{"id":660701,"date":"2026-04-23T15:46:22","date_gmt":"2026-04-23T13:46:22","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-saint-denis-de-la-reunion-le-21-janvier-2025-n23-00991\/"},"modified":"2026-04-23T15:46:22","modified_gmt":"2026-04-23T13:46:22","slug":"cour-dappel-de-saint-denis-de-la-reunion-le-21-janvier-2025-n23-00991","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-saint-denis-de-la-reunion-le-21-janvier-2025-n23-00991\/","title":{"rendered":"Cour d&#8217;appel de Saint-Denis-de-la-R\u00e9union, le 21 janvier 2025, n\u00b023\/00991"},"content":{"rendered":"<div class=\"article-content\">\n<p>La cour d&#8217;appel de Saint-Denis-de-la-R\u00e9union, statuant le 21 janvier 2025, examine un litige relatif au recouvrement de charges de copropri\u00e9t\u00e9. Le syndicat, d\u00e9bout\u00e9 en premi\u00e8re instance, fait appel. La juridiction doit d\u00e9terminer si la cr\u00e9ance all\u00e9gu\u00e9e est suffisamment \u00e9tablie. Elle confirme le jugement d\u00e9f\u00e9r\u00e9 en relevant l&#8217;absence de preuve des budgets vot\u00e9s.<\/p>\n<p>La charge probatoire en mati\u00e8re de recouvrement<br \/>\nL&#8217;arr\u00eat rappelle les principes r\u00e9gissant la preuve des cr\u00e9ances de copropri\u00e9t\u00e9. Le syndicat qui poursuit le recouvrement de charges supporte la charge de la preuve. Il doit d\u00e9montrer le caract\u00e8re certain, liquide et exigible de la dette r\u00e9clam\u00e9e au copropri\u00e9taire. Cette exigence proc\u00e8de des r\u00e8gles g\u00e9n\u00e9rales de la preuve et du statut de la copropri\u00e9t\u00e9.<\/p>\n<p><em>L&#8217;exigence d&#8217;une preuve compl\u00e8te et pertinente<\/em><br \/>\nLe demandeur doit produire des \u00e9l\u00e9ments probants sp\u00e9cifiques pour \u00e9tablir sa cr\u00e9ance. La cour souligne que de nombreuses pi\u00e8ces vers\u00e9es aux d\u00e9bats sont inutiles au r\u00e8glement du litige. Seuls les documents directement relatifs \u00e0 la fixation et \u00e0 l&#8217;appel des charges sont d\u00e9terminants. Le syndicat ne peut se contenter de comptes individuels non corrobor\u00e9s.<\/p>\n<p><em>La confirmation des exigences jurisprudentielles<\/em><br \/>\nL&#8217;arr\u00eat applique une jurisprudence constante sur la charge de la preuve. Il appartient au syndicat d&#8217;apporter la preuve que le copropri\u00e9taire poursuivi est effectivement d\u00e9biteur. &#8220;Il appartient au syndicat qui poursuit aupr\u00e8s de l&#8217;un de ses membres le recouvrement de charges communes d&#8217;apporter la preuve que le copropri\u00e9taire poursuivi est effectivement d\u00e9biteur des sommes r\u00e9clam\u00e9es.&#8221; (Motifs) Cette exigence stricte prot\u00e8ge le copropri\u00e9taire de r\u00e9clamations infond\u00e9es.<\/p>\n<p>L&#8217;intangibilit\u00e9 des tanti\u00e8mes et le d\u00e9faut de preuve<br \/>\nLa d\u00e9cision \u00e9carte l&#8217;argument des copropri\u00e9taires sur la modification des tanti\u00e8mes. Elle rappelle le principe d&#8217;intangibilit\u00e9 de ces quotes-parts. Ce principe ne peut \u00eatre \u00e9cart\u00e9 que par l&#8217;accord unanime de tous les copropri\u00e9taires. La cr\u00e9ation d&#8217;un syndicat secondaire n&#8217;affecte pas ce principe fondamental.<\/p>\n<p><em>Le maintien des quotes-parts initiales<\/em><br \/>\nLes tanti\u00e8mes d\u00e9finissent les droits et obligations de chaque membre de la copropri\u00e9t\u00e9. La cour pr\u00e9cise qu&#8217;ils sont, par principe, intangibles. &#8220;Ils sont, par principe, intangibles et ne peuvent faire l&#8217;objet d&#8217;une modification dans l&#8217;accord de tous les copropri\u00e9taires.&#8221; (Motifs) En l&#8217;esp\u00e8ce, la quote-part des intim\u00e9s reste fix\u00e9e \u00e0 73 milli\u00e8mes. Ainsi, leur argument tir\u00e9 d&#8217;un recalcul n\u00e9cessaire est sans fondement juridique.<\/p>\n<p><em>L&#8217;absence de preuve des budgets vot\u00e9s<\/em><br \/>\nCependant, la cour constate l&#8217;absence de preuve des d\u00e9lib\u00e9rations approuvant les budgets. Les proc\u00e8s-verbaux produits ne comportent aucune r\u00e9solution utile. &#8220;Aucun des deux seuls proc\u00e8s-verbaux d&#8217;assembl\u00e9e g\u00e9n\u00e9rale des copropri\u00e9taires produits par le SDC ne mentionne ni l&#8217;adoption d&#8217;un budget pr\u00e9visionnel ni m\u00eame l&#8217;approbation des comptes.&#8221; (Motifs) Ce d\u00e9faut de preuve est fatal \u00e0 l&#8217;action en recouvrement, malgr\u00e9 l&#8217;absence de paiement.<\/p>\n<p>La port\u00e9e de cet arr\u00eat est double. Il r\u00e9affirme avec force le principe d&#8217;intangibilit\u00e9 des tanti\u00e8mes en copropri\u00e9t\u00e9. Il rappelle surtout l&#8217;exigence probatoire stricte pesant sur le syndicat demandeur. La d\u00e9cision prot\u00e8ge ainsi les copropri\u00e9taires contre des r\u00e9clamations insuffisamment \u00e9tay\u00e9es. Elle souligne que la r\u00e9gularit\u00e9 des proc\u00e9dures d&#8217;approbation des charges doit \u00eatre d\u00e9montr\u00e9e.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>La cour d&#8217;appel de Saint-Denis-de-la-R\u00e9union, statuant le 21 janvier 2025, examine un litige relatif au recouvrement de charges de copropri\u00e9t\u00e9. Le syndicat, &#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4764,"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-660701","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 de Saint-Denis-de-la-R\u00e9union, le 21 janvier 2025, n\u00b023\/00991 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La cour d&#039;appel de Saint-Denis-de-la-R\u00e9union, statuant le 21 janvier 2025, examine un litige relatif au recouvrement de charges de copropri\u00e9t\u00e9. 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