{"id":638285,"date":"2026-04-21T18:00:33","date_gmt":"2026-04-21T16:00:33","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-nantes-le-9-octobre-2025-n25-01753\/"},"modified":"2026-04-21T18:00:33","modified_gmt":"2026-04-21T16:00:33","slug":"tribunal-judiciaire-de-nantes-le-9-octobre-2025-n25-01753","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/tribunal-judiciaire-de-nantes-le-9-octobre-2025-n25-01753\/","title":{"rendered":"Tribunal judiciaire de Nantes, le 9 octobre 2025, n\u00b025\/01753"},"content":{"rendered":"
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Le tribunal judiciaire de Nantes, statuant en mati\u00e8re de contentieux de la protection, rend son jugement le 9 octobre 2025. Un bailleur social engage une action en constat de r\u00e9siliation d’un bail d’habitation pour impay\u00e9s. La proc\u00e9dure soul\u00e8ve des questions sur la recevabilit\u00e9 de la demande au regard des nouvelles formalit\u00e9s pr\u00e9alables. Le juge d\u00e9clare la demande recevable et constate la r\u00e9siliation du bail pour d\u00e9faut de paiement, ordonnant l’expulsion des occupants.<\/p>\n

La recevabilit\u00e9 de l’action en r\u00e9siliation<\/p>\n

Les conditions proc\u00e9durales pr\u00e9alables \u00e0 l’assignation<\/p>\n

Le l\u00e9gislateur a instaur\u00e9 des formalit\u00e9s obligatoires pour les bailleurs personnes morales avant toute action en r\u00e9siliation. L’assignation aux fins de constat de r\u00e9siliation du bail est subordonn\u00e9e \u00e0 une saisine pr\u00e9alable de la commission de coordination des actions de pr\u00e9vention des expulsions locatives. “Les bailleurs personnes morales ne peuvent faire d\u00e9livrer, sous peine d\u2019irrecevabilit\u00e9 de la demande, une assignation aux fins de constat de r\u00e9siliation du bail avant l\u2019expiration d\u2019un d\u00e9lai de deux mois suivant la saisine de la commission” (article 24-II de la loi n\u00b0 89-642 du 6 juillet 1989). Cette disposition vise \u00e0 favoriser la pr\u00e9vention des expulsions locatives par un dialogue encadr\u00e9. En l’esp\u00e8ce, le bailleur a respect\u00e9 ce d\u00e9lai de deux mois entre la notification \u00e0 la commission et l’assignation, validant ainsi la premi\u00e8re condition de recevabilit\u00e9.<\/p>\n

La notification obligatoire au repr\u00e9sentant de l’\u00c9tat<\/p>\n

Une seconde formalit\u00e9 substantielle concerne l’information des pouvoirs publics. La loi impose une notification de l’assignation au pr\u00e9fet du d\u00e9partement pour permettre une \u00e9ventuelle intervention sociale. “\u00c0 peine d\u2019irrecevabilit\u00e9 de la demande, l\u2019assignation aux fins de constat de la r\u00e9siliation est notifi\u00e9e \u00e0 la diligence du commissaire de justice au repr\u00e9sentant de l\u2019\u00c9tat dans le d\u00e9partement au moins six semaines avant l’audience” (article 24-III de la m\u00eame loi). Cette r\u00e8gle de proc\u00e9dure est d’ordre public et conditionne la r\u00e9gularit\u00e9 de l’instance. Le bailleur ayant notifi\u00e9 l’assignation plus de six semaines avant l’audience, le juge estime la demande r\u00e9guli\u00e8rement introduite. Cette jurisprudence rappelle le strict respect des d\u00e9lais proc\u00e9duraux protecteurs.<\/p>\n

L’acquisition de la clause r\u00e9solutoire<\/p>\n

L’application du d\u00e9lai de gr\u00e2ce dans le commandement<\/p>\n

Le fond du litige porte sur le point de d\u00e9part du d\u00e9lai laiss\u00e9 aux locataires pour payer. La loi du 27 juillet 2023 a r\u00e9duit le d\u00e9lai de gr\u00e2ce apr\u00e8s commandement de deux mois \u00e0 six semaines. Le juge rappelle le principe de non-r\u00e9troactivit\u00e9 de la loi. “La loi du 27 juillet 2023 ne comprend pas de disposition d\u00e9rogeant \u00e0 l’article 2 du code civil, selon lequel la loi ne dispose que pour l’avenir et n\u2019a point d\u2019effet r\u00e9troactif” (Motifs de la d\u00e9cision). Ainsi, le d\u00e9lai applicable est celui stipul\u00e9 au contrat, soit deux mois, conform\u00e9ment \u00e0 la loi ancienne. Cette solution pr\u00e9serve la s\u00e9curit\u00e9 juridique des conventions en cours. Elle \u00e9vite une r\u00e9faction des contrats par l’application imm\u00e9diate d’une loi nouvelle plus s\u00e9v\u00e8re.<\/p>\n

La constatation de l’inex\u00e9cution et ses cons\u00e9quences<\/p>\n

L’acquisition de la clause r\u00e9solutoire d\u00e9pend de l’expiration du d\u00e9lai contractuel sans paiement. Le commandement de payer, signifi\u00e9 le 6 juin 2024, invoquait un d\u00e9lai de deux mois conform\u00e9ment au bail. “Il ressort des pi\u00e8ces vers\u00e9es aux d\u00e9bats, notamment du d\u00e9compte, que ce commandement de payer est demeur\u00e9 infructueux pendant plus de deux mois” (Motifs de la d\u00e9cision). La r\u00e9siliation est donc acquise de plein droit \u00e0 la date du 7 ao\u00fbt 2024, sans n\u00e9cessiter une intervention judiciaire pr\u00e9alable. Le r\u00f4le du juge se limite \u00e0 en constater la r\u00e9alisation. Cette d\u00e9cision illustre l’effet automatique de la clause r\u00e9solutoire sous condition suspensive, prot\u00e9geant le bailleur face \u00e0 des impay\u00e9s persistants.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire de Nantes, statuant en mati\u00e8re de contentieux de la protection, rend son jugement le 9 octobre 2025. 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