{"id":670063,"date":"2026-04-24T07:14:40","date_gmt":"2026-04-24T05:14:40","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-angers-le-20-mai-2025-n25-00483\/"},"modified":"2026-04-26T18:07:00","modified_gmt":"2026-04-26T16:07:00","slug":"tribunal-judiciaire-de-angers-le-20-mai-2025-n25-00483","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/tribunal-judiciaire-de-angers-le-20-mai-2025-n25-00483\/","title":{"rendered":"Tribunal judiciaire de Angers, le 20 mai 2025, n\u00b025\/00483"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le juge des contentieux de la protection, statuant par d\u00e9cision r\u00e9put\u00e9e contradictoire, a rendu son jugement le 20 mai 2025. Un bailleur public a engag\u00e9 une action en constatation de r\u00e9siliation de bail et en expulsion pour impay\u00e9s de loyers contre son locataire, qui n\u2019a pas comparu. Le juge a d\u2019abord examin\u00e9 la recevabilit\u00e9 de la demande au regard des formalit\u00e9s pr\u00e9alables obligatoires. Il s\u2019est ensuite prononc\u00e9 sur le bien-fond\u00e9 de l\u2019action, ce qui a n\u00e9cessit\u00e9 de d\u00e9terminer le d\u00e9lai de r\u00e9gularisation applicable \u00e0 la <a href=\"https:\/\/kohenavocats.fr\/avocat-resiliation-bail-paris\/\" target=\"_blank\" title=\"clause r\u00e9solutoire\">clause r\u00e9solutoire<\/a> du contrat. Le tribunal a d\u00e9clar\u00e9 la demande recevable et bien fond\u00e9e, constatant la r\u00e9siliation du bail et ordonnant l\u2019expulsion du locataire ainsi que le paiement des sommes dues.<\/p>\n<p>La v\u00e9rification stricte des conditions de recevabilit\u00e9 de l\u2019action<\/p>\n<p>Le respect des formalit\u00e9s pr\u00e9alables \u00e0 l\u2019assignation constitue une condition essentielle de recevabilit\u00e9. Le l\u00e9gislateur a en effet instaur\u00e9 un filtrage des proc\u00e9dures d\u2019expulsion pour impay\u00e9s. Le juge rappelle ainsi que l\u2019article 24-II de la loi du 6 juillet 1989 impose une saisine pr\u00e9alable de la commission comp\u00e9tente. Cette saisine est r\u00e9put\u00e9e constitu\u00e9e d\u00e8s lors que persiste une situation d&#8217;impay\u00e9s pr\u00e9alablement signal\u00e9e dans les conditions r\u00e9glementaires aux organismes payeurs des aides au logement. Le bailleur a justifi\u00e9 du signalement effectu\u00e9 aupr\u00e8s de la caisse d\u2019allocations familiales, satisfaisant \u00e0 cette obligation. Par ailleurs, la loi impose une notification de l\u2019assignation \u00e0 l\u2019autorit\u00e9 pr\u00e9fectorale. Le juge v\u00e9rifie que cette notification a bien \u00e9t\u00e9 effectu\u00e9e plus de six semaines avant l\u2019audience, conform\u00e9ment \u00e0 l\u2019article 24-III de la loi modifi\u00e9e. Le strict respect de ces formalit\u00e9s proc\u00e9durales, contr\u00f4l\u00e9 d\u2019office, conditionne l\u2019acc\u00e8s au juge et garantit la protection du locataire.<\/p>\n<p>La d\u00e9termination du d\u00e9lai contractuel de r\u00e9gularisation applicable<\/p>\n<p>Le c\u0153ur du litige r\u00e9side dans l\u2019application temporelle de la r\u00e9forme op\u00e9r\u00e9e par la loi du 27 juillet 2023. Cette loi a r\u00e9duit le d\u00e9lai minimal de r\u00e9gularisation apr\u00e8s commandement de deux mois \u00e0 six semaines. Le bail litigieux, conclu ant\u00e9rieurement, stipulait un d\u00e9lai de deux mois. Le juge \u00e9carte l\u2019application imm\u00e9diate de la nouvelle loi au contrat en cours. Il fonde sa solution sur le principe de non-r\u00e9troactivit\u00e9 de la loi \u00e9nonc\u00e9 \u00e0 l\u2019article 2 du code civil. &#8220;La loi du 27 juillet 2023 ne comprend pas de disposition d\u00e9rogeant \u00e0 l&#8217;article 2 du code civil, selon lequel la loi ne dispose que pour l&#8217;avenir et n&#8217;a point d&#8217;effet r\u00e9troactif.&#8221; (Motifs de la d\u00e9cision). Ainsi, le d\u00e9lai contractuel de deux mois demeure applicable. Cette solution rejoint une jurisprudence constante sur ce point. &#8220;Ces contrats demeurent donc r\u00e9gis par les stipulations des parties, telles qu&#8217;encadr\u00e9es par la loi en vigueur au jour de la conclusion du bail.