{"id":683484,"date":"2026-04-25T18:47:14","date_gmt":"2026-04-25T16:47:14","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-10-juillet-2025-n24-16945\/"},"modified":"2026-04-25T18:47:14","modified_gmt":"2026-04-25T16:47:14","slug":"cour-dappel-de-paris-le-10-juillet-2025-n24-16945","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-paris-le-10-juillet-2025-n24-16945\/","title":{"rendered":"Cour d’appel de Paris, le 10 juillet 2025, n\u00b024\/16945"},"content":{"rendered":"
\n

La Cour d’appel de Paris, le 10 juillet 2025, statue en mati\u00e8re de bail commercial sur l\u2019acquisition d\u2019une clause r\u00e9solutoire, l\u2019expulsion et des demandes provisionnelles. L\u2019ordonnance de r\u00e9f\u00e9r\u00e9 du 9 ao\u00fbt 2024 avait constat\u00e9 la r\u00e9siliation de plein droit au 19 f\u00e9vrier 2024, ordonn\u00e9 l\u2019expulsion, fix\u00e9 une indemnit\u00e9 d\u2019occupation et allou\u00e9 une provision locative. L\u2019appelante invoquait la mauvaise foi du commandement, l\u2019exception d\u2019inex\u00e9cution li\u00e9e \u00e0 des travaux de ravalement, une r\u00e9duction de loyer sur le fondement de l\u2019article 1724 du code civil, des dommages et int\u00e9r\u00eats, la compensation et des d\u00e9lais de paiement. L\u2019intim\u00e9e sollicitait confirmation, voire une actualisation de la provision. La question portait sur l\u2019office du juge des r\u00e9f\u00e9r\u00e9s face \u00e0 une clause r\u00e9solutoire et \u00e0 des contestations tir\u00e9es de l\u2019ex\u00e9cution loyale du bail et des travaux, puis sur les crit\u00e8res d\u2019octroi de provisions et de d\u00e9lais. La cour d\u00e9clare irrecevable la demande d\u2019annulation du commandement, confirme la r\u00e9siliation au 19 f\u00e9vrier 2024, l\u2019expulsion et l\u2019indemnit\u00e9 d\u2019occupation, refuse l\u2019actualisation de la dette, rejette les demandes reconventionnelles li\u00e9es aux travaux et refuse les d\u00e9lais.<\/p>\n

I. La confirmation de la clause r\u00e9solutoire en r\u00e9f\u00e9r\u00e9<\/p>\n

A. Pouvoirs du juge des r\u00e9f\u00e9r\u00e9s et irrecevabilit\u00e9 de la nullit\u00e9 du commandement<\/p>\n

La d\u00e9cision rappelle d\u2019abord la latitude du juge des r\u00e9f\u00e9r\u00e9s en mati\u00e8re de bail commercial. Elle \u00e9nonce que \u00ab il entre dans les pouvoirs du juge des r\u00e9f\u00e9r\u00e9s, m\u00eame en l’absence d’urgence, de constater la r\u00e9siliation de plein droit d’un contrat de bail commercial en application d’une clause r\u00e9solutoire lorsque celle-ci est mise en oeuvre r\u00e9guli\u00e8rement, en l’absence de toute contestation s\u00e9rieuse de la validit\u00e9 de cette clause, et, par suite, d’ordonner l’expulsion de l’occupant, dont l’obligation de lib\u00e9rer les lieux n’est pas s\u00e9rieusement contestable \u00bb. Ce rappel situe l\u2019office du juge au regard de l\u2019article 835 du code de proc\u00e9dure civile et de l\u2019article L.145-41 du code de commerce, articul\u00e9s autour de l\u2019exigence d\u2019une obligation non s\u00e9rieusement contestable.<\/p>\n

La cour pr\u00e9cise ensuite la fronti\u00e8re entre contr\u00f4le de r\u00e9gularit\u00e9 et pouvoirs d\u2019annulation en r\u00e9f\u00e9r\u00e9. Elle affirme que \u00ab Si, pour \u00eatre r\u00e9gulier, le commandement de payer doit \u00eatre d\u00e9livr\u00e9 de bonne foi, il n’appartient pas au juge des r\u00e9f\u00e9r\u00e9s d’annuler un acte de sorte que cette demande, qui exc\u00e8de ses pouvoirs, sera d\u00e9clar\u00e9e irrecevable \u00bb. La motivation distingue utilement l\u2019examen de la bonne foi, recevable comme moyen de contestation s\u00e9rieuse, de l\u2019annulation, irrecevable en la forme. Elle constate, au surplus, la r\u00e9gularit\u00e9 formelle de l\u2019acte, en notant qu\u2019\u00ab au cas pr\u00e9sent, il est acquis que le commandement d\u00e9livr\u00e9 reproduit la clause r\u00e9solutoire du bail et rappelle les articles L.145-41 et L.145-17 du code de commerce \u00bb. Le contr\u00f4le se concentre alors sur la r\u00e9alit\u00e9 d\u2019une contestation s\u00e9rieuse relative aux manquements all\u00e9gu\u00e9s du bailleur.<\/p>\n

