{"id":1221883,"date":"2026-06-30T17:02:18","date_gmt":"2026-06-30T15:02:18","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-pau-le-29-avril-2026-n25-00313\/"},"modified":"2026-06-30T17:15:08","modified_gmt":"2026-06-30T15:15:08","slug":"cour-dappel-de-pau-le-29-avril-2026-n25-00313","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/cour-dappel-de-pau-le-29-avril-2026-n25-00313\/","title":{"rendered":"Cour d&#8217;appel de Pau, le 29 avril 2026, n\u00b025\/00313"},"content":{"rendered":"<div class='article-content'>\n<style scoped>.toc-article{background:#f8f9fa;border:1px solid #e2e6ea;border-left:4px solid #2c5f8a;border-radius:6px;padding:20px 24px;margin:0 0 32px;font-size:15px;line-height:1.6}.toc-article p{margin:0 0 10px;font-size:16px;font-weight:600;color:#1a1a1a}.toc-article ul{list-style:none;margin:0;padding:0}.toc-article li.toc-h2{padding:4px 0}.toc-article li.toc-h3{padding:2px 0 2px 20px;font-size:14px}.toc-article a{color:#2c5f8a;text-decoration:none;border-bottom:1px dotted #a0b4c8}.toc-article a:hover{color:#1a3d5c;border-bottom-color:#1a3d5c}<\/style>\n<nav class=\"toc-article\" role=\"navigation\" aria-label=\"Sommaire\">\n<p>Sommaire<\/p>\n<ul>\n<li class=\"toc-h2\"><a href=\"#i-la-confirmation-du-caractere-reel-de-laction-du-syndicat-et-son-incidence-sur-\">I. La confirmation du caract\u00e8re r\u00e9el de l&#8217;action du syndicat et son incidence sur le d\u00e9lai de prescription<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-lappropriation-des-parties-communes-par-un-coproprietaire-constitue-une-action\">A. L&#8217;appropriation des parties communes par un copropri\u00e9taire constitue une action r\u00e9elle immobili\u00e8re<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-lapplication-du-delai-trentenaire-de-larticle-2227-du-code-civil\">B. L&#8217;application du d\u00e9lai trentenaire de l&#8217;article 2227 du code civil<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#ii-les-strictes-conditions-de-mise-en-uvre-de-la-prescription-a-legard-du-syndic\">II. Les strictes conditions de mise en \u0153uvre de la prescription \u00e0 l&#8217;\u00e9gard du syndicat des copropri\u00e9taires<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-limpossibilite-de-confondre-la-connaissance-des-coproprietaires-avec-celle-du-\">A. L&#8217;impossibilit\u00e9 de confondre la connaissance des copropri\u00e9taires avec celle du syndicat, personne morale distincte<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-labsence-de-preuve-dune-connaissance-certaine-du-syndicat-avant-le-3-septembre\">B. L&#8217;absence de preuve d&#8217;une connaissance certaine du syndicat avant le 3 septembre 2025<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#fondements-juridiques\">Fondements juridiques<\/a><\/li>\n<\/ul>\n<\/nav>\n<p>L&#8217;arr\u00eat rendu par la Cour d&#8217;appel de Pau le 29 avril 2026 s&#8217;inscrit dans un litige opposant un syndicat de copropri\u00e9taires \u00e0 plusieurs copropri\u00e9taires au sujet d&#8217;un escalier int\u00e9rieur \u00e9difi\u00e9 en 1990 par leur vendeur. Le syndicat a, par une r\u00e9solution d&#8217;assembl\u00e9e g\u00e9n\u00e9rale du 16 janvier 2023, exig\u00e9 la remise en \u00e9tat des parties communes. Les copropri\u00e9taires ont alors soulev\u00e9 la prescription de l&#8217;action. Le juge de la mise en \u00e9tat du tribunal judiciaire de Bayonne, par ordonnance du 16 janvier 2025, a d\u00e9clar\u00e9 l&#8217;action prescrite et condamn\u00e9 le syndicat aux d\u00e9pens. Le syndicat a interjet\u00e9 appel, limit\u00e9 \u00e0 la question de la prescription. Les copropri\u00e9taires ont soulev\u00e9 l&#8217;irrecevabilit\u00e9 de l&#8217;appel pour d\u00e9faut de d\u00e9signation d&#8217;un tiers, moyen que la cour a d\u00e9clar\u00e9 irrecevable pour tardivet\u00e9. La question de droit centrale est celle du r\u00e9gime de prescription