&#8221; (Tribunal judiciaire de Paris, le 18 mars 2025, n\u00b024\/07921). Le juge v\u00e9rifie ensuite que ce d\u00e9lai de deux mois a bien \u00e9t\u00e9 observ\u00e9 par le bailleur avant de saisir le juge.<\/p>\n<p>La port\u00e9e de la d\u00e9cision en mati\u00e8re de s\u00e9curit\u00e9 juridique contractuelle<\/p>\n<p>Cette d\u00e9cision affirme avec force le principe de non-r\u00e9troactivit\u00e9 de la loi en mati\u00e8re contractuelle. Elle prot\u00e8ge ainsi la s\u00e9curit\u00e9 des conventions en cours. La r\u00e9forme, bien que d\u2019ordre public, ne peut remettre en cause les d\u00e9lais convenus sous l\u2019empire de l\u2019ancien droit. &#8220;Son article 10, en ce qu&#8217;il fixe d\u00e9sormais \u00e0 six semaines le d\u00e9lai minimal [&#8230;] ne s&#8217;applique pas imm\u00e9diatement aux contrats en cours [&#8230;] et ne peut avoir pour effet d&#8217;entra\u00eener leur r\u00e9faction.&#8221; (Motifs de la d\u00e9cision). Cette analyse pr\u00e9serve l\u2019\u00e9conomie du contrat initial et les attentes l\u00e9gitimes des parties. Elle \u00e9vite une ins\u00e9curit\u00e9 juridique qui na\u00eetrait d\u2019une modification r\u00e9troactive des conditions de r\u00e9siliation. Une autre jurisprudence avait d\u00e9j\u00e0 retenu cette solution. &#8220;Les dispositions de la loi du 27 juillet 2023 n\u2019ont pas pour effet de modifier les d\u00e9lais figurant dans les clauses contractuelles des baux en cours au jour de l\u2019entr\u00e9e en vigueur de la loi.&#8221; (Tribunal judiciaire, le 14 janvier 2025, n\u00b024\/00311). Le juge sanctionne donc le manquement du locataire au regard des seules stipulations contractuelles qui lui \u00e9taient applicables.<\/p>\n<p>Les cons\u00e9quences pratiques de la r\u00e9siliation de plein droit<\/p>\n<p>La constatation judiciaire de la r\u00e9siliation produit des effets imm\u00e9diats et substantiels. D\u00e8s l\u2019acquisition de la clause, le locataire devient un occupant sans droit ni titre. Le juge en d\u00e9duit la l\u00e9gitimit\u00e9 de l\u2019expulsion, ordonn\u00e9e avec le concours de la force publique si n\u00e9cessaire. Il condamne \u00e9galement l\u2019occupant au paiement d\u2019une indemnit\u00e9 d\u2019occupation, fix\u00e9e au montant du loyer, jusqu\u2019\u00e0 la lib\u00e9ration des lieux. Cette condamnation vise \u00e0 compenser la privation de jouissance subie par le propri\u00e9taire. Parall\u00e8lement, le juge liquide la cr\u00e9ance certaine de loyers et charges impay\u00e9s, dont le bailleur apporte la preuve par un d\u00e9compte d\u00e9taill\u00e9. L\u2019absence de contestation par le locataire d\u00e9faillant permet au juge de faire droit \u00e0 ces demandes. Enfin, le juge rappelle que l\u2019ex\u00e9cution provisoire est de droit, permettant une mise en \u0153uvre rapide de la d\u00e9cision. Cette solution compl\u00e8te assure une protection effective des droits du bailleur apr\u00e8s la rupture du contrat.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le juge des contentieux de la protection, statuant par d\u00e9cision r\u00e9put\u00e9e contradictoire, a rendu son jugement le 20 mai 2025. Un bailleur public a engag\u00e9 une &#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":3570,"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":"68d5a1df876d446c8f49f26e","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d5a1df876d446c8f49f26e","_kj_judilibre_id":"68d5a1df876d446c8f49f26e","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire d'Angers","_kj_chambre":"PPP BAUX JCP","_kj_rg":"25\/00483","_kj_date":"2025-09-18","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7096,35583,7597],"tags":[],"class_list":["post-670063","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 Angers, le 20 mai 2025, n\u00b025\/00483 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le juge des contentieux de la protection, statuant par d\u00e9cision r\u00e9put\u00e9e contradictoire, a rendu son jugement le 20 mai 2025. 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