B. Absence de contestation s\u00e9rieuse: mauvaise foi et exception d\u2019inex\u00e9cution<\/p>\n

La d\u00e9cision fixe d\u2019abord la d\u00e9finition op\u00e9rationnelle de la contestation s\u00e9rieuse en mati\u00e8re de provision. Elle retient que \u00ab Une contestation s\u00e9rieuse survient lorsque l’un des moyens de d\u00e9fense oppos\u00e9 aux pr\u00e9tentions du demandeur n’appara\u00eet pas imm\u00e9diatement vain et laisse subsister un doute sur le sens de la d\u00e9cision au fond qui pourrait \u00e9ventuellement intervenir par la suite sur ce point si les parties entendaient saisir les juges du fond \u00bb. Cette norme, appliqu\u00e9e aux griefs de mauvaise foi et d\u2019entrave, conduit \u00e0 un contr\u00f4le serr\u00e9 des preuves soumises.<\/p>\n

Sur l\u2019exception d\u2019inex\u00e9cution, la cour rappelle une exigence classique en bail commercial: \u00ab Cependant un locataire ne peut pas invoquer utilement une exception d’inex\u00e9cution pour suspendre le paiement des loyers si le manquement invoqu\u00e9 n’a pas rendu les locaux lou\u00e9s impropres \u00e0 l’usage auquel ils \u00e9taient destin\u00e9s \u00bb. Elle rel\u00e8ve que les \u00e9l\u00e9ments produits, notamment la poursuite d\u2019un acc\u00e8s principal, une mise en conformit\u00e9 de la sortie de secours et l\u2019absence de r\u00e9clamations formalis\u00e9es en chantier, ne caract\u00e9risent pas une impropri\u00e9t\u00e9 \u00e0 destination. La conclusion est nette: \u00ab Il s’ensuit que les contestations invoqu\u00e9es ne pr\u00e9sentent pas de caract\u00e8re s\u00e9rieux \u00bb. D\u00e8s lors, la clause r\u00e9solutoire devait produire ses effets, l\u2019expulsion \u00e9tant \u00e9galement justifi\u00e9e, puisque \u00ab le maintien de l’occupant dans les lieux sans droit ni titre par suite du constat de la r\u00e9siliation du bail constitue un trouble manifestement illicite qu’il appartient au juge des r\u00e9f\u00e9r\u00e9s de faire cesser \u00bb. La solution explicite le sens de l\u2019arr\u00eat: l\u2019exception d\u2019inex\u00e9cution demeure inop\u00e9rante faute d\u2019atteinte substantielle \u00e0 l\u2019usage convenu.<\/p>\n

II. Port\u00e9e et valeur en mati\u00e8re de travaux, provisions et d\u00e9lais<\/p>\n

A. Clause de souffrance et article 1724: seuil de la g\u00eane excessive<\/p>\n

La cour op\u00e8re une mise au point utile sur l\u2019articulation de l\u2019article 1724 et des stipulations contractuelles. Elle rappelle que \u00ab Ces dispositions n’\u00e9tant pas d’ordre public, les parties peuvent y d\u00e9roger et convenir d’une clause dite de souffrance aux termes de laquelle le preneur doit supporter les travaux quelle qu’en soit la dur\u00e9e \u00bb. Cette libert\u00e9 contractuelle rencontre toutefois une limite de principe, puisque \u00ab Cependant, le bailleur ne peut, par une telle clause, s’exon\u00e9rer de toute responsabilit\u00e9 du fait de l’ex\u00e9cution de travaux lorsqu’une g\u00eane excessive et durable est caus\u00e9e au preneur \u00bb. Le bail contenait une stipulation selon laquelle \u00ab le preneur est tenu de souffrir les travaux qu’elles qu’en soient l’importance et la dur\u00e9e \u00bb.<\/p>\n

