{"id":670245,"date":"2026-04-24T07:33:25","date_gmt":"2026-04-24T05:33:25","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-toulon-le-12-juillet-2024-n17-02392\/"},"modified":"2026-04-26T16:34:05","modified_gmt":"2026-04-26T14:34:05","slug":"tribunal-judiciaire-de-toulon-le-12-juillet-2024-n17-02392","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-toulon-le-12-juillet-2024-n17-02392\/","title":{"rendered":"Tribunal judiciaire de Toulon, le 12 juillet 2024, n\u00b017\/02392"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le tribunal judiciaire, statuant en mati\u00e8re de loyers commerciaux, a rendu un jugement le 12 juillet 2024. Il s\u2019agissait de fixer le loyer d\u2019un <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> renouvel\u00e9. Le bailleur demandait le d\u00e9plafonnement en invoquant des travaux r\u00e9alis\u00e9s par le preneur. Le preneur soutenait quant \u00e0 lui que la valeur locative \u00e9tait inf\u00e9rieure au plafond l\u00e9gal. Le juge a admis le d\u00e9plafonnement et a fix\u00e9 le loyer \u00e0 la valeur locative, sup\u00e9rieure au plafond, d\u00e9boutant le preneur de ses demandes.<\/p>\n<p>Le d\u00e9plafonnement justifi\u00e9 par des modifications notables<\/p>\n<p>La r\u00e9alisation de travaux par le locataire peut entra\u00eener le d\u00e9plafonnement du loyer lors du renouvellement. Ce principe trouve sa source dans l\u2019article L. 145-34 du code de commerce. Le plafonnement ne s\u2019applique pas en cas de modification notable des \u00e9l\u00e9ments de la valeur locative. La jurisprudence pr\u00e9cise les conditions de cette d\u00e9rogation.<\/p>\n<p>La qualification des travaux d\u00e9termine le moment o\u00f9 leurs effets sur le loyer sont pris en compte. &#8220;Si les travaux r\u00e9alis\u00e9s par le locataire sont qualifi\u00e9s de modification des caract\u00e9ristiques des lieux lou\u00e9s, le bailleur peut les invoquer d\u00e8s le premier renouvellement&#8221; (Motifs de la d\u00e9cision). \u00c0 l\u2019inverse, des am\u00e9liorances reportent leurs effets au second renouvellement. Cette distinction est essentielle pour la s\u00e9curit\u00e9 juridique des parties.<\/p>\n<p>L\u2019appr\u00e9ciation du caract\u00e8re notable des travaux ne se limite pas \u00e0 leur importance mat\u00e9rielle. &#8220;Le caract\u00e8re notable de la modification ne doit pas seulement s&#8217;appr\u00e9cier par rapport \u00e0 l&#8217;importance des surfaces ajout\u00e9es mais \u00e9galement par rapport \u00e0 l&#8217;int\u00e9r\u00eat que pr\u00e9sente cette adjonction pour le preneur&#8221; (Motifs de la d\u00e9cision). Une approche concr\u00e8te et \u00e9conomique est ainsi privil\u00e9gi\u00e9e par le juge.<\/p>\n<p>En l\u2019esp\u00e8ce, des travaux de r\u00e9am\u00e9nagement int\u00e9rieur cons\u00e9quents ont \u00e9t\u00e9 r\u00e9alis\u00e9s. Ils ont transform\u00e9 la distribution et les usages des locaux sur deux niveaux. Le juge a estim\u00e9 que ces transformations constituaient une modification notable des caract\u00e9ristiques. Le d\u00e9plafonnement \u00e9tait donc justifi\u00e9 d\u00e8s le premier renouvellement du bail.<\/p>\n<p>La fixation du loyer \u00e0 la valeur locative sup\u00e9rieure au plafond<\/p>\n<p>La valeur locative constitue le principe cardinal de la fixation du loyer renouvel\u00e9. L\u2019article L. 145-33 du code de commerce en \u00e9num\u00e8re les \u00e9l\u00e9ments constitutifs. Le plafonnement index\u00e9 n\u2019est qu\u2019une r\u00e8gle d\u00e9rogatoire de protection du preneur. La valeur locative peut donc \u00eatre retenue m\u00eame si elle exc\u00e8de le plafond, d\u00e8s lors que celui-ci est \u00e9cart\u00e9.<\/p>\n<p>La m\u00e9thode de calcul de la valeur locative suit une d\u00e9marche technique pr\u00e9cise. Elle int\u00e8gre la surface pond\u00e9r\u00e9e, un loyer unitaire de r\u00e9f\u00e9rence et des correctifs. &#8220;Les caract\u00e9ristiques propres au local s&#8217;appr\u00e9cient en consid\u00e9ration : 1\u00b0 De sa situation dans l&#8217;immeuble o\u00f9 il se trouve, de sa surface et de son volume, de la commodit\u00e9 de son acc\u00e8s pour le public&#8221; (Motifs de la d\u00e9cision, citant l\u2019article R. 145-3). Une expertise est souvent n\u00e9cessaire pour \u00e9clairer le juge.<\/p>\n<p>Le juge appr\u00e9cie souverainement les \u00e9l\u00e9ments fournis par les parties et l\u2019expert. Il \u00e9carte les estimations non \u00e9tay\u00e9es et retient les r\u00e9f\u00e9rences locatives les plus pertinentes. En l\u2019esp\u00e8ce, le juge a suivi majoritairement les conclusions de l\u2019expert tout en r\u00e9visant certains param\u00e8tres. Il a ainsi fix\u00e9 le loyer unitaire et le correctif pour clauses favorables.<\/p>\n<p>La valeur locative d\u00e9termin\u00e9e s\u2019est av\u00e9r\u00e9e sup\u00e9rieure au loyer plafond calcul\u00e9. &#8220;La valeur locative n&#8217;est donc pas inf\u00e9rieure au loyer plafonn\u00e9&#8221; (Motifs de la d\u00e9cision). Le preneur a donc \u00e9t\u00e9 d\u00e9bout\u00e9 de sa demande de fixation \u00e0 un montant inf\u00e9rieur. Le juge a \u00e9galement condamn\u00e9 le preneur au paiement d\u2019int\u00e9r\u00eats et aux d\u00e9pens, la demande du bailleur \u00e9tant partiellement accueillie.<\/p>\n<p>Cette d\u00e9cision rappelle la primaut\u00e9 de la valeur locative dans le renouvellement des baux commerciaux. Elle illustre la rigueur requise pour d\u00e9montrer une modification notable justifiant le d\u00e9plafonnement. Enfin, elle confirme le r\u00f4le central de l\u2019expertise dans la fixation technique du loyer. La solution assure un \u00e9quilibre entre la protection du preneur et les droits du bailleur sur un bien revaloris\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le tribunal judiciaire, statuant en mati\u00e8re de loyers commerciaux, a rendu un jugement le 12 juillet 2024. Il s\u2019agissait de fixer le loyer d\u2019un bail commerci&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4719,"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":"68cc6bc89da36895046ab987","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68cc6bc89da36895046ab987","_kj_judilibre_id":"68cc6bc89da36895046ab987","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Toulon","_kj_chambre":"1\u00e8re Chambre","_kj_rg":"17\/02392","_kj_date":"2025-09-18","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[35583,7597],"tags":[],"class_list":["post-670245","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilier","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v27.6) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Tribunal judiciaire de Toulon, le 12 juillet 2024, n\u00b017\/02392 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire, statuant en mati\u00e8re de loyers commerciaux, a rendu un jugement le 12 juillet 2024. 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