{"id":685552,"date":"2026-04-25T20:48:35","date_gmt":"2026-04-25T18:48:35","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-montpellier-le-29-juillet-2024-n24-05697\/"},"modified":"2026-04-25T20:48:35","modified_gmt":"2026-04-25T18:48:35","slug":"cour-dappel-de-montpellier-le-29-juillet-2024-n24-05697","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/cour-dappel-de-montpellier-le-29-juillet-2024-n24-05697\/","title":{"rendered":"Cour d’appel de Montpellier, le 29 juillet 2024, n\u00b024\/05697"},"content":{"rendered":"
\n

La Cour d\u2019appel de Montpellier, 2e chambre civile, 3 juillet 2025, statue en mati\u00e8re de bail d\u2019habitation. Le bailleur a d\u00e9livr\u00e9 un commandement de payer puis assign\u00e9 le locataire en r\u00e9f\u00e9r\u00e9 aux fins de constater l\u2019acquisition de la clause r\u00e9solutoire, obtenir l\u2019expulsion et le paiement d\u2019un arri\u00e9r\u00e9. Le juge des contentieux de la protection de Narbonne, par ordonnance du 29 juillet 2024, a constat\u00e9 l\u2019acquisition de la clause r\u00e9solutoire au 16 novembre 2023, ordonn\u00e9 la lib\u00e9ration des lieux, allou\u00e9 une provision et fix\u00e9 une indemnit\u00e9 d\u2019occupation. En appel, le locataire invoque l\u2019irrecevabilit\u00e9 pour d\u00e9faut de notification de l\u2019assignation au repr\u00e9sentant de l\u2019\u00c9tat, la nullit\u00e9 du commandement pour mention insuffisante, l\u2019ind\u00e9cence du logement au soutien d\u2019une exception d\u2019inex\u00e9cution, et, subsidiairement, la suspension de la clause r\u00e9solutoire avec d\u00e9lais de paiement. Le bailleur sollicite la confirmation, l\u2019actualisation de la provision et des dommages-int\u00e9r\u00eats pour appel abusif. La question centrale tient \u00e0 la combinaison des exigences proc\u00e9durales issues de la loi du 6 juillet 1989, de l\u2019office du juge des r\u00e9f\u00e9r\u00e9s en pr\u00e9sence d\u2019une contestation all\u00e9gu\u00e9e, et du r\u00e9gime de la clause r\u00e9solutoire.<\/p>\n

I. Recevabilit\u00e9 de l\u2019action et validit\u00e9 du commandement de payer<\/p>\n

A. La notification pr\u00e9alable de l\u2019assignation au repr\u00e9sentant de l\u2019\u00c9tat<\/p>\n

La cour rappelle le nouveau formalisme issu de la r\u00e9forme de 2023, en citant le texte applicable tel qu\u2019elle le reproduit: \u00ab \u00e0 peine d\u2019irrecevabilit\u00e9 de la demande, l\u2019assignation aux fins de constat de la r\u00e9siliation est notifi\u00e9e \u00e0 la diligence du commissaire de justice au repr\u00e9sentant de l\u2019\u00c9tat dans le d\u00e9partement au moins six semaines avant l\u2019audience (\u2026) Cette notification s\u2019effectue par voie \u00e9lectronique \u00bb. L\u2019arr\u00eat constate l\u2019existence d\u2019un justificatif de transmission \u00e9lectronique, et en d\u00e9duit la recevabilit\u00e9 de l\u2019assignation. La lecture est rigoureuse et conforme \u00e0 la finalit\u00e9 pr\u00e9ventive du dispositif, qui vise l\u2019activation amont des relais d\u2019accompagnement. Le contr\u00f4le op\u00e9r\u00e9 demeure probatoire, sans surtransposition formelle, d\u00e8s lors que la preuve de l\u2019envoi d\u00e9mat\u00e9rialis\u00e9 figure au dossier.<\/p>\n

Cette approche s\u2019inscrit dans une jurisprudence de r\u00e9gularit\u00e9 proc\u00e9durale exigeante mais pragmatique. La sanction d\u2019irrecevabilit\u00e9, d\u2019interpr\u00e9tation stricte, c\u00e8de devant un justificatif probant, ce qui verrouille la fin de non-recevoir sans exc\u00e8s formaliste. L\u2019office de la cour est ici pleinement exerc\u00e9, en coh\u00e9rence avec la lettre du texte et son \u00e9conomie d\u2019ensemble.<\/p>\n

