{"id":660662,"date":"2026-04-23T15:43:19","date_gmt":"2026-04-23T13:43:19","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-le-26-septembre-2025-n25-00360\/"},"modified":"2026-04-23T15:43:19","modified_gmt":"2026-04-23T13:43:19","slug":"cour-dappel-le-26-septembre-2025-n25-00360","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-le-26-septembre-2025-n25-00360\/","title":{"rendered":"Cour d&#8217;appel, le 26 septembre 2025, n\u00b025\/00360"},"content":{"rendered":"<div class=\"article-content\">\n<p>La cour d&#8217;appel, statuant sur une ordonnance de r\u00e9f\u00e9r\u00e9, examine une demande de provision li\u00e9e \u00e0 un bail r\u00e9sili\u00e9. Le bailleur sollicite le paiement d&#8217;arri\u00e9r\u00e9s et d&#8217;indemnit\u00e9s d&#8217;occupation. La juridiction infirme partiellement la d\u00e9cision d\u00e9f\u00e9r\u00e9e pour accorder une provision major\u00e9e. Elle confirme le rejet de certaines demandes fond\u00e9es sur des clauses p\u00e9nales.<\/p>\n<p>La qualification des stipulations contractuelles<\/p>\n<p>La cour op\u00e8re une distinction essentielle entre l&#8217;obligation principale et ses accessoires. L&#8217;indemnit\u00e9 d&#8217;occupation, due apr\u00e8s r\u00e9siliation, constitue la contrepartie l\u00e9gitime de l&#8217;occupation sans droit. Son principe n&#8217;est pas s\u00e9rieusement contestable d\u00e8s lors que l&#8217;occupation est \u00e9tablie. La cour rel\u00e8ve que &#8220;l&#8217;obligation [&#8230;] au paiement d&#8217;une indemnit\u00e9 d&#8217;occupation [&#8230;] ne se heurte \u00e0 aucune contestation s\u00e9rieuse&#8221;. Cette affirmation ancre la cr\u00e9ance dans une r\u00e9alit\u00e9 incontest\u00e9e en r\u00e9f\u00e9r\u00e9.<\/p>\n<p>En revanche, la majoration forfaitaire pr\u00e9vue au contrat est analys\u00e9e diff\u00e9remment. La d\u00e9cision pr\u00e9cise que &#8220;la majoration de 50 % pr\u00e9vue au bail s&#8217;analyse en une clause p\u00e9nale&#8221;. Cette qualification est d\u00e9cisive. Elle permet de rappeler que &#8220;cette indemnit\u00e9 forfaitaire, qui est une clause p\u00e9nale, est en tant que telle susceptible d&#8217;\u00eatre r\u00e9duite par le juge du fond&#8221;. Le juge des r\u00e9f\u00e9r\u00e9s se d\u00e9clare ainsi incomp\u00e9tent pour accorder une provision sur une somme dont le montant d\u00e9finitif rel\u00e8ve du fond.<\/p>\n<p>L&#8217;appr\u00e9ciation du caract\u00e8re s\u00e9rieusement contestable<\/p>\n<p>Le contr\u00f4le exerc\u00e9 par la cour porte sur l&#8217;\u00e9vidence de l&#8217;obligation. Pour les frais contractuels pr\u00e9cis, l&#8217;existence de la dette est \u00e9tablie par le contrat lui-m\u00eame. La cour constate que &#8220;les frais et honoraires aff\u00e9rents \u00e0 l&#8217;\u00e9tablissement du bail [&#8230;] sont \u00e0 la charge du preneur&#8221;. Elle en d\u00e9duit que &#8220;l&#8217;obligation [&#8230;] n&#8217;est donc pas s\u00e9rieusement contestable \u00e0 ce titre&#8221;. Le m\u00eame raisonnement vaut pour le d\u00e9p\u00f4t de garantie non vers\u00e9, dont l&#8217;exigibilit\u00e9 \u00e0 la signature est contractuelle.<\/p>\n<p>Cette approche est conforme aux principes r\u00e9gissant la provision. Elle rejoint la solution selon laquelle &#8220;c&#8217;est au d\u00e9fendeur de prouver que cette cr\u00e9ance est s\u00e9rieusement contestable&#8221; (Tribunal judiciaire de Boulogne-sur-Mer, le 29 janvier 2025, n\u00b024\/00423). L&#8217;occupant, en l&#8217;esp\u00e8ce, ne d\u00e9montre pas un contestation s\u00e9rieuse du principe de ces dettes n\u00e9es du bail. La cour peut donc statuer en r\u00e9f\u00e9r\u00e9 sur ces chefs pr\u00e9cis et certains.