{"id":683428,"date":"2026-04-25T18:41:34","date_gmt":"2026-04-25T16:41:34","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-8-fevrier-2023-n23-15202\/"},"modified":"2026-04-25T18:41:34","modified_gmt":"2026-04-25T16:41:34","slug":"cour-dappel-de-paris-le-8-fevrier-2023-n23-15202","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-paris-le-8-fevrier-2023-n23-15202\/","title":{"rendered":"Cour d’appel de Paris, le 8 f\u00e9vrier 2023, n\u00b023\/15202"},"content":{"rendered":"
\n

La Cour d’appel de Paris, 11 juillet 2025, statue sur renvoi apr\u00e8s cassation du 8 f\u00e9vrier 2023, en mati\u00e8re de garantie des vices cach\u00e9s. L’esp\u00e8ce concerne la vente d’un lot en copropri\u00e9t\u00e9 affect\u00e9 de d\u00e9sordres structurels r\u00e9v\u00e9l\u00e9s apr\u00e8s l’acquisition, et l’exercice par l’acqu\u00e9reur de l’action estimatoire.<\/p>\n

Un appartement a \u00e9t\u00e9 c\u00e9d\u00e9 en mars 2016 pour un prix de 395 000 euros, puis des atteintes graves aux planchers et \u00e0 la structure bois ont \u00e9t\u00e9 d\u00e9couvertes, notamment des attaques xylophages. L’acqu\u00e9reur a sollicit\u00e9 la r\u00e9duction du prix, des dommages-int\u00e9r\u00eats accessoires et la prise en charge de certains appels de charges li\u00e9s \u00e0 des travaux de structure. Le vendeur professionnel a contest\u00e9 la restitution, soutenant que des travaux d\u00e9cid\u00e9s et r\u00e9alis\u00e9s en copropri\u00e9t\u00e9 avaient fait dispara\u00eetre le vice, et que la restitution devait, au plus, correspondre \u00e0 la quote-part de travaux effectivement support\u00e9e.<\/p>\n

Le Tribunal de grande instance de Paris, 30 octobre 2019, a retenu le vice cach\u00e9, indemnis\u00e9 certains postes et ordonn\u00e9 une expertise aux fins d’estimer la r\u00e9duction du prix. La Cour d’appel de Paris, 15 octobre 2021, a d\u00e9bout\u00e9 l’acqu\u00e9reur de sa demande de restitution, retenant que l’acceptation de travaux par le syndicat rendait caduque l’action estimatoire. La Cour de cassation, 8 f\u00e9vrier 2023, a cass\u00e9 partiellement en rappelant la distinction entre r\u00e9parations par le vendeur et r\u00e9parations par un tiers. Sur renvoi, la Cour d’appel de Paris alloue 120 000 euros au titre de la restitution, \u00e9carte la demande relative aux int\u00e9r\u00eats d’emprunt et ordonne divers ajustements au titre des charges et frais.<\/p>\n

La question centrale portait sur la survie de l’action estimatoire, malgr\u00e9 une remise en \u00e9tat op\u00e9r\u00e9e par un tiers, et sur les crit\u00e8res d’\u00e9valuation de la restitution et de ses accessoires. La solution retient l’autonomie de l’action estimatoire vis\u2011\u00e0\u2011vis des travaux de copropri\u00e9t\u00e9, et une \u00e9valuation par la d\u00e9pr\u00e9ciation v\u00e9nale du bien au jour de la vente.<\/p>\n

I. La survie de l’action estimatoire malgr\u00e9 une remise en \u00e9tat par un tiers<\/p>\n

A. Le principe l\u00e9gal et sa clarification<\/p>\n

Le cadre r\u00e9sulte des articles 1641 et 1644 du code civil, qui organisent la garantie des vices cach\u00e9s et le choix ouvert \u00e0 l’acqu\u00e9reur. Selon la Cour de cassation, \u00ab l\u2019acheteur a le choix de rendre la chose et de se faire restituer le prix \u00bb. Il peut aussi \u00ab garder la chose et se faire rendre une partie du prix \u00bb (Cour de cassation, 8 f\u00e9vrier 2023).<\/p>\n