applicable \u00e0 l&#8217;action en restitution de parties communes engag\u00e9e par le syndicat : s&#8217;agit-il d&#8217;une action r\u00e9elle immobili\u00e8re soumise au d\u00e9lai de trente ans de l&#8217;article 2227 du code civil, ou d&#8217;une action personnelle soumise au d\u00e9lai de cinq ans de l&#8217;article 2224 du code civil ? La cour d&#8217;appel, infirmant l&#8217;ordonnance, rejette la fin de non-recevoir et retient que l&#8217;action est r\u00e9elle et se prescrit par trente ans, tout en consid\u00e9rant que la prescription n&#8217;est pas acquise faute de preuve d&#8217;une connaissance certaine du syndicat, personne morale distincte, avant le 3 septembre 2025. L&#8217;arr\u00eat m\u00e9rite l&#8217;analyse en ce qu&#8217;il pr\u00e9cise les conditions d&#8217;opposabilit\u00e9 de la prescription aux actions du syndicat (I) et en ce qu&#8217;il circonscrit strictement le point de d\u00e9part de ce d\u00e9lai (II).<\/p>\n<h2 id=\"i-la-confirmation-du-caractere-reel-de-laction-du-syndicat-et-son-incidence-sur-\">I. La confirmation du caract\u00e8re r\u00e9el de l&#8217;action du syndicat et son incidence sur le d\u00e9lai de prescription<\/h2>\n<p><\/p>\n<h3 id=\"a-lappropriation-des-parties-communes-par-un-coproprietaire-constitue-une-action\">A. L&#8217;appropriation des parties communes par un copropri\u00e9taire constitue une action r\u00e9elle immobili\u00e8re<\/h3>\n<p>La cour d&#8217;appel approuve le premier juge en ce qu&#8217;il a <em>&#8220;exactement consid\u00e9r\u00e9 que le percement d&#8217;une dalle par un copropri\u00e9taire pour mettre en communication deux lots lui appartenant, situ\u00e9s \u00e0 deux niveaux diff\u00e9rents, int\u00e9grant ainsi cette dalle, partie commune, dans les parties privatives de ses lots est constitutive d&#8217;une appropriation de parties communes&#8221;<\/em>. Cette qualification est d\u00e9terminante car elle \u00e9carte la nature personnelle de l&#8217;action. En effet, l&#8217;action en remise en \u00e9tat des lieux fond\u00e9e sur un empi\u00e9tement sur les parties communes est une action r\u00e9elle d\u00e8s lors qu&#8217;elle tend \u00e0 faire reconna\u00eetre un droit de propri\u00e9t\u00e9 immobili\u00e8re. La cour se distingue ainsi de la solution retenue par la Cour d&#8217;appel de Rennes le 27 f\u00e9vrier 2025, qui avait jug\u00e9 que <em>&#8220;l&#8217;action en suppression d&#8217;un empi\u00e9tement sur les parties communes intervenu \u00e0 l&#8217;occasion de travaux r\u00e9alis\u00e9s par un copropri\u00e9taire, est une action personnelle et non une action r\u00e9elle&#8221;<\/em> lorsque les travaux avaient \u00e9t\u00e9 autoris\u00e9s par les copropri\u00e9taires. En l&#8217;esp\u00e8ce, aucune autorisation n&#8217;\u00e9tant \u00e9tablie, l&#8217;action demeure r\u00e9elle.<\/p>\n<h3 id=\"b-lapplication-du-delai-trentenaire-de-larticle-2227-du-code-civil\">B. L&#8217;application du d\u00e9lai trentenaire de l&#8217;article 2227 du code civil<\/h3>\n<p>La cour en d\u00e9duit que <em>&#8220;la demande du syndicat des copropri\u00e9taires de remise des lieux en leur \u00e9tat ant\u00e9rieur \u00e0 cette appropriation constitue une action r\u00e9elle immobili\u00e8re, soumise, s&#8217;agissant du r\u00e9gime de prescription applicable, aux dispositions de l&#8217;article 2227 du code civil qui pr\u00e9voient que ces actions se prescrivent par trente ans \u00e0 compter du jour o\u00f9 le titulaire d&#8217;un droit a connu ou aurait d\u00fb conna\u00eetre les faits lui permettant de l&#8217;exercer&#8221;<\/em>. Ce faisant, elle \u00e9carte la qualification d&#8217;action personnelle que les copropri\u00e9taires tentaient de substituer pour obtenir l&#8217;application du d\u00e9lai quinquennal de l&#8217;article 2224 du code civil. Le choix du d\u00e9lai trentenaire est conforme \u00e0 la nature du droit exerc\u00e9 : la revendication immobili\u00e8re est imprescriptible par nature, mais l&#8217;action en justice pour en obtenir la sanction est enferm\u00e9e dans un d\u00e9lai de trente ans. La cour confirme ainsi que le syndicat ne peut se voir opposer une prescription courte d\u00e8s lors qu&#8217;il agit pour la protection des parties communes, biens collectifs par essence.