{"id":668023,"date":"2026-04-24T04:15:21","date_gmt":"2026-04-24T02:15:21","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-gap-le-11-fevrier-2025-n17-00166\/"},"modified":"2026-04-26T18:54:08","modified_gmt":"2026-04-26T16:54:08","slug":"tribunal-judiciaire-de-gap-le-11-fevrier-2025-n17-00166","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/tribunal-judiciaire-de-gap-le-11-fevrier-2025-n17-00166\/","title":{"rendered":"Tribunal judiciaire de Gap, le 11 f\u00e9vrier 2025, n\u00b017\/00166"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le tribunal judiciaire, dans un jugement du 11 f\u00e9vrier 2025, examine une action en nullit\u00e9 et en r\u00e9solution d\u2019une vente immobili\u00e8re. L\u2019acqu\u00e9reur invoque des vices du consentement et des <a href=\"https:\/\/kohenavocats.fr\/avocat-vices-caches-immobilier-paris\/\" target=\"_blank\" title=\"vices cach\u00e9s\">vices cach\u00e9s<\/a> relatifs \u00e0 des d\u00e9sordres survenus apr\u00e8s l\u2019achat. La juridiction rejette l\u2019ensemble des demandes de l\u2019acqu\u00e9reur apr\u00e8s avoir accueilli plusieurs interventions volontaires. Elle pr\u00e9cise les conditions de preuve n\u00e9cessaires pour \u00e9tablir un dol ou une erreur substantielle dans la vente d\u2019un immeuble ancien.<\/p>\n<p>Les conditions strictes de la preuve des vices du consentement<\/p>\n<p>La caract\u00e9risation du dol par r\u00e9ticence exige la d\u00e9monstration d\u2019un \u00e9l\u00e9ment intentionnel. Le manquement \u00e0 une obligation pr\u00e9contractuelle d\u2019information ne suffit pas \u00e0 lui seul. &#8220;Par ailleurs, il est constant que le manquement \u00e0 une obligation pr\u00e9contractuelle d\u2019information ne peut suffire \u00e0 caract\u00e9riser le dol par r\u00e9ticence, s\u2019il ne s\u2019y ajoute pas la constatation du caract\u00e8re intentionnel de ce manquement et d\u2019une erreur d\u00e9terminante provoqu\u00e9e par celui-ci.&#8221; (Motifs, 3. Sur le dol) L\u2019acqu\u00e9reur n\u2019a pas rapport\u00e9 la preuve que le vendeur connaissait l\u2019\u00e9tat de v\u00e9tust\u00e9 des canalisations. Les travaux d\u2019embellissement r\u00e9alis\u00e9s avant la vente ne d\u00e9montrent pas une intention de dissimulation. La preuve du dol requiert ainsi une d\u00e9monstration positive de la connaissance et de l\u2019intention de nuire, ce qui n\u2019\u00e9tait pas \u00e9tabli en l\u2019esp\u00e8ce.<\/p>\n<p>L\u2019erreur sur les qualit\u00e9s substantielles doit \u00eatre excusable et porter sur un \u00e9l\u00e9ment entr\u00e9 dans le champ contractuel. L\u2019acqu\u00e9reur invoquait une erreur sur l\u2019inhabitabilit\u00e9 li\u00e9e \u00e0 la v\u00e9tust\u00e9 des canalisations. La juridiction rel\u00e8ve que l\u2019acqu\u00e9reur n\u2019a pas entendu faire proc\u00e9der \u00e0 des diagnostics autres qu\u2019obligatoires. &#8220;D\u00e8s lors, eu \u00e9gard \u00e0 l\u2019anciennet\u00e9 de l\u2019immeuble dans lequel [l\u2019acqu\u00e9reur] a acquis un lot de <a href=\"https:\/\/kohenavocats.fr\/droit-de-la-copropriete\/\" target=\"_blank\" title=\"copropri\u00e9t\u00e9\">copropri\u00e9t\u00e9<\/a> le 11 d\u00e9cembre 2015, celle-ci ne peut pr\u00e9tendre qu\u2019elle a commis une erreur excusable relative \u00e0 l\u2019\u00e9tat de v\u00e9tust\u00e9 de l\u2019immeuble&#8221; (Motifs, 3. Sur l\u2019erreur) La v\u00e9tust\u00e9 d\u2019un immeuble ancien ne constitue pas en soi une qualit\u00e9 substantielle cach\u00e9e. L\u2019acheteur doit d\u00e9montrer avoir contractuellement valoris\u00e9 cet \u00e9l\u00e9ment, ce qui n\u2019a pas \u00e9t\u00e9 le cas.