{"id":686848,"date":"2026-04-25T22:03:40","date_gmt":"2026-04-25T20:03:40","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-le-25-juillet-2025-n25-00271\/"},"modified":"2026-04-25T22:03:40","modified_gmt":"2026-04-25T20:03:40","slug":"tribunal-judiciaire-le-25-juillet-2025-n25-00271","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-le-25-juillet-2025-n25-00271\/","title":{"rendered":"Tribunal judiciaire, le 25 juillet 2025, n\u00b025\/00271"},"content":{"rendered":"
\n

Tribunal judiciaire de Rennes, ordonnance de r\u00e9f\u00e9r\u00e9 du 25 juillet 2025. Le litige s\u2019inscrit dans l\u2019ex\u00e9cution d\u2019un bail commercial. Le bailleur a sollicit\u00e9 des provisions au titre de loyers, charges et imp\u00f4t foncier impay\u00e9s, ainsi qu\u2019une indemnit\u00e9 d\u2019occupation post\u00e9rieure \u00e0 la r\u00e9siliation. Le preneur a oppos\u00e9 l\u2019absence de reddition des charges, l\u2019absence de justification de l\u2019imp\u00f4t foncier, et la conservation du d\u00e9p\u00f4t de garantie. La restitution des cl\u00e9s a \u00e9t\u00e9 op\u00e9r\u00e9e le 30 mai 2023 apr\u00e8s \u00e9chec d\u2019une m\u00e9diation. La juridiction de r\u00e9f\u00e9r\u00e9 devait appr\u00e9cier l\u2019existence d\u2019une contestation s\u00e9rieuse, la recevabilit\u00e9 d\u2019une demande non chiffr\u00e9e, et l\u2019\u00e9tendue de ses pouvoirs \u00e0 l\u2019\u00e9gard du d\u00e9p\u00f4t de garantie.<\/p>\n

La question de droit portait, d\u2019abord, sur les conditions d\u2019octroi d\u2019une provision en r\u00e9f\u00e9r\u00e9 en mati\u00e8re de loyers commerciaux, au regard de l\u2019article 835, alin\u00e9a 2, du code de proc\u00e9dure civile et de l\u2019article 1353 du code civil. Elle visait, ensuite, la caract\u00e9risation et l\u2019exigibilit\u00e9 de l\u2019indemnit\u00e9 d\u2019occupation apr\u00e8s r\u00e9siliation, la charge de la preuve de la restitution effective, et l\u2019incidence de l\u2019absence de chiffrage initial. La d\u00e9cision admet la provision pour loyers, charges et imp\u00f4t foncier sur la p\u00e9riode ant\u00e9rieure, retient l\u2019indemnit\u00e9 d\u2019occupation jusqu\u2019\u00e0 la restitution des cl\u00e9s, et d\u00e9cline comp\u00e9tence en r\u00e9f\u00e9r\u00e9 pour le d\u00e9p\u00f4t de garantie. Elle rappelle avec nettet\u00e9 que \u00ab Il se d\u00e9duit de ces textes que, s\u2019il appartient au demandeur \u00e0 une provision d\u2019\u00e9tablir l\u2019existence de la cr\u00e9ance qu\u2019il invoque, c\u2019est au d\u00e9fendeur de prouver que cette cr\u00e9ance est s\u00e9rieusement contestable (Civ. 1\u00e8re 4 novembre 1987 n\u00b0 86-14.379 publi\u00e9). \u00bb Elle pr\u00e9cise \u00e9galement que \u00ab Il r\u00e9sulte de la combinaison de ces textes qu’une demande en justice non chiffr\u00e9e n’est pas, de ce seul fait, irrecevable (Civ. 2\u00e8me 03 f\u00e9vrier 2022 n\u00b020-20073). \u00bb<\/p>\n

I. Le r\u00e9f\u00e9r\u00e9-provision en bail commercial: crit\u00e8res mobilis\u00e9s et application \u00e0 la cr\u00e9ance locative<\/p>\n

