{"id":683889,"date":"2026-04-25T19:08:24","date_gmt":"2026-04-25T17:08:24","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-le-18-juin-2025-n23-09425\/"},"modified":"2026-04-25T19:08:24","modified_gmt":"2026-04-25T17:08:24","slug":"tribunal-judiciaire-le-18-juin-2025-n23-09425","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-le-18-juin-2025-n23-09425\/","title":{"rendered":"Tribunal judiciaire, le 18 juin 2025, n\u00b023\/09425"},"content":{"rendered":"
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Rendu par le juge des contentieux de la protection du tribunal judiciaire de Paris le 18 juin 2025, le jugement tranche un litige de sortie de logement de fonction. L\u2019occupante, retrait\u00e9e depuis le 1er avril 2020, se maintient dans les lieux et soutient qu\u2019un bail verbal a pris naissance \u00e0 compter du 1er novembre 2021. Le bailleur sollicite l\u2019expulsion, l\u2019indemnit\u00e9 d\u2019occupation et des mesures accessoires, invoquant des offres de relogement et une convention d\u2019occupation pr\u00e9caire propos\u00e9e en 2020.<\/p>\n

Les faits se caract\u00e9risent par un ancien contrat de travail incluant un logement de fonction, la cessation d\u2019activit\u00e9 au 1er avril 2020, puis la d\u00e9livrance d\u2019une sommation de quitter les lieux le 9 novembre 2023. L\u2019assignation a \u00e9t\u00e9 d\u00e9livr\u00e9e le 29 novembre 2023 devant la juridiction pr\u00e9cit\u00e9e. Le bailleur demande l\u2019expulsion imm\u00e9diate et une indemnit\u00e9 mensuelle depuis avril 2020, tandis que l\u2019occupante oppose la r\u00e9ception d\u2019avis d\u2019\u00e9ch\u00e9ances mentionnant loyer d\u00e8s novembre 2021 et un changement d\u2019identifiant du logement.<\/p>\n

La question de droit porte sur les conditions de reconnaissance d\u2019un bail verbal, ses modes de preuve et la preuve du prix, \u00e0 la lumi\u00e8re des articles 1715 et 1716 du Code civil. La d\u00e9cision retient l\u2019existence d\u2019un bail verbal, d\u00e9boute le bailleur de l\u2019ensemble de ses demandes, et alloue \u00e0 l\u2019occupante une somme au titre de l\u2019article 700 du Code de proc\u00e9dure civile, les d\u00e9pens \u00e0 la charge du demandeur.<\/p>\n

I \u2013 Le sens de la d\u00e9cision<\/p>\n

A \u2013 La qualification de bail verbal<\/p>\n

Le juge rappelle d\u2019abord le principe directeur: \u00ab Il est de principe que le bail, contrat consensuel, peut \u00eatre verbal. \u00bb L\u2019exigence d\u2019un \u00e9crit ne conditionne pas la validit\u00e9 du contrat de bail d\u2019habitation, d\u00e8s lors que les \u00e9l\u00e9ments essentiels sont \u00e9tablis. Le rappel conjoint de l\u2019article 1359 du Code civil fixe toutefois le cadre probatoire de droit commun.<\/p>\n

Le c\u0153ur du raisonnement repose sur l\u2019am\u00e9nagement probatoire sp\u00e9cifique: \u00ab Lorsque le bail verbal a re\u00e7u un commencement d\u2019ex\u00e9cution, sa preuve est libre de tous les modes de preuve admissible, plusieurs indices pouvant constituer cette preuve. \u00bb Le commencement d\u2019ex\u00e9cution lib\u00e8re la preuve, autorisant un faisceau d\u2019indices convergents, appr\u00e9ci\u00e9 souverainement, pour \u00e9tablir l\u2019accord des volont\u00e9s sur la chose et le but locatif.<\/p>\n

La preuve du prix ob\u00e9it \u00e0 une r\u00e8gle distincte et cumulative: \u00ab La preuve du prix du bail verbal est r\u00e9gie par l\u2019article 1716 du Code civil. Les seuls modes de preuves admis sont les quittances, le serment ou l\u2019expertise. \u00bb En pr\u00e9sence d\u2019avis d\u2019\u00e9ch\u00e9ances mentionnant loyer, assimilables \u00e0 des quittances lorsqu\u2019ils constatent le paiement, la condition probatoire relative au prix peut se trouver satisfaite.<\/p>\n

