{"id":683483,"date":"2026-04-25T18:47:10","date_gmt":"2026-04-25T16:47:10","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-toulouse-le-11-septembre-2025-n23-02077\/"},"modified":"2026-04-25T18:47:10","modified_gmt":"2026-04-25T16:47:10","slug":"cour-dappel-de-toulouse-le-11-septembre-2025-n23-02077","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-toulouse-le-11-septembre-2025-n23-02077\/","title":{"rendered":"Cour d&#8217;appel de Toulouse, le 11 septembre 2025, n\u00b023\/02077"},"content":{"rendered":"<div class=\"article-content\">\n<p>La Cour d&#8217;appel de Toulouse, le 11 septembre 2025, confirme la r\u00e9siliation judiciaire d&#8217;un bail d&#8217;habitation prononc\u00e9e par le tribunal judiciaire de Toulouse le 5 avril 2023. Le litige na\u00eet d\u2019un bail conclu en 2014 pour un logement de type T3, suivi d\u00e8s 2019 de plaintes crois\u00e9es relatives \u00e0 des nuisances sonores, d\u00e9gradations et tensions entre occupants. Le bailleur social a saisi le juge pour r\u00e9siliation, tandis que le locataire soutenait l\u2019existence de troubles subis, sollicitait des dommages et int\u00e9r\u00eats et un relogement.<\/p>\n<p>Le premier juge a prononc\u00e9 la r\u00e9siliation aux torts du locataire, ordonn\u00e9 la lib\u00e9ration des lieux, fix\u00e9 une indemnit\u00e9 d\u2019occupation et rejet\u00e9 les demandes reconventionnelles. En cause d\u2019appel, le locataire sollicitait la r\u00e9formation int\u00e9grale, une r\u00e9paration morale et \u00e9conomique, ainsi qu\u2019un relogement sous astreinte. Le bailleur social requ\u00e9rait la confirmation et une indemnit\u00e9 sur le fondement de l\u2019article 700 du Code de proc\u00e9dure civile.<\/p>\n<p>La question portait sur la qualification d\u2019une inex\u00e9cution suffisamment grave au sens du droit commun des contrats et de la loi du 6 juillet 1989, justifiant la r\u00e9siliation, et sur l\u2019\u00e9ventuelle responsabilit\u00e9 contractuelle du bailleur au titre de la jouissance paisible. L\u2019arr\u00eat confirme la r\u00e9siliation, \u00e9carte les demandes indemnitaires et de relogement, puis alloue des frais irr\u00e9p\u00e9tibles d\u2019appel.<\/p>\n<p>I. La r\u00e9siliation judiciaire et l\u2019usage paisible des lieux<\/p>\n<p>A. Les fondements juridiques de l\u2019inex\u00e9cution suffisamment grave<\/p>\n<p>La cour se place d\u2019abord sur le terrain du droit commun des contrats. Elle \u00e9nonce: \u00ab Au visa de l&#8217;article 1224 du Code civil, la r\u00e9solution ou la r\u00e9siliation d&#8217;un contrat r\u00e9sulte soit de l&#8217;application d&#8217;une clause r\u00e9solutoire soit, en cas d&#8217;inex\u00e9cution suffisamment grave, d&#8217;une notification du cr\u00e9ancier au d\u00e9biteur ou d&#8217;une d\u00e9cision de justice. \u00bb L\u2019exigence porte donc sur une gravit\u00e9 appr\u00e9ci\u00e9e in concreto, au regard de la nature et de la r\u00e9p\u00e9tition des manquements.<\/p>\n<p>Le cadre sp\u00e9cial du bail d\u2019habitation compl\u00e8te ce socle. L\u2019arr\u00eat rappelle: \u00ab Aux termes de l&#8217;article 6 de la loi n\u00b089-462 du 6 juillet 1989, le bailleur est oblig\u00e9 (&#8230;) d&#8217;assurer au locataire la jouissance paisible du logement. \u00bb Il pr\u00e9cise encore: \u00ab Il r\u00e9pond \u00e0 ce titre des troubles de jouissance subis par les colocataires et \u00e9manant d&#8217;un autre colocataire. \u00bb En miroir, \u00ab Aux termes de l&#8217;article 7 de la m\u00eame loi, le locataire est oblig\u00e9 (&#8230;) d&#8217;user paisiblement des locaux lou\u00e9s suivant la destination qui leur a \u00e9t\u00e9 donn\u00e9e par le contrat de location. \u00bb Le raisonnement articule donc la gravit\u00e9 de l\u2019inex\u00e9cution avec les obligations r\u00e9ciproques, et mesure la persistance des troubles au regard de la destination domestique des lieux.<\/p>\n<p>B. La caract\u00e9risation des manquements et la preuve des troubles<\/p>\n<p>La cour appr\u00e9cie une pluralit\u00e9 d\u2019\u00e9l\u00e9ments produits par le bailleur social et par des voisins, comprenant plaintes, attestations, p\u00e9tition collective et photographies. Elle note que \u00ab Si les suites p\u00e9nales des plaintes ne sont pas connues \u00bb, l\u2019absence de d\u00e9cision r\u00e9pressive ne prive pas le juge civil de son pouvoir souverain d\u2019appr\u00e9ciation, d\u00e8s lors que la concordance, la r\u00e9p\u00e9tition et la diversit\u00e9 des sources conf\u00e8rent \u00e0 l\u2019ensemble une force probante suffisante.