<\/p>\n<h2 id=\"ii-les-strictes-conditions-de-mise-en-uvre-de-la-prescription-a-legard-du-syndic\">II. Les strictes conditions de mise en \u0153uvre de la prescription \u00e0 l&#8217;\u00e9gard du syndicat des copropri\u00e9taires<\/h2>\n<p><\/p>\n<h3 id=\"a-limpossibilite-de-confondre-la-connaissance-des-coproprietaires-avec-celle-du-\">A. L&#8217;impossibilit\u00e9 de confondre la connaissance des copropri\u00e9taires avec celle du syndicat, personne morale distincte<\/h3>\n<p>La cour op\u00e8re une distinction capitale entre la connaissance personnelle des copropri\u00e9taires et celle du syndicat en tant que personne morale. Elle rel\u00e8ve qu&#8217;<em>&#8220;il ne saurait, sauf \u00e0 confondre copropri\u00e9taires et syndicat de copropri\u00e9t\u00e9 (dot\u00e9, en application de l&#8217;article 14 de la loi du 10 juillet 1965, d&#8217;une personnalit\u00e9 morale, propre et distincte de celle des copropri\u00e9taires pris \u00e0 titre individuel) \u00eatre d\u00e9duit de l&#8217;\u00e9ventuelle connaissance de l&#8217;existence de l&#8217;escalier par des copropri\u00e9taires, sa connaissance par le syndicat de copropri\u00e9t\u00e9 lui-m\u00eame&#8221;<\/em>. Cette solution est conforme \u00e0 la personnalit\u00e9 juridique du syndicat, qui ne peut \u00eatre assimil\u00e9e \u00e0 la somme de ses membres. La cour en tire une cons\u00e9quence pratique : pour que la prescription commence \u00e0 courir, il faut que le syndicat, par l&#8217;interm\u00e9diaire de ses organes (syndic, assembl\u00e9e g\u00e9n\u00e9rale), ait eu une connaissance certaine de l&#8217;empi\u00e9tement. Cette exigence est d&#8217;autant plus forte que <em>&#8220;rien n&#8217;\u00e9tablit qu&#8217;il \u00e9tait dot\u00e9, dans les faits, d&#8217;un syndic, provisoire ou non, b\u00e9n\u00e9vole ou non et d&#8217;un organe d\u00e9lib\u00e9rant et d\u00e9cisionnaire&#8221;<\/em> ant\u00e9rieurement \u00e0 la date de r\u00e9f\u00e9rence.<\/p>\n<h3 id=\"b-labsence-de-preuve-dune-connaissance-certaine-du-syndicat-avant-le-3-septembre\">B. L&#8217;absence de preuve d&#8217;une connaissance certaine du syndicat avant le 3 septembre 2025<\/h3>\n<p>La cour constate qu&#8217;<em>&#8220;il n&#8217;est justifi\u00e9, dans le dossier soumis \u00e0 la cour, d&#8217;aucun acte interruptif de prescription ant\u00e9rieur \u00e0 la date de l&#8217;ordonnance de cl\u00f4ture du 3 septembre 2025&#8221;<\/em>. Elle pr\u00e9cise que <em>&#8220;l&#8217;acte interruptif de prescription, au sens de l&#8217;article 2241 du code civil ne peut consister qu&#8217;en une &#8216;demande en justice&#8217; et non en une r\u00e9solution d&#8217;assembl\u00e9e g\u00e9n\u00e9rale de copropri\u00e9t\u00e9&#8221;<\/em>. Ainsi, la r\u00e9solution du 16 janvier 2023 ne peut interrompre le d\u00e9lai. Par ailleurs, la cour \u00e9carte l&#8217;argument des copropri\u00e9taires selon lequel le syndicat aurait eu connaissance de l&#8217;escalier d\u00e8s 1990 ou 1997, faute de d\u00e9monstration d&#8217;une information port\u00e9e \u00e0 la connaissance de la personne morale. Ce faisant, la cour rejoint la logique de la Cour d&#8217;appel de Toulouse le 26 mars 2025, qui avait jug\u00e9 que le point de d\u00e9part de la prescription ne court qu&#8217;\u00e0 compter du moment o\u00f9 <em>&#8220;les causes de cette suspension&#8230; lui ont \u00e9t\u00e9 pr\u00e9sent\u00e9es et qu&#8217;elle a pu en prendre une connaissance certaine&#8221;<\/em>. En l&#8217;esp\u00e8ce, seule la r\u00e9v\u00e9lation par des plans en novembre 2022 est retenue comme date de d\u00e9part possible, mais aucun acte interruptif n&#8217;est rapport\u00e9 avant la cl\u00f4ture. L&#8217;action n&#8217;est donc pas prescrite.