{"id":670568,"date":"2026-04-24T07:57:17","date_gmt":"2026-04-24T05:57:17","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-angers-le-13-mai-2025-n25-00522\/"},"modified":"2026-04-26T16:36:28","modified_gmt":"2026-04-26T14:36:28","slug":"tribunal-judiciaire-de-angers-le-13-mai-2025-n25-00522","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-de-angers-le-13-mai-2025-n25-00522\/","title":{"rendered":"Tribunal judiciaire de Angers, le 13 mai 2025, n\u00b025\/00522"},"content":{"rendered":"
\n

Le tribunal judiciaire, statuant en mati\u00e8re de contentieux de la protection, rend une d\u00e9cision le 13 mai 2025. Un bailleur public engage une action en r\u00e9siliation de bail pour impay\u00e9s de loyers. La proc\u00e9dure est engag\u00e9e apr\u00e8s un commandement de payer<\/a> d\u00e9livr\u00e9 en janvier 2025. Le juge examine la recevabilit\u00e9 de la demande et le bien-fond\u00e9 des conclusions. Il applique le droit commun des clauses r\u00e9solutoires et les nouvelles r\u00e8gles proc\u00e9durales. La solution retenue constate la r\u00e9siliation du bail mais en suspend les effets sous conditions. Elle ordonne \u00e9galement le paiement \u00e9chelonn\u00e9 de la dette locative.<\/p>\n

L’encadrement proc\u00e9dural renforc\u00e9 de la r\u00e9siliation pour impay\u00e9s<\/p>\n

La saisine pr\u00e9alable de la commission de pr\u00e9vention est une condition de recevabilit\u00e9. Le l\u00e9gislateur impose un formalisme strict aux bailleurs personnes morales. Ils ne peuvent assigner avant l’expiration d’un d\u00e9lai de deux mois suivant saisine de la Commission de coordination des actions pr\u00e9vention des expulsions locatives. Cette saisine est r\u00e9put\u00e9e constitu\u00e9e d\u00e8s lors que persiste une situation d’impay\u00e9s pr\u00e9alablement signal\u00e9e dans les conditions r\u00e9glementaires aux organismes payeurs des aides au logement. Le juge v\u00e9rifie scrupuleusement le respect de cette obligation pr\u00e9alable. Il constate que le bailleur a saisi la commission par courrier recommand\u00e9. La notification de l’assignation \u00e0 la pr\u00e9fecture est \u00e9galement exig\u00e9e. Une copie de l\u2019assignation a \u00e9t\u00e9 notifi\u00e9e \u00e0 la Pr\u00e9fecture par la voie \u00e9lectronique le 13 mars 2025. Ce double formalisme vise \u00e0 garantir une intervention des services sociaux. Il permet une tentative de m\u00e9diation avant toute action judiciaire. La port\u00e9e de cette r\u00e8gle est d’ordre public et conditionne l’acc\u00e8s au juge.<\/p>\n

L’application dans le temps de la r\u00e9forme du d\u00e9lai de gr\u00e2ce<\/p>\n

Le juge d\u00e9termine la loi applicable au d\u00e9lai pr\u00e9c\u00e9dant la r\u00e9siliation de plein droit. La loi du 27 juillet 2023 a r\u00e9duit ce d\u00e9lai de deux mois \u00e0 six semaines. Le bail litigieux contient une clause r\u00e9solutoire<\/a> pr\u00e9voyant un d\u00e9lai de deux mois. La loi du 27 juillet 2023 ne comprend pas de disposition d\u00e9rogeant \u00e0 l’article 2 du code civil. D\u00e8s lors, son article 10 ne s’applique pas imm\u00e9diatement aux contrats en cours. Le juge rappelle le principe de non-r\u00e9troactivit\u00e9 de la loi nouvelle. Les contrats en cours demeurent r\u00e9gis par les stipulations des parties. Ils sont encadr\u00e9s par la loi en vigueur au jour de la conclusion du bail. En l’esp\u00e8ce, le bail a \u00e9t\u00e9 conclu avant l’entr\u00e9e en vigueur de la r\u00e9forme. Le commandement de payer visait un d\u00e9lai de r\u00e9gularisation de deux mois. Le juge en d\u00e9duit que l’ancien droit reste applicable. Les conditions d’acquisition de la clause r\u00e9solutoire sont r\u00e9unies \u00e0 la date du 7 Mars 2025. Cette solution pr\u00e9serve la s\u00e9curit\u00e9 juridique et les droits acquis des parties.<\/p>\n

