{"id":634527,"date":"2026-04-21T10:45:54","date_gmt":"2026-04-21T08:45:54","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-aix-en-provence-le-13-octobre-2025-n22-05497\/"},"modified":"2026-04-21T10:45:54","modified_gmt":"2026-04-21T08:45:54","slug":"tribunal-judiciaire-de-aix-en-provence-le-13-octobre-2025-n22-05497","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-aix-en-provence-le-13-octobre-2025-n22-05497\/","title":{"rendered":"Tribunal judiciaire de Aix-en-Provence, le 13 octobre 2025, n\u00b022\/05497"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le tribunal judiciaire d\u2019Aix-en-Provence, statuant le 13 octobre 2025, se prononce sur une action en garantie des vices cach\u00e9s. Les acqu\u00e9reurs d\u2019un bien immobilier invoquent de multiples d\u00e9sordres affectant la chose vendue. Apr\u00e8s un examen d\u00e9taill\u00e9 de chaque grief, la juridiction retient uniquement le vice relatif \u00e0 la pr\u00e9sence d\u2019amiante dans la toiture. Elle condamne in solidum les vendeurs \u00e0 une r\u00e9duction du prix et \u00e0 des dommages-int\u00e9r\u00eats pour pr\u00e9judice moral. Elle rejette les autres demandes et condamne \u00e9galement le diagnostiqueur professionnel \u00e0 relever et garantir les vendeurs \u00e0 due concurrence.<\/p>\n<p>La caract\u00e9risation rigoureuse du vice cach\u00e9<\/p>\n<p>L\u2019exigence cumulative des \u00e9l\u00e9ments constitutifs. Pour retenir un vice cach\u00e9, le juge v\u00e9rifie scrupuleusement les conditions l\u00e9gales. Le d\u00e9sordre doit \u00eatre ant\u00e9rieur \u00e0 la vente, non apparent et suffisamment grave. Concernant l\u2019assainissement, la mention explicite dans l\u2019acte de la non-conformit\u00e9 et de la n\u00e9cessit\u00e9 de travaux \u00e9carte son caract\u00e8re cach\u00e9. Pour les fissures, leur localisation et leur \u00e9tendue les rendaient visibles lors de la visite. La jurisprudence rappelle que le vice doit rendre le bien impropre \u00e0 sa destination. &#8220;Ce vice, qui impacte l\u2019\u00e9vacuation de la maison rend le bien impropre \u00e0 l\u2019usage auquel on la destine, ou en diminue tellement cet usage, que les acheteurs ne l\u2019auraient pas acquise.&#8221; (Sur l\u2019assainissement). Cette exigence n\u2019est pas remplie pour la piscine, malgr\u00e9 des cloques, faute de preuve sur leur gravit\u00e9.<\/p>\n<p>La d\u00e9monstration probante du vice relatif \u00e0 l\u2019amiante. En revanche, la pr\u00e9sence d\u2019amiante dans la toiture satisfait pleinement aux crit\u00e8res. Son ant\u00e9riorit\u00e9 est \u00e9tablie par un acte de vente ant\u00e9rieur mentionnant sa pr\u00e9sence. Son caract\u00e8re non apparent est act\u00e9, n\u00e9cessitant une expertise pour \u00eatre d\u00e9tect\u00e9. Enfin, sa gravit\u00e9 est retenue au regard des risques sanitaires et des co\u00fbts induits. &#8220;Sa localisation au niveau du toit de la maison \u00e0 usage d\u2019habitation est de nature \u00e0 la rendre impropre \u00e0 l\u2019usage auquel on la destine&#8221; (Sur la pr\u00e9sence d\u2019amiante). Cette analyse rejoint une jurisprudence constante sur la gravit\u00e9 des vices affectant la s\u00e9curit\u00e9. &#8220;En l\u2019esp\u00e8ce, l\u2019existence et la consistance du vice all\u00e9gu\u00e9 (&#8230;) rendent l\u2019appartement impropre \u00e0 son usage dans la mesure o\u00f9 le plancher est tr\u00e8s instable et risque de porter atteinte \u00e0 la s\u00e9curit\u00e9 des personnes.&#8221; (Tribunal judiciaire de Dijon, le 24 juin 2025, n\u00b021\/01791).<\/p>\n<p>Les effets de la reconnaissance du vice et les responsabilit\u00e9s engag\u00e9es<\/p>\n<p>La sanction des vendeurs de mauvaise foi. La connaissance du vice par les vendeurs, \u00e9tablie par leur propre acte d\u2019acquisition, les prive du b\u00e9n\u00e9fice de la clause limitative de garantie. &#8220;Ils ne peuvent opposer la clause d\u2019exon\u00e9ration de garantie d\u00e8s lors que lors de leur propre acquisition, ils avaient \u00e9t\u00e9 inform\u00e9s de la pr\u00e9sence d\u2019amiante&#8221; (Sur la pr\u00e9sence d\u2019amiante). Cette mauvaise foi les rend tenus de tous les dommages et int\u00e9r\u00eats selon l\u2019article 1645 du code civil. Le juge alloue une r\u00e9duction de prix de 25 000 euros, estim\u00e9e forfaitairement en l\u2019absence d\u2019expertise pr\u00e9cise, et indemnise le pr\u00e9judice moral \u00e0 hauteur de 1 000 euros. Il rejette en revanche la demande de dommages-int\u00e9r\u00eats financiers compl\u00e9mentaires pour \u00e9viter une double indemnisation.<\/p>\n<p>La responsabilit\u00e9 d\u00e9lictuelle du diagnostiqueur professionnel. La d\u00e9cision op\u00e8re un partage des responsabilit\u00e9s entre le vendeur et le professionnel du diagnostic. La soci\u00e9t\u00e9 diagnostiqueure a commis une faute en ne respectant pas son obligation de moyens. &#8220;Le caract\u00e8re non destructif des travaux ne se limite cependant pas \u00e0 effectuer un simple contr\u00f4le visuel.&#8221; (Concernant le diagnostiqueur). Sa mission impliquait des investigations plus pouss\u00e9es sur la toiture, composant susceptible de contenir de l\u2019amiante. Sa faute est donc \u00e9tablie, de m\u00eame que le lien de causalit\u00e9 avec le pr\u00e9judice des acqu\u00e9reurs. En cons\u00e9quence, elle est condamn\u00e9e \u00e0 relever et garantir les vendeurs \u00e0 hauteur de 50% des condamnations prononc\u00e9es contre eux, illustrant le recours possible entre cod\u00e9biteurs.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le tribunal judiciaire d\u2019Aix-en-Provence, statuant le 13 octobre 2025, se prononce sur une action en garantie des vices cach\u00e9s. Les acqu\u00e9reurs d\u2019un bien immo&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4712,"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,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-634527","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.4 (Yoast SEO v27.4) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tribunal judiciaire de Aix-en-Provence, le 13 octobre 2025, n\u00b022\/05497 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire d\u2019Aix-en-Provence, statuant le 13 octobre 2025, se prononce sur une action en garantie des vices cach\u00e9s. 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