{"id":668052,"date":"2026-04-24T04:20:10","date_gmt":"2026-04-24T02:20:10","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-strasbourg-le-12-mars-2025-n24-05294\/"},"modified":"2026-04-26T18:54:38","modified_gmt":"2026-04-26T16:54:38","slug":"tribunal-judiciaire-de-strasbourg-le-12-mars-2025-n24-05294","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-strasbourg-le-12-mars-2025-n24-05294\/","title":{"rendered":"Tribunal judiciaire de Strasbourg, le 12 mars 2025, n\u00b024\/05294"},"content":{"rendered":"
\n

Le juge des contentieux de la protection, statuant en premier ressort, a rendu une d\u00e9cision le 12 mars 2025. Cette d\u00e9cision concerne un litige locatif opposant un bailleur \u00e0 sa locataire. Le bailleur avait d\u00e9livr\u00e9 un commandement de payer<\/a> puis demand\u00e9 la constatation de la r\u00e9siliation du bail pour d\u00e9faut de paiement. La locataire contestait la validit\u00e9 du commandement et le bien-fond\u00e9 des sommes r\u00e9clam\u00e9es. La juridiction a rejet\u00e9 l’exception de nullit\u00e9 du commandement mais a constat\u00e9 la r\u00e9siliation du bail pour une partie seulement de la dette initialement r\u00e9clam\u00e9e.<\/p>\n

La validit\u00e9 substantielle du commandement de payer<\/p>\n

Les conditions de forme du commandement et leur contr\u00f4le. L’article 24-I de la loi du 6 juillet 1989 impose des mentions obligatoires sous peine de nullit\u00e9. Le commandement doit contenir “le montant mensuel du loyer et des charges” et “le d\u00e9compte de la dette”. La nullit\u00e9 encourue est une nullit\u00e9 de forme soumise \u00e0 la preuve d’un grief. En l’esp\u00e8ce, le commandement mentionnait les montants actuels et annexait un d\u00e9compte d\u00e9taill\u00e9. La juridiction a estim\u00e9 que “le d\u00e9compte d\u00e9taille pr\u00e9cis\u00e9ment la dette r\u00e9clam\u00e9e, en pr\u00e9cisant ce qui est r\u00e9clam\u00e9 au titre des loyers et au titre des charges”. Cette pr\u00e9cision permet \u00e0 la locataire de v\u00e9rifier le bien-fond\u00e9 de la cr\u00e9ance. La solution rappelle que l’absence de grief emp\u00eache la prononciation de la nullit\u00e9 malgr\u00e9 une irr\u00e9gularit\u00e9 formelle. La port\u00e9e de cette analyse est de distinguer clairement la contestation sur la forme de l’acte de celle sur le fond de la dette. Elle limite les nullit\u00e9s de pure forme au profit d’un examen au fond des cr\u00e9ances r\u00e9clam\u00e9es.<\/p>\n

La distinction entre la validit\u00e9 de l’acte et le bien-fond\u00e9 de la cr\u00e9ance. La d\u00e9cision op\u00e8re une s\u00e9paration nette entre l’examen de la r\u00e9gularit\u00e9 du commandement et celui de l’obligation au paiement. Elle rel\u00e8ve que c’est “en r\u00e9alit\u00e9 le bien-fond\u00e9 de la cr\u00e9ance r\u00e9clam\u00e9e que conteste” la locataire. Cette question doit \u00eatre examin\u00e9e s\u00e9par\u00e9ment pour appr\u00e9cier l’acquisition de la clause r\u00e9solutoire<\/a>. Cette approche est conforme \u00e0 l’article 114 du code de proc\u00e9dure civile. Elle \u00e9vite qu’une irr\u00e9gularit\u00e9 mineure de forme ne fasse obstacle \u00e0 l’ex\u00e9cution forc\u00e9e du contrat. La valeur de cette distinction est de recentrer le d\u00e9bat sur l’existence r\u00e9elle de la dette. Elle garantit la s\u00e9curit\u00e9 juridique des proc\u00e9dures d’expulsion tout en prot\u00e9geant le d\u00e9biteur contre les demandes infond\u00e9es.<\/p>\n

