{"id":655930,"date":"2026-04-23T06:30:37","date_gmt":"2026-04-23T04:30:37","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-caen-le-30-septembre-2025-n24-02950\/"},"modified":"2026-04-23T06:30:37","modified_gmt":"2026-04-23T04:30:37","slug":"tribunal-judiciaire-de-caen-le-30-septembre-2025-n24-02950","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-caen-le-30-septembre-2025-n24-02950\/","title":{"rendered":"Tribunal judiciaire de Caen, le 30 septembre 2025, n\u00b024\/02950"},"content":{"rendered":"
\n

Le juge des contentieux de la protection, statuant par jugement rendu par d\u00e9faut, a \u00e9t\u00e9 saisi d’un litige locatif \u00e0 l’issue d’un bail d’habitation. Les bailleurs r\u00e9clamaient le paiement de loyers et charges impay\u00e9s, ainsi que le remboursement de r\u00e9parations locatives. Le locataire opposait diverses d\u00e9fenses sur la justification des sommes r\u00e9clam\u00e9es. La juridiction a d\u00fb trancher sur la validit\u00e9 des demandes des bailleurs et sur l’\u00e9valuation pr\u00e9cise de la cr\u00e9ance locative finale.<\/p>\n

Exigence probatoire pour les charges r\u00e9cup\u00e9rables<\/p>\n

Le juge rappelle le r\u00e9gime l\u00e9gal des charges locatives, qui sont des sommes accessoires au loyer principal. Il souligne que leur exigibilit\u00e9 est subordonn\u00e9e \u00e0 une justification concr\u00e8te par le bailleur. En l’esp\u00e8ce, deux sommes incluses dans le d\u00e9compte locatif ont \u00e9t\u00e9 retranch\u00e9es de la dette. Une premi\u00e8re somme, pr\u00e9sent\u00e9e comme une taxe d’ordures m\u00e9nag\u00e8res, a \u00e9t\u00e9 \u00e9cart\u00e9e car le bailleur n’a pas produit le justificatif aff\u00e9rent ni le d\u00e9compte annuel de r\u00e9gularisation. “cette somme doit \u00eatre d\u00e9duite du calcul de la dette locative” (Motifs). Une seconde somme, relative \u00e0 des frais d’huissier, a \u00e9galement \u00e9t\u00e9 d\u00e9duite, le juge estimant que le co\u00fbt de tels actes doit \u00eatre inclus dans les d\u00e9pens s’ils sont justifi\u00e9s. Cette analyse confirme une jurisprudence constante sur la n\u00e9cessit\u00e9 d’une documentation probante. “L\u2019absence de r\u00e9gularisation annuelle des charges n\u2019est assortie d\u2019aucune sanction et n\u2019interdit pas au bailleur de r\u00e9clamer les sommes dues \u00e0 ce titre en fin de bail, dans la limite du d\u00e9lai de prescription. En revanche, il incombe au bailleur de mettre \u00e0 disposition du locataire les pi\u00e8ces justificatives et au besoin d\u2019en justifier en cours d\u2019instance.” (Tribunal judiciaire de Strasbourg, le 31 octobre 2025, n\u00b024\/10063). La port\u00e9e de cette solution est essentielle pour encadrer les pratiques des bailleurs et prot\u00e9ger les locataires contre des r\u00e9clamations insuffisamment \u00e9tay\u00e9es.<\/p>\n

Preuve des d\u00e9gradations et impartialit\u00e9 de l’\u00e9valuation<\/p>\n

Concernant les r\u00e9parations locatives, le juge r\u00e9affirme les principes gouvernant la preuve des d\u00e9gradations. Celle-ci r\u00e9sulte de la comparaison des \u00e9tats des lieux d’entr\u00e9e et de sortie \u00e9tablis contradictoirement. Toutefois, le simple constat de diff\u00e9rences ne suffit pas \u00e0 fonder une condamnation p\u00e9cuniaire. Le bailleur doit encore rapporter la preuve d’une \u00e9valuation s\u00e9rieuse du co\u00fbt des r\u00e9parations. En l’esp\u00e8ce, le chiffrage produit \u00e9manait de la soci\u00e9t\u00e9 mandataire des bailleurs, qui avait \u00e9galement r\u00e9alis\u00e9 l’\u00e9tat des lieux de sortie. Le juge en a d\u00e9duit que les bailleurs ne pouvaient valablement se pr\u00e9valoir d’un document \u00e9tabli unilat\u00e9ralement par leur propre mandataire. “ils ne peuvent se constituer preuve \u00e0 soi-m\u00eame en produisant au soutien de leur demande en paiement un chiffrage \u00e9tabli unilat\u00e9ralement par leur mandataire” (Motifs). Cette exigence d’impartialit\u00e9 dans l’\u00e9valuation du pr\u00e9judice est fondamentale. Elle emp\u00eache le bailleur d’\u00eatre \u00e0 la fois juge et partie dans l’estimation des travaux, garantissant ainsi l’\u00e9quit\u00e9 du proc\u00e8s. La demande indemnitaire pour r\u00e9sistance abusive a \u00e9galement \u00e9t\u00e9 rejet\u00e9e, faute de preuve d’une mauvaise foi du locataire ou d’un pr\u00e9judice distinct du retard.<\/p>\n

Cette d\u00e9cision illustre rigoureusement la r\u00e9partition de la charge de la preuve en mati\u00e8re locative. Elle rappelle que le bailleur, en sa qualit\u00e9 de cr\u00e9ancier, supporte l’obligation de justifier int\u00e9gralement sa cr\u00e9ance, tant pour les charges que pour les d\u00e9gradations. Le rejet de l’\u00e9valuation unilat\u00e9rale par un mandataire renforce les garanties proc\u00e9durales du locataire. Enfin, le strict encadrement de la demande pour r\u00e9sistance abusive limite les contentieux accessoires et \u00e9vite la p\u00e9nalisation de l’exercice normal des voies de d\u00e9fense.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le juge des contentieux de la protection, statuant par jugement rendu par d\u00e9faut, a \u00e9t\u00e9 saisi d’un litige locatif \u00e0 l’issue d’un bail d’habitation. Les baill…<\/p>\n","protected":false},"author":232070755,"featured_media":4749,"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-655930","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Caen, le 30 septembre 2025, n\u00b024\/02950 - 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 jugement rendu par d\u00e9faut, a \u00e9t\u00e9 saisi d'un litige locatif \u00e0 l'issue d'un bail d'habitation. 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