B. Les mentions obligatoires du commandement et l\u2019office du juge des r\u00e9f\u00e9r\u00e9s<\/p>\n

La cour retient, s\u2019agissant du commandement d\u00e9livr\u00e9, que \u00ab le locataire est inform\u00e9 qu\u2019\u00e0 d\u00e9faut d\u2019avoir pay\u00e9 les causes du commandement, le bailleur sollicitera devant le tribunal comp\u00e9tent le constat de la r\u00e9siliation du bail et de la possibilit\u00e9 de saisir, \u00e0 tout moment, la juridiction comp\u00e9tente aux fins de demander un d\u00e9lai de gr\u00e2ce \u00bb, de sorte que l\u2019avertissement l\u00e9gal \u00ab a parfaitement \u00e9t\u00e9 respect\u00e9 \u00bb. Elle ajoute: \u00ab Il en r\u00e9sulte que ce commandement de payer n\u2019encoure aucune nullit\u00e9 (\u2026) et qu\u2019aucune nullit\u00e9 subs\u00e9quente ne peut entacher l\u2019assignation introductive d\u2019instance \u00bb. La d\u00e9monstration articule le contr\u00f4le de conformit\u00e9 du document et la port\u00e9e d\u2019un incident de nullit\u00e9 en r\u00e9f\u00e9r\u00e9.<\/p>\n

La d\u00e9cision isole utilement le c\u0153ur du grief: l\u2019avertissement sur les d\u00e9lais de gr\u00e2ce. En v\u00e9rifiant la pr\u00e9sence d\u2019une information claire sur la saisine possible du juge et la demande de d\u00e9lais, la cour applique l\u2019article 24 I de mani\u00e8re litt\u00e9rale et protectrice. Elle confirme \u00e9galement qu\u2019une contestation d\u00e9pourvue de consistance ne fait pas obstacle \u00e0 la mesure de r\u00e9f\u00e9r\u00e9, l\u2019office du juge se limitant \u00e0 \u00e9carter les nullit\u00e9s non caract\u00e9ris\u00e9es sans empi\u00e9ter sur un d\u00e9bat de fond. L\u2019articulation du contr\u00f4le formel et de l\u2019absence de contestation s\u00e9rieuse est ici d\u00e9cisive.<\/p>\n

II. Clause r\u00e9solutoire, contestation s\u00e9rieuse et effets cons\u00e9cutifs<\/p>\n

A. L\u2019ind\u00e9cence all\u00e9gu\u00e9e, la charge de la preuve et l\u2019exception d\u2019inex\u00e9cution<\/p>\n

Le locataire invoquait divers d\u00e9sordres pour justifier une exception d\u2019inex\u00e9cution. L\u2019arr\u00eat rel\u00e8ve l\u2019\u00e9num\u00e9ration suivante, notamment: \u00ab Carrelage fissur\u00e9 avec sol affaiss\u00e9 \u00e0 plusieurs endroits \u00bb; \u00ab Absence d\u2019\u00e9tanch\u00e9it\u00e9 \u00e0 l\u2019air du logement \u00bb; \u00ab Non-respect de la norme d\u2019\u00e9lectricit\u00e9 NF C 15-100 \u00bb. La cour examine les pi\u00e8ces produites et juge que \u00ab les trois photographies produites (\u2026) ne sont pas dat\u00e9es (\u2026) elles ne sont pas probantes. Elles ne peuvent \u00e9tablir une infestation d\u2019esp\u00e8ces nuisibles et parasites au sens des crit\u00e8res d\u2019un logement d\u00e9cent \u00bb. Elle retient encore que \u00ab le bailleur a proc\u00e9d\u00e9 au changement du chauffe-eau, du bloc toilettes, \u00e0 la mise en place d\u2019un va-et-vient, au changement de la poign\u00e9e de la porte d\u2019entr\u00e9e et du canon de la serrure \u00bb.<\/p>\n

Ce raisonnement place la charge de la preuve sur l\u2019occupant qui se pr\u00e9vaut de l\u2019ind\u00e9cence, conform\u00e9ment au droit commun de la preuve en r\u00e9f\u00e9r\u00e9. La cour exige des \u00e9l\u00e9ments circonstanci\u00e9s, dat\u00e9s et rattachables au logement, en r\u00e9f\u00e9rence utile au d\u00e9cret du 30 janvier 2002. Faute de d\u00e9monstration d\u2019un risque manifeste pour la s\u00e9curit\u00e9 ou la sant\u00e9, l\u2019exception d\u2019inex\u00e9cution demeure inop\u00e9rante. L\u2019analyse int\u00e8gre, avec mesure, les diligences du bailleur, ce qui affaiblit l\u2019all\u00e9gation de mauvaise foi et ferme la voie d\u2019une contestation s\u00e9rieuse. L\u2019exigence probatoire \u00e9lev\u00e9e r\u00e9pond \u00e0 l\u2019objectif de stabilit\u00e9 des rapports locatifs, sans priver l\u2019occupant d\u2019une action au fond s\u2019il r\u00e9unit ult\u00e9rieurement des preuves suffisantes.<\/p>\n