A. L\u2019absence de contestation s\u00e9rieuse au regard des loyers, charges et imp\u00f4t foncier
\nLa juridiction retient l\u2019existence certaine de l\u2019obligation en se fondant sur le bail et les p\u00e9riodes vis\u00e9es. Elle rel\u00e8ve que \u00ab Le principe et le quantum de l’obligation, laquelle d\u00e9coule du bail qui liait les parties, n’est donc pas v\u00e9ritablement discut\u00e9. \u00bb La contestation articul\u00e9e par le preneur tenait \u00e0 l\u2019absence de reddition des charges et au d\u00e9faut de justification du montant de l\u2019imp\u00f4t foncier, ainsi qu\u2019\u00e0 la conservation all\u00e9gu\u00e9e du d\u00e9p\u00f4t de garantie. Le juge \u00e9carte ces \u00e9l\u00e9ments au stade du r\u00e9f\u00e9r\u00e9, consid\u00e9rant qu\u2019ils ne conf\u00e8rent pas un caract\u00e8re s\u00e9rieusement contestable \u00e0 la cr\u00e9ance. Il \u00e9nonce que \u00ab L’absence de reddition des charges et de justification du montant de l’imp\u00f4t foncier dont s’est acquitt\u00e9 le bailleur ne rend pas contestable sa cr\u00e9ance, par provision, au titre du remboursement par son preneur des charges et de l’imp\u00f4t foncier. \u00bb La strat\u00e9gie de d\u00e9fense par le d\u00e9p\u00f4t de garantie est pareillement jug\u00e9e inop\u00e9rante au stade du s\u00e9rieux, le preneur sollicitant par ailleurs sa restitution. L\u2019ordonnance condamne d\u00e8s lors le preneur au versement de 27 483,47 euros, \u00e0 valoir sur loyers, charges et imp\u00f4t foncier pour la p\u00e9riode de janvier \u00e0 juin 2022.<\/p>\n

Ce faisant, la d\u00e9cision applique la distribution probatoire rappel\u00e9e en introduction. Le bailleur d\u00e9montre l\u2019existence et le p\u00e9rim\u00e8tre de la cr\u00e9ance au vu des stipulations contractuelles et de l\u2019occupation ant\u00e9rieure. Le preneur n\u2019apporte pas d\u2019\u00e9l\u00e9ments objectivant une contestation s\u00e9rieuse, ni d\u2019offres de preuve \u00e9tablissant un paiement, une compensation, ou une extinction. La solution est conforme \u00e0 l\u2019article 1353 du code civil, et au cadre de l\u2019article 835, alin\u00e9a 2, du code de proc\u00e9dure civile.<\/p>\n

B. L\u2019indemnit\u00e9 d\u2019occupation: nature, exigibilit\u00e9, et chiffrage en r\u00e9f\u00e9r\u00e9
\nLa juridiction statue ensuite sur la p\u00e9riode post\u00e9rieure \u00e0 la r\u00e9siliation, intervenue le 16 juin 2022. Le preneur soutenait que les locaux \u00e9taient vides depuis f\u00e9vrier 2022 et qu\u2019ils auraient pu \u00eatre relou\u00e9s. Le juge retient la restitution effective des cl\u00e9s au 30 mai 2023, en se fondant sur l\u2019attestation produite. Il constate que \u00ab Le maintien dans les lieux de cette soci\u00e9t\u00e9 a ainsi caus\u00e9 un pr\u00e9judice \u00e0 son bailleur, de sorte que celui-ci est fond\u00e9 \u00e0 obtenir, \u00e0 titre provisionnel, une indemnit\u00e9 d\u2019occupation. \u00bb Il qualifie la dette par une formule d\u00e9sormais classique: \u00ab En raison de sa nature mixte, compensatoire et indemnitaire, cette indemnit\u00e9 d’occupation, qui constitue une dette de jouissance correspondant \u00e0 la valeur \u00e9quitable des lieux, assure en outre la r\u00e9paration du pr\u00e9judice pouvant r\u00e9sulter, pour le bailleur, du fait qu’il est priv\u00e9 de la libre disposition de son bien. \u00bb<\/p>\n