L’appr\u00e9ciation du bien-fond\u00e9 de la cr\u00e9ance et ses cons\u00e9quences<\/p>\n

La preuve requise pour les charges locatives r\u00e9clam\u00e9es. Le juge applique strictement les articles 23 et 24 de la loi du 6 juillet 1989. Il appartient au bailleur de justifier les sommes r\u00e9clam\u00e9es au titre de la r\u00e9gularisation annuelle. “La production d’un d\u00e9compte ne pouvant tenir lieu de justificatif”. En l’esp\u00e8ce, le bailleur n’a pas produit les pi\u00e8ces justificatives des factures. Les montants du d\u00e9compte diff\u00e9raient de ceux d’un tableau r\u00e9capitulatif ult\u00e9rieur. De plus, “les factures et taxes \u00e9num\u00e9r\u00e9es au tableau ne sont pas produites”. Le bailleur n’a pas non plus produit “une note d’information sur les modalit\u00e9s de calcul des charges de chauffage”. Concernant la r\u00e9partition, il n’est “pas indiqu\u00e9 le mode de r\u00e9partition entre les diff\u00e9rents locataires”. En cons\u00e9quence, le juge estime que le bailleur n’a pas rapport\u00e9 la preuve de l’obligation au paiement. Cette solution renforce l’obligation de transparence du bailleur. Elle fait \u00e9cho \u00e0 une jurisprudence constante sur la justification des charges. “qu’un mois avant cette r\u00e9gularisation, le bailleur doit communiquer au locataire un d\u00e9compte par nature de charges, ainsi que le mode de r\u00e9partition entre les locataires dans les immeubles collectifs ; que durant six mois \u00e0 compter de l’envoi de ce d\u00e9compte, les pi\u00e8ces justificatives sont tenues \u00e0 la disposition du locataire” (Cour d’appel de Paris, le 20 f\u00e9vrier 2024, n\u00b021\/17664). La port\u00e9e est exigeante pour le bailleur, qui doit conserver et produire une documentation compl\u00e8te.<\/p>\n

Les effets sur l’acquisition de la clause r\u00e9solutoire. Seules les sommes certainement dues \u00e0 la date du commandement sont prises en compte. Le juge recalcule la dette en \u00e9cartant les charges non justifi\u00e9es et les rattrapages r\u00e9troactifs injustifi\u00e9s. Il retient finalement une somme de 2 296,05 euros due au lieu des 7 117,60 euros initialement r\u00e9clam\u00e9s. Les paiements partiels effectu\u00e9s dans le d\u00e9lai de deux mois \u00e9tant inf\u00e9rieurs \u00e0 cette somme, la clause r\u00e9solutoire est acquise. “Il convient de constater l\u2019acquisition de la clause r\u00e9solutoire \u00e0 la date du 20 avril 2024”. Cette solution applique le principe selon lequel un commandement d\u00e9livr\u00e9 pour une somme sup\u00e9rieure reste valable pour la partie non contestable. La valeur de cette analyse est de prot\u00e9ger le locataire contre les commandements abusifs tout en permettant l’expulsion pour les impay\u00e9s certains. Elle assure une application proportionn\u00e9e de la clause r\u00e9solutoire en fonction de la dette r\u00e9ellement \u00e9tablie.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le juge des contentieux de la protection, statuant en premier ressort, a rendu une d\u00e9cision le 12 mars 2025. Cette d\u00e9cision concerne un litige locatif opposa…<\/p>\n","protected":false},"author":232070755,"featured_media":9444,"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":"68d3119a69293f91fcc97f45","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d3119a69293f91fcc97f45","_kj_judilibre_id":"68d3119a69293f91fcc97f45","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Strasbourg","_kj_chambre":"11\u00e8me civ. 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