{"id":651844,"date":"2026-04-22T21:50:02","date_gmt":"2026-04-22T19:50:02","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-2-octobre-2025-n25-03991\/"},"modified":"2026-04-22T21:50:02","modified_gmt":"2026-04-22T19:50:02","slug":"tribunal-judiciaire-de-marseille-le-2-octobre-2025-n25-03991","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-marseille-le-2-octobre-2025-n25-03991\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 2 octobre 2025, n\u00b025\/03991"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 2 octobre 2025. Il s\u2019agissait d\u2019une demande d\u2019une soci\u00e9t\u00e9 d\u2019HLM visant \u00e0 constater la r\u00e9siliation d\u2019un bail pour impay\u00e9s et \u00e0 obtenir l\u2019expulsion des locataires. Le juge a d\u00e9clar\u00e9 la demande recevable et a constat\u00e9 l\u2019acquisition de la clause r\u00e9solutoire. Il a cependant accord\u00e9 aux preneurs un d\u00e9lai de paiement pour l\u2019arri\u00e9r\u00e9, suspendant ainsi les effets de la r\u00e9siliation sous condition.<\/p>\n<p>La d\u00e9cision illustre le contr\u00f4le strict des conditions proc\u00e9durales encadrant la r\u00e9siliation pour impay\u00e9s. Le juge v\u00e9rifie d\u2019abord le respect des formalit\u00e9s pr\u00e9alables impos\u00e9es au bailleur social. &#8220;Une copie de l\u2019assignation a \u00e9t\u00e9 notifi\u00e9e \u00e0 la pr\u00e9fecture des Bouches du Rh\u00f4ne le 2 juillet 2025, soit plus de six semaines avant la premi\u00e8re audience&#8221; (article 24 III de la loi n\u00b089-462 du 6 juillet 1989). La saisine de la commission de pr\u00e9vention des expulsions est \u00e9galement justifi\u00e9e en temps utile. Cette rigueur proc\u00e9durale prot\u00e8ge le locataire contre une expulsion trop h\u00e2tive. Elle rappelle que la jurisprudence exige un strict respect de ces \u00e9tapes pr\u00e9alables pour garantir la recevabilit\u00e9 de l\u2019action. &#8220;Par ailleurs, Madame [U], bailleur personne priv\u00e9e, est dispens\u00e9e de la saisine pr\u00e9alable de la CCAPEX avant d\u00e9livrance de l\u2019assignation&#8221; (Tribunal judiciaire de Marseille, le 2 janvier 2025, n\u00b024\/04818). La distinction entre bailleurs priv\u00e9s et sociaux est ainsi r\u00e9affirm\u00e9e.<\/p>\n<p>Le juge proc\u00e8de ensuite \u00e0 l\u2019examen au fond des conditions de mise en \u0153uvre de la clause r\u00e9solutoire. Il rappelle le principe l\u00e9gal issu de la r\u00e9forme de 2023. &#8220;Toute clause pr\u00e9voyant la r\u00e9siliation de plein droit du contrat de location pour d\u00e9faut de paiement du loyer ou des charges aux termes convenus ne produit effet que six semaines apr\u00e8s un commandement de payer demeur\u00e9 infructueux&#8221; (article 24 I de la loi n\u00b089-462 du 6 juillet 1989). Ce d\u00e9lai, r\u00e9duit de deux mois \u00e0 six semaines, constitue un ordre public de protection. En l\u2019esp\u00e8ce, le bail contenait une clause pr\u00e9voyant l\u2019ancien d\u00e9lai de deux mois. Le commandement de payer \u00e9tant rest\u00e9 infructueux au-del\u00e0 de ce terme, le juge constate que la clause est acquise. Cette application stricte du d\u00e9lai contractuel, pourtant plus long que le d\u00e9lai l\u00e9gal nouveau, s\u00e9curise les engagements conventionnels. Elle rejoint une jurisprudence constante sur l\u2019acquisition de la clause. &#8220;Un commandement de payer visant la clause r\u00e9solutoire [&#8230;] a \u00e9t\u00e9 d\u00e9livr\u00e9 [&#8230;] le 5 octobre 2023. [&#8230;] la clause r\u00e9solutoire \u00e9tait donc acquise au 6 d\u00e9cembre 2023&#8221; (Cour d&#8217;appel de Grenoble, le 11 mars 2025, n\u00b024\/02632).<\/p>\n<p>La port\u00e9e de l\u2019ordonnance r\u00e9side dans l\u2019am\u00e9nagement judiciaire des cons\u00e9quences de la r\u00e9siliation. Le juge use de son pouvoir d\u2019octroyer des d\u00e9lais de paiement, introduit par la loi de 2023. Il accorde un moratoire de trente-six mois pour l\u2019arri\u00e9r\u00e9, sous condition de paiement du loyer courant. Surtout, il suspend les effets de la clause r\u00e9solutoire pendant ce d\u00e9lai. &#8220;Si le locataire se lib\u00e8re de sa dette locative dans le d\u00e9lai et selon les modalit\u00e9s fix\u00e9s par le juge, la clause de r\u00e9siliation de plein droit est r\u00e9put\u00e9e ne pas avoir jou\u00e9&#8221; (article 24 VII de la loi n\u00b089-462 du 6 juillet 1989). Cette mesure, sollicit\u00e9e par les parties, op\u00e8re une v\u00e9ritable r\u00e9habilitation du contrat en cas de succ\u00e8s du plan. Elle traduit une volont\u00e9 de pr\u00e9server la relation locative lorsque le locataire fait preuve de bonne foi. Le juge op\u00e8re ainsi un \u00e9quilibre entre la sanction de l\u2019inex\u00e9cution et la protection du logement.<\/p>\n<p>La valeur de cette d\u00e9cision est de concilier l\u2019ex\u00e9cution forc\u00e9e du contrat avec une mission sociale de pr\u00e9vention. En conditionnant l\u2019expulsion au non-respect du plan de paiement, le juge \u00e9vite une issue automatique. Il fait pr\u00e9valoir une logique de second chance, caract\u00e9ristique du contentieux de la protection. La suspension de la clause r\u00e9solutoire constitue un outil puissant au service de cette politique. Elle permet de neutraliser temporairement les effets d\u2019une clause pourtant acquise. Cette approche pragmatique et \u00e9quilibr\u00e9e r\u00e9pond \u00e0 l\u2019objectif de lutte contre les expulsions locatives. Elle inscrit la d\u00e9cision dans l\u2019esprit des r\u00e9centes r\u00e9formes l\u00e9gislatives favorisant les solutions am\u00e9nag\u00e9es.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 2 octobre 2025. Il s\u2019agissait d\u2019une demande d\u2019une soci\u00e9t\u00e9 d\u2019HLM visan&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4669,"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-651844","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 Marseille, le 2 octobre 2025, n\u00b025\/03991 - 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 en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 2 octobre 2025. 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