{"id":686867,"date":"2026-04-25T22:05:10","date_gmt":"2026-04-25T20:05:10","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-rouen-le-25-juillet-2025-n21-04245\/"},"modified":"2026-04-25T22:05:10","modified_gmt":"2026-04-25T20:05:10","slug":"tribunal-judiciaire-de-rouen-le-25-juillet-2025-n21-04245","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-de-rouen-le-25-juillet-2025-n21-04245\/","title":{"rendered":"Tribunal judiciaire de Rouen, le 25 juillet 2025, n\u00b021\/04245"},"content":{"rendered":"
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Le Tribunal judiciaire de Rouen, statuant en premier ressort le 25 juillet 2025, a \u00e9t\u00e9 saisi d\u2019une action en garantie des vices cach\u00e9s et, subsidiairement, en responsabilit\u00e9 d\u00e9lictuelle, form\u00e9e par une soci\u00e9t\u00e9 acqu\u00e9reuse contre la soci\u00e9t\u00e9 venderesse d\u2019un local commercial. La vente \u00e9tait intervenue par acte notari\u00e9 en d\u00e9cembre 2019. L\u2019acqu\u00e9reur soutenait que l\u2019immeuble \u00e9tait affect\u00e9, au moment de la vente, de graves d\u00e9sordres structurels sur la fa\u00e7ade, constituant un vice cach\u00e9, et que le vendeur, professionnel du b\u00e2timent, en avait n\u00e9cessairement connaissance. Il demandait en cons\u00e9quence la restitution d\u2019une partie du prix et des dommages-int\u00e9r\u00eats. Le vendeur opposait d\u2019abord l\u2019irrecevabilit\u00e9 de l\u2019action, fond\u00e9e sur la prescription biennale, en faisant valoir que l\u2019assignation initiale avait \u00e9t\u00e9 d\u00e9livr\u00e9e \u00e0 une soci\u00e9t\u00e9 dissoute. Sur le fond, il contestait l\u2019existence d\u2019un vice cach\u00e9, arguant que l\u2019acqu\u00e9reur avait \u00e9t\u00e9 pleinement inform\u00e9 de l\u2019\u00e9tat de la fa\u00e7ade par l\u2019\u00e9tat dat\u00e9 annex\u00e9 \u00e0 l\u2019acte de vente. Le tribunal a d\u2019abord jug\u00e9 l\u2019action recevable, avant de rejeter l\u2019ensemble des demandes au fond, consid\u00e9rant que l\u2019acqu\u00e9reur n\u2019avait pas rapport\u00e9 la preuve d\u2019un vice cach\u00e9. La d\u00e9cision soul\u00e8ve ainsi la question de l\u2019opposabilit\u00e9 de la dissolution d\u2019une soci\u00e9t\u00e9 \u00e0 l\u2019\u00e9gard des tiers pour l\u2019interruption de la prescription, puis celle de la preuve de l\u2019existence et du caract\u00e8re cach\u00e9 du vice all\u00e9gu\u00e9. Le tribunal a retenu une solution classique en mati\u00e8re de garantie des vices cach\u00e9s, en insistant sur l\u2019importance de l\u2019information d\u00e9livr\u00e9e \u00e0 l\u2019acqu\u00e9reur dans l\u2019acte de vente. L\u2019analyse de ce jugement permettra d\u2019abord d\u2019examiner la r\u00e9solution de l\u2019incident de recevabilit\u00e9 li\u00e9 \u00e0 la prescription (I), avant d\u2019\u00e9tudier le rejet des demandes au fond fond\u00e9 sur une appr\u00e9ciation stricte des conditions de la garantie (II).<\/p>\n

I. La neutralisation de l\u2019exception de prescription par l\u2019application stricte des r\u00e8gles d\u2019opposabilit\u00e9 de la dissolution<\/strong><\/p>\n