La m\u00eame d\u00e9cision rappelle la limite pos\u00e9e lorsque la r\u00e9paration est r\u00e9alis\u00e9e par le vendeur, avec l\u2019accord de l\u2019acqu\u00e9reur. Il est \u00ab jug\u00e9 que l\u2019acheteur d\u2019une chose comportant un vice cach\u00e9 qui accepte que le vendeur proc\u00e8de \u00e0 la remise en \u00e9tat de ce bien ne peut plus invoquer l\u2019action en garantie d\u00e8s lors que le vice originaire a disparu \u00bb (Com., 1er f\u00e9vrier 2011, n\u00b0 10-11.269, rappel\u00e9 par Cour de cassation, 8 f\u00e9vrier 2023).<\/p>\n

Surtout, la cassation de 2023 formule la r\u00e8gle d\u00e9cisive en ces termes: \u00ab Cette solution ne peut pas \u00eatre \u00e9tendue \u00e0 la r\u00e9paration du vice cach\u00e9 par un tiers, laquelle, n\u2019ayant pas d\u2019incidence sur les rapports contractuels entre l\u2019acqu\u00e9reur et le vendeur, ne peut supprimer l\u2019action estimatoire permettant \u00e0 l\u2019acqu\u00e9reur d\u2019obtenir la restitution du prix \u00e0 hauteur du co\u00fbt des travaux mis \u00e0 sa charge pour rem\u00e9dier au vice \u00bb (Cour de cassation, 8 f\u00e9vrier 2023). Le c\u0153ur du litige se trouve ainsi nettement balis\u00e9.<\/p>\n

B. L\u2019application par la cour de renvoi<\/p>\n

La Cour d’appel de Paris reprend ce cadre et l\u2019inscrit dans la logique propre de l\u2019action estimatoire. Elle \u00e9nonce que \u00ab l\u2019action estimatoire de l\u2019article 1644 du Code civil permet de replacer l\u2019acheteur dans la situation o\u00f9 il se serait trouv\u00e9 si la chose vendue n\u2019avait pas \u00e9t\u00e9 atteinte de vices cach\u00e9s ind\u00e9pendamment du prix de vente \u00bb (Cour d’appel de Paris, 11 juillet 2025). Cette formule, claire et p\u00e9dagogique, oriente l\u2019analyse vers la restauration de l\u2019\u00e9quilibre contractuel initial.<\/p>\n

Conform\u00e9ment \u00e0 la cassation, la cour souligne que des r\u00e9parations par le syndicat, tiers au contrat de vente, ne r\u00e9parent pas ipso facto le d\u00e9s\u00e9quilibre \u00e9conomique n\u00e9 du vice au jour de la vente. Le fait g\u00e9n\u00e9rateur de la r\u00e9duction demeure la discordance entre le prix pay\u00e9 et la valeur d\u2019un bien non vici\u00e9, la remise en \u00e9tat par un tiers n\u2019affectant pas les rapports cr\u00e9ancier\u2011d\u00e9biteur issus du contrat de vente. L\u2019option l\u00e9gale conserve donc sa port\u00e9e, ce qui assure une coh\u00e9rence m\u00e9thodologique appr\u00e9ciable.<\/p>\n

II. L\u2019\u00e9tendue de la restitution et le traitement des accessoires<\/p>\n

A. L\u2019\u00e9valuation par la d\u00e9pr\u00e9ciation v\u00e9nale<\/p>\n

La cour retient une m\u00e9thode d\u2019\u00e9valuation par la diff\u00e9rence de valeur v\u00e9nale \u00e0 la date de la vente, fond\u00e9e sur l\u2019expertise judiciaire et l\u2019\u00e9tat de la structure. L\u2019expert, apr\u00e8s analyse des march\u00e9s comparables et des d\u00e9sordres, retient une valeur de 5 000 euros\/m\u00b2, conduisant \u00e0 une r\u00e9duction de 120 000 euros. Le vendeur soutenait une approche limit\u00e9e au co\u00fbt des travaux et \u00e0 la seule quote-part effectivement acquitt\u00e9e, per\u00e7ue comme plus tangible.<\/p>\n