La d\u00e9cision exige, pour surmonter cette clause, une preuve substantielle du caract\u00e8re excessif et durable de la g\u00eane. Elle constate qu\u2019\u00ab ce dernier ne d\u00e9montre pas suffisamment que la g\u00eane occasionn\u00e9e par les travaux de ravalement aurait pr\u00e9sent\u00e9 un caract\u00e8re excessif et durable \u00bb. L\u2019apport est double. D\u2019une part, la clause de souffrance demeure efficace en l\u2019absence d\u2019\u00e9l\u00e9ments convaincants sur l\u2019intensit\u00e9 et la dur\u00e9e de la perturbation. D\u2019autre part, l\u2019article 1724 ne fonde pas automatiquement une r\u00e9duction lorsque le preneur conserve un usage conforme \u00e0 la destination et un acc\u00e8s fonctionnel, f\u00fbt-il am\u00e9nag\u00e9. La port\u00e9e pratique est claire: la r\u00e9duction du loyer en r\u00e9f\u00e9r\u00e9 pr\u00e9suppose des preuves pr\u00e9cises et circonstanci\u00e9es de l\u2019atteinte au service de la chose.<\/p>\n

B. Provision, actualisation et d\u00e9lais: crit\u00e8res de recevabilit\u00e9 et contr\u00f4le<\/p>\n

La cour assoit le r\u00e9gime de la provision sur le crit\u00e8re bien connu de l\u2019obligation non contestable. Elle rappelle que \u00ab Aux termes de l’article 835, alin\u00e9a 2, du code de proc\u00e9dure civile, le pr\u00e9sident du tribunal judiciaire peut, dans les cas o\u00f9 l’existence de l’obligation n’est pas s\u00e9rieusement contestable, accorder une provision au cr\u00e9ancier \u00bb. Elle pr\u00e9cise la charge probatoire, en jugeant que \u00ab S’il appartient au demandeur \u00e0 une provision d’\u00e9tablir l’existence de la cr\u00e9ance qu’il invoque, c’est au d\u00e9fendeur de prouver que cette cr\u00e9ance est s\u00e9rieusement contestable \u00bb. En confirmant la provision au titre de la dette locative, la cour prolonge le raisonnement tenu sur l\u2019absence de contestation s\u00e9rieuse, tout en refusant l\u2019actualisation en raison de l\u2019existence d\u2019un titre ex\u00e9cutoire ind\u00e9pendant de la provision.<\/p>\n

Le contr\u00f4le des demandes accessoires suit la m\u00eame logique de rigueur. La d\u00e9cision rejette les demandes reconventionnelles en r\u00e9f\u00e9r\u00e9 faute de d\u00e9monstration suffisante de la g\u00eane excessive et durable, et consacre la stabilit\u00e9 proc\u00e9durale de la dette locative. Elle \u00e9nonce au dispositif: \u00ab Dit n’y a voir lieu \u00e0 r\u00e9f\u00e9r\u00e9 sur la demande d’actualisation de la dette locative \u00bb. Enfin, l\u2019octroi de d\u00e9lais au sens de l\u2019article 1343-5 est refus\u00e9, l\u2019absence de pi\u00e8ces sur la situation financi\u00e8re et la persistance d\u2019impay\u00e9s r\u00e9cents excluant l\u2019am\u00e9nagement du paiement. L\u2019ensemble confirme une ligne jurisprudentielle fid\u00e8le au droit positif: l\u2019office du juge des r\u00e9f\u00e9r\u00e9s demeure born\u00e9 par l\u2019\u00e9vidence de l\u2019obligation et par l\u2019exigence probatoire qui p\u00e8se sur le preneur lorsqu\u2019il invoque des troubles de chantier.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d’appel de Paris, le 10 juillet 2025, statue en mati\u00e8re de bail commercial sur l\u2019acquisition d\u2019une clause r\u00e9solutoire, l\u2019expulsion et des demandes pr…<\/p>\n","protected":false},"author":232070755,"featured_media":9547,"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":"68709e477c3ffdb9560b0893","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68709e477c3ffdb9560b0893","_kj_judilibre_id":"68709e477c3ffdb9560b0893","_kj_jur":"Cour d'appel","_kj_lieu":"Paris","_kj_chambre":"P\u00f4le 1 - Chambre 3","_kj_rg":"24\/16945","_kj_date":"2025-07-10","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-683484","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Paris, le 10 juillet 2025, n\u00b024\/16945 - 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