{"id":661567,"date":"2026-04-23T17:42:31","date_gmt":"2026-04-23T15:42:31","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-versailles-le-27-juin-2025-n22-14096\/"},"modified":"2026-04-23T17:42:31","modified_gmt":"2026-04-23T15:42:31","slug":"tribunal-judiciaire-de-versailles-le-27-juin-2025-n22-14096","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/tribunal-judiciaire-de-versailles-le-27-juin-2025-n22-14096\/","title":{"rendered":"Tribunal judiciaire de Versailles, le 27 juin 2025, n\u00b022\/14096"},"content":{"rendered":"
\n

Le tribunal judiciaire de Versailles, statuant le 27 juin 2025, a examin\u00e9 une demande en paiement d’une indemnit\u00e9 d’\u00e9viction. Le bailleur soulevait une fin de non-recevoir tir\u00e9e de la prescription biennale. Le tribunal a d’abord statu\u00e9 sur cette exception proc\u00e9durale avant de fixer le montant de l’indemnit\u00e9 et de l’indemnit\u00e9 d’occupation due. Il a d\u00e9clar\u00e9 la fin de non-recevoir irrecevable et a condamn\u00e9 le bailleur au paiement d’une indemnit\u00e9 d’\u00e9viction de 101 025 euros.<\/p>\n

La fin de non-recevoir soulev\u00e9e tardivement<\/p>\n

Le tribunal rappelle d’abord les r\u00e8gles de comp\u00e9tence du juge de la mise en \u00e9tat. Il constate que le magistrat de la mise en \u00e9tat n’est saisi des demandes relevant de sa comp\u00e9tence que par les conclusions, dites \u00ab d’incident \u00bb, qui lui sont sp\u00e9cialement adress\u00e9es. (Motifs) La fin de non-recevoir tir\u00e9e de la prescription relevait de sa comp\u00e9tence exclusive. Elle aurait d\u00fb lui \u00eatre soumise par conclusions d’incident avant son dessaisissement. Le tribunal souligne qu’\u00e0 d\u00e9faut, cette fin de non-recevoir soulev\u00e9e par la voie de conclusions au fond adress\u00e9es au tribunal n’est plus recevable. (Motifs) Cette solution rappelle l’importance du respect des voies de saisine sp\u00e9ciales. Elle pr\u00e9serve l’efficacit\u00e9 de la proc\u00e9dure de mise en \u00e9tat et sanctionne les manquements des parties. Cette analyse rejoint une jurisprudence constante sur la comp\u00e9tence du juge de la mise en \u00e9tat. “L\u2019article 789, 6\u00b0 du code de proc\u00e9dure civile pr\u00e9voit que \u00ab lorsque la demande est pr\u00e9sent\u00e9e post\u00e9rieurement \u00e0 sa d\u00e9signation, le juge de la mise en \u00e9tat est, jusqu\u2019\u00e0 son dessaisissement, seul comp\u00e9tent, \u00e0 l\u2019exclusion de toute autre formation du tribunal, pour statuer sur les fins de non-recevoir.” (Tribunal judiciaire de Versailles, le 27 juin 2025, n\u00b023\/03792) Le tribunal \u00e9carte ainsi l’exception sans examiner le fond de l’argument sur la prescription. Il \u00e9vite ainsi de se prononcer sur des questions complexes d’interruption ou de suspension.<\/p>\n

La m\u00e9thode d’\u00e9valuation de l’indemnit\u00e9 principale<\/p>\n

Le tribunal d\u00e9termine ensuite l’indemnit\u00e9 principale en valorisant le fonds de commerce perdu. Il retient la m\u00e9thode usuelle consistant \u00e0 appliquer un coefficient au chiffre d’affaires moyen. Le juge doit prendre en compte les derniers \u00e9l\u00e9ments comptables disponibles pour une \u00e9valuation au jour le plus proche du d\u00e9part. Il recalcule donc le chiffre d’affaires moyen sur les trois derniers exercices connus, soit 2020 \u00e0 2022. Le tribunal obtient ainsi une moyenne de 135 000 euros, sup\u00e9rieure \u00e0 celle de l’expert. Il r\u00e9vise ensuite le taux de valorisation propos\u00e9 par l’expert \u00e0 la baisse, le fixant \u00e0 65%. Cette baisse est justifi\u00e9e par la volatilit\u00e9 des r\u00e9sultats et la baisse du chiffre d’affaires en 2022. L’indemnit\u00e9 principale est finalement fix\u00e9e \u00e0 87 750 euros. Cette d\u00e9marche montre la libert\u00e9 du juge par rapport aux conclusions de l’expert. Le tribunal appr\u00e9cie souverainement les \u00e9l\u00e9ments comptables produits apr\u00e8s l’expertise. Il adapte le taux de valorisation pour refl\u00e9ter la sant\u00e9 r\u00e9elle de l’entreprise, au-del\u00e0 du seul chiffre d’affaires.<\/p>\n

