{"id":659759,"date":"2026-04-23T13:59:10","date_gmt":"2026-04-23T11:59:10","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-troyes-le-26-septembre-2025-n24-00466\/"},"modified":"2026-04-23T13:59:10","modified_gmt":"2026-04-23T11:59:10","slug":"tribunal-judiciaire-de-troyes-le-26-septembre-2025-n24-00466","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-troyes-le-26-septembre-2025-n24-00466\/","title":{"rendered":"Tribunal judiciaire de Troyes, le 26 septembre 2025, n\u00b024\/00466"},"content":{"rendered":"
\n

Le tribunal judiciaire, statuant en r\u00e9f\u00e9r\u00e9 le 26 septembre 2025, examine une demande en constatation de r\u00e9siliation de bail pour impay\u00e9s. Le bailleur, une soci\u00e9t\u00e9 HLM, agit contre la locataire apr\u00e8s un commandement demeur\u00e9 infructueux. Le juge v\u00e9rifie la recevabilit\u00e9 de l’action puis se prononce sur le fond, accordant des d\u00e9lais de paiement assortis d’une suspension de la clause r\u00e9solutoire.<\/p>\n

La v\u00e9rification des conditions de recevabilit\u00e9 de l’action<\/p>\n

Le juge contr\u00f4le scrupuleusement le respect des formalit\u00e9s pr\u00e9alables impos\u00e9es par la loi. L’article 24 de la loi du 6 juillet 1989 impose une double condition pr\u00e9alable \u00e0 l’action en r\u00e9siliation. La notification de l’assignation au pr\u00e9fet doit intervenir au moins six semaines avant l’audience. En l’esp\u00e8ce, cette formalit\u00e9 a \u00e9t\u00e9 respect\u00e9e puisque “une copie de l\u2019assignation a \u00e9t\u00e9 notifi\u00e9e \u00e0 la pr\u00e9fecture […] le 4 juin 2024, soit plus de six semaines avant l\u2019audience” (Motifs, I). Par ailleurs, pour les bailleurs personnes morales, une saisine pr\u00e9alable de la commission comp\u00e9tente est requise. Le bailleur justifie avoir saisi la caisse d’allocations familiales plus de deux mois avant l’assignation. Ce contr\u00f4le rigoureux assure la s\u00e9curit\u00e9 juridique et le respect du droit \u00e0 un proc\u00e8s \u00e9quitable.<\/p>\n

La port\u00e9e de ce contr\u00f4le est essentielle pour la proc\u00e9dure d’expulsion. Le non-respect de ces d\u00e9lais entra\u00eene l’irrecevabilit\u00e9 de la demande, prot\u00e9geant ainsi le locataire contre des actions pr\u00e9cipit\u00e9es. Cette jurisprudence rejoint une d\u00e9cision ant\u00e9rieure qui soulignait \u00e9galement l’importance du d\u00e9lai de six semaines pour la notification au pr\u00e9fet. “En l\u2019esp\u00e8ce, l\u2019assignation a \u00e9t\u00e9 d\u00e9nonc\u00e9e au pr\u00e9fet le 05\/11\/2024 soit plus de 6 semaines avant l\u2019audience du 01\/10\/2025” (Tribunal judiciaire de Blois, le 3 d\u00e9cembre 2025, n\u00b024\/03595). Le juge des r\u00e9f\u00e9r\u00e9s veille ainsi au strict encadrement des proc\u00e9dures pouvant mener \u00e0 une expulsion.<\/p>\n

L’am\u00e9nagement judiciaire des cons\u00e9quences de la r\u00e9siliation<\/p>\n

Le juge constate la r\u00e9gularit\u00e9 de la r\u00e9siliation tout en en suspendant les effets. L’acquisition de la clause r\u00e9solutoire est subordonn\u00e9e \u00e0 un commandement de payer demeur\u00e9 infructueux pendant deux mois. Le juge rel\u00e8ve que “ce commandement est demeur\u00e9 infructueux pendant plus de deux mois” (Motifs, II), ce qui permet de constater la r\u00e9siliation au 4 d\u00e9cembre 2023. Cette condition est interpr\u00e9t\u00e9e strictement, comme le confirme une autre jurisprudence qui exige que le commandement reste sans effet. “En l’esp\u00e8ce, il en ressort que le commandement est demeur\u00e9 infructueux pendant plus de deux mois dans la mesure o\u00f9 les r\u00e8glements enregistr\u00e9s dans ce d\u00e9lai n’ont pas apur\u00e9 les causes du commandement” (Tribunal judiciaire de Tours, le 27 juin 2025, n\u00b024\/05869). La r\u00e9siliation est donc juridiquement acquise.<\/p>\n

Le juge use ensuite de son pouvoir d’am\u00e9nagement pour concilier les int\u00e9r\u00eats en pr\u00e9sence. Sur le fondement de l’article 24 V de la loi de 1989, il accorde trente-six mensualit\u00e9s pour le r\u00e8glement de l’arri\u00e9r\u00e9. Il suspend simultan\u00e9ment les effets de la clause r\u00e9solutoire pendant l’ex\u00e9cution de ce plan. Cette suspension est conditionnelle et r\u00e9versible. Tout d\u00e9faut de paiement entra\u00eenera la reprise du plein effet de la r\u00e9siliation et l’exigibilit\u00e9 imm\u00e9diate du solde. Cette solution \u00e9quilibr\u00e9e permet au locataire de conserver son logement s’il respecte ses engagements, tout en garantissant au bailleur le recouvrement de sa cr\u00e9ance.<\/p>\n

La d\u00e9cision illustre la recherche d’un \u00e9quilibre entre protection du locataire et droits du bailleur. Le juge des r\u00e9f\u00e9r\u00e9s, saisi en urgence, statue sur la validit\u00e9 de la r\u00e9siliation tout en pouvant en diff\u00e9rer les effets pratiques. Cette ordonnance a une port\u00e9e p\u00e9dagogique en rappelant les conditions de recevabilit\u00e9 et les pouvoirs du juge. Elle confirme une jurisprudence soucieuse d’\u00e9viter les expulsions tant qu’une solution de paiement \u00e9chelonn\u00e9 est possible. La s\u00e9curit\u00e9 juridique des proc\u00e9dures et la protection du logement sont ainsi conjointement assur\u00e9es par le contr\u00f4le judiciaire.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire, statuant en r\u00e9f\u00e9r\u00e9 le 26 septembre 2025, examine une demande en constatation de r\u00e9siliation de bail pour impay\u00e9s. Le bailleur, une so…<\/p>\n","protected":false},"author":232070755,"featured_media":9674,"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-659759","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Troyes, le 26 septembre 2025, n\u00b024\/00466 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire, statuant en r\u00e9f\u00e9r\u00e9 le 26 septembre 2025, examine une demande en constatation de r\u00e9siliation de bail pour impay\u00e9s. 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