{"id":684949,"date":"2026-04-25T20:07:57","date_gmt":"2026-04-25T18:07:57","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-le-6-juillet-1989-n24-01457\/"},"modified":"2026-04-25T20:07:57","modified_gmt":"2026-04-25T18:07:57","slug":"cour-dappel-le-6-juillet-1989-n24-01457","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-le-6-juillet-1989-n24-01457\/","title":{"rendered":"Cour d&#8217;appel, le 6 juillet 1989, n\u00b024\/01457"},"content":{"rendered":"<div class=\"article-content\">\n<p>Cour d&#8217;appel de Metz, 11 septembre 2025. Le litige porte sur l\u2019acquisition d\u2019une clause r\u00e9solutoire dans un bail d\u2019habitation et sur les effets des d\u00e9lais de paiement pr\u00e9vus par l\u2019article 24 de la loi du 6 juillet 1989, dans sa r\u00e9daction issue de la loi du 27 juillet 2023. La question est nourrie par l\u2019articulation entre une r\u00e9siliation acquise en r\u00e9f\u00e9r\u00e9 et un apurement int\u00e9gral de la dette avant l\u2019audience d\u2019appel.<\/p>\n<p>Un bail d\u2019habitation a \u00e9t\u00e9 conclu le 13 janvier 2023. Un commandement de payer visant la clause r\u00e9solutoire a \u00e9t\u00e9 d\u00e9livr\u00e9 le 3 juillet 2023 pour une somme de 825 euros, demeur\u00e9e impay\u00e9e dans les deux mois. L\u2019assignation en r\u00e9f\u00e9r\u00e9 a \u00e9t\u00e9 d\u00e9livr\u00e9e le 10 janvier 2024. Par ordonnance du 11 juillet 2024, le juge des contentieux de la protection a constat\u00e9 l\u2019acquisition de la clause, ordonn\u00e9 l\u2019expulsion, fix\u00e9 une indemnit\u00e9 d\u2019occupation et refus\u00e9 d\u2019office des d\u00e9lais.<\/p>\n<p>Sur appel du 30 juillet 2024, la locataire a demand\u00e9 l\u2019irrecevabilit\u00e9 des demandes en r\u00e9f\u00e9r\u00e9, sinon la suspension de la clause et l\u2019octroi de d\u00e9lais, en indiquant avoir apur\u00e9 l\u2019arri\u00e9r\u00e9 au mois de mai 2025. Le bailleur a sollicit\u00e9 la confirmation, en \u00e9valuant la dette \u00e0 453,88 euros au mois de mai 2025. La cl\u00f4ture est intervenue le 20 mai 2025.<\/p>\n<p>La difficult\u00e9 tient \u00e0 la possibilit\u00e9, pour le juge d\u2019appel, de neutraliser r\u00e9troactivement une clause r\u00e9solutoire acquise, au vu de l\u2019apurement de la dette locative et du versement du loyer courant avant l\u2019audience, en recourant \u00e0 l\u2019article 24 V. Elle s\u2019accompagne d\u2019un contr\u00f4le du p\u00e9rim\u00e8tre de l\u2019arri\u00e9r\u00e9 locatif, \u00e0 l\u2019exclusion des frais de proc\u00e9dure et sommes allou\u00e9es au titre de l\u2019article 700 du code de proc\u00e9dure civile. La cour confirme l\u2019acquisition initiale, mais prononce la suspension avec effet extinctif, rejetant l\u2019expulsion et la provision.<\/p>\n<p>I \u2013 Le sens de la d\u00e9cision: validation du cadre de r\u00e9f\u00e9r\u00e9 et de l\u2019acquisition initiale<\/p>\n<p>A \u2013 Recevabilit\u00e9 en r\u00e9f\u00e9r\u00e9 et absence de contestation s\u00e9rieuse<\/p>\n<p>La cour confirme le cadre de la proc\u00e9dure de r\u00e9f\u00e9r\u00e9 en adoptant les motifs du premier juge. Elle \u00e9nonce que &#8220;c\u2019est \u00e0 juste titre et par des motifs pertinents que la cour adopte, que le premier juge a d\u00e9clar\u00e9 la proc\u00e9dure r\u00e9guli\u00e8re et recevables les demandes du bailleur&#8221;. Le contr\u00f4le propre \u00e0 l\u2019article 835 du code de proc\u00e9dure civile est rappel\u00e9 en creux par la formule selon laquelle &#8220;il n\u2019y a aucune contestation s\u00e9rieuse sur les demandes de l\u2019intim\u00e9&#8221;.