<\/p>\n<p><h2 id=\"jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/h2>\n<p><\/p>\n<ul class=\"jurisprudences-rag-sources\">\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67c154cdca67901ed03a772d\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Rennes, le 27 f\u00e9vrier 2025, n\u00b024\/02116<\/a><\/li>\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/67e4e9a7310ca50852f73fc9\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Toulouse, le 26 mars 2025, n\u00b024\/01521<\/a><\/li>\n<\/ul>\n<\/div>\n<style scoped>.fondements-juridiques{margin:40px 0 0;padding:0}.fondements-juridiques>h2{font-size:22px;color:#1a1a1a;border-bottom:2px solid #2c5f8a;padding-bottom:10px;margin-bottom:20px}.fj-article{background:#fdfdfd;border:1px solid #e8e8e8;border-radius:6px;padding:20px;margin-bottom:16px}.fj-article h3{font-size:17px;color:#2c5f8a;margin:0 0 12px;font-weight:600}.fj-texte{font-size:15px;line-height:1.7;color:#333}.fj-texte p{margin:8px 0}.fj-badge{font-size:11px;padding:2px 8px;border-radius:3px;margin-left:8px;font-weight:500;vertical-align:middle}.fj-en-vigueur{background:#e8f5e9;color:#2e7d32}.fj-abroge{background:#ffebee;color:#c62828}.fj-modifie{background:#fff3e0;color:#e65100}<\/style>\n<section class=\"fondements-juridiques\">\n<h2 id=\"fondements-juridiques\">Fondements juridiques<\/h2>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000019017108\" rel=\"nofollow\" target=\"_blank\">Article 2227 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>Le droit de propri\u00e9t\u00e9 est imprescriptible. Sous cette r\u00e9serve, les actions r\u00e9elles immobili\u00e8res se prescrivent par trente ans \u00e0 compter du jour o\u00f9 le titulaire d&#8217;un droit a connu ou aurait d\u00fb conna\u00eetre les faits lui permettant de l&#8217;exercer.<\/p>\n<\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000019017112\" rel=\"nofollow\" target=\"_blank\">Article 2224 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>Les actions personnelles ou mobili\u00e8res se prescrivent par cinq ans \u00e0 compter du jour o\u00f9 le titulaire d&#8217;un droit a connu ou aurait d\u00fb conna\u00eetre les faits lui permettant de l&#8217;exercer. <\/p>\n<p><\/p>\n<\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000019017098\" rel=\"nofollow\" target=\"_blank\">Article 2241 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>La demande en justice, m\u00eame en r\u00e9f\u00e9r\u00e9, interrompt le d\u00e9lai de prescription ainsi que le d\u00e9lai de forclusion.<\/p>\n<p>Il en est de m\u00eame lorsqu&#8217;elle est port\u00e9e devant une juridiction incomp\u00e9tente ou lorsque l&#8217;acte de saisine de la juridiction est annul\u00e9 par l&#8217;effet d&#8217;un vice de proc\u00e9dure.<\/p>\n<\/div>\n<\/div>\n<\/section>\n<section class=\"closing\" id=\"envoyer-pieces\" style=\"margin:48px 0 36px;padding:48px 36px;text-align:center;border-radius:24px;background:radial-gradient(circle at 50% 0%,rgba(0,0,204,0.08) 0%,transparent 60%),rgba(255,255,255,0.72);border:1px solid rgba(10,10,10,0.08);\">\n<div class=\"closing-heading\" role=\"heading\" aria-level=\"2\" style=\"font-size:clamp(30px,4vw,44px);line-height:1.18;font-weight:700;margin:0 0 18px;letter-spacing:-0.022em;color:#1B1B1B;font-family:Lato,sans-serif;\">Envoyez vos pi\u00e8ces. Recevez une <span class=\"nowrap\" style=\"white-space:nowrap;\"><span class=\"tag\" style=\"display:inline-block;background:#0000CC;color:#fff;padding:2px 14px 5px;border-radius:10px;font-weight:700;letter-spacing:-0.005em;box-shadow:0 6px 20px rgba(0,0,204,.10);\">strat\u00e9gie<\/span>.<\/span><\/div>\n<p>Transmettez les pi\u00e8ces de votre dossier au cabinet. 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