{"id":667354,"date":"2026-04-24T03:14:56","date_gmt":"2026-04-24T01:14:56","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-reims-le-23-septembre-2025-n25-00959\/"},"modified":"2026-04-26T20:20:42","modified_gmt":"2026-04-26T18:20:42","slug":"tribunal-judiciaire-de-reims-le-23-septembre-2025-n25-00959","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-reims-le-23-septembre-2025-n25-00959\/","title":{"rendered":"Tribunal judiciaire de Reims, le 23 septembre 2025, n\u00b025\/00959"},"content":{"rendered":"
\n

Le tribunal judiciaire, statuant en mati\u00e8re de contentieux de la protection, a rendu une d\u00e9cision le 23 septembre 2025. Cette d\u00e9cision concerne une action en constatation de r\u00e9siliation de bail pour d\u00e9faut de paiement et en expulsion intent\u00e9e par un bailleur personne morale contre son locataire. Le juge a examin\u00e9 la recevabilit\u00e9 de la demande au regard des formalit\u00e9s pr\u00e9alables impos\u00e9es par la loi. Il s’est ensuite prononc\u00e9 sur l’acquisition de la clause r\u00e9solutoire<\/a> et a ordonn\u00e9 l’expulsion du locataire ainsi que le paiement des sommes dues. La solution retenue accueille pleinement les demandes du bailleur.<\/p>\n

La sanction des conditions de recevabilit\u00e9 de l’action en r\u00e9siliation<\/p>\n

Le respect strict des formalit\u00e9s proc\u00e9durales pr\u00e9alables. Le juge v\u00e9rifie scrupuleusement le respect des d\u00e9lais l\u00e9gaux impos\u00e9s au bailleur personne morale avant toute action en justice. La saisine de la commission d\u00e9di\u00e9e doit pr\u00e9c\u00e9der l’assignation d’au moins deux mois. “les bailleurs personnes morales ne peuvent faire d\u00e9livrer, sous peine d’irrecevabilit\u00e9 de la demande, une assignation aux fins de constat ou prononc\u00e9 de la r\u00e9siliation du bail motiv\u00e9 par l’existence d’une dette locative avant l’expiration d’un d\u00e9lai de deux mois suivant la saisine de la commission” (Motifs de la d\u00e9cision). La notification de l’assignation au pr\u00e9fet doit \u00e9galement intervenir six semaines avant l’audience. Cette jurisprudence rappelle la valeur protectrice de ces formalit\u00e9s pour le locataire, instaurant un double filtre proc\u00e9dural. La port\u00e9e en est l’irrecevabilit\u00e9 automatique de la demande en cas de manquement, soulignant le caract\u00e8re d’ordre public de ces r\u00e8gles.<\/p>\n

L’application jurisprudentielle consolid\u00e9e des d\u00e9lais protecteurs. La d\u00e9cision s’inscrit dans une ligne jurisprudentielle ferme concernant le point de d\u00e9part du d\u00e9lai de deux mois. Un pr\u00e9c\u00e9dent jugement avait d\u00e9j\u00e0 pr\u00e9cis\u00e9 ce calcul. “L’article 24 II de la loi n\u00b0 89-462 du 6 juillet 1989 (…) les bailleurs personnes morales (…) ne peuvent faire d\u00e9livrer (…) une assignation (…) avant l’expiration d’un d\u00e9lai de deux mois suivant la saisine de la commission” (Tribunal judiciaire de Bobigny, le 10 d\u00e9cembre 2025, n\u00b024\/11662). Le sens de cette rigueur est d’assurer un temps minimal d’intervention de la commission avant toute saisine du juge. La valeur de cette jurisprudence est d’unifier l’interpr\u00e9tation du point de d\u00e9part, \u00e9vitant toute contestation sur la computation. Sa port\u00e9e est de s\u00e9curiser la proc\u00e9dure pour le bailleur qui respecte le d\u00e9lai, comme en l’esp\u00e8ce o\u00f9 la demande fut d\u00e9clar\u00e9e recevable.<\/p>\n

