{"id":670565,"date":"2026-04-24T07:55:29","date_gmt":"2026-04-24T05:55:29","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-bobigny-le-26-mai-2025-n24-08323\/"},"modified":"2026-04-26T16:36:22","modified_gmt":"2026-04-26T14:36:22","slug":"tribunal-judiciaire-de-bobigny-le-26-mai-2025-n24-08323","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-bobigny-le-26-mai-2025-n24-08323\/","title":{"rendered":"Tribunal judiciaire de Bobigny, le 26 mai 2025, n\u00b024\/08323"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le juge des contentieux de la protection du tribunal judiciaire de Bobigny, statuant le 26 mai 2025, a \u00e9t\u00e9 saisi par un bailleur social aux fins de constat de r\u00e9siliation d\u2019un bail pour d\u00e9faut de paiement. Le locataire, en situation d\u2019impay\u00e9s, b\u00e9n\u00e9ficiait d\u2019une <a href=\"https:\/\/kohenavocats.fr\/avocat-resiliation-bail-paris\/\" target=\"_blank\" title=\"clause r\u00e9solutoire\">clause r\u00e9solutoire<\/a>. La juridiction a examin\u00e9 la recevabilit\u00e9 de la demande, le quantum de la cr\u00e9ance, l\u2019application temporelle de la loi du 27 juillet 2023 modifiant le d\u00e9lai de la clause r\u00e9solutoire, et la possibilit\u00e9 d\u2019accorder des d\u00e9lais de paiement. Elle a constat\u00e9 la r\u00e9siliation du bail mais en a suspendu les effets sous conditions, accordant au locataire un \u00e9chelonnement de sa dette.<\/p>\n<p>Le contr\u00f4le strict des conditions proc\u00e9durales et p\u00e9cuniaires<\/p>\n<p>La v\u00e9rification pr\u00e9alable du respect des formalit\u00e9s substantielles a \u00e9t\u00e9 rigoureuse. Le bailleur a d\u00fb justifier du strict respect des d\u00e9lais de notification \u00e0 l\u2019autorit\u00e9 pr\u00e9fectorale et de saisine de la commission de pr\u00e9vention des expulsions. &#8220;Conform\u00e9ment aux dispositions de l&#8217;article 24 III de la loi du 6 juillet 1989, une copie de l&#8217;assignation aux fins de constat de la r\u00e9siliation du bail a \u00e9t\u00e9 notifi\u00e9e au repr\u00e9sentant de l&#8217;Etat dans le d\u00e9partement le 18 septembre 2024, soit au moins six semaines avant l&#8217;audience.&#8221; (Motifs de la d\u00e9cision) Ce formalisme protecteur conditionne la recevabilit\u00e9 de l\u2019action en r\u00e9siliation, garantissant un cadre proc\u00e9dural \u00e9quilibr\u00e9. Par ailleurs, le juge a op\u00e9r\u00e9 un contr\u00f4le minutieux de la cr\u00e9ance r\u00e9clam\u00e9e. Se fondant sur l\u2019article 1353 du code civil, il a exig\u00e9 une preuve certaine des sommes dues et a proc\u00e9d\u00e9 \u00e0 leur \u00e9puration. Il a ainsi retranch\u00e9 du d\u00e9compte les frais injustifi\u00e9s, rappelant le principe d\u2019interdiction des clauses abusives en mati\u00e8re de recouvrement. Cette approche restrictive prot\u00e8ge le locataire contre toute demande excessive ou non fond\u00e9e.<\/p>\n<p>L\u2019articulation d\u00e9licate entre la loi nouvelle et les droits acquis<\/p>\n<p>La d\u00e9cision apporte une pr\u00e9cision essentielle sur l\u2019application dans le temps de la r\u00e9forme du d\u00e9lai de la clause r\u00e9solutoire. Le bail, conclu en 2004 et tacitement reconduit, contenait une clause pr\u00e9voyant un d\u00e9lai de deux mois apr\u00e8s commandement. La loi du 27 juillet 2023 a r\u00e9duit ce d\u00e9lai \u00e0 six semaines. Le juge a d\u00fb trancher le r\u00e9gime applicable. Il a retenu le principe de non-r\u00e9troactivit\u00e9 de la loi nouvelle, prot\u00e9geant ainsi les situations contractuelles constitu\u00e9es. &#8220;En l\u2019absence de dispositions transitoires, l\u2019application de la loi du 27 juillet 2023 dans le temps est r\u00e9gie par l\u2019article 2 du code civil, selon lequel la loi ne dispose que pour l&#8217;avenir et n&#8217;a point d&#8217;effet r\u00e9troactif.