{"id":684823,"date":"2026-04-25T20:03:18","date_gmt":"2026-04-25T18:03:18","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-26-juin-2025-n23-06242\/"},"modified":"2026-04-25T20:03:18","modified_gmt":"2026-04-25T18:03:18","slug":"cour-dappel-de-paris-le-26-juin-2025-n23-06242","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-paris-le-26-juin-2025-n23-06242\/","title":{"rendered":"Cour d’appel de Paris, le 26 juin 2025, n\u00b023\/06242"},"content":{"rendered":"
\n

Par un arr\u00eat du 26 juin 2025, la Cour d’appel de Paris, P\u00f4le 4 – Chambre 3, tranche un litige n\u00e9 d\u2019une occupation post\u00e9rieure \u00e0 deux d\u00e9c\u00e8s. Le contentieux oppose un bailleur social \u00e0 des proches demeur\u00e9s dans un logement conventionn\u00e9 apr\u00e8s la disparition du locataire puis de son conjoint. Apr\u00e8s sommation de quitter les lieux et assignation, l\u2019expulsion est devenue sans objet, les int\u00e9ress\u00e9s ayant lib\u00e9r\u00e9 l\u2019appartement en novembre 2022. La discussion a d\u00e8s lors port\u00e9 sur une dette d\u2019occupation et sur d\u2019\u00e9ventuels dommages-int\u00e9r\u00eats compl\u00e9mentaires.<\/p>\n

Le juge des contentieux de la protection de Montreuil, le 10 mars 2023, a rejet\u00e9 la demande principale de paiement, tout en statuant sur les frais. Le bailleur a relev\u00e9 appel. Les intim\u00e9s n\u2019ont pas constitu\u00e9, la proc\u00e9dure ayant \u00e9t\u00e9 poursuivie par d\u00e9faut. La cour rappelle que \u00ab Il r\u00e9sulte de l’article 472, alin\u00e9a 2, du code de proc\u00e9dure civile, que si l’intim\u00e9 ne comparait pas le juge d’appel est tenu de v\u00e9rifier si la demande de l’appelant est r\u00e9guli\u00e8re recevable et bien fond\u00e9e \u00bb. La question pos\u00e9e tient au transfert l\u00e9gal du bail apr\u00e8s d\u00e9c\u00e8s, aux conditions de sa preuve, et au r\u00e9gime de l\u2019indemnit\u00e9 d\u2019occupation en cas d\u2019\u00e9chec. En r\u00e9ponse, la cour constate la r\u00e9siliation de plein droit du bail depuis 2018, retient la qualit\u00e9 d\u2019occupants sans droit ni titre, fixe l\u2019indemnit\u00e9 au niveau des loyers et charges, et rejette la demande de dommages-int\u00e9r\u00eats distincts.<\/p>\n

I \u2014 La qualification d\u2019occupation sans droit ni titre et son r\u00e9gime<\/p>\n

A \u2014 L\u2019office du juge d\u2019appel en cas de d\u00e9faut et le cadre proc\u00e9dural<\/p>\n

Le d\u00e9faut des intim\u00e9s ne dispense pas la juridiction d\u2019appel d\u2019un contr\u00f4le complet de la demande. La cour explicite son cadre en soulignant deux r\u00e8gles. D\u2019abord, \u00ab Il r\u00e9sulte de l’article 472, alin\u00e9a 2, du code de proc\u00e9dure civile, que si l’intim\u00e9 ne comparait pas le juge d’appel est tenu de v\u00e9rifier si la demande de l’appelant est r\u00e9guli\u00e8re recevable et bien fond\u00e9e \u00bb. Ensuite, la discipline des pr\u00e9tentions gouverne le p\u00e9rim\u00e8tre du litige: \u00ab En application de l’article 954 alin\u00e9a 2 du code de proc\u00e9dure civile, la cour ne statue que sur les pr\u00e9tentions \u00e9nonc\u00e9es au dispositif des conclusions et n’est pas tenue de statuer sur les demandes tendant \u00e0 ” constater “, ” donner acte “, ” dire et juger ” \u00bb. L\u2019\u00e9conomie du d\u00e9bat est ainsi resserr\u00e9e sur la qualification des faits g\u00e9n\u00e9rateurs et sur le quantum mobilis\u00e9 par le dispositif.<\/p>\n

La cons\u00e9quence proc\u00e9durale du d\u00e9faut est \u00e9galement rappel\u00e9e. \u00ab En application de l’article 954 alin\u00e9a 6 du code de proc\u00e9dure civile, la partie qui ne conclut pas est r\u00e9put\u00e9e s’approprier les motifs du jugement \u00bb. Cette pr\u00e9somption ne neutralise pas, pour autant, la charge d\u2019all\u00e9guer et de prouver une dette d\u2019occupation, laquelle demeure soumise aux principes communs. L\u2019arr\u00eat place ainsi la discussion sur son terrain proprement normatif, sans faire peser sur le silence des intim\u00e9s un effet automatique quant au bien-fond\u00e9.<\/p>\n

