{"id":668367,"date":"2026-04-24T04:42:31","date_gmt":"2026-04-24T02:42:31","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-avignon-le-27-septembre-2024-n25-00064\/"},"modified":"2026-04-26T19:34:07","modified_gmt":"2026-04-26T17:34:07","slug":"tribunal-judiciaire-de-avignon-le-27-septembre-2024-n25-00064","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-avignon-le-27-septembre-2024-n25-00064\/","title":{"rendered":"Tribunal judiciaire de Avignon, le 27 septembre 2024, n\u00b025\/00064"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le tribunal judiciaire d\u2019Avignon, statuant le 27 septembre 2024, a tranch\u00e9 un litige locatif cons\u00e9cutif \u00e0 un arr\u00eat\u00e9 de p\u00e9ril. Le preneur refusait le paiement des loyers en invoquant l\u2019impossibilit\u00e9 d\u2019usage des locaux. La juridiction a fix\u00e9 la date de r\u00e9siliation du bail et a proc\u00e9d\u00e9 \u00e0 la compensation des cr\u00e9ances respectives. Elle a finalement condamn\u00e9 le preneur au paiement d\u2019un solde d\u2019arri\u00e9r\u00e9s de loyer.<\/p>\n<p>La comp\u00e9tence juridictionnelle d\u00e9rogatoire par clause contractuelle<\/p>\n<p>La validit\u00e9 d\u2019une clause attributive de comp\u00e9tence a d\u2019abord \u00e9t\u00e9 examin\u00e9e. Le texte sp\u00e9cial pr\u00e9voit une comp\u00e9tence mat\u00e9rielle et territoriale sp\u00e9cifique pour les baux commerciaux. &#8220;L\u2019article R145-23 du code de commerce dispose que les contestations relatives \u00e0 la fixation du prix du bail r\u00e9vis\u00e9 ou renouvel\u00e9 sont port\u00e9es, quelque soit le montant du loyer, devant le pr\u00e9sident du tribunal judiciaire ou le juge qui le remplace.&#8221; (Sur la comp\u00e9tence du tribunal judiciaire d\u2019Avignon). Les parties avaient pourtant ins\u00e9r\u00e9 une clause d\u00e9signant une juridiction diff\u00e9rente. Le tribunal a jug\u00e9 cette d\u00e9rogation licite d\u00e8s lors que le litige ne portait plus sur le prix. Cette analyse consacre la libert\u00e9 contractuelle en mati\u00e8re de comp\u00e9tence. Elle limite la port\u00e9e imp\u00e9rative des r\u00e8gles sp\u00e9ciales aux seuls contentieux du prix. La volont\u00e9 des parties pr\u00e9vaut ainsi pour les autres aspects de l\u2019ex\u00e9cution du bail.<\/p>\n<p>La sanction de l\u2019inex\u00e9cution de l\u2019obligation de d\u00e9livrance conforme<\/p>\n<p>Le c\u0153ur du litige concernait les effets de l\u2019arr\u00eat\u00e9 de p\u00e9ril sur l\u2019obligation de payer le loyer. Le preneur soutenait que l\u2019interdiction d\u2019usage le lib\u00e9rait de son obligation p\u00e9cuniaire. Le tribunal a retenu que l\u2019arr\u00eat\u00e9 municipal &#8220;a emport\u00e9 l\u2019interdiction d\u2019habiter et d\u2019utiliser les lieux.&#8221; (Sur la constatation de la r\u00e9siliation du <a href=\"https:\/\/kohenavocats.fr\/avocats-en-droit-immobilier-et-droit-des-affaires-a-paris-kohen-avocats\/avocats-droit-immobilier-paris\/avocats-baux-commerciaux-paris\/\" target=\"_blank\" title=\"bail commercial\">bail commercial<\/a> et les sommes dues \u00e0 ce titre). Il en a d\u00e9duit un manquement \u00e0 l\u2019obligation de d\u00e9livrance conforme de la part du bailleur. Ce manquement justifiait la suspension du paiement des loyers pour la p\u00e9riode correspondante. Cette solution se distingue des cas de force majeure ext\u00e9rieure. Elle sanctionne un fait imputable au bailleur, rendant la chose impropre \u00e0 son usage contractuel. La perte de jouissance trouve ici sa source dans un vice propre au bien lou\u00e9.