Le juge pr\u00e9cise enfin qu\u2019une demande non chiffr\u00e9e n\u2019est pas irrecevable, rappelant que \u00ab une demande en justice non chiffr\u00e9e n’est pas, de ce seul fait, irrecevable (Civ. 2\u00e8me 03 f\u00e9vrier 2022 n\u00b020-20073). \u00bb Il fixe la provision par r\u00e9f\u00e9rence au dernier loyer et \u00e0 la derni\u00e8re provision sur charges, pour la p\u00e9riode comprise entre le 16 juin 2022 et le 30 mai 2023, et condamne le preneur au paiement de 71 403,87 euros \u00e0 ce titre. La m\u00e9thode retient le principe de la valeur \u00e9quitable, conform\u00e9ment \u00e0 la nature de l\u2019indemnit\u00e9 d\u2019occupation, sans exiger une r\u00e9gularisation pr\u00e9alable des charges pour statuer provisoirement.<\/p>\n

II. Valeur et port\u00e9e de la solution: coh\u00e9rence jurisprudentielle et cons\u00e9quences pratiques<\/p>\n

A. Une d\u00e9cision align\u00e9e sur les lignes jurisprudentielles en mati\u00e8re de r\u00e9f\u00e9r\u00e9-provision
\nL\u2019ordonnance suit fid\u00e8lement la ligne trac\u00e9e par la Cour de cassation quant \u00e0 la distribution des charges probatoires et au crit\u00e8re du s\u00e9rieux. Le rappel selon lequel \u00ab s\u2019il appartient au demandeur \u00e0 une provision d\u2019\u00e9tablir l\u2019existence de la cr\u00e9ance qu\u2019il invoque, c\u2019est au d\u00e9fendeur de prouver que cette cr\u00e9ance est s\u00e9rieusement contestable (Civ. 1\u00e8re 4 novembre 1987 n\u00b0 86-14.379 publi\u00e9) \u00bb constitue le socle de l\u2019office du juge des r\u00e9f\u00e9r\u00e9s. En mati\u00e8re de loyers commerciaux, l\u2019exigence d\u2019une reddition des charges d\u00e9taill\u00e9e, tout comme la preuve du montant exact de l\u2019imp\u00f4t foncier, rel\u00e8vent davantage du d\u00e9bat au fond lorsque le principe de l\u2019obligation ne fait pas difficult\u00e9. La contestation, pour \u00eatre s\u00e9rieuse, doit affecter l\u2019obligation elle-m\u00eame, ou \u00e9tablir une cause d\u2019extinction, ce qui n\u2019\u00e9tait pas d\u00e9montr\u00e9.<\/p>\n

S\u2019agissant du chiffrage, la r\u00e9f\u00e9rence \u00e0 l\u2019arr\u00eat de la deuxi\u00e8me chambre civile du 3 f\u00e9vrier 2022 consolide l\u2019ouverture proc\u00e9durale du r\u00e9f\u00e9r\u00e9. La recevabilit\u00e9 d\u2019une pr\u00e9tention non chiffr\u00e9e, combin\u00e9e au pouvoir d\u2019allocation d\u2019une provision, permet d\u2019\u00e9viter un formalisme excessif lorsque le principe de la dette et sa m\u00e9thode d\u2019\u00e9valuation sont \u00e9tablis. Le rappel de cette solution, conjugu\u00e9 \u00e0 la caract\u00e9risation de la \u00ab valeur \u00e9quitable des lieux \u00bb, unifie l\u2019approche entre indemnit\u00e9 d\u2019occupation et provision locative. L\u2019articulation avec la restitution des cl\u00e9s, pi\u00e8ce d\u00e9terminante en l\u2019esp\u00e8ce, ancre la d\u00e9cision dans une logique de s\u00e9curit\u00e9 juridique.<\/p>\n

B. Des enseignements op\u00e9rationnels pour la pratique des baux commerciaux
\nLa d\u00e9cision \u00e9claire le contentieux courant des relations locatives commerciales. D\u2019une part, l\u2019absence de reddition annuelle des charges et la non-communication imm\u00e9diate des justificatifs d\u2019imp\u00f4t foncier ne suffisent pas, \u00e0 elles seules, \u00e0 instaurer une contestation s\u00e9rieuse lorsqu\u2019un bail met \u00e0 la charge du preneur ces postes. Le bailleur peut utilement solliciter une provision, sous r\u00e9serve d\u2019\u00e9tablir le principe et la p\u00e9riode de l\u2019obligation, puis proc\u00e9der aux r\u00e9gularisations ult\u00e9rieures. Cette approche pr\u00e9vient les strat\u00e9gies dilatoires et favorise la continuit\u00e9 des flux contractuels.<\/p>\n