B \u2014 Le transfert l\u00e9gal du bail et l\u2019extinction automatique du contrat<\/p>\n

Le point de d\u00e9part r\u00e9side dans le statut du bail d\u2019habitation des \u00e9poux. La cour rappelle que \u00ab Il r\u00e9sulte de l’article 1751 du code civil que le droit au bail du local qui sert effectivement \u00e0 l’habitation de deux \u00e9poux (\u2026) est r\u00e9put\u00e9 appartenir \u00e0 l’un et \u00e0 l’autre des \u00e9poux ; qu’en cas de d\u00e9c\u00e8s d’un des \u00e9poux, le conjoint survivant cotitulaire du bail dispose d’un droit exclusif sur celui-ci sauf s’il y renonce express\u00e9ment \u00bb. Le m\u00e9canisme de transfert post mortem est ensuite encadr\u00e9 par la loi du 6 juillet 1989. L\u2019arr\u00eat cite le texte suivant: \u00ab Lors du d\u00e9c\u00e8s du locataire, le contrat de location est transf\u00e9r\u00e9: (\u2026) A d\u00e9faut de personnes remplissant les conditions pr\u00e9vues au pr\u00e9sent article, le contrat de location est r\u00e9sili\u00e9 de plein droit par le d\u00e9c\u00e8s du locataire ou par l’abandon du domicile par ce dernier \u00bb. La juridiction ajoute une mise au point importante: \u00ab Il r\u00e9sulte de ces dispositions que la liste des personnes b\u00e9n\u00e9ficiaires du transfert de plein droit du bail est limitative \u00bb. La date d\u2019appr\u00e9ciation des conditions est fix\u00e9e avec constance \u00ab \u00e0 la date du d\u00e9c\u00e8s et au regard de l’ann\u00e9e pr\u00e9c\u00e9dente \u00bb (Cass. 3e civ., 19 juill. 1995 ; Cass. 3e civ., 28 juin 2018). La preuve incombe \u00e0 celui qui se pr\u00e9vaut de la continuation, ainsi que le rappelle l\u2019arr\u00eat: \u00ab Il appartient \u00e0 celui qui se pr\u00e9vaut du transfert du bail de rapporter la preuve de ce que les conditions en sont r\u00e9unies \u00bb.<\/p>\n

Appliquant ces principes, la cour constate l\u2019absence de toute revendication de transfert et l\u2019absence de preuve des liens requis. Elle en d\u00e9duit la r\u00e9siliation de plein droit du bail depuis 2018 et la qualit\u00e9 d\u2019occupants sans titre des int\u00e9ress\u00e9s. La cons\u00e9quence indemnitaire est classique et fermement justifi\u00e9e: \u00ab Par ailleurs, un occupant sans droit ni titre d’un local est redevable d’une indemnit\u00e9 d’occupation \u00bb. La finalit\u00e9 de cette cr\u00e9ance est \u00e9galement pr\u00e9cis\u00e9e, dans des termes de r\u00e9paration int\u00e9grale: l\u2019indemnit\u00e9 \u00ab ayant pour objet de r\u00e9parer l’entier pr\u00e9judice qui r\u00e9sulte pour le propri\u00e9taire de la privation de son bien (\u2026) sans qu’il en r\u00e9sulte pour elle ni perte ni profit \u00bb. La solution s\u2019inscrit dans un droit commun bien \u00e9tabli, auquel l\u2019arr\u00eat conf\u00e8re une application rigoureuse aux occupations cons\u00e9cutives au d\u00e9c\u00e8s.<\/p>\n

II \u2014 La preuve, le quantum et la port\u00e9e de la solution<\/p>\n

A \u2014 Charge probatoire et modalit\u00e9 de fixation de l\u2019indemnit\u00e9<\/p>\n

Le droit de la preuve gouverne le chiffrage de la dette. La cour rappelle le principe directeur: \u00ab Il est de principe, en application du premier alin\u00e9a de l’article 1353 du code civil, que celui qui r\u00e9clame l’ex\u00e9cution d’une obligation doit la prouver \u00bb. Le d\u00e9compte produit, ventilant loyers et charges, \u00e9tabli sur la p\u00e9riode utile, emporte la conviction de la juridiction. La fixation du quantum r\u00e9pond \u00e0 la finalit\u00e9 compensatoire du m\u00e9canisme: \u00ab Il est conforme \u00e0 la nature compensatoire et indemnitaire de l’indemnit\u00e9 d’occupation de fixer celle-ci au montant du loyer et des charges qui auraient \u00e9t\u00e9 exigibles si le bail s’\u00e9tait poursuivi \u00bb. L\u2019assiette est donc align\u00e9e sur les termes contractuels qu\u2019aurait g\u00e9n\u00e9r\u00e9s la poursuite du bail, ce qui assure une stricte \u00e9quivalence entre la privation subie et la compensation due.<\/p>\n

