{"id":685326,"date":"2026-04-25T20:34:45","date_gmt":"2026-04-25T18:34:45","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-le-10-juillet-1965-n23-15317\/"},"modified":"2026-04-25T20:34:45","modified_gmt":"2026-04-25T18:34:45","slug":"tribunal-judiciaire-le-10-juillet-1965-n23-15317","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-le-10-juillet-1965-n23-15317\/","title":{"rendered":"Tribunal judiciaire, le 10 juillet 1965, n\u00b023\/15317"},"content":{"rendered":"
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Tribunal judiciaire de [Localit\u00e9 7], 19 juin 2025. Le litige porte sur le recouvrement d\u2019arri\u00e9r\u00e9s de charges de copropri\u00e9t\u00e9 et l\u2019imputation de frais li\u00e9s aux d\u00e9marches de recouvrement. Une copropri\u00e9taire d\u2019un lot au sein d\u2019un immeuble r\u00e9gi par la loi du 10 juillet 1965 n\u2019a pas r\u00e9gl\u00e9 diverses provisions et r\u00e9gularisations. Le syndicat des copropri\u00e9taires a sollicit\u00e9 le paiement du principal, des dommages et int\u00e9r\u00eats distincts et une indemnit\u00e9 proc\u00e9durale. La d\u00e9fenderesse n\u2019a pas comparu, de sorte que la formation statue sur le fond sous le contr\u00f4le rappel\u00e9 par l\u2019article 472 du code de proc\u00e9dure civile, selon lequel \u00ab si le d\u00e9fendeur ne compara\u00eet pas, il est n\u00e9anmoins statu\u00e9 sur le fond. Le juge ne fait droit \u00e0 la demande que dans la mesure o\u00f9 il l’estime r\u00e9guli\u00e8re, recevable et bien fond\u00e9e \u00bb. La question soulev\u00e9e concerne les exigences probatoires pour \u00e9tablir la dette et les conditions d\u2019imputation au seul copropri\u00e9taire d\u00e9faillant de certains frais de recouvrement au titre de l\u2019article 10-1, ainsi que l\u2019octroi d\u2019une indemnit\u00e9 suppl\u00e9mentaire au-del\u00e0 de l\u2019int\u00e9r\u00eat moratoire. La juridiction admet le principe de la cr\u00e9ance de charges mais r\u00e9duit la somme aux seuls postes justifi\u00e9s, \u00e9carte les frais non \u00e9tablis comme extraordinaires et rejette la demande de dommages et int\u00e9r\u00eats distincts, tout en allouant une indemnit\u00e9 au titre de l\u2019article 700 du code de proc\u00e9dure civile.<\/p>\n

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

A. L\u2019exigence probatoire pour la cr\u00e9ance de charges<\/p>\n

Le jugement rappelle avec nettet\u00e9 la charge de la preuve et les pi\u00e8ces attendues. Il \u00e9nonce que \u00ab En vertu des dispositions conjugu\u00e9es des articles 1353 du code civil et 9 du code de proc\u00e9dure civile, il appartient au syndicat des copropri\u00e9taires de prouver que le copropri\u00e9taire est redevable de la somme r\u00e9clam\u00e9e dans sa totalit\u00e9 \u00bb. Il pr\u00e9cise encore: \u00ab \u00c0 cette fin, il doit produire tous les documents utiles pour justifier sa demande et notamment un d\u00e9compte de la dette depuis son origine ainsi que les appels de fonds et proc\u00e8s-verbaux des assembl\u00e9es g\u00e9n\u00e9rales correspondantes ayant approuv\u00e9 les comptes et vot\u00e9 les budgets provisionnels du ou des exercices correspondants \u00bb. La solution s\u2019articule donc autour du couple comptes approuv\u00e9s\u2013appels de fonds, appuy\u00e9 par un d\u00e9compte complet, afin d\u2019\u00e9tablir une cr\u00e9ance certaine, liquide et exigible. Les pi\u00e8ces vers\u00e9es ont permis de retenir le principal, assorti des int\u00e9r\u00eats l\u00e9gaux \u00e0 compter de l\u2019assignation, conform\u00e9ment \u00e0 la demande.<\/p>\n

