{"id":646298,"date":"2026-04-22T09:42:19","date_gmt":"2026-04-22T07:42:19","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-saint-denis-de-la-reunion-le-6-octobre-2025-n25-00158\/"},"modified":"2026-04-22T09:42:19","modified_gmt":"2026-04-22T07:42:19","slug":"tribunal-judiciaire-de-saint-denis-de-la-reunion-le-6-octobre-2025-n25-00158","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/tribunal-judiciaire-de-saint-denis-de-la-reunion-le-6-octobre-2025-n25-00158\/","title":{"rendered":"Tribunal judiciaire de Saint-Denis de La R\u00e9union, le 6 octobre 2025, n\u00b025\/00158"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le juge des contentieux de la protection, statuant par jugement contradictoire, a \u00e9t\u00e9 saisi d\u2019une demande en paiement d\u2019arri\u00e9r\u00e9s locatifs et de r\u00e9parations. Les bailleurs fondaient leur action sur le bail et des \u00e9tats des lieux. Le locataire contestait l\u2019\u00e9tendue de ses obligations. La juridiction a condamn\u00e9 le preneur au paiement des sommes r\u00e9clam\u00e9es, apr\u00e8s d\u00e9duction du d\u00e9p\u00f4t de garantie, et a rejet\u00e9 la demande de dommages-int\u00e9r\u00eats distincts. Elle a ainsi pr\u00e9cis\u00e9ment appliqu\u00e9 les r\u00e8gles de preuve et les r\u00e9gimes de responsabilit\u00e9 en mati\u00e8re locative.<\/p>\n<p>La r\u00e9partition de la charge de la preuve concernant les obligations locatives<\/p>\n<p>Le juge rappelle d\u2019abord le principe g\u00e9n\u00e9ral de la charge de la preuve en mati\u00e8re d\u2019obligation. Il applique strictement l\u2019article 1353 du code civil, selon lequel &#8220;celui qui r\u00e9clame l\u2019ex\u00e9cution d\u2019une obligation doit la prouver, r\u00e9ciproquement celui qui se pr\u00e9tend lib\u00e9r\u00e9 doit justifier le paiement&#8221; (Motifs de la d\u00e9cision). Cette r\u00e8gle fondamentale structure l\u2019examen des demandes. Pour l\u2019arri\u00e9r\u00e9 de loyer, les bailleurs doivent donc prouver l\u2019existence et le montant de la cr\u00e9ance. Ils y parviennent en produisant le contrat de bail et un d\u00e9compte d\u00e9taill\u00e9 des impay\u00e9s. La solution est conforme \u00e0 une jurisprudence constante qui place sur le cr\u00e9ancier la preuve de l\u2019obligation. La Cour de cassation rappelle ainsi qu\u2019&#8221;il incombait \u00e0 Mme O&#8230; de justifier qu&#8217;elle s&#8217;\u00e9tait lib\u00e9r\u00e9e du paiement des loyers&#8221; (Cass. Troisi\u00e8me chambre civile, le 24 octobre 2019, n\u00b018-15.279). Le juge op\u00e8re ici une application rigoureuse de ce principe, sans inversion de la charge de la preuve.<\/p>\n<p>S\u2019agissant des r\u00e9parations, la charge de la preuve p\u00e8se diff\u00e9remment sur le locataire. Le juge fonde sa d\u00e9cision sur l\u2019article 7 c) de la loi du 6 juillet 1989, qui \u00e9dicte une pr\u00e9somption de responsabilit\u00e9. Le locataire r\u00e9pond &#8220;des d\u00e9gradations et pertes qui surviennent pendant la dur\u00e9e du contrat dans les locaux dont il a la jouissance exclusive, \u00e0 moins qu&#8217;il ne prouve qu&#8217;elles ont eu lieu par cas de force majeure, par la faute du bailleur ou par le fait d&#8217;un tiers&#8221; (Motifs de la d\u00e9cision). La preuve lib\u00e9ratoire incombe donc au preneur. Les bailleurs \u00e9tablissent l\u2019existence des d\u00e9gradations par la production d\u2019\u00e9tats des lieux compar\u00e9s. A charge pour le locataire, qui ne rapporte pas la preuve d\u2019une cause exon\u00e9ratoire, d\u2019en assumer le co\u00fbt. Cette analyse est renforc\u00e9e par le rappel de l\u2019article 1730 du code civil concernant l\u2019obligation de restitution. La d\u00e9cision illustre parfaitement le renversement probatoire sp\u00e9cifique au r\u00e9gime des r\u00e9parations locatives.