La d\u00e9limitation temporelle tient aux pr\u00e9tentions de l\u2019appelante et \u00e0 la lib\u00e9ration des lieux. La cour souligne que \u00ab La soci\u00e9t\u00e9 appelante ne formule de demande \u00e0 ce titre qu’\u00e0 compter du mois de juillet 2021; sa demande sera donc accueillie \u00bb. La borne finale est la date de l\u2019\u00e9tat des lieux de sortie, de sorte que la cr\u00e9ance s\u2019arr\u00eate l\u00e9gitimement en novembre 2022. Le montant arr\u00eat\u00e9 \u00e0 5.993,96 euros r\u00e9sulte d\u2019un d\u00e9compte purg\u00e9 des frais \u00e9trangers \u00e0 l\u2019indemnit\u00e9. L\u2019arr\u00eat articule ainsi, avec nettet\u00e9, charge probatoire, coh\u00e9rence du fondement et exactitude du calcul.<\/p>\n

B \u2014 Absence de pr\u00e9judice distinct et enseignements en logement social<\/p>\n

La demande de dommages-int\u00e9r\u00eats autonomes se heurte au principe de r\u00e9paration int\u00e9grale sans enrichissement. L\u2019arr\u00eat rappelle que \u00ab Selon l’article 1240 du code civil, tout fait quelconque de l’homme, qui cause \u00e0 autrui un dommage, oblige celui par la faute duquel il est arriv\u00e9 \u00e0 le r\u00e9parer \u00bb, puis pr\u00e9cise le standard probatoire: \u00ab Le pr\u00e9judice, pour \u00eatre r\u00e9parable, doit \u00eatre personnel, direct et certain ; la r\u00e9paration du dommage doit \u00eatre int\u00e9grale, sans exc\u00e9der le pr\u00e9judice subi, “sans qu’il en r\u00e9sulte pour elle ni perte ni profit” \u00bb. \u00c0 d\u00e9faut de preuve d\u2019un pr\u00e9judice distinct de la dette d\u2019occupation et des int\u00e9r\u00eats l\u00e9gaux, la demande est rejet\u00e9e. Cette motivation \u00e9vite toute double indemnisation et confirme la suffisance structurelle de l\u2019indemnit\u00e9 d\u2019occupation en tant que r\u00e9paration du trouble de jouissance subi par le bailleur.<\/p>\n

L\u2019arr\u00eat s\u2019inscrit, enfin, dans le cadre particulier des logements conventionn\u00e9s. Il rappelle que le III de l\u2019article 40 de la loi de 1989 subordonne, hors cas express\u00e9ment dispens\u00e9s, le transfert \u00e0 des conditions d\u2019attribution et d\u2019adaptation \u00e0 la taille du m\u00e9nage. En l\u2019esp\u00e8ce, l\u2019absence d\u2019all\u00e9gations et de preuve sur ces crit\u00e8res excluait tout maintien. La port\u00e9e de la solution est claire pour les organismes de logement social: veiller, d\u00e8s le d\u00e9c\u00e8s, \u00e0 la v\u00e9rification des b\u00e9n\u00e9ficiaires potentiels et, \u00e0 d\u00e9faut, \u00e0 la liquidation rapide d\u2019une indemnit\u00e9 d\u2019occupation strictement \u00e9quivalente aux loyers et charges. Elle confirme, plus largement, la convergence entre l\u2019objectif de protection du parc social et l\u2019exigence de s\u00e9curit\u00e9 juridique quant aux transmissions du droit au bail apr\u00e8s d\u00e9c\u00e8s.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Par un arr\u00eat du 26 juin 2025, la Cour d’appel de Paris, P\u00f4le 4 – Chambre 3, tranche un litige n\u00e9 d\u2019une occupation post\u00e9rieure \u00e0 deux d\u00e9c\u00e8s. Le contentieux op…<\/p>\n","protected":false},"author":232070755,"featured_media":4812,"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":"685e2c1fca725db24253ebbe","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/685e2c1fca725db24253ebbe","_kj_judilibre_id":"685e2c1fca725db24253ebbe","_kj_jur":"Cour d'appel","_kj_lieu":"Paris","_kj_chambre":"P\u00f4le 4 - Chambre 3","_kj_rg":"23\/06242","_kj_date":"2025-06-26","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684823","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Paris, le 26 juin 2025, n\u00b023\/06242 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Par un arr\u00eat du 26 juin 2025, la Cour d'appel de Paris, P\u00f4le 4 - Chambre 3, tranche un litige n\u00e9 d\u2019une occupation post\u00e9rieure \u00e0 deux d\u00e9c\u00e8s. 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