La solution privil\u00e9gi\u00e9e s\u2019accorde avec la finalit\u00e9 de l\u2019action estimatoire, qui vise le r\u00e9tablissement du juste prix, non la seule indemnisation d\u2019un co\u00fbt technique. La jurisprudence admet que cette action replace l\u2019acqu\u00e9reur dans la situation o\u00f9 la chose n\u2019aurait pas \u00e9t\u00e9 vici\u00e9e, ce qui justifie une m\u00e9thode par d\u00e9pr\u00e9ciation et une appr\u00e9ciation au jour de la vente (Civ. 3e, 1er f\u00e9vrier 2006, n\u00b0 05-10.845). Un tel choix pr\u00e9serve l\u2019\u00e9quivalence des prestations et \u00e9vite un d\u00e9ficit de r\u00e9paration lorsque le co\u00fbt des travaux sous\u2011\u00e9value la perte de valeur.<\/p>\n

Cette m\u00e9thode comporte des exigences de rigueur, car la fourchette des comparables peut \u00eatre large et les march\u00e9s h\u00e9t\u00e9rog\u00e8nes. La motivation de l\u2019arr\u00eat s\u2019enracine cependant dans des donn\u00e9es concr\u00e8tes sur l\u2019\u00e9tat des parties communes et la dangerosit\u00e9 de la structure, ce qui renforce sa robustesse probatoire.<\/p>\n

B. Les accessoires: charges, int\u00e9r\u00eats, frais et garanties internes<\/p>\n

La cour rejette la restitution d\u2019une partie des int\u00e9r\u00eats d\u2019emprunt, l\u2019acqu\u00e9reur ayant choisi l\u2019action estimatoire et obtenu, par ailleurs, une indemnisation autonome de jouissance. La solution pr\u00e9vient la double indemnisation et maintient la coh\u00e9rence de l\u2019option l\u00e9gale, que la Cour de cassation rattache \u00e0 un choix exclusif entre restituer la chose ou r\u00e9duire le prix.<\/p>\n

S\u2019agissant des charges, l\u2019arr\u00eat impute au vendeur les appels li\u00e9s \u00e0 des travaux de structure vot\u00e9s avant la vente, en application de l\u2019acte et des r\u00e8gles de copropri\u00e9t\u00e9, tout en excluant les postes sans lien avec le vice. La d\u00e9cision applique \u00e9galement l\u2019article 10\u20111 de la loi du 10 juillet 1965, dispensant l\u2019acqu\u00e9reur, dont la pr\u00e9tention est reconnue, de la d\u00e9pense commune des frais de proc\u00e9dure. Cette r\u00e9partition prot\u00e8ge le copropri\u00e9taire victorieux contre un retour de charges paradoxal.<\/p>\n

La garantie interne est pr\u00e9cis\u00e9ment circonscrite: le syndicat doit garantir le vendeur des sommes corr\u00e9l\u00e9es aux d\u00e9faillances d\u2019entretien des parties communes et aux frais non compris dans les d\u00e9pens, mais non de la restitution du prix. Cette derni\u00e8re reste une obligation personnelle du vendeur, n\u00e9e de la garantie l\u00e9gale des vices. L\u2019arr\u00eat articule ainsi, avec mesure, responsabilit\u00e9 d\u00e9lictuelle du syndicat et responsabilit\u00e9 contractuelle du vendeur professionnel.<\/p>\n

En d\u00e9finitive, l\u2019arr\u00eat de renvoi consolide la port\u00e9e de l\u2019action estimatoire face aux r\u00e9parations de tiers et consacre une \u00e9valuation centr\u00e9e sur la d\u00e9pr\u00e9ciation v\u00e9nale. Il encadre utilement les accessoires, en \u00e9quilibrant charges de copropri\u00e9t\u00e9, frais et garanties, tout en \u00e9vitant la redondance indemnitaire et en pr\u00e9servant la logique de l\u2019option offerte par la loi.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

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