L’exigence d’un commandement de payer<\/a> demeur\u00e9 infructueux<\/p>\n

L’acquisition diff\u00e9r\u00e9e de l’effet r\u00e9solutoire par l’inex\u00e9cution persistante. Le juge rappelle le m\u00e9canisme conditionnel de la clause r\u00e9solutoire de plein droit pour impay\u00e9s. Son effet est subordonn\u00e9 \u00e0 l’\u00e9coulement d’un d\u00e9lai de deux mois apr\u00e8s un commandement infructueux. “toute clause pr\u00e9voyant la r\u00e9siliation de plein droit du contrat de location pour d\u00e9faut de paiement du loyer ou des charges aux termes convenus ne produit effet que deux mois apr\u00e8s la signification d\u2019un commandement de payer rest\u00e9 infructueux” (Motifs de la d\u00e9cision). Le sens de cette disposition est d’offrir au locataire un ultime d\u00e9lai pour r\u00e9gulariser sa situation avant la rupture automatique. La valeur est pr\u00e9ventive, visant \u00e0 \u00e9viter une r\u00e9siliation trop abrupte pour des retards ponctuels. La port\u00e9e en est la fixation d’une date certaine d’acquisition de la r\u00e9siliation, ici le 4 f\u00e9vrier 2025, apr\u00e8s calcul du d\u00e9lai.<\/p>\n

La confirmation d’une jurisprudence exigeante sur l’infructuosit\u00e9 du commandement. La d\u00e9cision applique une interpr\u00e9tation stricte de la notion de commandement rest\u00e9 infructueux. Elle rejoint en cela une solution ant\u00e9rieure qui exigeait une absence de paiement sur toute la dur\u00e9e du d\u00e9lai. “Le commandement est donc 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 se sont trouv\u00e9es r\u00e9unies” (Tribunal judiciaire, le 24 mars 2025, n\u00b024\/03237). Le sens est de ne pas consid\u00e9rer comme infructueux un commandement suivi de paiements partiels durant le d\u00e9lai de gr\u00e2ce. La valeur de cette position est de prot\u00e9ger le locataire qui manifeste sa volont\u00e9 de payer, m\u00eame imparfaitement. La port\u00e9e en l’esp\u00e8ce est l’acquisition de la r\u00e9siliation, le locataire n’ayant proc\u00e9d\u00e9 \u00e0 aucun r\u00e8glement apr\u00e8s le commandement.<\/p>\n

Le refus d’am\u00e9nagements et la condamnation \u00e0 l’expulsion<\/p>\n

L’absence de reprise des paiements justifiant le prononc\u00e9 de l’expulsion. Le juge examine la situation du locataire au jour de l’audience pour appr\u00e9cier l’opportunit\u00e9 de l’expulsion. L’absence de tout r\u00e8glement depuis plusieurs mois et l’augmentation de la dette sont d\u00e9terminantes. “Il n’a donc pas proc\u00e9d\u00e9 \u00e0 la reprise du versement int\u00e9gral du loyer courant avant la date de l’audience, de sorte qu’elle n’est pas \u00e9ligible” (Motifs de la d\u00e9cision). Le sens de cette analyse est de v\u00e9rifier la persistance du trouble justifiant la mesure d’expulsion. La valeur est de lier l’expulsion non seulement \u00e0 la r\u00e9siliation pass\u00e9e mais aussi \u00e0 la situation pr\u00e9sente. La port\u00e9e est le rejet de tout d\u00e9lai de gr\u00e2ce suppl\u00e9mentaire et l’ordonnancement de l’expulsion dans un d\u00e9lai de deux mois apr\u00e8s commandement de quitter les lieux.<\/p>\n

La mise \u00e0 la charge du locataire de l’int\u00e9gralit\u00e9 des cons\u00e9quences p\u00e9cuniaires. La d\u00e9cision condamne le locataire au paiement de l’arri\u00e9r\u00e9 et d’une indemnit\u00e9 d’occupation post-r\u00e9siliation. L’indemnit\u00e9 court jusqu’\u00e0 la lib\u00e9ration effective des lieux, mat\u00e9rialis\u00e9e par la restitution des cl\u00e9s. “une indemnit\u00e9 mensuelle d\u2019occupation \u00e9gale au montant du loyer et des charges qui auraient \u00e9t\u00e9 dus en l\u2019absence de r\u00e9siliation du bail, \u00e0 compter du 04\/02\/2025 jusqu\u2019\u00e0 la date de la lib\u00e9ration effective et d\u00e9finitive des lieux caract\u00e9ris\u00e9e par la restitution des cl\u00e9s” (Motifs de la d\u00e9cision). Le sens est de r\u00e9parer int\u00e9gralement le pr\u00e9judice subi par le bailleur du fait de l’occupation sans titre. La valeur est dissuasive, incitant le locataire \u00e0 lib\u00e9rer promptement les lieux. La port\u00e9e est une condamnation financi\u00e8re potentiellement lourde, s’ajoutant aux d\u00e9pens et \u00e0 une indemnit\u00e9 au titre de l’article 700 du code de proc\u00e9dure civile.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

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