{"id":663289,"date":"2026-04-23T20:55:09","date_gmt":"2026-04-23T18:55:09","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-montpellier-le-23-janvier-2025-n21-02887\/"},"modified":"2026-04-23T20:55:09","modified_gmt":"2026-04-23T18:55:09","slug":"cour-dappel-de-montpellier-le-23-janvier-2025-n21-02887","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/cour-dappel-de-montpellier-le-23-janvier-2025-n21-02887\/","title":{"rendered":"Cour d’appel de Montpellier, le 23 janvier 2025, n\u00b021\/02887"},"content":{"rendered":"
\n

La Cour d’appel de Montpellier, dans un arr\u00eat du 23 janvier 2025, statue sur les cons\u00e9quences d’un effondrement immobilier. L’affaire oppose les propri\u00e9taires de deux immeubles mitoyens v\u00e9tustes, dont la d\u00e9faillance structurelle a caus\u00e9 des dommages aux tiers. La juridiction se prononce sur la r\u00e9partition des responsabilit\u00e9s entre propri\u00e9taires et assureurs, ainsi que sur une action en garantie des vices cach\u00e9s. Elle confirme le partage majoritaire de la responsabilit\u00e9 et \u00e9carte la garantie des assureurs pour les dommages propres, tout en d\u00e9clarant prescrite l’action en garantie.<\/p>\n

La qualification des responsabilit\u00e9s d\u00e9coulant d’un d\u00e9faut d’entretien<\/p>\n

La cour retient une responsabilit\u00e9 partag\u00e9e entre les propri\u00e9taires en raison de l’\u00e9tat de d\u00e9labrement avanc\u00e9 des constructions. L’expert judiciaire a \u00e9tabli que les b\u00e2timents pr\u00e9sentaient une v\u00e9tust\u00e9 avanc\u00e9e et un d\u00e9faut d’entretien caract\u00e9ris\u00e9. Il conclut que “ces deux b\u00e2timents n\u00e9cessitaient des travaux de structure lourd qui n’ont pas \u00e9t\u00e9 effectu\u00e9s” (Motifs). La responsabilit\u00e9 de chaque propri\u00e9taire est ainsi engag\u00e9e sur le fondement de l’article 1242 du code civil et des r\u00e8gles de la mitoyennet\u00e9. La solution consacre une approche objective de la faute, fond\u00e9e sur l’incurie d\u00e9montr\u00e9e dans l’entretien du b\u00e2ti. La cour valide le partage propos\u00e9 par l’expert, imputant soixante-dix pour cent de la responsabilit\u00e9 au propri\u00e9taire de l’immeuble le plus imposant et trente pour cent \u00e0 l’autre. Cette r\u00e9partition tient compte de la gravit\u00e9 respective des n\u00e9gligences et de leur contribution causale au sinistre. Elle rappelle que tout propri\u00e9taire est tenu \u00e0 une obligation de vigilance et d’entretien de son bien pour pr\u00e9venir les dommages aux tiers.<\/p>\n

Le r\u00e9gime des garanties d’assurance et leurs limites<\/p>\n

La d\u00e9cision op\u00e8re une distinction nette entre la garantie de la responsabilit\u00e9 civile et les garanties de dommages aux biens. Les assureurs sont condamn\u00e9s \u00e0 garantir leurs assur\u00e9s pour leur responsabilit\u00e9 envers les tiers, conform\u00e9ment aux polices. En revanche, les garanties “d\u00e9g\u00e2t des eaux” ou “effondrement” sont \u00e9cart\u00e9es pour les pr\u00e9judices subis par les assur\u00e9s eux-m\u00eames. La cour estime que la clause d’exclusion pour d\u00e9faut d’entretien est inopposable. Elle juge que ces clauses “ne se r\u00e9f\u00e9rant pas \u00e0 des crit\u00e8res pr\u00e9cis et \u00e0 des hypoth\u00e8ses limitativement \u00e9num\u00e9r\u00e9es, ne sont ni formelles, ni limit\u00e9es” (Motifs). Cette analyse prot\u00e8ge l’assur\u00e9 en invalidant les clauses trop impr\u00e9cises. Elle renforce les exigences de lisibilit\u00e9 et de pr\u00e9cision des exclusions de garantie. La port\u00e9e de l’arr\u00eat est significative en droit des assurances, rappelant le strict respect de l’article L 113-1 du code des assurances. La solution limite la port\u00e9e des exclusions g\u00e9n\u00e9rales fond\u00e9es sur le d\u00e9faut d’entretien, sauf \u00e0 les r\u00e9diger de mani\u00e8re tr\u00e8s sp\u00e9cifique.<\/p>\n

La prescription de l’action en garantie des vices cach\u00e9s<\/p>\n

La cour d\u00e9clare prescrite l’action en garantie des vices cach\u00e9s intent\u00e9e par les acqu\u00e9reurs contre leur vendeur. Le point de d\u00e9part du d\u00e9lai de deux ans est fix\u00e9 \u00e0 la date de connaissance du vice. En l’esp\u00e8ce, la cour estime que les acqu\u00e9reurs avaient une connaissance suffisante d\u00e8s le d\u00e9p\u00f4t du pr\u00e9-rapport d’expertise. Elle rel\u00e8ve que les constatations “n’\u00e9taient susceptibles d’\u00eatre corrig\u00e9es ou amend\u00e9es qu’\u00e0 la marge” (Motifs). L’assignation \u00e9tant intervenue plus de deux ans apr\u00e8s, l’action est \u00e9teinte. Cette solution applique strictement l’article 1648 du code civil. Elle rappelle que le d\u00e9lai court \u00e0 compter de la d\u00e9couverte des \u00e9l\u00e9ments essentiels du vice, et non de la consolidation d’un rapport d\u00e9finitif. La port\u00e9e est pratique, incitant les acqu\u00e9reurs \u00e0 agir rapidement apr\u00e8s une premi\u00e8re expertise r\u00e9v\u00e9latrice. Elle pr\u00e9vient ainsi une ins\u00e9curit\u00e9 juridique prolong\u00e9e pour les vendeurs, en limitant dans le temps leur exposition au risque de garantie.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d’appel de Montpellier, dans un arr\u00eat du 23 janvier 2025, statue sur les cons\u00e9quences d’un effondrement immobilier. L’affaire oppose les propri\u00e9taire…<\/p>\n","protected":false},"author":232070755,"featured_media":9632,"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":"68d622cd2dc9e6b62770a99b","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d622cd2dc9e6b62770a99b","_kj_judilibre_id":"68d622cd2dc9e6b62770a99b","_kj_jur":"Cour d'appel","_kj_lieu":"Cour d'appel de Montpellier","_kj_chambre":"3e chambre civile","_kj_rg":"21\/02887","_kj_date":"2025-09-25","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-663289","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Montpellier, le 23 janvier 2025, n\u00b021\/02887 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La Cour d'appel de Montpellier, dans un arr\u00eat du 23 janvier 2025, statue sur les cons\u00e9quences d'un effondrement immobilier. 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