<\/p>\n<p>Le juge des contentieux de la protection pouvait donc statuer en r\u00e9f\u00e9r\u00e9 sur la clause r\u00e9solutoire et l\u2019indemnit\u00e9 d\u2019occupation, le caract\u00e8re non s\u00e9rieusement contestable des obligations \u00e9tant retenu au jour o\u00f9 il statuait. Cette appr\u00e9ciation circonscrit l\u2019office du juge d\u2019appel, qui contr\u00f4le la r\u00e9gularit\u00e9 et confirme l\u2019absence de contestation s\u00e9rieuse \u00e0 ce stade proc\u00e9dural, tout en r\u00e9examinant les \u00e9l\u00e9ments actualis\u00e9s sur la dette.<\/p>\n<p>B \u2013 Acquisition de la clause r\u00e9solutoire et fixation de l\u2019indemnit\u00e9 d\u2019occupation<\/p>\n<p>La cour rappelle la r\u00e8gle de principe: &#8220;selon l\u2019article 24 de la loi du 6 juillet 1989, la clause pr\u00e9voyant la r\u00e9siliation de plein droit du contrat de bail [&#8230;] produit effet deux mois apr\u00e8s un commandement de payer demeur\u00e9 infructueux&#8221;. Le commandement d\u00e9livr\u00e9 le 3 juillet 2023 est rest\u00e9 impay\u00e9 dans le d\u00e9lai, malgr\u00e9 un versement partiel insuffisant. La cons\u00e9quence est nette: &#8220;il convient de confirmer l\u2019ordonnance en ce qu\u2019elle a constat\u00e9 que les conditions d\u2019acquisition de la clause r\u00e9solutoire sont r\u00e9unies \u00e0 la date du 3 septembre 2023&#8221;.<\/p>\n<p>Sur cette base, la cour confirme l\u2019indemnit\u00e9 d\u2019occupation mensuelle, &#8220;par des motifs pertinents&#8221; du premier juge, \u00e0 compter de la r\u00e9siliation. Le principe de substitution de l\u2019indemnit\u00e9 aux loyers et charges, jusqu\u2019\u00e0 lib\u00e9ration des lieux, est ainsi r\u00e9affirm\u00e9 dans le cadre classique des effets d\u2019une clause r\u00e9solutoire de bail d\u2019habitation.<\/p>\n<p>II \u2013 La valeur et la port\u00e9e: r\u00e9troaction des d\u00e9lais de l\u2019article 24 V et \u00e9puration de l\u2019arri\u00e9r\u00e9<\/p>\n<p>A \u2013 La suspension r\u00e9troactive des effets de la clause et la neutralisation de la r\u00e9siliation<\/p>\n<p>Le c\u0153ur de l\u2019arr\u00eat se situe dans l\u2019usage de l\u2019article 24 V, tel que modifi\u00e9 par la loi du 27 juillet 2023, lorsque le locataire a &#8220;repris le versement int\u00e9gral du loyer courant avant la date de l\u2019audience&#8221; et se trouve &#8220;en situation de r\u00e9gler sa dette locative&#8221;. La cour cite la facult\u00e9 d\u2019&#8221;accorder des d\u00e9lais de paiement dans la limite de trois ann\u00e9es&#8221;. Elle constate l\u2019apurement total de l\u2019arri\u00e9r\u00e9 et le versement du loyer courant avant l\u2019audience.<\/p>\n<p>Il s\u2019ensuit une d\u00e9cision structurante: &#8220;il convient donc de lui accorder des d\u00e9lais de paiement avec suspension des effets de la clause r\u00e9solutoire \u00e0 compter du commandement de payer jusqu\u2019au 5 mai 2025&#8221;. Le raisonnement s\u2019ach\u00e8ve par la formule d\u00e9cisive, \u00e0 forte port\u00e9e extinctive: &#8220;la clause r\u00e9solutoire est r\u00e9put\u00e9e ne jamais avoir jou\u00e9&#8221;. La poursuite du bail dans ses conditions originelles d\u00e9coule logiquement de cette neutralisation, et la demande d\u2019expulsion est rejet\u00e9e.<\/p>\n<p>L\u2019articulation adopt\u00e9e confirme une lecture finaliste de l\u2019article 24 V, qui permet d\u2019absorber une r\u00e9siliation d\u00e9j\u00e0 acquise si les conditions mat\u00e9rielles d\u2019apurement et de reprise des paiements sont remplies. La solution consolide l\u2019objectif de maintien dans les lieux en cas de solvabilisation av\u00e9r\u00e9e et v\u00e9rifiable avant l\u2019audience.