<\/p>\n<p>La port\u00e9e de la d\u00e9cision en r\u00e9f\u00e9r\u00e9<\/p>\n<p>L&#8217;arr\u00eat illustre les limites inh\u00e9rentes \u00e0 la proc\u00e9dure de r\u00e9f\u00e9r\u00e9. Le juge des r\u00e9f\u00e9r\u00e9s peut ordonner une provision pour les obligations non s\u00e9rieusement contestables. Il ne peut cependant pas pr\u00e9juger de la r\u00e9vision judiciaire d&#8217;une clause p\u00e9nale. La solution rappelle que le r\u00e9f\u00e9r\u00e9 est un instrument d&#8217;urgence, non de fixation d\u00e9finitive du droit. La cour refuse ainsi de statuer sur la majoration de 50% et sur l&#8217;indemnit\u00e9 forfaitaire de 10%.<\/p>\n<p>Cette position est coh\u00e9rente avec la jurisprudence de la Cour de cassation. Celle-ci rappelle qu&#8217;une clause forfaitaire &#8220;peut pr\u00e9senter le caract\u00e8re d&#8217;une clause p\u00e9nale [&#8230;] et \u00eatre, par cons\u00e9quent, si elle appara\u00eet manifestement excessive, r\u00e9duite par le juge&#8221; (Cass. Troisi\u00e8me chambre civile, le 16 janvier 2025, n\u00b023-15.256). L&#8217;appr\u00e9ciation de l&#8217;exc\u00e8s \u00e9ventuel rel\u00e8ve exclusivement du juge du fond, prot\u00e9geant ainsi le d\u00e9biteur contre des stipulations abusives.<\/p>\n<p>Les cons\u00e9quences pratiques de la distinction op\u00e9r\u00e9e<\/p>\n<p>La d\u00e9cision a une incidence financi\u00e8re imm\u00e9diate pour les parties. En distinguant la dette certaine de la clause p\u00e9nale contestable, la cour accorde une provision substantielle. Elle condamne l&#8217;occupant au paiement de &#8220;la somme provisionnelle de 141.986,37 euros&#8221;. Cette somme inclut l&#8217;arri\u00e9r\u00e9 locatif et l&#8217;indemnit\u00e9 d&#8217;occupation au taux du loyer, mais exclut les majorations litigieuses. Le cr\u00e9ancier obtient ainsi une avance significative sur sa cr\u00e9ance globale.<\/p>\n<p>Cette m\u00e9thode assure un \u00e9quilibre proc\u00e9dural. Elle permet au bailleur de recouvrer une partie incontest\u00e9e de sa cr\u00e9ance sans attendre un jugement au fond. Elle pr\u00e9serve simultan\u00e9ment les droits de l&#8217;occupant \u00e0 contester le caract\u00e8re p\u00e9nal et le montant des majorations. La proc\u00e9dure au fond demeure n\u00e9cessaire pour trancher d\u00e9finitivement ces questions, pr\u00e9servant la dualit\u00e9 des instances. L&#8217;\u00e9conomie globale du litige en est rationalis\u00e9e.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>La cour d&#8217;appel, statuant sur une ordonnance de r\u00e9f\u00e9r\u00e9, examine une demande de provision li\u00e9e \u00e0 un bail r\u00e9sili\u00e9. Le bailleur sollicite le paiement d&#8217;arri\u00e9r\u00e9s&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4746,"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,"_kj_source_type":"","_kj_official_id":"","_kj_official_url":"","_kj_judilibre_id":"","_kj_jur":"","_kj_lieu":"","_kj_chambre":"","_kj_rg":"","_kj_date":"","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-660662","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>Cour d&#039;appel, le 26 septembre 2025, n\u00b025\/00360 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La cour d&#039;appel, statuant sur une ordonnance de r\u00e9f\u00e9r\u00e9, examine une demande de provision li\u00e9e \u00e0 un bail r\u00e9sili\u00e9. 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