La modulation judiciaire des effets de la clause r\u00e9solutoire<\/p>\n

Le juge use de son pouvoir d’am\u00e9nager les cons\u00e9quences de l’inex\u00e9cution. Il peut accorder des d\u00e9lais de paiement au locataire sous conditions. Le locataire doit \u00eatre en situation de r\u00e9gler sa dette et avoir repris le paiement du loyer courant. En l’esp\u00e8ce, le locataire a repris le paiement des loyers courants avant l\u2019audience. Il propose un \u00e9ch\u00e9ancier de trente euros par mois accept\u00e9 par le bailleur. Le juge estime cette proposition adapt\u00e9e \u00e0 la situation. Il octroie donc des d\u00e9lais de paiement sur le fondement l\u00e9gal. Conform\u00e9ment aux dispositions de l’article 24 V de la Loi du 6 juillet 1989 modifi\u00e9, le juge peut accorder des d\u00e9lais de paiement dans la limite de trois ann\u00e9es. Cette facult\u00e9 t\u00e9moigne de la fonction sociale du contrat de bail. Elle cherche \u00e0 \u00e9viter l’expulsion lorsque le rattrapage de la dette est possible. Le juge op\u00e8re ainsi une conciliation entre les int\u00e9r\u00eats patrimoniaux du bailleur et la protection du logement.<\/p>\n

La suspension conditionnelle de la r\u00e9siliation d\u00e9j\u00e0 acquise<\/p>\n

Le dispositif l\u00e9gal permet de neutraliser r\u00e9troactivement la clause r\u00e9solutoire. Cette suspension est une mesure exceptionnelle au service du maintien dans les lieux. Les effets de la clause de r\u00e9siliation de plein droit peuvent \u00eatre suspendus pendant le cours des d\u00e9lais accord\u00e9s. Le juge suspend donc les effets de la clause r\u00e9solutoire d\u00e9j\u00e0 constat\u00e9e. Cette suspension prend fin d\u00e8s le premier impay\u00e9 de l’\u00e9ch\u00e9ancier. Si le locataire se lib\u00e8re de sa dette locative dans le d\u00e9lai fix\u00e9, la clause est r\u00e9put\u00e9e ne pas avoir jou\u00e9. Dans le cas contraire, elle reprend son plein effet. Le juge pr\u00e9cise les cons\u00e9quences d’un d\u00e9faut de paiement. La totalit\u00e9 de la somme restant due deviendra imm\u00e9diatement exigible. L’expulsion pourra alors \u00eatre poursuivie avec l’assistance de la force publique. Ce m\u00e9canisme cr\u00e9e un sursis \u00e0 ex\u00e9cution incitant au paiement. Il donne une derni\u00e8re chance au locataire de conserver son logement. La port\u00e9e de cette d\u00e9cision est \u00e0 la fois pr\u00e9ventive et curative. Elle assure l’ex\u00e9cution forc\u00e9e tout en favorisant le apurement amiable de la dette.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le tribunal judiciaire, statuant en mati\u00e8re de contentieux de la protection, rend une d\u00e9cision le 13 mai 2025. Un bailleur public engage une action en r\u00e9sili…<\/p>\n","protected":false},"author":232070755,"featured_media":9582,"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":[35583,7597],"tags":[],"class_list":["post-670568","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilier","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Angers, le 13 mai 2025, n\u00b025\/00522 - 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 contentieux de la protection, rend une d\u00e9cision le 13 mai 2025. 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