B. Acquisition de la clause r\u00e9solutoire, trouble illicite, provision et d\u00e9lais de gr\u00e2ce<\/p>\n

Sur le jeu de la clause r\u00e9solutoire, la cour se r\u00e9f\u00e8re \u00e0 la r\u00e8gle selon laquelle le d\u00e9lai de deux mois apr\u00e8s commandement demeure d\u00e9terminant. En cons\u00e9quence, elle constate la r\u00e9siliation acquise et souligne que \u00ab cette occupation caract\u00e9rise un trouble manifestement illicite qu\u2019il appartient au juge des r\u00e9f\u00e9r\u00e9s de faire cesser \u00bb. Le recours au r\u00e9f\u00e9r\u00e9-expulsion se justifie alors par l\u2019\u00e9vidence du droit du bailleur \u00e0 r\u00e9cup\u00e9rer le bien et par l\u2019absence d\u2019obstacle s\u00e9rieux.<\/p>\n

La cour rappelle ensuite qu\u2019\u00ab en application de l\u2019article 835 alin\u00e9a 2 du code de proc\u00e9dure civile, le juge des r\u00e9f\u00e9r\u00e9s peut accorder une provision au cr\u00e9ancier lorsque l\u2019existence de l\u2019obligation n\u2019est pas s\u00e9rieusement contestable \u00bb. Constatant un d\u00e9compte actualis\u00e9 et non discut\u00e9 dans son principe, elle confirme le droit \u00e0 provision et l\u2019amende \u00e0 7 179 euros, tout en \u00ab confirmant (\u2026) le principe de la condamnation \u00e0 titre provisionnel du locataire \u00e0 s\u2019acquitter de l\u2019arri\u00e9r\u00e9 locatif et \u00e0 verser une indemnit\u00e9 mensuelle d\u2019occupation \u00bb calcul\u00e9e au montant du loyer et des charges. La solution, classique, traduit la logique du r\u00e9f\u00e9r\u00e9-provision lorsque la dette locative r\u00e9sulte d\u2019un bail r\u00e9sili\u00e9 par clause de plein droit.<\/p>\n

S\u2019agissant des d\u00e9lais de gr\u00e2ce et de la suspension de la clause r\u00e9solutoire, la cour cite la condition l\u00e9gale: \u00ab \u00e0 la condition que le locataire soit en situation de r\u00e9gler sa dette locative et qu\u2019il ait repris le versement int\u00e9gral du loyer courant avant la date de l\u2019audience \u00bb. L\u2019absence de reprise effective du loyer courant, l\u2019augmentation continue de la dette et l\u2019insuffisance d\u2019\u00e9l\u00e9ments sur la situation financi\u00e8re justifient le rejet de la demande. La solution est coh\u00e9rente avec l\u2019\u00e9conomie du texte, qui fait de la reprise du courant un pr\u00e9alable indispensable, non un simple \u00e9l\u00e9ment d\u2019appr\u00e9ciation. L\u2019exigence d\u2019un comportement de redressement concret prot\u00e8ge la fonction m\u00eame des d\u00e9lais, con\u00e7us comme un outil de sauvegarde cr\u00e9dible et non comme un moratoire de pure opportunit\u00e9.<\/p>\n

Enfin, la cour \u00e9carte la demande indemnitaire pour appel abusif, en rappelant le principe selon lequel un recours, m\u00eame infructueux, n\u2019est sanctionn\u00e9 qu\u2019en cas de malice, mauvaise foi ou erreur grossi\u00e8re av\u00e9r\u00e9e. Sur les frais d\u2019ex\u00e9cution, l\u2019arr\u00eat rappelle que \u00ab le droit proportionnel, fix\u00e9 par l\u2019article A. 444-31 du code de commerce, reste \u00e0 la charge du cr\u00e9ancier, sauf exceptions \u00bb, de sorte qu\u2019aucune d\u00e9rogation n\u2019est recevable hors les hypoth\u00e8ses strictement pr\u00e9vues. L\u2019ensemble compose une solution mesur\u00e9e: elle confirme l\u2019expulsion et l\u2019actualisation provisionnelle, refuse les d\u00e9lais faute de conditions, et maintient une stricte orthodoxie sur la r\u00e9partition des frais r\u00e9glement\u00e9s.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d\u2019appel de Montpellier, 2e chambre civile, 3 juillet 2025, statue en mati\u00e8re de bail d\u2019habitation. 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