{"id":668374,"date":"2026-04-24T04:43:38","date_gmt":"2026-04-24T02:43:38","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-bobigny-le-17-juin-2025-n25-04305\/"},"modified":"2026-04-26T19:34:14","modified_gmt":"2026-04-26T17:34:14","slug":"tribunal-judiciaire-de-bobigny-le-17-juin-2025-n25-04305","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-bobigny-le-17-juin-2025-n25-04305\/","title":{"rendered":"Tribunal judiciaire de Bobigny, le 17 juin 2025, n\u00b025\/04305"},"content":{"rendered":"
\n

Le juge des contentieux de la protection, statuant en premier ressort, a rendu sa d\u00e9cision le 17 juin 2025. Le litige opposait un bailleur social \u00e0 son locataire pour impay\u00e9s de loyers. Le bailleur demandait la r\u00e9siliation du bail et l’expulsion, invoquant une clause r\u00e9solutoire<\/a> contractuelle. La question principale concernait l’application de la loi nouvelle au bail en cours. Le juge a appliqu\u00e9 le d\u00e9lai contractuel de deux mois et a accord\u00e9 des d\u00e9lais de paiement au locataire.<\/p>\n

La primaut\u00e9 de la volont\u00e9 contractuelle sur la loi nouvelle<\/p>\n

Le juge a d’abord d\u00e9termin\u00e9 la loi applicable au litige. La loi du 27 juillet 2023 a modifi\u00e9 l’article 24 de la loi de 1989 en r\u00e9duisant le d\u00e9lai minimal pour solder les impay\u00e9s. Le commandement de payer<\/a> \u00e9tant intervenu apr\u00e8s l’entr\u00e9e en vigueur de cette loi, son application imm\u00e9diate \u00e9tait envisageable. Toutefois, le juge a rappel\u00e9 les principes cardinaux de s\u00e9curit\u00e9 juridique et de libert\u00e9 contractuelle. Il a ainsi estim\u00e9 que “les effets des contrats conclus ant\u00e9rieurement \u00e0 la loi nouvelle demeurent r\u00e9gis par les dispositions sous l’empire desquelles ils ont \u00e9t\u00e9 pass\u00e9s” (Motifs, Sur la loi applicable). La clause r\u00e9solutoire, librement n\u00e9goci\u00e9e, constitue une disposition contractuelle et non un effet l\u00e9gal du contrat. Son application rel\u00e8ve donc de la volont\u00e9 des parties, prot\u00e9g\u00e9e par l’article 2 du Code civil.<\/p>\n

La nature de l’ordre public en droit des baux d’habitation<\/p>\n

Le juge a ensuite examin\u00e9 si l’ordre public justifiait une application imm\u00e9diate de la loi nouvelle. Il a relev\u00e9 l’absence de dispositions transitoires dans la loi de 2023. Surtout, il a caract\u00e9ris\u00e9 l’ordre public en mati\u00e8re locative comme un ordre public de protection du locataire. Un d\u00e9lai contractuel de deux mois est plus favorable qu’un d\u00e9lai l\u00e9gal de six semaines. “R\u00e9duire ce d\u00e9lai m\u00e8ne ainsi \u00e0 judiciariser des situations d’impay\u00e9s qui auraient pu se r\u00e9soudre \u00e0 l’amiable” (Motifs, Sur la loi applicable). L’application r\u00e9troactive de la loi nouvelle serait donc contraire \u00e0 l’objectif de protection. Cette analyse rejoint la position de la Cour de cassation, dont l’avis du 13 juin 2024 est cit\u00e9 \u00e0 l’appui. La solution consacre la stabilit\u00e9 des conventions face \u00e0 une r\u00e9forme l\u00e9gislative.<\/p>\n

L’am\u00e9nagement judiciaire des cons\u00e9quences de la r\u00e9siliation<\/p>\n

Le juge a constat\u00e9 l’acquisition de la clause r\u00e9solutoire au terme du d\u00e9lai contractuel de deux mois. La r\u00e9siliation de plein droit du bail est donc intervenue. Cependant, le juge a utilis\u00e9 le pouvoir que lui conf\u00e8re la loi pour am\u00e9nager les effets de cette r\u00e9siliation. Constatant que le locataire avait repris le paiement du loyer courant et propos\u00e9 un \u00e9ch\u00e9ancier, il a accord\u00e9 des d\u00e9lais de paiement. Il a ainsi suspendu les effets de la clause r\u00e9solutoire pendant le cours de ces d\u00e9lais. Cette suspension est conditionnelle : tout nouvel impay\u00e9 entra\u00eenera la d\u00e9ch\u00e9ance du b\u00e9n\u00e9fice des d\u00e9lais. Le juge op\u00e8re ainsi une conciliation entre le droit du bailleur au recouvrement et la protection du locataire contre l’expulsion.<\/p>\n

La port\u00e9e p\u00e9dagogique et pratique de la d\u00e9cision<\/p>\n

Cette d\u00e9cision d\u00e9limite clairement le champ d’application de la r\u00e9forme de 2023. Elle prot\u00e8ge la s\u00e9curit\u00e9 des transactions en maintenant les d\u00e9lais contractuels pour les baux ant\u00e9rieurs. Elle rappelle \u00e9galement aux bailleurs la n\u00e9cessit\u00e9 de coh\u00e9rence dans leurs actes. Un commandement mentionnant un d\u00e9lai contractuel de deux mois mais visant le nouveau d\u00e9lai l\u00e9gal serait “de nature \u00e0 induire le locataire en erreur” (Motifs, Sur la loi applicable). Enfin, elle illustre le r\u00f4le actif du juge des contentieux de la protection. Celui-ci ne se borne pas \u00e0 constater la r\u00e9siliation mais use de ses pouvoirs pour tenter de maintenir dans les lieux un locataire de bonne foi. La d\u00e9cision \u00e9quilibre ainsi les int\u00e9r\u00eats en pr\u00e9sence dans le respect du droit au logement.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le juge des contentieux de la protection, statuant en premier ressort, a rendu sa d\u00e9cision le 17 juin 2025. Le litige opposait un bailleur social \u00e0 son locat…<\/p>\n","protected":false},"author":232070755,"featured_media":4819,"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":"68d5836d876d446c8f481d96","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d5836d876d446c8f481d96","_kj_judilibre_id":"68d5836d876d446c8f481d96","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Bobigny","_kj_chambre":"Chambre 26 \/ Proxi fond","_kj_rg":"25\/04305","_kj_date":"2025-09-22","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[35583,7597],"tags":[],"class_list":["post-668374","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilier","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Bobigny, le 17 juin 2025, n\u00b025\/04305 - 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 premier ressort, a rendu sa d\u00e9cision le 17 juin 2025. 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