<\/p>\n<p>L\u2019efficacit\u00e9 des clauses de non-garantie et la d\u00e9finition du vice cach\u00e9<\/p>\n<p>La clause de non-garantie des vices cach\u00e9s est opposable sous r\u00e9serve de la connaissance du vendeur. L\u2019acte de vente contenait une clause exon\u00e9ratoire de garantie pour les vices cach\u00e9s. &#8220;S\u2019agissant des vices cach\u00e9s, il est pr\u00e9cis\u00e9 que cette exon\u00e9ration de garantie ne s\u2019applique pas [&#8230;] s\u2019il est prouv\u00e9 par l\u2019acqu\u00e9reur, dans les d\u00e9lais l\u00e9gaux, que les vices cach\u00e9s \u00e9taient en r\u00e9alit\u00e9 connus du vendeur&#8221; (Motifs, 4. Sur l\u2019action fond\u00e9e sur les vices cach\u00e9s) La charge de la preuve p\u00e8se donc sur l\u2019acqu\u00e9reur pour d\u00e9montrer la connaissance ant\u00e9rieure du vendeur. En l\u2019absence d\u2019une telle preuve, la clause produit pleinement ses effets et rend l\u2019action irrecevable.<\/p>\n<p>Le d\u00e9sordre invoqu\u00e9 doit exister au moment de la vente et constituer la cause directe de l\u2019impropri\u00e9t\u00e9. La juridiction distingue le vice cach\u00e9 de ses simples cons\u00e9quences. &#8220;En l\u2019esp\u00e8ce, l\u2019\u00e9tat d\u2019insalubrit\u00e9 dont se pr\u00e9vaut [l\u2019acqu\u00e9reur] [&#8230;] ne constitue pas un d\u00e9sordre, mais la cons\u00e9quence du d\u00e9sordre, ce dernier r\u00e9sidant [&#8230;] dans la fuite d\u2019une canalisation des parties communes r\u00e9sultant des travaux [&#8230;] post\u00e9rieurement \u00e0 la vente.&#8221; (Motifs, 4. Sur l\u2019action fond\u00e9e sur les vices cach\u00e9s) Les d\u00e9sordres post\u00e9rieurs \u00e0 la vente, caus\u00e9s par des travaux ult\u00e9rieurs, ne peuvent \u00eatre qualifi\u00e9s de vices cach\u00e9s. La cause unique du dommage \u00e9tant ext\u00e9rieure et post\u00e9rieure, le lien de causalit\u00e9 avec la chose vendue est rompu. Cette analyse rejoint une jurisprudence ant\u00e9rieure qui exige que le d\u00e9sordre affecte la chose vendue elle-m\u00eame. &#8220;Le fait qu\u2019un d\u00e9g\u00e2t des eaux \u00e9tait survenu [&#8230;] dans un autre appartement [&#8230;] ne suffit pas \u00e0 d\u00e9montrer [&#8230;] que ceux-ci avaient une connaissance exacte des causes du sinistre.&#8221; (Tribunal judiciaire, le 11 f\u00e9vrier 2025, n\u00b023\/02932)<\/p>\n<p>Cette d\u00e9cision rappelle la rigueur exig\u00e9e dans la preuve des vices du consentement et des vices cach\u00e9s. Elle confirme l\u2019efficacit\u00e9 des clauses de non-garantie entre non-professionnels, prot\u00e9geant ainsi la s\u00e9curit\u00e9 des transactions. Elle pr\u00e9cise \u00e9galement que l\u2019acqu\u00e9reur d\u2019un immeuble ancien doit proc\u00e9der aux investigations n\u00e9cessaires, la v\u00e9tust\u00e9 g\u00e9n\u00e9rale n\u2019\u00e9tant pas un vice cach\u00e9 par nature. Enfin, elle souligne l\u2019importance de la causalit\u00e9 directe pour caract\u00e9riser un vice cach\u00e9, excluant les dommages r\u00e9sultant d\u2019\u00e9v\u00e9nements post\u00e9rieurs \u00e0 la vente.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le tribunal judiciaire, dans un jugement du 11 f\u00e9vrier 2025, examine une action en nullit\u00e9 et en r\u00e9solution d\u2019une vente immobili\u00e8re. L\u2019acqu\u00e9reur invoque des &#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":9493,"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":"68daf3d0763c15057e59692e","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68daf3d0763c15057e59692e","_kj_judilibre_id":"68daf3d0763c15057e59692e","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Gap","_kj_chambre":"Ch1 Proc\u00e9dures Civiles","_kj_rg":"17\/00166","_kj_date":"2025-09-22","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7096,35583,7597],"tags":[],"class_list":["post-668023","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-code-des-assurances","category-immobilier","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.5 (Yoast SEO v27.5) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tribunal judiciaire de Gap, le 11 f\u00e9vrier 2025, n\u00b017\/00166 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire, dans un jugement du 11 f\u00e9vrier 2025, examine une action en nullit\u00e9 et en r\u00e9solution d\u2019une vente immobili\u00e8re. 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