<\/p>\n<p>La mise en \u0153uvre des r\u00e9gimes de responsabilit\u00e9 et l\u2019exigence d\u2019un pr\u00e9judice certain<\/p>\n<p>Le juge proc\u00e8de \u00e0 une quantification pr\u00e9cise des sommes dues en l\u2019esp\u00e8ce. Pour le loyer, le calcul est direct \u00e0 partir des \u00e9l\u00e9ments probants fournis. Pour les r\u00e9parations, l\u2019expertise du juge est sollicit\u00e9e pour appr\u00e9cier l\u2019\u00e9tendue des travaux n\u00e9cessaires. Il rel\u00e8ve que &#8220;les d\u00e9sordres constat\u00e9s ne peuvent \u00eatre imput\u00e9s \u00e0 la v\u00e9tust\u00e9 compte-tenu de la dur\u00e9e d\u2019occupation des lieux&#8221; (Motifs de la d\u00e9cision). Il v\u00e9rifie aussi la proportionnalit\u00e9 entre les d\u00e9gradations et le montant des devis, estimant que la somme &#8220;n&#8217;est pas excessive eu \u00e9gard \u00e0 l\u2019ensemble des reprises n\u00e9cessaires&#8221;. Le juge op\u00e8re enfin une compensation l\u00e9gale en d\u00e9duisant le d\u00e9p\u00f4t de garantie non restitu\u00e9 du montant des r\u00e9parations dues. Cette m\u00e9thode assure une r\u00e9paration int\u00e9grale mais non excessive du pr\u00e9judice subi par les bailleurs, dans le strict cadre des textes applicables.<\/p>\n<p>En revanche, la demande de dommages et int\u00e9r\u00eats distincts est rejet\u00e9e pour d\u00e9faut de preuve. Le juge applique les articles 1240 et 1231-6 du code civil. Il constate que &#8220;les demandeurs ne pr\u00e9cisent pas le pr\u00e9judice dont ils entendent obtenir r\u00e9paration et qui serait distinct du retard de paiement&#8221;. Le pr\u00e9judice r\u00e9parable doit \u00eatre certain et directement imputable \u00e0 une faute. Les int\u00e9r\u00eats l\u00e9gaux compensent d\u00e9j\u00e0 le retard dans le paiement des sommes liquides. Ce rejet rappelle le principe cardinal de la n\u00e9cessit\u00e9 de prouver un pr\u00e9judice certain et distinct pour obtenir une indemnisation suppl\u00e9mentaire. La d\u00e9cision cantonne ainsi la r\u00e9paration au strict n\u00e9cessaire, refusant toute condamnation fond\u00e9e sur un pr\u00e9judice non caract\u00e9ris\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le juge des contentieux de la protection, statuant par jugement contradictoire, a \u00e9t\u00e9 saisi d\u2019une demande en paiement d\u2019arri\u00e9r\u00e9s locatifs et de r\u00e9parations. &#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":9483,"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":"68f7b7a477f30025a664d49e","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68f7b7a477f30025a664d49e","_kj_judilibre_id":"68f7b7a477f30025a664d49e","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Saint-Denis de La R\u00e9union","_kj_chambre":"CIVIL TP SAINT BENOIT","_kj_rg":"25\/00158","_kj_date":"2025-10-06","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-646298","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.5 (Yoast SEO v27.5) - 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