{"id":684018,"date":"2026-04-25T19:16:35","date_gmt":"2026-04-25T17:16:35","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-basse-le-19-fevrier-2024-n24-00407\/"},"modified":"2026-04-25T19:16:35","modified_gmt":"2026-04-25T17:16:35","slug":"cour-dappel-de-basse-le-19-fevrier-2024-n24-00407","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-basse-le-19-fevrier-2024-n24-00407\/","title":{"rendered":"Cour d’appel de Basse, le 19 f\u00e9vrier 2024, n\u00b024\/00407"},"content":{"rendered":"
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La Cour d’appel de Basse\u2011Terre, 2e chambre civile, arr\u00eat n\u00b0 [Immatriculation 3], juillet 2025, n\u00b0 RG 24\/00407, statue en mati\u00e8re locative. Un bail d\u2019habitation conclu en 1998 r\u00e9git une maison donn\u00e9e \u00e0 bail, le bailleur r\u00e9clamant des arri\u00e9r\u00e9s significatifs \u00e0 la locataire.<\/p>\n

Apr\u00e8s mise en demeure en 2022, le bailleur a assign\u00e9 en paiement des loyers et charges impay\u00e9s. Par jugement du 19 f\u00e9vrier 2024, le juge des contentieux de la protection de Pointe\u2011\u00e0\u2011Pitre a condamn\u00e9 la locataire \u00e0 31 367,71 euros, int\u00e9r\u00eats de droit.<\/p>\n

Devant la cour, l\u2019appelante invoque une exception d\u2019inex\u00e9cution fond\u00e9e sur l\u2019ind\u00e9cence all\u00e9gu\u00e9e du logement et requiert restitution de loyers et dommages. L\u2019intim\u00e9 conclut \u00e0 la confirmation, aux int\u00e9r\u00eats, et sollicite une indemnit\u00e9 au titre de l\u2019article 700 du code de proc\u00e9dure civile.<\/p>\n

La question pos\u00e9e concerne les conditions d\u2019une exception d\u2019inex\u00e9cution en bail d\u2019habitation ancien, en l\u2019absence de d\u00e9cision pr\u00e9alable de suspension du loyer. Elle concerne aussi l\u2019effet d\u00e9volutif et la sanction du d\u00e9faut de moyens au soutien des pr\u00e9tentions en appel. La cour confirme la condamnation au paiement, \u00e9carte l\u2019exception, rejette le pr\u00e9judice de jouissance et les d\u00e9lais, et alloue 3 500 euros au titre de l\u2019article 700 d\u2019appel.<\/p>\n

I. Le cadre de l\u2019exception d\u2019inex\u00e9cution en bail d\u2019habitation ancien<\/p>\n

A. Textes applicables et principe jurisprudentiel<\/p>\n

Le contrat date de 1998. La cour applique la version initiale de l\u2019article 6 de la loi du 6 juillet 1989, ainsi que les articles 1719 et 1720 du code civil, dans leurs r\u00e9dactions ant\u00e9rieures \u00e0 2000. Elle souligne que l\u2019obligation de d\u00e9livrance et l\u2019obligation d\u2019entretien du bailleur restent au c\u0153ur du r\u00e9gime, sans confusion avec les seules r\u00e9parations locatives.<\/p>\n

La d\u00e9cision replace l\u2019exception d\u2019inex\u00e9cution dans sa source pr\u00e9torienne, ant\u00e9rieure \u00e0 la r\u00e9forme de 2016. Elle rappelle, en des termes g\u00e9n\u00e9raux, la r\u00e8gle d\u00e9gag\u00e9e de longue date. Selon l\u2019arr\u00eat, \u00ab Attendu que, d\u00e8s avant la codification de l’exception d’inex\u00e9cution entr\u00e9e en vigueur en 2016 dans le cadre du nouvel article 1219 du code civil non-applicable au bail de 1998, la cour de cassation jugeait qu’une partie pouvait refuser d’ex\u00e9cuter son obligation, alors m\u00eame que celle-ci \u00e9tait exigible, si l’autre n’ex\u00e9cutait pas la sienne et si cette inex\u00e9cution \u00e9tait suffisamment grave ; \u00bb. L\u2019exigence d\u2019une gravit\u00e9 caract\u00e9ris\u00e9e structure donc la d\u00e9fense.<\/p>\n

La cour rappelle aussi l\u2019office sp\u00e9cifique du juge en mati\u00e8re de d\u00e9cence et d\u2019adaptation du loyer. L\u2019action fond\u00e9e sur l\u2019article 20\u20111 de la loi de 1989 permet une r\u00e9duction ou suspension judiciaire, sans atteinte \u00e0 la validit\u00e9 du bail en cours. L\u2019initiative judiciaire s\u2019impose avant toute r\u00e9tention unilat\u00e9rale du loyer par le locataire.<\/p>\n