Le tribunal a d\u2019abord \u00e9cart\u00e9 la fin de non-recevoir tir\u00e9e de la prescription de l\u2019action en garantie. La soci\u00e9t\u00e9 venderesse soutenait que l\u2019assignation, d\u00e9livr\u00e9e en novembre 2021, n\u2019avait pas interrompu le d\u00e9lai de deux ans pr\u00e9vu \u00e0 l\u2019article 1648 du code civil car elle visait une soci\u00e9t\u00e9 dissoute depuis 2012. Le tribunal a rejet\u00e9 cet argument en appliquant de mani\u00e8re rigoureuse les r\u00e8gles relatives \u00e0 l\u2019opposabilit\u00e9 des actes aux tiers. Il a rappel\u00e9 le principe pos\u00e9 par l\u2019article L237-2 du code de commerce selon lequel \u00ab la dissolution d\u2019une soci\u00e9t\u00e9 ne produit ses effets \u00e0 l\u2019\u00e9gard des tiers qu\u2019\u00e0 compter de la date \u00e0 laquelle elle est publi\u00e9e au registre du commerce et des soci\u00e9t\u00e9s \u00bb. En l\u2019esp\u00e8ce, il a constat\u00e9 que la dissolution cons\u00e9cutive \u00e0 l\u2019arriv\u00e9e du terme n\u2019avait \u00e9t\u00e9 publi\u00e9e au BODACC qu\u2019en octobre 2023. Il en a d\u00e9duit, de fa\u00e7on m\u00e9canique, que cette dissolution \u00ab n\u2019avait donc pas produit ses effets \u00e0 l\u2019\u00e9gard de la soci\u00e9t\u00e9 demanderesse \u00e0 la date de l\u2019assignation du 17 novembre 2021 qui a donc pu valablement \u00eatre d\u00e9livr\u00e9e \u00bb. Cette solution prot\u00e8ge la s\u00e9curit\u00e9 des tiers qui ne peuvent \u00eatre tenus de conna\u00eetre une situation juridique non publi\u00e9e. Elle garantit l\u2019efficacit\u00e9 de l\u2019acte interruptif de prescription, d\u00e8s lors que l\u2019acqu\u00e9reur a agi dans le d\u00e9lai l\u00e9gal. Le tribunal a ainsi soulign\u00e9 que \u00ab cette assignation est intervenue dans le d\u00e9lai biennal vis\u00e9 \u00e0 l\u2019article 1648 susvis\u00e9 \u00bb. Cette premi\u00e8re \u00e9tape proc\u00e9durale, bien que pr\u00e9liminaire, \u00e9tait d\u00e9cisive pour permettre l\u2019examen au fond de la demande en garantie. Elle illustre l\u2019importance des formalit\u00e9s de publicit\u00e9 dans la vie des soci\u00e9t\u00e9s et leur incidence sur les droits des cr\u00e9anciers ou des cocontractants.<\/p>\n

II. Le rejet des demandes au fond fond\u00e9 sur l\u2019absence de preuve d\u2019un vice cach\u00e9<\/strong><\/p>\n

Sur le fond, le tribunal a rejet\u00e9 la demande en garantie des vices cach\u00e9s, puis l\u2019action subsidiaire en responsabilit\u00e9 d\u00e9lictuelle, au motif que l\u2019acqu\u00e9reur n\u2019avait pas rapport\u00e9 la preuve des conditions l\u00e9gales. Concernant la garantie des vices cach\u00e9s, le juge a proc\u00e9d\u00e9 \u00e0 une analyse d\u00e9taill\u00e9e des \u00e9l\u00e9ments de preuve pour v\u00e9rifier l\u2019existence d\u2019un d\u00e9faut cach\u00e9 rendant le bien impropre \u00e0 son usage. Il a d\u2019abord relev\u00e9 que le vendeur, en sa qualit\u00e9 de professionnel du b\u00e2timent, \u00e9tait pr\u00e9sum\u00e9 conna\u00eetre les vices de la chose vendue, un point de droit constant rappel\u00e9 dans les motifs. Cependant, cette pr\u00e9somption a \u00e9t\u00e9 neutralis\u00e9e