{"id":685516,"date":"2026-04-25T20:45:19","date_gmt":"2026-04-25T18:45:19","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-nimes-le-16-avril-2024-n24-01446\/"},"modified":"2026-04-25T20:45:19","modified_gmt":"2026-04-25T18:45:19","slug":"cour-dappel-de-nimes-le-16-avril-2024-n24-01446","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/cour-dappel-de-nimes-le-16-avril-2024-n24-01446\/","title":{"rendered":"Cour d’appel de N\u00eemes, le 16 avril 2024, n\u00b024\/01446"},"content":{"rendered":"
\n

La cour d\u2019appel de N\u00eemes, 4 septembre 2025, statue sur l\u2019appel d\u2019un jugement du tribunal judiciaire d\u2019Avignon du 16 avril 2024 relatif \u00e0 la garantie l\u00e9gale des vices cach\u00e9s \u00e0 la suite de la vente, en 2019, d\u2019une maison d\u2019habitation. Apr\u00e8s un r\u00e9f\u00e9r\u00e9-expertise ordonn\u00e9 en 2020 et un rapport d\u00e9pos\u00e9 en 2022, le premier juge a retenu plusieurs d\u00e9sordres et condamn\u00e9 les vendeurs \u00e0 diverses sommes. En cause d\u2019appel, les vendeurs invoquent la clause d\u2019exclusion de garantie, contestent l\u2019existence de vices cach\u00e9s et s\u2019opposent aux indemnisations allou\u00e9es. Les acqu\u00e9reurs sollicitent, inversement, une r\u00e9\u00e9valuation de certains postes et l\u2019adjonction d\u2019autres d\u00e9penses.<\/p>\n

La question pos\u00e9e portait d\u2019abord sur les conditions d\u2019application d\u2019une clause d\u2019exon\u00e9ration vis\u00e9e \u00e0 l\u2019article 1643 du code civil, au regard de la connaissance all\u00e9gu\u00e9e des vices par les vendeurs. Elle portait ensuite sur la caract\u00e9risation, vice par vice, des d\u00e9fauts r\u00e9pondant \u00e0 l\u2019article 1641, ainsi que sur l\u2019\u00e9tendue des r\u00e9parations et pr\u00e9judices cons\u00e9cutifs. L\u2019arr\u00eat \u00e9nonce que \u00ab Elle ne s\u2019applique pas s\u2019il est d\u00e9montr\u00e9 que le vendeur avait connaissance des vices cach\u00e9s du bien. C\u2019est donc vice par vice all\u00e9gu\u00e9, que son application doit \u00eatre appr\u00e9ci\u00e9e \u00bb. Il retient des vices cach\u00e9s pour le r\u00e9seau d\u2019\u00e9vacuation, la piscine et la fosse \u00e0 l\u2019ouest, \u00e9carte ou relativise d\u2019autres d\u00e9sordres, et ajuste les indemnisations, notamment en allouant les travaux de reprise et un pr\u00e9judice de jouissance.<\/p>\n

I. Le contr\u00f4le des vices cach\u00e9s et de l\u2019exclusion conventionnelle<\/p>\n

A. Ant\u00e9riorit\u00e9 et impropri\u00e9t\u00e9, appr\u00e9ci\u00e9es au cas par cas
\nLa cour rappelle le standard probatoire en ces termes: \u00ab La loi exige cumulativement pour caract\u00e9riser l\u2019existence d\u2019un vice cach\u00e9 \u2013 son ant\u00e9riorit\u00e9, \u2013 une impropri\u00e9t\u00e9 de la chose \u00e0 l\u2019usage qui lui est destin\u00e9 \u00bb. Cette trame commande une lecture pr\u00e9cise du rapport d\u2019expertise, sans confondre d\u00e9sordres esth\u00e9tiques et impropri\u00e9t\u00e9 fonctionnelle. Ainsi, le plafond fissur\u00e9 du s\u00e9jour est \u00e9cart\u00e9, l\u2019expert ayant relev\u00e9 \u00ab un d\u00e9sordre de nature esth\u00e9tique affectant faiblement l\u2019usage de la maison \u00bb et la possibilit\u00e9 de d\u00e9tection par un acqu\u00e9reur non professionnel. De m\u00eame, l\u2019humidit\u00e9 du mur du garage n\u2019emporte pas impropri\u00e9t\u00e9, la cour relevant qu\u2019\u00ab il n\u2019est pas de nature \u00e0 rendre l\u2019immeuble impropre \u00e0 sa destination contractuelle \u00bb, le bien \u00e9tant, contractuellement, vendu avec cette pi\u00e8ce comme garage.<\/p>\n