B. Exigence d\u2019impossibilit\u00e9 d\u2019occuper et contr\u00f4le des preuves<\/p>\n

La motivation centrale \u00e9rige un crit\u00e8re strict lorsque le locataire n\u2019a pas saisi le juge avant de cesser de payer. L\u2019arr\u00eat \u00e9nonce que \u00ab lorsque le locataire n’a pas pr\u00e9alablement saisi un juge pour obtenir une r\u00e9duction ou une suspension du loyer, il ne peut se pr\u00e9valoir de l’exception d’inex\u00e9cution pour s’opposer aux demandes du bailleur fond\u00e9es sur le d\u00e9faut de paiement des loyers, que s’il d\u00e9montre qu’en raison des manquements de ce dernier \u00e0 ses obligations de d\u00e9livrance et d’entretien, il s’est trouv\u00e9 dans l’impossibilit\u00e9 d’occuper le logement objet du bail \u00bb. Le standard probatoire est clair et protecteur de la s\u00e9curit\u00e9 contractuelle.<\/p>\n

Le contr\u00f4le des preuves est rigoureux. Les constats et rapports vers\u00e9s ne d\u00e9crivent pas une atteinte telle \u00e0 l\u2019usage que l\u2019occupation deviendrait impossible. La cour retient qu\u2019\u00ab aucun des constat et rapports pr\u00e9cit\u00e9s n’\u00e9voque une inhabiltabilit\u00e9 \u00bb, quand bien m\u00eame ils pointent un d\u00e9faut d\u2019entretien r\u00e9gulier (\u00ab l’entretien constant de cet immeuble n’est pas fait de mani\u00e8re r\u00e9guli\u00e8re \u00bb). L\u2019arr\u00eat rel\u00e8ve l\u2019absence de r\u00e9clamations circonstanci\u00e9es de la locataire, l\u2019existence de travaux de couverture pass\u00e9s, d\u2019un devis accept\u00e9 non r\u00e9alis\u00e9 du fait d\u2019oppositions, et une valeur v\u00e9nale significative du bien. L\u2019ind\u00e9cence all\u00e9gu\u00e9e, non \u00e9tablie, ne peut alors neutraliser l\u2019obligation de paiement, de sorte que la condamnation au principal est confirm\u00e9e.<\/p>\n

II. Port\u00e9e proc\u00e9durale et enseignements<\/p>\n

A. Effet d\u00e9volutif et discipline des pr\u00e9tentions<\/p>\n

La cour rappelle l\u2019encadrement pr\u00e9cis de l\u2019effet d\u00e9volutif et le r\u00f4le du dispositif des \u00e9critures. Elle cite l\u2019article 954 ancien, dans une formule d\u00e9sormais classique, selon laquelle \u00ab la cour ne statue que sur les pr\u00e9tentions \u00e9nonc\u00e9es au dispositif des conclusions des parties et n’examine les moyens au soutien de ces pr\u00e9tentions que s’ils sont invoqu\u00e9s dans la discussion \u00bb. Les chefs non d\u00e9f\u00e9r\u00e9s demeurent hors du litige d\u2019appel.<\/p>\n

S\u2019agissant du pr\u00e9judice de jouissance, la demande est nouvelle mais recevable, car attach\u00e9e \u00e0 la d\u00e9fense au fond. La cour l\u2019\u00e9nonce avec nettet\u00e9 : \u00ab elle est n\u00e9anmoins recevable au sens de l’article 566 du code de proc\u00e9dure civile, comme \u00e9tant l’accessoire de son exception d’inex\u00e9cution \u00bb. Cependant, aucun moyen n\u2019\u00e9tant d\u00e9velopp\u00e9 au soutien dans la discussion, la sanction s\u2019impose. L\u2019arr\u00eat tranche que, faute d\u2019argumentation utile, \u00ab la cour ne peut qu’en d\u00e9bouter l’appelante \u00bb. La m\u00eame rigueur s\u2019applique \u00e0 la demande de d\u00e9lais de gr\u00e2ce, d\u00e8s lors que l\u2019appelante \u00ab se borne \u00e0 formuler cette demande sans la motiver \u00bb.<\/p>\n

B. Cons\u00e9quences pratiques pour les acteurs du bail<\/p>\n

L\u2019arr\u00eat confirme une ligne de prudence quant aux retenues unilat\u00e9rales de loyer. En l\u2019absence de d\u00e9cision pr\u00e9alable, seule une impossibilit\u00e9 d\u2019occuper solidement d\u00e9montr\u00e9e peut neutraliser l\u2019obligation de paiement. \u00c0 d\u00e9faut, l\u2019exception d\u2019inex\u00e9cution demeure inop\u00e9rante, m\u00eame en pr\u00e9sence de d\u00e9sordres exigeant des travaux.<\/p>\n

La d\u00e9cision illustre aussi la discipline des \u00e9critures en appel. Les pr\u00e9tentions doivent \u00eatre pr\u00e9cis\u00e9ment articul\u00e9es au dispositif, et les moyens correspondants d\u00e9velopp\u00e9s dans la discussion. \u00c0 d\u00e9faut de moyens, la pr\u00e9tention est vou\u00e9e au rejet, quand bien m\u00eame son objet serait recevable. Il convient, enfin, de documenter sans d\u00e9lai les r\u00e9clamations techniques et de saisir le juge sur le fondement de l\u2019article 20\u20111, afin d\u2019obtenir la r\u00e9duction ou la suspension judiciaire du loyer, plut\u00f4t que d\u2019interrompre unilat\u00e9ralement les paiements. L\u2019\u00e9conomie de l\u2019arr\u00eat en tire une cons\u00e9quence logique sur les frais, en allouant une indemnit\u00e9 d\u2019appel significative au titre de l\u2019article 700.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

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