<\/p>\n<p>B \u2013 La d\u00e9limitation stricte de l\u2019arri\u00e9r\u00e9 locatif et les effets pratiques en r\u00e9f\u00e9r\u00e9<\/p>\n<p>La cour contr\u00f4le avec pr\u00e9cision le p\u00e9rim\u00e8tre de la dette en excluant les postes \u00e9trangers \u00e0 l\u2019arri\u00e9r\u00e9 locatif. Elle retient qu\u2019&#8221;ont \u00e9t\u00e9 d\u00e9compt\u00e9s [&#8230;] le co\u00fbt des actes de proc\u00e9dure et la condamnation \u00e0 une indemnit\u00e9 au titre de l\u2019article 700 [&#8230;] qui ne sont pas dus au titre de l\u2019arri\u00e9r\u00e9 locatif et doivent \u00eatre d\u00e9duits&#8221;. Apr\u00e8s d\u00e9duction des frais indus, la dette ressortait \u00e0 69,96 euros au 23 avril 2025, puis \u00e0 n\u00e9ant \u00e0 la suite d\u2019un versement du 5 mai 2025.<\/p>\n<p>D\u00e8s lors, &#8220;il n\u2019est pas justifi\u00e9 d\u2019un arri\u00e9r\u00e9 locatif \u00e0 hauteur de cour&#8221;. La provision sollicit\u00e9e au titre des loyers, charges et indemnit\u00e9s d\u2019occupation est rejet\u00e9e. L\u2019\u00e9conomie de la d\u00e9cision est coh\u00e9rente: le r\u00e9f\u00e9r\u00e9 ne peut servir \u00e0 provisionner des sommes exclues de l\u2019arri\u00e9r\u00e9, ni \u00e0 ignorer un apurement intervenu avant l\u2019audience, d\u00fbment justifi\u00e9 par pi\u00e8ces contemporaines et contr\u00f4lables.<\/p>\n<p>La port\u00e9e pratique est double. D\u2019une part, les bailleurs doivent isoler strictement les loyers et charges r\u00e9cup\u00e9rables, sans y agr\u00e9ger frais de proc\u00e9dure ou sommes allou\u00e9es au titre de l\u2019article 700, qui rel\u00e8vent d\u2019un autre r\u00e9gime. D\u2019autre part, l\u2019actualisation des d\u00e9comptes et la preuve de paiements r\u00e9cents p\u00e8sent lourdement sur l\u2019issue du r\u00e9f\u00e9r\u00e9 comme de l\u2019appel, puisque la condition d\u2019apurement et de reprise des loyers conditionne l\u2019usage de l\u2019article 24 V et, partant, la neutralisation de la clause.<\/p>\n<p>En d\u00e9finitive, la d\u00e9cision conjugue fermet\u00e9 sur l\u2019acquisition originelle de la clause et pragmatisme sur sa neutralisation, une fois v\u00e9rifi\u00e9e la solvabilit\u00e9 effective et l\u2019apurement complet avant l\u2019audience d\u2019appel. Elle stabilise la m\u00e9thode de calcul de l\u2019arri\u00e9r\u00e9 et confirme l\u2019ambition pr\u00e9ventive de l\u2019article 24 V, sans alt\u00e9rer l\u2019office du juge des r\u00e9f\u00e9r\u00e9s tel que circonscrit par l\u2019article 835 du code de proc\u00e9dure civile.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Cour d&#8217;appel de Metz, 11 septembre 2025. Le litige porte sur l\u2019acquisition d\u2019une clause r\u00e9solutoire dans un bail d\u2019habitation et sur les effets des d\u00e9lais de&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4758,"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":"68c3b5e93f8c7b31ea145793","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68c3b5e93f8c7b31ea145793","_kj_judilibre_id":"68c3b5e93f8c7b31ea145793","_kj_jur":"Cour d'appel","_kj_lieu":"Metz","_kj_chambre":"3\u00e8me chambre","_kj_rg":"24\/01457","_kj_date":"2025-09-11","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684949","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.5 (Yoast SEO v27.5) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Cour d&#039;appel, le 6 juillet 1989, n\u00b024\/01457 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Cour d&#039;appel de Metz, 11 septembre 2025. 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