<\/p>\n<p>La suspension du loyer et l\u2019exclusion de la force majeure<\/p>\n<p>La d\u00e9cision op\u00e8re une distinction essentielle avec les situations de force majeure. L\u2019impossibilit\u00e9 d\u2019exploiter ne r\u00e9sulte pas d\u2019une mesure g\u00e9n\u00e9rale ext\u00e9rieure. Elle proc\u00e8de d\u2019un d\u00e9faut intrins\u00e8que au bien, relevant de la garantie du bailleur. Cette analyse \u00e9carte l\u2019application des solutions retenues pour les mesures gouvernementales. &#8220;D\u00e8s lors que c&#8217;est pour des raisons \u00e9trang\u00e8res aux locaux lou\u00e9s, qui n&#8217;ont subis aucun changement, que les exploitants se sont vu interdire de recevoir leurs clients par une mesure g\u00e9n\u00e9rale temporaire sans lien avec leur destination contractuelle, cette interdiction ne peut \u00eatre assimil\u00e9e \u00e0 la perte de la chose lou\u00e9e au sens de l&#8217;article 1722 du code civil.&#8221; (Tribunal judiciaire de Paris, le 26 janvier 2026, n\u00b025\/54682). En l\u2019esp\u00e8ce, la cause est directement li\u00e9e aux locaux, engageant la responsabilit\u00e9 du bailleur. La port\u00e9e de l\u2019arr\u00eat est donc de d\u00e9finir pr\u00e9cis\u00e9ment le champ de l\u2019obligation de d\u00e9livrance.<\/p>\n<p>Les conditions de la r\u00e9siliation et la compensation des obligations<\/p>\n<p>La r\u00e9gularit\u00e9 du commandement pr\u00e9c\u00e9dant la r\u00e9siliation a ensuite \u00e9t\u00e9 v\u00e9rifi\u00e9e. Le tribunal a rappel\u00e9 les exigences l\u00e9gales pour l\u2019acquisition de la <a href=\"https:\/\/kohenavocats.fr\/avocat-resiliation-bail-paris\/\" target=\"_blank\" title=\"clause r\u00e9solutoire\">clause r\u00e9solutoire<\/a>. &#8220;Toute clause ins\u00e9r\u00e9e dans le bail pr\u00e9voyant la r\u00e9siliation de plein droit ne produit effet qu&#8217;un mois apr\u00e8s un commandement demeur\u00e9 infructueux.&#8221; (Sur la constatation de la r\u00e9siliation du bail commercial et les sommes dues \u00e0 ce titre). Il a jug\u00e9 que le commandement \u00e9tait entach\u00e9 d\u2019une cause non acquise, li\u00e9e \u00e0 la suspension l\u00e9gitime des loyers. La date de r\u00e9siliation a finalement \u00e9t\u00e9 fix\u00e9e par accord commun des parties. Le tribunal a ensuite ordonn\u00e9 la compensation entre la cr\u00e9ance de loyers suspendus et les arri\u00e9r\u00e9s dus. Cette op\u00e9ration de compensation a permis d\u2019\u00e9purer l\u2019ensemble des comptes entre les parties. Elle illustre le principe de l\u2019interd\u00e9pendance des obligations dans le contrat synallagmatique.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le tribunal judiciaire d\u2019Avignon, statuant le 27 septembre 2024, a tranch\u00e9 un litige locatif cons\u00e9cutif \u00e0 un arr\u00eat\u00e9 de p\u00e9ril. Le preneur refusait le paiement&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4830,"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":"68d3000169293f91fcc846f6","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d3000169293f91fcc846f6","_kj_judilibre_id":"68d3000169293f91fcc846f6","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire d'Avignon","_kj_chambre":"Chambre 0 REFERES","_kj_rg":"25\/00064","_kj_date":"2025-09-22","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[35583,7593,7597],"tags":[],"class_list":["post-668367","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilier","category-juridictions-administratives","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 Avignon, le 27 septembre 2024, n\u00b025\/00064 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire d\u2019Avignon, statuant le 27 septembre 2024, a tranch\u00e9 un litige locatif cons\u00e9cutif \u00e0 un arr\u00eat\u00e9 de p\u00e9ril. 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