\u00c0 l\u2019inverse, la piscine concentre un vice d\u2019\u00e9tanch\u00e9it\u00e9, l\u2019arr\u00eat notant \u00ab une fuite importante du bassin qui emp\u00eache le syst\u00e8me de filtration de fonctionner correctement \u00bb et retenant que \u00ab ce d\u00e9sordre porte atteinte \u00e0 la destination de l\u2019ouvrage, la vocation d\u2019une piscine \u00e9tant d\u2019\u00eatre \u00e9tanche \u00bb. Le choix technique valid\u00e9 par l\u2019expert (membrane PVC arm\u00e9, reprises n\u00e9cessaires) assoit l\u2019impropri\u00e9t\u00e9 et l\u00e9gitime la reprise int\u00e9grale du poste. Les projecteurs ne justifient cependant pas une remise \u00e0 niveau compl\u00e8te, l\u2019arr\u00eat retenant qu\u2019ils \u00ab n\u2019affectaient pas la destination de la piscine mais en diminuaient seulement le prix \u00bb. L\u2019abri-piscine, en revanche, ne franchit pas le seuil probatoire utile, la preuve de l\u2019ant\u00e9riorit\u00e9 et de la gravit\u00e9 au sens de l\u2019usage contractuel n\u2019\u00e9tant pas men\u00e9e \u00e0 terme.<\/p>\n

B. Connaissance du vendeur et indices probants d\u2019\u00e9cartement de l\u2019exon\u00e9ration
\nLa solution sur l\u2019exclusion pivote autour d\u2019indices s\u00e9rieux, parfois avou\u00e9s, \u00e9tablissant une connaissance ant\u00e9rieure. Pour le r\u00e9seau d\u2019\u00e9vacuation, la cour retient un \u00ab vice de construction existant depuis l\u2019origine \u00bb et rel\u00e8ve que le d\u00e9faut \u00ab n\u2019\u00e9tait apparent ni aux yeux d\u2019un professionnel, ni pour un acqu\u00e9reur non professionnel \u00bb, tout en constatant que \u00ab les appelants ne pouvaient ignorer l\u2019existence de ce vice \u00bb, compte tenu d\u2019utilisations habituelles g\u00e9n\u00e9rant des bouchons et des curages ant\u00e9rieurs. L\u2019exclusion est donc \u00e9cart\u00e9e.<\/p>\n

Le m\u00eame faisceau gouverne la piscine. L\u2019arr\u00eat rapporte que \u00ab le vendeur a d\u00e9clar\u00e9 qu\u2019il reprenait la fissure r\u00e9guli\u00e8rement \u00bb et que la fuite \u00e9tait \u00ab ancienne et ant\u00e9rieure \u00e0 la vente \u00bb, la reprise annuelle avant remise en eau scellant l\u2019\u00e9l\u00e9ment moral. L\u2019argument tir\u00e9 de catastrophes naturelles post\u00e9rieures est neutralis\u00e9 par l\u2019ant\u00e9riorit\u00e9 des fissures caract\u00e9ris\u00e9e, la cour ajoutant que \u00ab cette fissure r\u00e9par\u00e9e n\u2019\u00e9tait pas visible dans un bassin rempli \u00bb. Surtout, la fosse \u00e0 l\u2019ouest manifeste une dissimulation incompatible avec l\u2019exon\u00e9ration: elle \u00ab n\u2019\u00e9tait pas d\u00e9celable avant la vente en raison de la pose d\u2019un gazon synth\u00e9tique \u00bb, recueillait des eaux us\u00e9es, et avait \u00e9t\u00e9 r\u00e9alis\u00e9e par les vendeurs. Ces \u00e9l\u00e9ments rendent vaine l\u2019exclusion, au titre d\u2019une connaissance \u00e9tablie et circonstanci\u00e9e.<\/p>\n

\u00c0 l\u2019oppos\u00e9, la fa\u00eeti\u00e8re b\u00e9n\u00e9ficie de l\u2019incertitude probatoire: \u00ab les appelants n\u2019avaient pas n\u00e9cessairement connaissance de ce d\u00e9sordre \u00bb, et \u00ab la preuve d\u2019un vice ant\u00e9rieur \u00e0 la vente n\u2019est pas rapport\u00e9e \u00bb. L\u2019exon\u00e9ration retrouve alors son empire, ce qui m\u00e8ne \u00e0 l\u2019infirmation des condamnations relatives \u00e0 ce poste.<\/p>\n

II. Port\u00e9e indemnitaire et enseignements pratiques<\/p>\n

A. Destination contractuelle et mesure des r\u00e9parations
\nLa port\u00e9e de l\u2019arr\u00eat tient \u00e0 la rigueur de l\u2019ajustement r\u00e9paratoire, pilot\u00e9 par la destination du bien et la preuve concr\u00e8te du lien causal. La piscine donne lieu \u00e0 des travaux complets, valid\u00e9s par le devis expertis\u00e9, alors que les projecteurs, simples \u00e9l\u00e9ments de confort nocturne, ne justifient pas leur remplacement int\u00e9gral, puisqu\u2019ils \u00ab diminuaient seulement le prix \u00bb. La coh\u00e9rence se retrouve dans l\u2019exclusion des frais annexes non n\u00e9cessaires: le co\u00fbt de l\u2019\u00e9tude d\u2019assainissement est refus\u00e9, l\u2019arr\u00eat notant qu\u2019\u00ab [l]\u2019expert n\u2019a pas indiqu\u00e9 que cette \u00e9tude \u00e9tait incontournable pour faire proc\u00e9der aux travaux \u00bb. La m\u00eame logique gouverne le refus des frais de relogement, la cour jugeant que \u00ab la nature des travaux [\u2026] n\u2019exclut pas l\u2019occupation des lieux \u00bb, ces ouvrages se tenant \u00e0 l\u2019ext\u00e9rieur, pour une dur\u00e9e \u00ab \u00e9valu\u00e9e [\u2026] \u00e0 quinze jours \u00bb.<\/p>\n

