{"id":668440,"date":"2026-04-24T04:51:40","date_gmt":"2026-04-24T02:51:40","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-dijon-le-22-septembre-2025-n25-00278\/"},"modified":"2026-04-24T04:51:40","modified_gmt":"2026-04-24T02:51:40","slug":"tribunal-judiciaire-de-dijon-le-22-septembre-2025-n25-00278","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-dijon-le-22-septembre-2025-n25-00278\/","title":{"rendered":"Tribunal judiciaire de Dijon, le 22 septembre 2025, n\u00b025\/00278"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9 le 22 septembre 2025, constate la r\u00e9siliation d\u2019un bail pour impay\u00e9s. Il ordonne l\u2019expulsion du locataire et le paiement de sommes dues. La d\u00e9cision pr\u00e9cise les conditions d\u2019acquisition de la clause r\u00e9solutoire et le r\u00e9gime des indemnit\u00e9s d\u2019occupation apr\u00e8s r\u00e9siliation.<\/p>\n<p>La mise en \u0153uvre rigoureuse de la clause r\u00e9solutoire<\/p>\n<p>Les conditions strictes de l\u2019acquisition de la r\u00e9siliation de plein droit.<br \/>\nLe juge rappelle que la clause contractuelle tient lieu de loi aux parties en vertu de l\u2019article 1103 du Code civil. Le bail contient une clause r\u00e9solutoire pr\u00e9voyant la r\u00e9siliation de plein droit pour d\u00e9faut de paiement. L\u2019acquisition de cette clause est subordonn\u00e9e au respect d\u2019une proc\u00e9dure exigeante impliquant un commandement pr\u00e9alable. &#8220;Un commandement de payer visant la clause r\u00e9solutoire et rappelant les dispositions de l&#8217;article 24 de la loi n\u00b089-462 du 6 juillet 1989 et de l&#8217;article 6 de la loi du 31 mai 1990 a \u00e9t\u00e9 signifi\u00e9 \u00e0 la locataire le 26 f\u00e9vrier 2025&#8221; (Motifs). Le d\u00e9faut de paiement persistant plus de deux mois apr\u00e8s ce commandement rend la r\u00e9siliation acquise. Cette analyse rejoint la jurisprudence exigeant un commandement formel pour activer une telle clause. &#8220;Aux termes de l&#8217;article L145-1 du code de commerce toute clause ins\u00e9r\u00e9e dans le bail pr\u00e9voyant la r\u00e9siliation de plein droit ne produit effets qu&#8217;un mois apr\u00e8s un commandement demeur\u00e9 infructueux&#8221; (Cour d&#8217;appel de Montpellier, le 27 f\u00e9vrier 2025, n\u00b024\/02618). La d\u00e9cision affirme ainsi le formalisme protecteur encadrant la rupture unilat\u00e9rale pour inex\u00e9cution.<\/p>\n<p>Les cons\u00e9quences imm\u00e9diates de la r\u00e9siliation sur l\u2019occupation des lieux.<br \/>\nD\u00e8s l\u2019acquisition de la clause, le contrat est r\u00e9sili\u00e9 et l\u2019occupation devient irr\u00e9guli\u00e8re. Le juge constate donc que &#8220;la r\u00e9siliation de plein droit du contrat de bail est acquise \u00e0 compter du 27 avril 2025&#8221; (Motifs). Il en ordonne logiquement la lib\u00e9ration des lieux et, \u00e0 d\u00e9faut, l\u2019expulsion du locataire et des occupants. Cette mesure est rendue possible par la proc\u00e9dure de r\u00e9f\u00e9r\u00e9, utilis\u00e9e en raison de l\u2019urgence caract\u00e9ris\u00e9e par l\u2019occupation sans droit. Le juge fonde son pouvoir sur l\u2019article 834 du Code de proc\u00e9dure civile pour les cas d\u2019urgence. La d\u00e9cision rappelle ainsi l\u2019effectivit\u00e9 des clauses r\u00e9solutoires et la c\u00e9l\u00e9rit\u00e9 que peut offrir le juge des contentieux de la protection pour r\u00e9tablir le droit du bailleur.<\/p>\n<p>Le r\u00e9gime financier de l\u2019occupation post-r\u00e9siliation<\/p>\n<p>La distinction fondamentale entre loyers \u00e9chus et indemnit\u00e9s d\u2019occupation.<br \/>\nLa r\u00e9siliation op\u00e8re une requalification juridique des sommes r\u00e9clam\u00e9es. Le juge distingue la dette locative ant\u00e9rieure \u00e0 la rupture et les sommes dues apr\u00e8s. &#8220;Il y a lieu de pr\u00e9ciser que parmi les sommes r\u00e9clam\u00e9es, celles correspondant \u00e0 la p\u00e9riode suivant la r\u00e9siliation du bail doivent \u00eatre requalifi\u00e9es en indemnit\u00e9s d&#8217;occupation mensuelles&#8221; (Motifs). Cette distinction est essentielle car l\u2019indemnit\u00e9 d\u2019occupation, de nature mixte, n\u2019est plus un loyer mais la contrepartie d\u2019une occupation sans titre. La jurisprudence reconna\u00eet cette nature sp\u00e9cifique. &#8220;L\u2019indemnit\u00e9 d\u2019occupation, dont la nature est mixte, compensatoire et indemnitaire, constitue ainsi la contrepartie de l\u2019occupation du bien apr\u00e8s r\u00e9siliation du bail et de son indisponibilit\u00e9 pour le bailleur&#8221; (Tribunal judiciaire de Paris, le 16 d\u00e9cembre 2025, n\u00b025\/06559). La d\u00e9cision applique strictement ce principe pour le calcul des cr\u00e9ances.<\/p>\n<p>La fixation provisionnelle de l\u2019indemnit\u00e9 et le sort des autres frais.<br \/>\nLe juge fixe le montant de l\u2019indemnit\u00e9 en se r\u00e9f\u00e9rant au contrat r\u00e9sili\u00e9. &#8220;Cette indemnit\u00e9 d&#8217;occupation mensuelle sera fix\u00e9e au montant du loyer augment\u00e9 des charges, qui auraient \u00e9t\u00e9 dus pendant la m\u00eame p\u00e9riode \u00e0 d\u00e9faut de r\u00e9siliation du bail&#8221; (Motifs). Cette m\u00e9thode, \u00e9galement retenue par la jurisprudence cit\u00e9e, assure une compensation \u00e9quitable pour le bailleur. Par ailleurs, la d\u00e9cision condamne le locataire au paiement provisionnel des loyers impay\u00e9s et des frais de proc\u00e9dure. Elle alloue aussi une somme au titre de l\u2019article 700 du Code de proc\u00e9dure civile. Enfin, elle rappelle le principe de l\u2019ex\u00e9cution provisoire de droit en premi\u00e8re instance. Cette d\u00e9cision illustre ainsi la gestion compl\u00e8te et pragmatique par le juge des suites p\u00e9cuniaires d\u2019une r\u00e9siliation, garantissant une protection effective des int\u00e9r\u00eats du bailleur l\u00e9s\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le juge des contentieux de la protection, statuant en r\u00e9f\u00e9r\u00e9 le 22 septembre 2025, constate la r\u00e9siliation d\u2019un bail pour impay\u00e9s. Il ordonne l\u2019expulsion du &#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":9491,"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,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-668440","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 v27.4 (Yoast SEO v27.4) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tribunal judiciaire de Dijon, le 22 septembre 2025, n\u00b025\/00278 - 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 le 22 septembre 2025, constate la r\u00e9siliation d\u2019un bail pour impay\u00e9s. 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