{"id":661957,"date":"2026-04-23T18:33:06","date_gmt":"2026-04-23T16:33:06","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-22-septembre-2025-n25-03137\/"},"modified":"2026-04-23T18:33:06","modified_gmt":"2026-04-23T16:33:06","slug":"tribunal-judiciaire-de-marseille-le-22-septembre-2025-n25-03137","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-marseille-le-22-septembre-2025-n25-03137\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 22 septembre 2025, n\u00b025\/03137"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 22 septembre 2025. Il s\u2019agissait d\u2019une demande en constatation de r\u00e9siliation de bail pour d\u00e9faut de paiement et en paiement de sommes dues. Le juge a constat\u00e9 la r\u00e9siliation tout en accordant un moratoire sur la dette et en suspendant les effets de la clause r\u00e9solutoire. Cette d\u00e9cision illustre la conciliation entre la protection du cr\u00e9ancier et les mesures d\u2019accompagnement du d\u00e9biteur.<\/p>\n<p>La mise en \u0153uvre encadr\u00e9e de la clause r\u00e9solutoire<\/p>\n<p>Le juge rappelle le r\u00e9gime l\u00e9gal strict de la clause r\u00e9solutoire en mati\u00e8re de bail d\u2019habitation. L\u2019article 24 I de la loi du 6 juillet 1989 est une disposition d\u2019ordre public 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. Ce cadre imp\u00e9ratif vise \u00e0 \u00e9viter les r\u00e9siliations automatiques et brutales pour les impay\u00e9s.<\/p>\n<p>En l\u2019esp\u00e8ce, le juge constate la r\u00e9gularit\u00e9 de la proc\u00e9dure ayant conduit \u00e0 l\u2019acquisition de la clause. Un commandement de payer visant cette clause a \u00e9t\u00e9 signifi\u00e9 le 20 janvier 2025. Le commandement de payer est demeur\u00e9 infructueux pendant plus de deux mois, de sorte qu\u2019il y a lieu de constater que les conditions d\u2019acquisition de la clause r\u00e9solutoire contenue dans le bail sont r\u00e9unies \u00e0 la date du 20 mars 2025. Cette application rigoureuse garantit la s\u00e9curit\u00e9 juridique pour le bailleur.<\/p>\n<p>La sanction de l\u2019occupation indue apr\u00e8s r\u00e9siliation<\/p>\n<p>La d\u00e9cision distingue clairement la dette de loyer de l\u2019indemnit\u00e9 d\u2019occupation due apr\u00e8s la r\u00e9siliation. Le maintien dans les lieux post\u00e9rieurement \u00e0 la date d\u2019expiration du bail constitue une faute civile ouvrant droit \u00e0 r\u00e9paration. Cette faute cause un pr\u00e9judice certain pour le propri\u00e9taire dont l&#8217;occupation indue de son bien l&#8217;a priv\u00e9 de sa jouissance. Cette analyse rejoint une jurisprudence constante sur la nature de cette indemnit\u00e9.<\/p>\n<p>Le juge fixe le montant de cette indemnit\u00e9 en r\u00e9f\u00e9rence au loyer ant\u00e9rieur. Il convient de fixer le montant de l\u2019indemnit\u00e9 d\u2019occupation mensuelle due au montant des loyers et charges qui auraient \u00e9t\u00e9 dus si le bail s&#8217;\u00e9tait poursuivi. Cette m\u00e9thode de calcul, \u00e9galement retenue par le Tribunal judiciaire de Paris, le 17 d\u00e9cembre 2025, n\u00b025\/03077, assure une r\u00e9paration \u00e9quitable pour le propri\u00e9taire l\u00e9s\u00e9.<\/p>\n<p>L\u2019am\u00e9nagement judiciaire au b\u00e9n\u00e9fice du locataire d\u00e9faillant<\/p>\n<p>Le juge use du pouvoir d\u2019octroi de d\u00e9lais de paiement introduit par la loi du 27 juillet 2023. L\u2019article 24 V permet au juge d\u2019accorder des d\u00e9lais si le locataire a repris le versement int\u00e9gral du loyer courant avant l\u2019audience. En l\u2019esp\u00e8ce, il est \u00e9tabli que la locataire a repris le paiement int\u00e9gral du loyer avant la date d&#8217;audience. Cette condition substantielle ouvre la voie \u00e0 un traitement social du contentieux.<\/p>\n<p>Le juge accorde un moratoire de trente-six mois et suspend les effets de la clause r\u00e9solutoire. Les effets de la clause r\u00e9solutoire seront suspendus et si le moratoire est int\u00e9gralement respect\u00e9, la clause sera r\u00e9put\u00e9e ne pas avoir jou\u00e9. Cette mesure offre une seconde chance au locataire tout en prot\u00e9geant le bailleur par un dispositif conditionnel strict en cas de nouveau manquement.<\/p>\n<p>La port\u00e9e \u00e9quilibr\u00e9e de la d\u00e9cision de r\u00e9f\u00e9r\u00e9<\/p>\n<p>Cette ordonnance d\u00e9montre l\u2019efficacit\u00e9 du r\u00e9f\u00e9r\u00e9 pour trancher rapidement un litige non s\u00e9rieusement contestable. Le juge alloue une provision sur la dette dont le principe et le montant ne sont pas contest\u00e9s. Cette proc\u00e9dure acc\u00e9l\u00e9r\u00e9e permet une condamnation imm\u00e9diate tout en renvoyant l\u2019examen d\u00e9finitif au fond, pr\u00e9servant les droits de la d\u00e9fense.<\/p>\n<p>La d\u00e9cision op\u00e8re une synth\u00e8se entre sanction et accompagnement. Elle constate la r\u00e9siliation et condamne au paiement tout en am\u00e9nageant les cons\u00e9quences. Cette approche r\u00e9pond aux imp\u00e9ratifs de protection du droit de propri\u00e9t\u00e9 et de pr\u00e9vention des expulsions sans solution de relogement. Elle illustre la fonction pacificatrice et \u00e9quilibr\u00e9e du juge du contentieux de la protection.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9, a rendu une ordonnance le 22 septembre 2025. Il s\u2019agissait d\u2019une demande en constatation de r\u00e9s&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4741,"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-661957","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>Tribunal judiciaire de Marseille, le 22 septembre 2025, n\u00b025\/03137 - 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, a rendu une ordonnance le 22 septembre 2025. 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