<\/p>\n<p>L\u2019arr\u00eat retient une circonstance aggravante d\u00e9cisive: \u00ab \u00c0 ces manquements, s&#8217;ajoute l&#8217;installation par l&#8217;appelant d&#8217;une cam\u00e9ra dans les parties communes \u00bb, qui porte atteinte \u00e0 la tranquillit\u00e9 collective et \u00e0 l\u2019intimit\u00e9 des occupants. La cour souligne que cet \u00e9l\u00e9ment \u00ab constitue un manquement grave justifiant \u00e0 lui seul la r\u00e9siliation du bail. \u00bb La gravit\u00e9 requise par le droit commun est donc rencontr\u00e9e, ind\u00e9pendamment de l\u2019issue des proc\u00e9dures p\u00e9nales \u00e9ventuellement engag\u00e9es. L\u2019atteinte \u00e0 la destination des lieux et \u00e0 la paix de l\u2019immeuble justifie la sanction r\u00e9solutoire.<\/p>\n<p>II. La responsabilit\u00e9 du bailleur et les demandes accessoires<\/p>\n<p>A. La jouissance paisible, la diligence du bailleur et l\u2019absence de faute caract\u00e9ris\u00e9e<\/p>\n<p>Le locataire imputait au bailleur social une carence dans la protection de sa jouissance paisible. La cour rappelle le principe selon lequel le bailleur \u00ab r\u00e9pond \u00e0 ce titre des troubles de jouissance subis par les colocataires et \u00e9manant d&#8217;un autre colocataire \u00bb, ce qui commande des diligences adapt\u00e9es pour pr\u00e9venir, faire cesser ou att\u00e9nuer les troubles. Elle constate n\u00e9anmoins les d\u00e9marches entreprises: \u00e9changes de courriers, proposition de r\u00e9union, visite \u00e0 domicile, accompagnement social, puis offres de relogement rest\u00e9es sans suite.<\/p>\n<p>Dans ce contexte, l\u2019arr\u00eat retient: \u00ab En l&#8217;absence de faute suffisamment caract\u00e9ris\u00e9e \u00e0 l&#8217;\u00e9gard du bailleur \u00bb, la responsabilit\u00e9 contractuelle ne peut \u00eatre engag\u00e9e. La valeur de la d\u00e9cision tient \u00e0 l\u2019\u00e9quilibre op\u00e9r\u00e9 entre obligation de r\u00e9sultat attendue traditionnellement et exigence de faute qualifi\u00e9e lorsque le bailleur justifie d\u2019actions pertinentes. La port\u00e9e pratique incite les bailleurs \u00e0 documenter syst\u00e9matiquement leurs diligences et les preneurs \u00e0 \u00e9tablir un lien causal pr\u00e9cis entre les manquements invoqu\u00e9s et le pr\u00e9judice all\u00e9gu\u00e9.<\/p>\n<p>B. Le relogement et l\u2019indemnisation des frais irr\u00e9p\u00e9tibles en appel<\/p>\n<p>Le relogement est r\u00e9clam\u00e9 sans pr\u00e9cision utile sur les caract\u00e9ristiques du logement souhait\u00e9, alors m\u00eame que plusieurs propositions ant\u00e9rieures avaient \u00e9t\u00e9 formul\u00e9es. La cour en d\u00e9duit l\u2019infond\u00e9 de la demande. Elle affirme sans d\u00e9tour: \u00ab D\u00e8s lors, c&#8217;est \u00e9galement \u00e0 bon droit que le premier juge a \u00e9cart\u00e9 cette demande. \u00bb La solution confirme qu\u2019\u00e0 d\u00e9faut de besoin objectiv\u00e9 et de refus injustifi\u00e9 du bailleur, l\u2019injonction de relogement n\u2019a pas de base l\u00e9gale en pareil contentieux.<\/p>\n<p>Sur les frais irr\u00e9p\u00e9tibles, la juridiction d\u2019appel tient compte de l\u2019\u00e9quit\u00e9 au regard de l\u2019issue du litige. Elle juge: \u00ab Il convient de lui allouer la somme de 2000 \u20ac sur le fondement de l&#8217;article 700 du Code de proc\u00e9dure civile. \u00bb La d\u00e9cision consacre la prise en charge des co\u00fbts proc\u00e9duraux support\u00e9s par la partie ayant d\u00fb engager des frais pour faire confirmer une r\u00e9siliation motiv\u00e9e. L\u2019\u00e9conomie g\u00e9n\u00e9rale de l\u2019arr\u00eat associe ainsi une sanction proportionn\u00e9e de l\u2019inex\u00e9cution grave, le rejet des pr\u00e9tentions indemnitaires non \u00e9tay\u00e9es et une issue proc\u00e9durale coh\u00e9rente quant aux d\u00e9pens et frais non tarif\u00e9s.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>La Cour d&#8217;appel de Toulouse, le 11 septembre 2025, confirme la r\u00e9siliation judiciaire d&#8217;un bail d&#8217;habitation prononc\u00e9e par le tribunal judiciaire de Toulouse&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4823,"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":"","_kj_official_id":"","_kj_official_url":"","_kj_judilibre_id":"","_kj_jur":"","_kj_lieu":"","_kj_chambre":"","_kj_rg":"","_kj_date":"","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-683483","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.5 (Yoast SEO v27.5) - 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