B \u2013 Les indices retenus et leur force probante<\/p>\n

La juridiction retient plusieurs \u00e9l\u00e9ments concordants, appr\u00e9ci\u00e9s in concreto. Le remplacement de la mention indemnit\u00e9 d\u2019occupation par loyer et l\u2019attribution d\u2019un identifiant de logement diff\u00e9rent convergent vers une volont\u00e9 contractuelle nouvelle. Le bailleur n\u2019explique pas le changement d\u2019identification, ce silence affaiblissant l\u2019argument d\u2019une simple erreur mat\u00e9rielle.<\/p>\n

Un constat d\u00e9crit deux espaces d\u2019habitation reli\u00e9s, r\u00e9v\u00e9lant une organisation des lieux conforme \u00e0 un usage d\u2019habitation p\u00e9renne, non transitoire. S\u2019y ajoute l\u2019acceptation de paiements qualifi\u00e9s en loyers d\u00e8s novembre 2021, caract\u00e9risant un commencement d\u2019ex\u00e9cution du bail verbal et un comportement non \u00e9quivoque du bailleur. L\u2019ensemble forme un faisceau d\u2019indices suffisant.<\/p>\n

Le juge en d\u00e9duit une mutation du statut d\u2019occupation. L\u2019occupante ne peut plus \u00eatre trait\u00e9e comme sans droit ni titre \u00e0 la date consid\u00e9r\u00e9e. L\u2019action en expulsion, fond\u00e9e sur la seule cessation de la relation de travail, se heurte alors au r\u00e9gime protecteur du bail d\u2019habitation et aux exigences probatoires rappel\u00e9es.<\/p>\n

II \u2013 La valeur et la port\u00e9e<\/p>\n

A \u2013 Une solution juridiquement \u00e9quilibr\u00e9e<\/p>\n

La d\u00e9cision m\u00e9nage l\u2019articulation entre droit commun de la preuve et r\u00e9gimes sp\u00e9ciaux du bail verbal, sans \u00e9tendre ind\u00fbment leurs effets. Elle valorise une m\u00e9thode par indices, contr\u00f4l\u00e9e par la barri\u00e8re de l\u2019article 1716 pour le prix, garantissant la s\u00e9curit\u00e9 juridique des relations locatives.<\/p>\n

Elle souligne \u00e9galement une voie de s\u00e9curisation des situations litigieuses: \u00ab Enfin, chaque partie peut exiger, \u00e0 tout moment l\u2019\u00e9tablissement d\u2019un contrat \u00e9crit conforme \u00e0 la loi, par la voie d\u2019une r\u00e9gularisation amiable ou judiciaire. \u00bb L\u2019appel \u00e0 la r\u00e9gularisation, plut\u00f4t qu\u2019\u00e0 la seule sanction, \u00e9pouse l\u2019\u00e9conomie du droit du logement et l\u2019\u00e9quilibre des int\u00e9r\u00eats.<\/p>\n

La r\u00e9serve oppos\u00e9e \u00e0 l\u2019argument d\u2019erreur mat\u00e9rielle para\u00eet conforme aux exigences de preuve de la volont\u00e9 contractuelle. L\u2019acceptation de paiements qualifi\u00e9s en loyers et l\u2019absence d\u2019explication technique rigoureuse d\u00e9placent la charge argumentative vers le bailleur, sans renverser la charge de la preuve.<\/p>\n

B \u2013 Cons\u00e9quences pratiques et perspectives<\/p>\n

Pour les bailleurs employeurs, l\u2019arr\u00eat met en garde contre les ambigu\u00eft\u00e9s de gestion des logements de fonction en fin de contrat de travail. La qualification des flux et la coh\u00e9rence des identifiants techniques influencent directement le statut juridique de l\u2019occupation post\u00e9rieure.<\/p>\n

Pour les occupants, la solution \u00e9claire l\u2019usage des pi\u00e8ces justificatives dans le cadre probatoire de l\u2019article 1715. Des avis d\u2019\u00e9ch\u00e9ances mentionnant loyer, adoss\u00e9s \u00e0 des paiements r\u00e9guliers, peuvent emporter la conviction sur l\u2019existence d\u2019un bail verbal \u00e0 partir d\u2019une date pr\u00e9cise.<\/p>\n

La port\u00e9e demeure n\u00e9anmoins d\u2019esp\u00e8ce. Elle d\u00e9pendra de la densit\u00e9 des indices, de la nature des quittances et de la coh\u00e9rence des syst\u00e8mes internes de gestion. La d\u00e9cision incite \u00e0 formaliser sans d\u00e9lai les p\u00e9riodes transitoires par des conventions \u00e9crites adapt\u00e9es, afin de pr\u00e9venir de nouveaux contentieux.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

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