B. La d\u00e9limitation des frais imputables au seul copropri\u00e9taire<\/p>\n

La formation op\u00e8re une distinction stricte entre les frais relevant de la gestion courante du syndic et ceux, exceptionnels, imputables au seul d\u00e9biteur au sens de l\u2019article 10-1. Elle constate d\u2019abord une carence d\u2019assise contractuelle sur une partie de la p\u00e9riode: \u00ab Le syndicat des coproprietaires ne produit cependant que le contrat conclu avec le syndic pour la p\u00e9riode du 01 juillet 2023 au 31 d\u00e9cembre 2024 si bien qu’il n’est pas possible de d\u00e9terminer le montant contractuellement pr\u00e9vu pour les frais factur\u00e9s avant la date de prise d’effet du contrat \u00bb. Elle qualifie ensuite la nature des diligences attendues pour une imputation individuelle, en soulignant que \u00ab Ces frais ne pourraient donc \u00eatre retenus que s’ils exc\u00e9daient la gestion courante du syndic et traduisaient des diligences r\u00e9elles, inhabituelles et n\u00e9cessaires propres \u00e0 permettre au syndicat des copropri\u00e9taires de recouvrer une cr\u00e9ance justifi\u00e9e \u00e0 l’encontre d’un copropri\u00e9taire d\u00e9faillant, ce qui ressort au demeurant des termes m\u00eames du contrat qui pr\u00e9voit une tarification \u201cuniquement en cas de diligences exceptionnelles\u201d \u00bb. Constatant l\u2019absence de telles diligences, elle tranche sans ambigu\u00eft\u00e9: \u00ab Or, il n’est justifi\u00e9 en l’esp\u00e8ce, d’aucune diligences de cette nature exc\u00e9dant la gestion courante du syndic \u00bb. Le refus d\u2019imputer les frais litigieux s\u2019inscrit ainsi dans une logique probatoire rigoureuse et fonctionnelle.<\/p>\n

II. Valeur et port\u00e9e de la d\u00e9cision<\/p>\n

A. Une clarification utile des fronti\u00e8res de la gestion du syndic<\/p>\n

La d\u00e9cision \u00e9claire la port\u00e9e de l\u2019article 10-1 en subordonnant l\u2019imputation des frais \u00e0 la preuve d\u2019actes positifs exc\u00e9dant la gestion ordinaire. Elle insiste sur la nature des missions de base, ce que confirme la motivation relative aux frais d\u2019avocat: \u00ab l’activit\u00e9 du syndic pour engager le recouvrement des sommes dues par un copropri\u00e9taire constitue un acte \u00e9l\u00e9mentaire d’administration de la copropri\u00e9t\u00e9 faisant partie de ses fonctions de base \u00bb. La m\u00e9thode retenue \u00e9vite une requalification artificielle de t\u00e2ches courantes en diligences pr\u00e9tendument exceptionnelles. Elle exige, en outre, l\u2019articulation pr\u00e9cise des frais avec le contrat de syndic applicable dans le temps, condition d\u00e9cisive pour \u00e9carter les postes non couverts. Cette approche renforce la s\u00e9curit\u00e9 juridique des copropri\u00e9taires et la pr\u00e9visibilit\u00e9 des charges, sans entraver les d\u00e9marches r\u00e9ellement n\u00e9cessaires de recouvrement qui, d\u00fbment \u00e9tablies, demeurent imputables.<\/p>\n

B. Le rappel du r\u00e9gime de l\u2019int\u00e9r\u00eat moratoire et du pr\u00e9judice distinct<\/p>\n

Sur la demande indemnitaire, le jugement rappelle le cadre de l\u2019article 1231-6, selon lequel l\u2019indemnisation du retard consiste d\u2019abord en l\u2019int\u00e9r\u00eat au taux l\u00e9gal, un compl\u00e9ment n\u2019\u00e9tant envisageable qu\u2019en pr\u00e9sence d\u2019un pr\u00e9judice autonome. La motivation est explicite: \u00ab Par cons\u00e9quent, faute de justifier de l’existence d’un pr\u00e9judice financier n\u00e9 et actuel, distinct de celui susceptible d’\u00eatre r\u00e9par\u00e9 par les int\u00e9r\u00eats moratoires assortissant sa cr\u00e9ance en application de l’article 1231-6 du code civil, le syndicat des copropri\u00e9taires est d\u00e9bout\u00e9 de sa demande de dommages et int\u00e9r\u00eats \u00bb. L\u2019exigence d\u2019un dommage distinct et prouv\u00e9 interdit d\u2019\u00e9riger l\u2019atteinte all\u00e9gu\u00e9e \u00e0 la tr\u00e9sorerie en pr\u00e9judice abstrait. Elle pr\u00e9vient une double r\u00e9paration, l\u2019int\u00e9r\u00eat moratoire accomplissant sa fonction normative de compensation du retard. La solution, ferme mais mesur\u00e9e, maintient l\u2019\u00e9quilibre entre l\u2019effectivit\u00e9 du recouvrement et la protection du d\u00e9biteur contre des condamnations suppl\u00e9tives non caract\u00e9ris\u00e9es. L\u2019ex\u00e9cution provisoire de droit compl\u00e8te enfin l\u2019\u00e9conomie de la d\u00e9cision, sans bouleverser le r\u00e9gime applicable.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Tribunal judiciaire de [Localit\u00e9 7], 19 juin 2025. Le litige porte sur le recouvrement d\u2019arri\u00e9r\u00e9s de charges de copropri\u00e9t\u00e9 et l\u2019imputation de frais li\u00e9s aux…<\/p>\n","protected":false},"author":232070755,"featured_media":9490,"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":"","_kj_official_id":"","_kj_official_url":"","_kj_judilibre_id":"","_kj_jur":"","_kj_lieu":"","_kj_chambre":"","_kj_rg":"","_kj_date":"","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685326","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire, le 10 juillet 1965, n\u00b023\/15317 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Tribunal judiciaire de [Localit\u00e9 7], 19 juin 2025. 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