L\u2019\u00e9valuation du trouble de jouissance s\u2019ancre dans l\u2019expertise et la s\u00e9lectivit\u00e9 des vices retenus. L\u2019arr\u00eat indique que l\u2019expert \u00ab a \u00e9valu\u00e9 le trouble de jouissance \u00e0 10 800 euros, soit 3 600 euros par an \u00bb. La solution retient l\u2019indemnisation corr\u00e9l\u00e9e \u00e0 la piscine, tout en \u00e9cartant celle li\u00e9e au garage, l\u2019usage contractuel retenant sa qualification de simple annexe automobile. L\u2019articulation entre destination du bien, consistance probatoire et mesure de la r\u00e9paration donne un cadre op\u00e9ratoire clair aux praticiens.<\/p>\n

B. Appr\u00e9ciation critique de la motivation et de la preuve
\nLa d\u00e9marche \u00ab vice par vice \u00bb constitue un apport m\u00e9thodologique salutaire. En affirmant que \u00ab C\u2019est donc vice par vice all\u00e9gu\u00e9, que son application doit \u00eatre appr\u00e9ci\u00e9e \u00bb, la cour isole chaque poste, \u00e9vite les raisonnements globalisants et corr\u00e8le pr\u00e9cis\u00e9ment l\u2019exclusion \u00e0 la connaissance d\u00e9montr\u00e9e. Ce calibrage, respectueux des articles 1641 et 1643, \u00e9vite de sur\u00e9tendre la garantie \u00e0 des d\u00e9sordres d\u2019agr\u00e9ment ou de visibilit\u00e9 ordinaire, tout en sanctionnant les situations de dissimulation objective.<\/p>\n

L\u2019arr\u00eat illustre aussi une appr\u00e9ciation nuanc\u00e9e de la charge de la preuve. Les aveux partiels, les habitudes d\u2019entretien, la configuration mat\u00e9rielle (\u00ab n\u2019\u00e9tait pas d\u00e9celable [\u2026] en raison de la pose d\u2019un gazon synth\u00e9tique \u00bb), et les constats techniques forment un faisceau convaincant. \u00c0 l\u2019inverse, l\u2019absence de facture, la saisonnalit\u00e9 de la visibilit\u00e9 et l\u2019incertitude temporelle sur la fa\u00eeti\u00e8re conduisent \u00e0 l\u2019\u00e9chec de la d\u00e9monstration. Cette balance probatoire est conforme \u00e0 l\u2019\u00e9conomie de l\u2019article 1645, rappel\u00e9 par la cour: \u00ab si le vendeur connaissait les vices de la chose, il est tenu [\u2026] de tous les dommages et int\u00e9r\u00eats envers l\u2019acheteur \u00bb.<\/p>\n

On rel\u00e8ve toutefois une tension de r\u00e9daction entre la motivation et le dispositif sur le quantum du trouble de jouissance de la piscine, la premi\u00e8re \u00e9voquant une r\u00e9duction et le second allouant 10 800 euros. Ce l\u00e9ger d\u00e9calage n\u2019alt\u00e8re pas la lisibilit\u00e9 de la solution de principe, mais milite pour une vigilance accrue dans la coh\u00e9rence formelle des d\u00e9cisions. Pour l\u2019essentiel, l\u2019arr\u00eat articule de mani\u00e8re convaincante la destination contractuelle, la connaissance des vices et l\u2019ad\u00e9quation des r\u00e9parations, en fournissant un guide op\u00e9ratoire de haute utilit\u00e9 pratique.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La cour d\u2019appel de N\u00eemes, 4 septembre 2025, statue sur l\u2019appel d\u2019un jugement du tribunal judiciaire d\u2019Avignon du 16 avril 2024 relatif \u00e0 la garantie l\u00e9gale d…<\/p>\n","protected":false},"author":232070755,"featured_media":4702,"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":"68ba70eef88a9594683992c1","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68ba70eef88a9594683992c1","_kj_judilibre_id":"68ba70eef88a9594683992c1","_kj_jur":"Cour d'appel","_kj_lieu":"N\u00eemes","_kj_chambre":"1\u00e8re Chambre","_kj_rg":"24\/01446","_kj_date":"2025-09-04","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685516","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de N\u00eemes, le 16 avril 2024, n\u00b024\/01446 - 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