existence d’une obligation contractuelle claire, le paiement du loyer \u00e9tant une \u00ab obligation principale du locataire \u00bb au sens de l’article 1728 du code civil. Il rel\u00e8ve que le commandement, r\u00e9gulier en la forme car mentionnant le d\u00e9lai d’un mois pr\u00e9vu \u00e0 l’article L. 145-41 du code de commerce, est rest\u00e9 sans effet. Le juge en d\u00e9duit m\u00e9caniquement l’acquisition de la clause r\u00e9solutoire : \u00ab Il convient donc de constater que les conditions d\u2019acquisition de la clause r\u00e9solutoire sont r\u00e9unies au 3 mai 2023 \u00e0 minuit \u00bb. Cette constatation, qui rel\u00e8ve de l’application stricte du contrat et de la loi, est au c\u0153ur de la mission du juge des r\u00e9f\u00e9r\u00e9s lorsqu’une obligation n’est pas s\u00e9rieusement contestable. Elle justifie la condamnation provisionnelle au paiement de l’arri\u00e9r\u00e9, laquelle constitue une simple mesure d’instruction anticip\u00e9e sur le fond.<\/p>\n

Toutefois, le juge des r\u00e9f\u00e9r\u00e9s refuse de suivre le bailleur sur ses demandes indemnitaires suppl\u00e9mentaires. La demande d’une p\u00e9nalit\u00e9 de 10% par mois de retard et d’une indemnit\u00e9 d’occupation fix\u00e9e au double du loyer est \u00e9cart\u00e9e. Le juge estime que ces clauses, \u00ab susceptibles d\u2019\u00eatre qualifi\u00e9es de manifestement excessives \u00bb, \u00ab se heurtent en cons\u00e9quence \u00e0 une contestation s\u00e9rieuse \u00bb. Ce refus illustre les limites du r\u00e9f\u00e9r\u00e9 : si le juge peut trancher sur l’existence incontestable d’une obligation principale, il ne peut pr\u00e9juger de l’appr\u00e9ciation, souvent complexe, du juge du fond sur le caract\u00e8re proportionn\u00e9 de clauses p\u00e9nales. Cette prudence est conforme \u00e0 la nature provisoire de sa juridiction et prot\u00e8ge le d\u00e9biteur contre des demandes potentiellement abusives.<\/p>\n

II. La conciliation entre la sanction contractuelle et le maintien temporaire de la relation<\/p>\n

L’originalit\u00e9 de la d\u00e9cision r\u00e9side dans l’am\u00e9nagement des cons\u00e9quences de la r\u00e9siliation. Bien que constatant son acquisition, le juge use de son pouvoir pour en suspendre les effets, \u00e9vitant ainsi l’expulsion imm\u00e9diate. Ce pouvoir de modulation trouve son fondement dans l’article L. 145-41 du code de commerce, qui autorise le juge \u00e0 accorder des d\u00e9lais de paiement. Le juge des r\u00e9f\u00e9r\u00e9s se saisit de cette facult\u00e9, pourtant plus souvent exerc\u00e9e par le juge du fond, en consid\u00e9rant les circonstances de l’esp\u00e8ce, notamment \u00ab la reprise du paiement du loyer courant depuis plusieurs mois, et avec l’accord du bailleur exprim\u00e9 \u00e0 l’audience \u00bb. Il ordonne en cons\u00e9quence de \u00ab suspendre r\u00e9troactivement pendant le cours de ces d\u00e9lais, les effets de la clause r\u00e9solutoire \u00bb. Cette suspension conditionnelle r\u00e9alise une conciliation entre le principe de la force obligatoire du contrat et l’imp\u00e9ratif d’\u00e9quit\u00e9.<\/p>\n

Le dispositif mis en place est pr\u00e9cis et conditionnel, visant \u00e0 garantir l’ex\u00e9cution future tout en donnant une ultime chance au locataire. Le juge impose un \u00e9ch\u00e9ancier de vingt et un mois pour le r\u00e8glement de la provision allou\u00e9e. Il assortit cette mesure d’une menace claire : \u00ab en cas de d\u00e9faut de paiement des sommes dues \u00e0 l’\u00e9ch\u00e9ance fix\u00e9e, la clause r\u00e9solutoire retrouverait son plein effet \u00bb. Cette formulation cr\u00e9e un m\u00e9canisme de r\u00e9solution conditionnelle et diff\u00e9r\u00e9e, o\u00f9 la sanction initiale est mise en sommeil sous r\u00e9serve d’une ex\u00e9cution parfaite du plan de paiement. Cette approche pragmatique reconna\u00eet que l’expulsion, bien que juridiquement justifi\u00e9e, peut avoir des cons\u00e9quences \u00e9conomiques et sociales disproportionn\u00e9es si le locataire manifeste une volont\u00e9 de se lib\u00e9rer.<\/p>\n

Enfin, la d\u00e9cision anticipe et organise les cons\u00e9quences d’une \u00e9ventuelle nouvelle d\u00e9faillance. Le juge pr\u00e9voit qu’en cas de d\u00e9faut, \u00ab il pourra \u00eatre proc\u00e9d\u00e9 \u00e0 l\u2019expulsion imm\u00e9diate \u00bb et fixe par avance le montant provisionnel de l’indemnit\u00e9 d’occupation due \u00e0 compter de la r\u00e9siliation effective. Il pr\u00e9cise que cette indemnit\u00e9 sera \u00ab \u00e9gale au montant du dernier loyer contractuel \u00bb, rejetant ainsi la demande du double formul\u00e9e par le bailleur. Cette fixation pr\u00e9ventive a pour vertu de s\u00e9curiser les parties et d’\u00e9viter un nouveau contentieux sur ce point. Elle d\u00e9montre la volont\u00e9 du juge des r\u00e9f\u00e9r\u00e9s de r\u00e9gler l’int\u00e9gralit\u00e9 du diff\u00e9rend dans le cadre de l’urgence, sans pourtant empi\u00e9ter sur les attributions du juge du fond pour les questions s\u00e9rieusement controvers\u00e9es.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le Tribunal judiciaire de Versailles, statuant en r\u00e9f\u00e9r\u00e9 le 24 juillet 2025, a \u00e9t\u00e9 saisi par un bailleur commercial en vue de constater l’acquisition d’une c…<\/p>\n","protected":false},"author":232070755,"featured_media":9504,"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":"68827f645f09f7fee0efe836","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68827f645f09f7fee0efe836","_kj_judilibre_id":"68827f645f09f7fee0efe836","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Versailles","_kj_chambre":"Chambre des r\u00e9f\u00e9r\u00e9s","_kj_rg":"25\/00595","_kj_date":"2025-07-24","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-686839","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Versailles, le 24 juillet 2025, n\u00b025\/00595 - 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