par l\u2019examen des informations communiqu\u00e9es \u00e0 l\u2019acqu\u00e9reur. Le tribunal a attach\u00e9 une importance cruciale \u00e0 l\u2019\u00e9tat dat\u00e9 annex\u00e9 \u00e0 l\u2019acte de vente, qui contenait des mentions explicites. Il a constat\u00e9 que ce document indiquait que \u00ab la structure de la fa\u00e7ade \u00e9tait en tr\u00e8s mauvais \u00e9tat, n\u00e9cessitant d\u2019importants travaux concernant la structure de la fa\u00e7ade, lesquels ne sont pas encore \u00e0 ce jour chiffr\u00e9s \u00bb et que \u00ab d\u2019autres appels de fonds compl\u00e9mentaires seront \u00e0 envisager \u00bb. L\u2019acte de vente pr\u00e9cisait que l\u2019acqu\u00e9reur d\u00e9clarait en avoir pris connaissance. Le tribunal en a d\u00e9duit que \u00ab la SCI [X]-CARDIN avait donc bien connaissance, par cet \u00e9tat dat\u00e9, que la structure de la fa\u00e7ade \u00e9tait affect\u00e9e, que d\u2019importants travaux, non encore chiffr\u00e9s, \u00e9taient n\u00e9cessaires \u00bb. D\u00e8s lors, le vice n\u2019\u00e9tait pas cach\u00e9 au sens de l\u2019article 1642 du code civil. Le juge a \u00e9galement estim\u00e9 que l\u2019acqu\u00e9reur n\u2019avait pas prouv\u00e9 que le co\u00fbt exorbitant des travaux \u00e9tait connu du vendeur au jour de la vente, ni que l\u2019immeuble mena\u00e7ait ruine \u00e0 cette date. Il a ainsi conclu que la demanderesse \u00ab \u00e9choue \u00e0 rapporter la preuve d\u2019un vice cach\u00e9 affectant l\u2019immeuble acquis \u00bb. Cette rigueur dans l\u2019appr\u00e9ciation de la preuve se retrouve dans le rejet de l\u2019action d\u00e9lictuelle subsidiaire. Le tribunal a jug\u00e9 qu\u2019\u00ab aucun dol ou r\u00e9ticence dolosive ne peut d\u00e8s lors \u00eatre reproch\u00e9 \u00e0 la soci\u00e9t\u00e9 d\u00e9fenderesse \u00bb, d\u00e8s lors que l\u2019information avait \u00e9t\u00e9 port\u00e9e \u00e0 la connaissance de l\u2019acqu\u00e9reur. La d\u00e9cision rappelle ainsi avec force que la garantie des vices cach\u00e9s ne joue pas lorsque l\u2019acqu\u00e9reur a \u00e9t\u00e9 inform\u00e9, m\u00eame sommairement, des d\u00e9sordres existants. Elle sanctionne une tentative de remettre en cause, a posteriori, un contrat dont les risques \u00e9taient connus ou discernables.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le Tribunal judiciaire de Rouen, statuant en premier ressort le 25 juillet 2025, a \u00e9t\u00e9 saisi d\u2019une action en garantie des vices cach\u00e9s et, subsidiairement, e…<\/p>\n","protected":false},"author":232070755,"featured_media":9435,"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":"68a61d531abbd5bba7d963ac","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68a61d531abbd5bba7d963ac","_kj_judilibre_id":"68a61d531abbd5bba7d963ac","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Rouen","_kj_chambre":"PAC - Contentieux","_kj_rg":"21\/04245","_kj_date":"2025-07-25","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-686867","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Rouen, le 25 juillet 2025, n\u00b021\/04245 - 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