&#8221; (Motifs de la d\u00e9cision) En cons\u00e9quence, le d\u00e9lai de deux mois, stipul\u00e9 contractuellement et conforme \u00e0 la loi ancienne, demeure applicable. Cette solution pr\u00e9serve la s\u00e9curit\u00e9 juridique et les attentes l\u00e9gitimes des parties au contrat en cours.<\/p>\n<p>La conciliation entre sanction du d\u00e9faut de paiement et pr\u00e9vention de l\u2019expulsion<\/p>\n<p>Le c\u0153ur de la d\u00e9cision r\u00e9side dans l\u2019\u00e9quilibre trouv\u00e9 entre la sanction de l\u2019inex\u00e9cution et la protection du logement. Bien que les conditions d\u2019acquisition de la clause r\u00e9solutoire soient r\u00e9unies, justifiant son constat, le juge a fait usage de son pouvoir d\u2019am\u00e9nagement. Apr\u00e8s avoir constat\u00e9 la r\u00e9siliation \u00e0 compter du 4 juin 2024, il a accord\u00e9 au locataire des d\u00e9lais de paiement \u00e9tal\u00e9s sur trente-six mois. &#8220;Il convient d&#8217;accorder [&#8230;] des d\u00e9lais selon les modalit\u00e9s d\u00e9finies dans le dispositif pour le r\u00e8glement des sommes dues.&#8221; (Motifs de la d\u00e9cision) Surtout, il a suspendu les effets de la clause r\u00e9solutoire pendant cette p\u00e9riode. Cette suspension, conditionn\u00e9e au paiement r\u00e9gulier des \u00e9ch\u00e9ances et du loyer courant, permet une v\u00e9ritable r\u00e9habilitation du contrat. Si le plan est int\u00e9gralement respect\u00e9, &#8220;la clause r\u00e9solutoire sera r\u00e9put\u00e9e n\u2019avoir jamais jou\u00e9&#8221; (Motifs de la d\u00e9cision). Ce m\u00e9canisme offre une seconde chance au locataire de bonne foi tout en garantissant au bailleur le recouvrement de sa cr\u00e9ance.<\/p>\n<p>La port\u00e9e pratique d\u2019une justice du logement \u00e9quilibr\u00e9e<\/p>\n<p>Cette d\u00e9cision illustre le r\u00f4le actif du juge des contentieux de la protection dans la gestion des impay\u00e9s locatifs. Elle affirme avec nettet\u00e9 le principe de non-r\u00e9troactivit\u00e9 de la loi r\u00e9duisant le d\u00e9lai de la clause r\u00e9solutoire, s\u00e9curisant ainsi les baux en cours. Elle d\u00e9montre ensuite que la constatation de la r\u00e9siliation n\u2019est pas une fin en soi, mais peut s\u2019accompagner de mesures de temporisation. L\u2019octroi de d\u00e9lais de paiement coupl\u00e9 \u00e0 la suspension des effets de la r\u00e9siliation constitue un outil puissant de pr\u00e9vention des expulsions. Il subordonne le maintien dans les lieux \u00e0 un effort financier soutenu et v\u00e9rifiable. Enfin, le contr\u00f4le strict de la cr\u00e9ance et l\u2019\u00e9limination des frais abusifs rappellent les limites impos\u00e9es au bailleur dans son action en recouvrement, renfor\u00e7ant la protection du consommateur locataire.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le juge des contentieux de la protection du tribunal judiciaire de Bobigny, statuant le 26 mai 2025, a \u00e9t\u00e9 saisi par un bailleur social aux fins de constat d&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":9540,"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":"68d2e06569293f91fcc64d3b","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d2e06569293f91fcc64d3b","_kj_judilibre_id":"68d2e06569293f91fcc64d3b","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Bobigny","_kj_chambre":"Chambre 27 \/ Proxi fond","_kj_rg":"24\/08323","_kj_date":"2025-09-18","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[35583,7597],"tags":[],"class_list":["post-670565","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 v27.5 (Yoast SEO v27.5) - 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