{"id":670391,"date":"2026-04-24T07:46:25","date_gmt":"2026-04-24T05:46:25","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-thonon-les-bains-le-18-septembre-2025-n23-01162\/"},"modified":"2026-04-24T07:46:25","modified_gmt":"2026-04-24T05:46:25","slug":"tribunal-judiciaire-de-thonon-les-bains-le-18-septembre-2025-n23-01162","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-thonon-les-bains-le-18-septembre-2025-n23-01162\/","title":{"rendered":"Tribunal judiciaire de Thonon-les-Bains, le 18 septembre 2025, n\u00b023\/01162"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le tribunal judiciaire, statuant en premier ressort, a rendu une d\u00e9cision complexe en mati\u00e8re de baux commerciaux et de droit des contrats. Il s&#8217;agissait de d\u00e9terminer le statut d&#8217;un bail conclu entre une soci\u00e9t\u00e9 et une commune, puis la validit\u00e9 de cet acte. La solution retenue op\u00e8re une requalification du contrat en bail commercial avant d&#8217;en prononcer la nullit\u00e9 absolue pour exc\u00e8s de pouvoir.<\/p>\n<p>La qualification commerciale du contrat de bail<\/p>\n<p>Les conditions d&#8217;application du statut des baux commerciaux sont strictement d\u00e9finies par la jurisprudence. Le statut prot\u00e8ge les locaux stables et permanents o\u00f9 est exploit\u00e9 un fonds. &#8220;Le statut des baux commerciaux s&#8217;applique aux baux de locaux stables et permanents dans lesquels est exploit\u00e9 un fonds de commerce ou un fonds artisanal, ces fonds se caract\u00e9risant par l&#8217;existence d&#8217;une client\u00e8le propre au commer\u00e7ant&#8221; (Civ. 3e, 19 janv. 2005, n\u00b003-15.283). En l&#8217;esp\u00e8ce, la soci\u00e9t\u00e9 exploitait une micro-cr\u00e8che avec une client\u00e8le propre et un nom commercial. Cette activit\u00e9 stable et permanente caract\u00e9risait un fonds de commerce, imposant la requalification. La volont\u00e9 contraire des parties, exprim\u00e9e dans le bail, fut \u00e9cart\u00e9e au profit de l&#8217;application de la loi. Cette analyse affirme le caract\u00e8re d&#8217;ordre public des dispositions protectrices, in\u00e9luctables d\u00e8s lors que les conditions l\u00e9gales sont r\u00e9unies.<\/p>\n<p>La nullit\u00e9 absolue pour d\u00e9faut de pouvoir du repr\u00e9sentant<\/p>\n<p>La validit\u00e9 d&#8217;un acte engag\u00e9 par une collectivit\u00e9 territoriale est subordonn\u00e9e au respect de r\u00e8gles de comp\u00e9tence. Le maire ne peut conclure un bail sans d\u00e9lib\u00e9ration pr\u00e9alable du conseil municipal fixant son r\u00e9gime. La m\u00e9connaissance de cette r\u00e8gle d&#8217;ordre public est s\u00e9v\u00e8rement sanctionn\u00e9e. &#8220;La m\u00e9connaissance des dispositions d&#8217;ordre public relatives \u00e0 la comp\u00e9tence de l&#8217;autorit\u00e9 signataire d&#8217;un contrat conclu au nom de la commune est sanctionn\u00e9e par la nullit\u00e9 absolue&#8221; (Civ 1\u00e8re, 16 janvier 2013, n\u00b011-27.837). La d\u00e9lib\u00e9ration municipale en l&#8217;esp\u00e8ce excluait explicitement la d\u00e9l\u00e9gation de pouvoir pour les baux \u00e0 caract\u00e8re commercial. La requalification op\u00e9r\u00e9e pr\u00e9c\u00e9demment a donc plac\u00e9 le maire en situation d&#8217;exc\u00e8s de pouvoir. La nullit\u00e9 absolue fut ainsi prononc\u00e9e, accessible \u00e0 la commune justifiant d&#8217;un int\u00e9r\u00eat l\u00e9gitime \u00e0 l&#8217;invoquer.<\/p>\n<p>Les cons\u00e9quences pratiques de l&#8217;annulation du bail<\/p>\n<p>La d\u00e9cision d&#8217;annulation entra\u00eene des effets r\u00e9troactifs et des mesures d&#8217;\u00e9viction. Les parties doivent \u00eatre replac\u00e9es dans leur situation ant\u00e9rieure \u00e0 la conclusion du contrat invalide. La soci\u00e9t\u00e9, d\u00e9sormais occupante sans titre, est condamn\u00e9e \u00e0 une indemnit\u00e9 d&#8217;occupation. Celle-ci est calcul\u00e9e sur la base des loyers initialement pr\u00e9vus, d\u00e9duction faite des sommes d\u00e9j\u00e0 vers\u00e9es. L&#8217;expulsion est ordonn\u00e9e avec le concours de la force publique si n\u00e9cessaire. Ces mesures illustrent la rigueur des cons\u00e9quences d&#8217;une nullit\u00e9 absolue, qui efface r\u00e9troactivement le contrat sans pr\u00e9judice pour la partie publique. L&#8217;\u00e9quilibre des int\u00e9r\u00eats est n\u00e9anmoins recherch\u00e9 par la compensation financi\u00e8re de l&#8217;occupation.<\/p>\n<p>La port\u00e9e de la d\u00e9cision en droit administratif et commercial<\/p>\n<p>Cet arr\u00eat pr\u00e9sente une port\u00e9e significative pour les relations entre collectivit\u00e9s et op\u00e9rateurs priv\u00e9s. Il rappelle avec force le formalisme strict encadrant l&#8217;action des repr\u00e9sentants des communes. Toute d\u00e9lib\u00e9ration d\u00e9l\u00e9guant des pouvoirs doit \u00eatre interpr\u00e9t\u00e9e restrictivement. Par ailleurs, la d\u00e9cision consacre l&#8217;inopposabilit\u00e9 de la volont\u00e9 des parties face \u00e0 un statut d&#8217;ordre public. Une clause contractuelle visant \u00e0 exclure le statut des baux commerciaux est inefficace si les faits en remplissent les crit\u00e8res. Enfin, elle d\u00e9montre l&#8217;interaction des qualifications juridiques, la requalification en bail commercial d\u00e9terminant directement la comp\u00e9tence du signataire et donc la validit\u00e9 de l&#8217;acte.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le tribunal judiciaire, statuant en premier ressort, a rendu une d\u00e9cision complexe en mati\u00e8re de baux commerciaux et de droit des contrats. Il s&#8217;agissait de &#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":9607,"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":[7096,35581,35583,7593,7597],"tags":[],"class_list":["post-670391","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-code-des-assurances","category-droit-des-affaires","category-immobilier","category-juridictions-administratives","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 Thonon-les-Bains, le 18 septembre 2025, n\u00b023\/01162 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le tribunal judiciaire, statuant en premier ressort, a rendu une d\u00e9cision complexe en mati\u00e8re de baux commerciaux et de droit des contrats. 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