{"id":683518,"date":"2026-04-25T18:49:50","date_gmt":"2026-04-25T16:49:50","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-bourges-le-5-septembre-2025-n24-00924\/"},"modified":"2026-04-25T18:49:50","modified_gmt":"2026-04-25T16:49:50","slug":"cour-dappel-de-bourges-le-5-septembre-2025-n24-00924","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-bourges-le-5-septembre-2025-n24-00924\/","title":{"rendered":"Cour d’appel de Bourges, le 5 septembre 2025, n\u00b024\/00924"},"content":{"rendered":"
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La Cour d’appel de Bourges, 5 septembre 2025, tranche un litige de bail commercial relatif au remplacement d’une chaudi\u00e8re v\u00e9tuste et \u00e0 la mise aux normes de l’installation de chauffage. La d\u00e9cision pr\u00e9cise aussi la qualification de menus travaux portant sur une porte d’entr\u00e9e, l’allocation de dommages-int\u00e9r\u00eats et une question de recevabilit\u00e9 en appel.<\/p>\n

Un local commercial donn\u00e9 \u00e0 bail, exploit\u00e9 en commerce de presse et tabac, a connu en f\u00e9vrier 2023 une panne de chaudi\u00e8re fioul. Un diagnostic thermique a r\u00e9v\u00e9l\u00e9 des non-conformit\u00e9s initiales du conduit d’\u00e9vacuation, une ventilation insuffisante et l’anciennet\u00e9 avanc\u00e9e de l’\u00e9quipement. Le bailleur a refus\u00e9 le remplacement. Le preneur a assign\u00e9 en remplacement, mise aux normes, r\u00e9paration de la porte et indemnisation.<\/p>\n

Le tribunal judiciaire de Nevers, 25 septembre 2024, a condamn\u00e9 le bailleur \u00e0 remplacer la chaudi\u00e8re et \u00e0 mettre l’installation aux normes, avec astreinte, a rejet\u00e9 la demande relative \u00e0 la porte, et a allou\u00e9 des dommages-int\u00e9r\u00eats. Appel principal du bailleur et appel incident du preneur ont suivi. En cause d’appel, une irrecevabilit\u00e9 des conclusions a \u00e9t\u00e9 soulev\u00e9e au regard des d\u00e9lais de l’appel incident.<\/p>\n

La question portait sur la charge des travaux de remplacement en pr\u00e9sence de v\u00e9tust\u00e9 et de non-conformit\u00e9s structurelles, la port\u00e9e des clauses transf\u00e9rant les r\u00e9parations au preneur, la qualification des travaux relatifs \u00e0 la porte, et la cons\u00e9quence indemnitaire de l’atteinte \u00e0 la jouissance.<\/p>\n

La cour confirme la condamnation au remplacement et \u00e0 la mise aux normes, retient le caract\u00e8re locatif des r\u00e9parations de la porte, valide l’indemnisation et ajuste le point de d\u00e9part de l’astreinte \u00e0 la signification de l’arr\u00eat. Les conclusions attaqu\u00e9es sont jug\u00e9es recevables, l’exception n’ayant pas \u00e9t\u00e9 port\u00e9e devant le conseiller de la mise en \u00e9tat.<\/p>\n

I \u2013 L\u2019obligation de d\u00e9livrance face \u00e0 la v\u00e9tust\u00e9 et aux non-conformit\u00e9s<\/p>\n

A \u2013 La charge du remplacement de la chaudi\u00e8re malgr\u00e9 les clauses contractuelles<\/p>\n

La cour rappelle les articles 1719, 1755 et 606 du Code civil, en insistant sur la d\u00e9livrance conforme et l\u2019exclusion des r\u00e9parations dues \u00e0 la v\u00e9tust\u00e9 de la sph\u00e8re locative. Elle \u00e9nonce, dans une formulation d\u00e9cisive, que \u00ab il est n\u00e9anmoins constant que, sauf disposition expresse du bail, le locataire [\u2026] ne peut \u00eatre tenu des r\u00e9parations r\u00e9put\u00e9es locatives qui sont la cons\u00e9quence de la v\u00e9tust\u00e9 \u00bb. Le raisonnement valorise la limite de la libert\u00e9 contractuelle ant\u00e9rieure \u00e0 la loi du 18 juin 2014, en soulignant la n\u00e9cessit\u00e9 d\u2019une stipulation expresse et claire lorsqu\u2019un transfert de charge est envisag\u00e9.<\/p>\n

La motivation articule ensuite l\u2019obligation de d\u00e9livrance avec les vices de structure et la s\u00e9curit\u00e9 des personnes. La cour affirme que \u00ab si le bailleur peut mettre \u00e0 la charge du preneur, par une clause expresse du bail, l’obligation de prendre en charge les travaux rendus n\u00e9cessaires par la v\u00e9tust\u00e9, il ne peut [\u2026] s’exon\u00e9rer de l’obligation de proc\u00e9der aux travaux rendus n\u00e9cessaires par les vices affectant la structure de l’immeuble \u00bb. Le diagnostic retient des d\u00e9fauts initiaux d\u2019\u00e9vacuation, une ventilation insuffisante et l\u2019\u00e2ge de l\u2019installation, \u00e9l\u00e9ments qui justifient un remplacement, non un simple entretien. L\u2019ex\u00e9cution scrupuleuse d\u2019un entretien annuel n\u2019aurait pas corrig\u00e9 ces d\u00e9fauts intrins\u00e8ques.<\/p>\n

B \u2013 La distinction avec les r\u00e9parations locatives concernant la porte d’entr\u00e9e<\/p>\n

