{"id":661207,"date":"2026-04-23T16:52:16","date_gmt":"2026-04-23T14:52:16","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-25-septembre-2025-n25-01118\/"},"modified":"2026-04-23T16:52:16","modified_gmt":"2026-04-23T14:52:16","slug":"tribunal-judiciaire-de-marseille-le-25-septembre-2025-n25-01118","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-marseille-le-25-septembre-2025-n25-01118\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 25 septembre 2025, n\u00b025\/01118"},"content":{"rendered":"
\n

Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9 le 25 septembre 2025, examine une demande de r\u00e9siliation de bail pour d\u00e9faut de paiement. Le bailleur sollicite l’expulsion du locataire, le paiement des loyers impay\u00e9s et des indemnit\u00e9s d’occupation, ainsi que la condamnation des cautions. Le juge constate la r\u00e9siliation du bail et ordonne l’expulsion, tout en accordant une provision sur la cr\u00e9ance et en engageant la responsabilit\u00e9 des cautions dans la limite de leurs engagements.<\/p>\n

La mise en \u0153uvre encadr\u00e9e de la clause r\u00e9solutoire<\/p>\n

La d\u00e9cision rappelle les conditions strictes d’acquisition d’une clause r\u00e9solutoire en mati\u00e8re de baux d’habitation. Le juge souligne que le d\u00e9lai l\u00e9gal est un minimum imp\u00e9ratif de protection. “Le d\u00e9lai de deux mois ou de six semaines est un d\u00e9lai minimum donn\u00e9 au locataire pour r\u00e9gulariser la dette locative durant lequel les effets de clause r\u00e9solutoire sont neutralis\u00e9s” (Motifs). Cette interpr\u00e9tation restrictive vise \u00e0 prot\u00e9ger le locataire contre une expulsion trop rapide. Elle rejoint la jurisprudence qui annule les clauses stipulant un d\u00e9lai inf\u00e9rieur au cadre l\u00e9gal. “En mati\u00e8re de baux d’habitation, les clauses r\u00e9solutoires qui contredisent l’encadrement l\u00e9gal de la r\u00e9solution conventionnelle sont nulles” (Cour d’appel, le 29 octobre 2025, n\u00b024\/05235). La port\u00e9e est claire : le formalisme de l’article 24 de la loi de 1989 est d’ordre public.<\/p>\n

L’application au cas d’esp\u00e8ce permet de constater la r\u00e9gularit\u00e9 de la proc\u00e9dure. Le commandement de payer a \u00e9t\u00e9 signifi\u00e9 en octobre 2024 et est rest\u00e9 infructueux plus de deux mois. “Les conditions d\u2019acquisition de la clause r\u00e9solutoire contenue dans le bail sont r\u00e9unies \u00e0 la date du 22 d\u00e9cembre 2024” (Motifs). La r\u00e9siliation est donc acquise \u00e0 cette date, rendant l’occupation ult\u00e9rieure sans titre. Cette analyse est essentielle pour fonder la demande d’expulsion et le principe des indemnit\u00e9s d’occupation. Elle \u00e9tablit une date pivot certaine pour le changement de nature de l’occupation, passant de contractuelle \u00e0 pr\u00e9caire.<\/p>\n

Les cons\u00e9quences p\u00e9cuniaires de la r\u00e9siliation et le r\u00f4le des cautions<\/p>\n

La r\u00e9siliation du bail ouvre droit au paiement de l’arri\u00e9r\u00e9 locatif et \u00e0 une indemnit\u00e9 d’occupation. Le juge qualifie le maintien sans droit de faute civile. “Le maintien dans les lieux post\u00e9rieurement \u00e0 la date d\u2019expiration du bail constitue une faute civile ouvrant droit \u00e0 r\u00e9paration” (Motifs). L’indemnit\u00e9 est fix\u00e9e au montant du dernier loyer, pr\u00e9servant les int\u00e9r\u00eats du bailleur. Cette solution compensatoire est classique et vise \u00e0 r\u00e9parer le pr\u00e9judice de privation de jouissance. Elle s’aligne sur la jurisprudence reconnaissant le pr\u00e9judice certain caus\u00e9 par une occupation indue. “L’occupation du logement sans droit ni titre constitue une faute et cause un pr\u00e9judice” (Tribunal judiciaire, le 2 d\u00e9cembre 2025, n\u00b025\/00230). La valeur de la d\u00e9cision r\u00e9side dans la condamnation provisionnelle, adapt\u00e9e \u00e0 la proc\u00e9dure de r\u00e9f\u00e9r\u00e9.<\/p>\n

L’engagement des cautions est examin\u00e9 avec rigueur, respectant le principe de strict interpr\u00e9tation. Le juge v\u00e9rifie le d\u00e9lai de d\u00e9nonciation du commandement. “Faute de signifier \u00e0 la caution le commandement de payer d\u00e9livr\u00e9 au locataire dans un d\u00e9lai de 15 jours, celle-ci ne peut \u00eatre tenue aux p\u00e9nalit\u00e9s ou int\u00e9r\u00eats de retard” (Motifs). Les cautions sont donc tenues, mais uniquement dans les limites temporelles et financi\u00e8res de leurs engagements respectifs. Cette analyse prot\u00e8ge les cautions contre une extension impr\u00e9vue de leur obligation. Elle rappelle que le cautionnement, acte accessoire, suit un r\u00e9gime proc\u00e9dural propre destin\u00e9 \u00e0 garantir ses droits. La d\u00e9cision op\u00e8re ainsi un partage pr\u00e9cis des responsabilit\u00e9s p\u00e9cuniaires entre le locataire principal et ses garants.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9 le 25 septembre 2025, examine une demande de r\u00e9siliation de bail pour d\u00e9faut de paiement. Le bai…<\/p>\n","protected":false},"author":232070755,"featured_media":9693,"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":"judilibre","_kj_official_id":"694604b575782d5f06dba3b9","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/694604b575782d5f06dba3b9","_kj_judilibre_id":"694604b575782d5f06dba3b9","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Marseille","_kj_chambre":"0P3 P.Prox.R\u00e9f\u00e9r\u00e9s","_kj_rg":"25\/01118","_kj_date":"2025-09-25","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-661207","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Marseille, le 25 septembre 2025, n\u00b025\/01118 - 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 le 25 septembre 2025, examine une demande de r\u00e9siliation de bail pour d\u00e9faut de paiement. 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