La fixation des indemnit\u00e9s accessoires et de l’occupation<\/p>\n

Le tribunal proc\u00e8de \u00e0 une analyse d\u00e9taill\u00e9e et critique de chaque poste accessoire. Il accorde l’indemnit\u00e9 de remploi \u00e0 hauteur de 10% de l’indemnit\u00e9 principale, soit 8 775 euros. Il retient \u00e9galement l’indemnit\u00e9 pour trouble commercial chiffr\u00e9e par l’expert \u00e0 4 500 euros. En revanche, il rejette la demande de double loyer, jug\u00e9e infond\u00e9e en l’absence de transfert. Il limite s\u00e9v\u00e8rement les frais de d\u00e9m\u00e9nagement \u00e0 1 000 euros, critiquant le devis produit. Pour les frais de licenciement, il ordonne un remboursement sur justificatifs futurs, en m\u00e9moire. Le montant total de l’indemnit\u00e9 d’\u00e9viction s’\u00e9l\u00e8ve donc \u00e0 101 025 euros. Concernant l’indemnit\u00e9 d’occupation, le tribunal valide l’\u00e9valuation de l’expert \u00e0 7 830 euros annuels. Il confirme l’application d’un abattement pour pr\u00e9carit\u00e9 de 10%, rejetant l’argument du bailleur. Cette fixation annuelle est due depuis le 1er janvier 2020 jusqu’\u00e0 la lib\u00e9ration des lieux. Le tribunal d\u00e9montre ici un contr\u00f4le rigoureux de chaque demande indemnitaire. Il exige des justifications pr\u00e9cises et \u00e9carte les estimations non \u00e9tay\u00e9es. La solution \u00e9quilibre la r\u00e9paration int\u00e9grale du pr\u00e9judice et la pr\u00e9vention des demandes abusives.<\/p>\n

La port\u00e9e de la d\u00e9cision sur la proc\u00e9dure et l’\u00e9valuation<\/p>\n

Cette d\u00e9cision illustre le strict encadrement des fins de non-recevoir en cours d’instance. Elle rappelle aux praticiens l’importance de soulever ces exceptions devant le juge comp\u00e9tent en temps utile. Le d\u00e9faut de saisine du juge de la mise en \u00e9tat par conclusions d’incident est sanctionn\u00e9 par l’irrecevabilit\u00e9. Sur le fond, l’arr\u00eat offre une d\u00e9monstration m\u00e9thodique de l’\u00e9valuation de l’indemnit\u00e9 d’\u00e9viction. Il affirme le pouvoir souverain des juges du fond pour r\u00e9viser les calculs d’expert. Le tribunal int\u00e8gre les donn\u00e9es \u00e9conomiques les plus r\u00e9centes, m\u00eame post\u00e9rieures \u00e0 l’expertise. Il ajuste le taux de valorisation en fonction de la rentabilit\u00e9 et de la p\u00e9rennit\u00e9 de l’entreprise. La d\u00e9cision pr\u00e9cise \u00e9galement le r\u00e9gime de plusieurs indemnit\u00e9s accessoires souvent d\u00e9battues. Elle pose une exigence de justification concr\u00e8te pour les frais de d\u00e9m\u00e9nagement ou de licenciement. Enfin, elle confirme les principes gouvernant l’indemnit\u00e9 d’occupation due par le locataire \u00e9vinc\u00e9. L’abattement pour pr\u00e9carit\u00e9 reste la r\u00e8gle malgr\u00e9 une occupation prolong\u00e9e.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire de Versailles, statuant le 27 juin 2025, a examin\u00e9 une demande en paiement d’une indemnit\u00e9 d’\u00e9viction. 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