La cour maintient le jugement en ce qu\u2019il a rejet\u00e9 la demande au titre de la porte, apr\u00e8s avoir caract\u00e9ris\u00e9 un d\u00e9sordre mineur. La constatation d\u2019interstices d\u2019environ cinq millim\u00e8tres ne modifie pas le clos et le couvert. Elle juge que \u00ab ce d\u00e9sordre mineur ne peut suffire [\u2026] \u00e0 consid\u00e9rer que le clos ne serait pas assur\u00e9 \u00bb. En cons\u00e9quence, la r\u00e9paration rel\u00e8ve de l\u2019article 1754, au titre des menus travaux incombant au preneur, \u00ab les travaux susceptibles de rem\u00e9dier \u00e0 ce d\u00e9sordre rel\u00e8vent de la cat\u00e9gorie des r\u00e9parations locatives \u00bb. La solution s\u00e9pare nettement un d\u00e9faut de confort marginal de l\u2019atteinte structurelle engageant le bailleur.<\/p>\n

II \u2013 Valeur et port\u00e9e de la solution d\u00e9gag\u00e9e<\/p>\n

A \u2013 La convergence jurisprudentielle et la clarification du r\u00e9gime pr\u00e9-Pinel<\/p>\n

La solution s\u2019inscrit dans une ligne constante de la troisi\u00e8me chambre civile relative \u00e0 la prise en charge de la v\u00e9tust\u00e9 et aux limites des clauses transf\u00e9rant les grosses r\u00e9parations. La cour cite, dans son d\u00e9veloppement, des d\u00e9cisions rappelant qu\u2019\u00ab \u00e0 d\u00e9faut de convention particuli\u00e8re, le bailleur r\u00e9pond de la v\u00e9tust\u00e9 des lieux m\u00eame lorsque le preneur les a pris en parfaite connaissance \u00bb. Elle confirme aussi l\u2019interpr\u00e9tation stricte des clauses \u00e9tendant au preneur les charges de l\u2019article 606, en excluant la remise \u00e0 neuf d\u2019\u00e9quipements atteints par la v\u00e9tust\u00e9, hors faute d\u2019entretien. La port\u00e9e est nette pour les baux conclus avant la loi du 18 juin 2014, o\u00f9 la libert\u00e9 contractuelle demeurait large mais born\u00e9e par la d\u00e9livrance et la s\u00e9curit\u00e9.<\/p>\n

La motivation syst\u00e9matise enfin l\u2019obligation de d\u00e9livrance comme vecteur de conformit\u00e9 et de s\u00e9curit\u00e9. Elle pr\u00e9cise qu\u2019\u00ab une telle obligation implique notamment, s’agissant d’un commerce accueillant par nature du public, la possibilit\u00e9 d’obtenir dans les locaux une temp\u00e9rature normale en hiver \u00bb. L\u2019inaptitude thermique caract\u00e9ris\u00e9e, corrobor\u00e9e par constat d\u2019huissier, l\u00e9gitime la mise en conformit\u00e9 et la condamnation du bailleur.<\/p>\n

B \u2013 Les cons\u00e9quences pratiques: s\u00e9curit\u00e9, jouissance, astreinte et office du juge d’appel<\/p>\n

L\u2019indemnisation est confirm\u00e9e au regard de la jouissance amoindrie et des conditions d\u2019accueil du public. La cour retient que \u00ab de telles temp\u00e9ratures n’ont, d’une part, pas permis \u00e0 la client\u00e8le d’\u00eatre accueillie dans de bonnes conditions \u00bb, et qu\u2019elles ont \u00e9galement entrav\u00e9 l\u2019usage normal des lieux. L\u2019appr\u00e9ciation mesur\u00e9e du quantum, conjugu\u00e9e \u00e0 l\u2019astreinte, manifeste un \u00e9quilibre entre r\u00e9paration du pr\u00e9judice et incitation \u00e0 l\u2019ex\u00e9cution.<\/p>\n

Le point de d\u00e9part de l\u2019astreinte est d\u00e9plac\u00e9 \u00e0 la signification de l\u2019arr\u00eat, ce qui renforce l\u2019efficacit\u00e9 de la d\u00e9cision sans surprendre l\u2019ex\u00e9cut\u00e9. La mise aux normes est ainsi assortie d\u2019une contrainte temporelle claire, articul\u00e9e avec la notification de la d\u00e9cision d\u00e9finitive. Sur le terrain proc\u00e9dural, la recevabilit\u00e9 des \u00e9critures en r\u00e9ponse \u00e0 l\u2019appel incident est retenue en raison de la comp\u00e9tence exclusive du conseiller de la mise en \u00e9tat, ce qui pr\u00e9serve la coh\u00e9rence du r\u00e9gime de l\u2019appel et \u00e9vite les incidents tardifs. L\u2019ensemble compose une solution utile aux praticiens, combinant exigence de s\u00e9curit\u00e9, effectivit\u00e9 de la d\u00e9livrance et discipline proc\u00e9durale.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d’appel de Bourges, 5 septembre 2025, tranche un litige de bail commercial relatif au remplacement d’une chaudi\u00e8re v\u00e9tuste et \u00e0 la mise aux normes de…<\/p>\n","protected":false},"author":232070755,"featured_media":9446,"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":"68bbc2657b4cdf02e9698f6a","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68bbc2657b4cdf02e9698f6a","_kj_judilibre_id":"68bbc2657b4cdf02e9698f6a","_kj_jur":"Cour d'appel","_kj_lieu":"Bourges","_kj_chambre":"1\u00e8re Chambre","_kj_rg":"24\/00924","_kj_date":"2025-09-05","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-683518","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Bourges, le 5 septembre 2025, n\u00b024\/00924 - 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