D\u2019autre part, l\u2019indemnit\u00e9 d\u2019occupation est confirm\u00e9e dans sa nature mixte et son rattachement \u00e0 la \u00ab valeur \u00e9quitable des lieux \u00bb. Le crit\u00e8re d\u00e9cisif demeure la restitution mat\u00e9rielle et juridique des cl\u00e9s. L\u2019attestation du 30 mai 2023 borne utilement la p\u00e9riode indemnisable. Les parties ont int\u00e9r\u00eat \u00e0 formaliser rigoureusement l\u2019\u00e9tat des lieux de sortie et la remise des cl\u00e9s, afin d\u2019\u00e9viter les incertitudes de calendrier et de quantum. La fixation provisionnelle par r\u00e9f\u00e9rence au dernier loyer et \u00e0 la derni\u00e8re provision sur charges offre une grille simple et pr\u00e9visible, particuli\u00e8rement adapt\u00e9e au r\u00e9f\u00e9r\u00e9.<\/p>\n

Enfin, la d\u00e9cision rappelle les limites de l\u2019office du juge des r\u00e9f\u00e9r\u00e9s. Les \u00ab pr\u00e9tentions form\u00e9es par les parties au sujet du d\u00e9p\u00f4t de garantie (\u2026) exc\u00e8dent en cons\u00e9quence les pouvoirs de la juridiction des r\u00e9f\u00e9r\u00e9s. Il n’y a d\u00e8s lors pas lieu \u00e0 r\u00e9f\u00e9r\u00e9 \u00bb. L\u2019enjeu pratique est clair. Les demandes relatives au d\u00e9p\u00f4t de garantie, hors urgence caract\u00e9ris\u00e9e ou provision l\u00e9gitimement exigible, doivent \u00eatre renvoy\u00e9es au fond. Cette discipline juridictionnelle pr\u00e9serve le r\u00f4le du r\u00e9f\u00e9r\u00e9 comme instrument d\u2019\u00e9vidence et de c\u00e9l\u00e9rit\u00e9, sans alt\u00e9rer le d\u00e9bat probatoire n\u00e9cessaire sur les restitutions et imputations d\u00e9finitives.<\/p>\n

L\u2019ensemble compose une solution coh\u00e9rente et \u00e9quilibr\u00e9e. Elle renforce la pr\u00e9visibilit\u00e9 des issues en r\u00e9f\u00e9r\u00e9 pour les loyers, charges et occupation post-r\u00e9silition, et clarifie les bornes proc\u00e9durales autour du d\u00e9p\u00f4t de garantie. Elle s\u00e9curise le bailleur quant aux flux essentiels, tout en m\u00e9nageant le preneur, qui conserve la facult\u00e9 de discuter au fond les r\u00e9gularisations et imputations, selon les r\u00e8gles de preuve de droit commun.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Tribunal judiciaire de Rennes, ordonnance de r\u00e9f\u00e9r\u00e9 du 25 juillet 2025. Le litige s\u2019inscrit dans l\u2019ex\u00e9cution d\u2019un bail commercial. Le bailleur a sollicit\u00e9 de…<\/p>\n","protected":false},"author":232070755,"featured_media":4906,"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":"6883ce8d2a8fb67db7b41c76","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/6883ce8d2a8fb67db7b41c76","_kj_judilibre_id":"6883ce8d2a8fb67db7b41c76","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Rennes","_kj_chambre":"Chambre r\u00e9f\u00e9r\u00e9s","_kj_rg":"25\/00271","_kj_date":"2025-07-25","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-686848","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire, le 25 juillet 2025, n\u00b025\/00271 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Tribunal judiciaire de Rennes, ordonnance de r\u00e9f\u00e9r\u00e9 du 25 juillet 2025. 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