{"id":662146,"date":"2026-04-23T18:48:36","date_gmt":"2026-04-23T16:48:36","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-marseille-le-4-septembre-2025-n25-03343\/"},"modified":"2026-04-23T18:48:36","modified_gmt":"2026-04-23T16:48:36","slug":"tribunal-judiciaire-de-marseille-le-4-septembre-2025-n25-03343","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-marseille-le-4-septembre-2025-n25-03343\/","title":{"rendered":"Tribunal judiciaire de Marseille, le 4 septembre 2025, n\u00b025\/03343"},"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 4 septembre 2025. Le bailleur demandait la constatation de la r\u00e9siliation du bail pour impay\u00e9s et, subsidiairement, pour vente. Le locataire \u00e9tait absent \u00e0 l\u2019audience. Le juge a rejet\u00e9 la demande principale mais a accueilli la demande subsidiaire, constatant la r\u00e9siliation pour vente et ordonnant l\u2019expulsion. Il a \u00e9galement accord\u00e9 une provision sur la cr\u00e9ance et fix\u00e9 une indemnit\u00e9 d\u2019occupation.<\/p>\n<p>La sanction d\u2019une clause r\u00e9solutoire non conforme<\/p>\n<p>Le juge des r\u00e9f\u00e9r\u00e9s \u00e9carte la demande fond\u00e9e sur la clause r\u00e9solutoire pour d\u00e9faut de paiement. Il rappelle les pouvoirs limit\u00e9s du juge des r\u00e9f\u00e9r\u00e9s, qui ne peut trancher une contestation s\u00e9rieuse. Une difficult\u00e9 est s\u00e9rieuse lorsque la question peut donner lieu \u00e0 plusieurs r\u00e9ponses d&#8217;\u00e9gale pertinence ou lorsqu&#8217;elle implique un examen approfondi des dispositions applicables. (Motifs). Le juge constate que la clause contractuelle ne fixe aucun d\u00e9lai pour le locataire avant r\u00e9siliation. La clause, en ne stipulant pas un d\u00e9lai d&#8217;au moins deux mois ou six semaines, a pour effet de faire \u00e9chec aux dispositions d&#8217;ordre public de la loi du 6 juillet 1989. (Motifs). Cette analyse prot\u00e8ge le locataire contre les clauses abusives. Elle rappelle le caract\u00e8re imp\u00e9ratif des d\u00e9lais de gr\u00e2ce l\u00e9gaux. La clause est ainsi priv\u00e9e d\u2019effet, renvoyant la discussion sur sa validit\u00e9 au fond.<\/p>\n<p>La r\u00e9gularit\u00e9 du cong\u00e9 pour vente produit ses effets<\/p>\n<p>Le juge accueille la demande subsidiaire en constatant la r\u00e9siliation par l\u2019effet d\u2019un cong\u00e9 pour vente r\u00e9gulier. Il v\u00e9rifie scrupuleusement le respect des formalit\u00e9s l\u00e9gales. Le cong\u00e9 est signifi\u00e9 plus de six mois avant cette \u00e9ch\u00e9ance. Il sera relev\u00e9 en outre que le cong\u00e9 rappelle son motif, la vente du bien lou\u00e9, mentionne le prix, de 520.000 euros, et les conditions de la vente projet\u00e9e. (Motifs). Le locataire n\u2019ayant pas exerc\u00e9 son droit de pr\u00e9emption, la r\u00e9siliation est acquise. M. [E] [M] n&#8217;ayant pas us\u00e9 de son droit de pr\u00e9emption dans le d\u00e9lai l\u00e9gal, le bail s&#8217;est trouv\u00e9 r\u00e9sili\u00e9 par l&#8217;effet du cong\u00e9 le 28 f\u00e9vrier 2025. (Motifs). Cette solution est conforme \u00e0 une jurisprudence \u00e9tablie. &#8220;Madame [R] [O] et Monsieur [K] [M], n&#8217;ayant pas us\u00e9 de leur droit de pr\u00e9emption dans le d\u00e9lai l\u00e9gal, le bail s&#8217;est trouv\u00e9 r\u00e9sili\u00e9 par l&#8217;effet du cong\u00e9 le 31 ao\u00fbt 2023 \u00e0 minuit.&#8221; (Tribunal judiciaire de Paris, le 12 juillet 2024, n\u00b023\/09500). Elle assure la s\u00e9curit\u00e9 juridique des op\u00e9rations immobili\u00e8res.<\/p>\n<p>Les mesures provisoires accord\u00e9es en r\u00e9f\u00e9r\u00e9<\/p>\n<p>Malgr\u00e9 l\u2019\u00e9chec sur la clause r\u00e9solutoire, le juge use de ses pouvoirs pour accorder des mesures provisoires utiles. Sur le fondement de l\u2019article 835 du code de proc\u00e9dure civile, il accorde une provision sur la cr\u00e9ance locative impay\u00e9e. L\u2019obligation n\u2019\u00e9tant pas s\u00e9rieusement contestable, il convient de condamner M. [E] [B] \u00e0 payer \u00e0 M. [I] [P] la somme de 11.300 euros \u00e0 titre provisionnel. (Motifs). Il fixe \u00e9galement une indemnit\u00e9 d\u2019occupation due depuis la r\u00e9siliation du bail. Il convient de fixer le montant de l\u2019indemnit\u00e9 d\u2019occupation mensuelle due [&#8230;] au montant des loyers et charges qui auraient \u00e9t\u00e9 dus si le bail s&#8217;\u00e9tait poursuivi. (Motifs). Ces mesures conservatoires permettent de pr\u00e9server les int\u00e9r\u00eats du bailleur pendant la dur\u00e9e de la proc\u00e9dure au fond. Elles illustrent l\u2019utilit\u00e9 pratique de la proc\u00e9dure de r\u00e9f\u00e9r\u00e9.<\/p>\n<p>La port\u00e9e pratique de la d\u00e9cision<\/p>\n<p>Cette ordonnance op\u00e8re une distinction nette entre les questions de fond et les mesures urgentes. Elle rappelle la nullit\u00e9 des clauses r\u00e9solutoires ne respectant pas les d\u00e9lais l\u00e9gaux d\u2019ordre public. Elle valide en revanche pleinement les effets d\u2019un cong\u00e9 pour vente r\u00e9gulier, conduisant \u00e0 l\u2019expulsion. La d\u00e9cision d\u00e9montre l\u2019efficacit\u00e9 du r\u00e9f\u00e9r\u00e9 pour obtenir une lib\u00e9ration des lieux et des provisions. Elle laisse toutefois en susp\u00e8s l\u2019examen d\u00e9finitif de la validit\u00e9 de la clause r\u00e9solutoire. Le renvoi des parties \u00e0 se pourvoir au fond en atteste. Cette solution \u00e9quilibre ainsi la protection du locataire et les droits du propri\u00e9taire dans un d\u00e9lai raisonnable.<\/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 4 septembre 2025. Le bailleur demandait la constatation de la r\u00e9silia&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":9727,"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":"69457ea475782d5f06c33505","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/69457ea475782d5f06c33505","_kj_judilibre_id":"69457ea475782d5f06c33505","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Marseille","_kj_chambre":"0P3 P.Prox.R\u00e9f\u00e9r\u00e9s","_kj_rg":"25\/03343","_kj_date":"2025-09-25","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-662146","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 v27.5 (Yoast SEO v27.5) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tribunal judiciaire de Marseille, le 4 septembre 2025, n\u00b025\/03343 - 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 4 septembre 2025. 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