{"id":685574,"date":"2026-04-25T20:50:40","date_gmt":"2026-04-25T18:50:40","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-aix-en-provence-le-3-juillet-2025-n24-04069\/"},"modified":"2026-04-25T20:50:40","modified_gmt":"2026-04-25T18:50:40","slug":"cour-dappel-de-aix-en-provence-le-3-juillet-2025-n24-04069","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-aix-en-provence-le-3-juillet-2025-n24-04069\/","title":{"rendered":"Cour d’appel de Aix-en-Provence, le 3 juillet 2025, n\u00b024\/04069"},"content":{"rendered":"
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Rendue par la Cour d’appel d’Aix-en-Provence, chambre 1-7, le 3 juillet 2025 (n\u00b0 2025\/290, RG n\u00b0 24\/04069), la d\u00e9cision tranche un contentieux de bail d\u2019habitation marqu\u00e9 par des d\u00e9sordres d\u2019insalubrit\u00e9 all\u00e9gu\u00e9s et une proc\u00e9dure de r\u00e9siliation engag\u00e9e pour impay\u00e9s. Les locataires, titulaires d\u2019un bail conclu en 2013, avaient fait l\u2019objet de deux constats de la police de salubrit\u00e9 suivis de condamnations p\u00e9nales du bailleur en 2019 et 2020, tandis que deux commandements visant la clause r\u00e9solutoire leur \u00e9taient d\u00e9livr\u00e9s en 2020 et 2021. Apr\u00e8s un jugement du juge du contentieux de la protection du tribunal judiciaire de Marseille du 31 janvier 2024 pronon\u00e7ant la r\u00e9siliation et l\u2019expulsion, la cour d\u2019appel, saisie par les locataires, a d\u2019abord statu\u00e9 sur l\u2019incident de timbre fiscal affectant l\u2019intim\u00e9, puis a confirm\u00e9 l\u2019essentiel au fond, en corrigeant la date d\u2019acquisition de la clause r\u00e9solutoire et en allouant une somme modeste au titre du trouble de jouissance.<\/p>\n

La proc\u00e9dure a \u00e9t\u00e9 rythm\u00e9e par une r\u00e9ouverture des d\u00e9bats pour respecter le contradictoire sur le d\u00e9faut d\u2019acquittement du timbre, puis par une mise \u00e0 disposition. Sur le fond, les th\u00e8ses s\u2019opposaient quant \u00e0 la r\u00e9alit\u00e9 et la persistance des d\u00e9sordres, \u00e0 l\u2019acquisition de la clause r\u00e9solutoire et \u00e0 l\u2019exception d\u2019inex\u00e9cution, ainsi qu\u2019\u00e0 la port\u00e9e des condamnations p\u00e9nales ant\u00e9rieures et aux demandes de travaux. La question centrale portait, d\u2019une part, sur la sanction proc\u00e9durale attach\u00e9e au timbre et ses effets sur l\u2019office de la cour, d\u2019autre part, sur l\u2019articulation entre clause r\u00e9solutoire, exception d\u2019inex\u00e9cution et indemnisation de la jouissance dans un contexte d\u2019insalubrit\u00e9 all\u00e9gu\u00e9e. La cour a d\u00e9clar\u00e9 irrecevables les conclusions de l\u2019intim\u00e9, l\u2019a r\u00e9put\u00e9 s\u2019approprier les motifs du jugement, confirm\u00e9 la r\u00e9siliation et l\u2019arri\u00e9r\u00e9, pr\u00e9cis\u00e9 la date d\u2019acquisition au 11 avril 2021, rejet\u00e9 les demandes de travaux, et allou\u00e9 1 000 euros pour un trouble de jouissance circonscrit.<\/p>\n

I \u2014 L\u2019encadrement proc\u00e9dural du timbre fiscal et de l\u2019office du juge d\u2019appel<\/p>\n

A \u2014 La sanction d\u2019irrecevabilit\u00e9 et l\u2019exigence du contradictoire<\/p>\n

La cour rappelle la nature de la sanction tout en en pr\u00e9cisant les conditions de mise en \u0153uvre. Elle \u00e9nonce d\u2019abord sans ambigu\u00eft\u00e9 que \u00ab Que la sanction consiste en une irrecevabilit\u00e9 constat\u00e9e d’office par le juge. \u00bb L\u2019affirmation marque l\u2019automaticit\u00e9 de la cons\u00e9quence, tout en renvoyant \u00e0 une appr\u00e9ciation judiciaire qui demeure contrainte par les garanties proc\u00e9durales.<\/p>\n

Elle assortit imm\u00e9diatement cette rigueur d\u2019une exigence de respect du contradictoire, conditionnant la sanction \u00e0 une invitation pr\u00e9alable \u00e0 s\u2019expliquer. La d\u00e9cision pr\u00e9cise ainsi que \u00ab Que toutefois elle ne peut \u00eatre prononc\u00e9e sans que l’avocat ait \u00e9t\u00e9 invit\u00e9 \u00e0 s’expliquer sur le d\u00e9faut de paiement du timbre ou \u00e0 tout le moins qu’un avis d’avoir \u00e0 justifier de l’acquittement leur ait \u00e9t\u00e9 pr\u00e9alablement adress\u00e9 par le greffe et ce, en vertu du respect du principe du contradictoire. \u00bb La solution articule la finalit\u00e9 fiscale de la contribution et l\u2019\u00e9conomie du proc\u00e8s civil, en imposant un contr\u00f4le de r\u00e9gularit\u00e9 pr\u00e9alable. La r\u00e9ouverture ordonn\u00e9e avant dire droit proc\u00e8de de cette vigilance, puis la cour v\u00e9rifie la temporalit\u00e9 de la r\u00e9gularisation au regard de l\u2019arr\u00eat ayant d\u00e9j\u00e0 statu\u00e9 sur la r\u00e9ouverture. Le d\u00e9faut de justification utile, dans les temps du contradictoire, commande alors la sanction.<\/p>\n

B \u2014 Port\u00e9e de l\u2019irrecevabilit\u00e9 et appropriation des motifs du premier juge<\/p>\n

La cour tire ensuite les cons\u00e9quences proc\u00e9durales de l\u2019irrecevabilit\u00e9 en circonscrivant son office. Elle statue que \u00ab Que d\u00e9s lors il convient de d\u00e9clarer irrecevables les conclusions de ce dernier , lequel est r\u00e9put\u00e9 s’approprier les motifs du jugement conform\u00e9ment aux dispositions de l’article 954 in fine du code de proc\u00e9dure civile. \u00bb L\u2019\u00e9viction des \u00e9critures ne d\u00e9sarme pas pour autant la cour, qui peut confirmer, infirmer ou r\u00e9former en droit \u00e0 partir des motifs adopt\u00e9s.<\/p>\n

L\u2019appropriation des motifs du premier juge op\u00e8re ici comme un vecteur de stabilit\u00e9 des solutions retenues en premi\u00e8re instance, sauf corrections ponctuelles justifi\u00e9es par les \u00e9l\u00e9ments de la cause et les textes applicables. La cour confirme ainsi la r\u00e9siliation et l\u2019arri\u00e9r\u00e9, tout en rectifiant la date d\u2019acquisition de la clause r\u00e9solutoire, et en appr\u00e9ciant distinctement l\u2019\u00e9tendue de la r\u00e9paration du trouble de jouissance. La sanction proc\u00e9durale joue donc sans exc\u00e8s, pr\u00e9servant la coh\u00e9rence de la d\u00e9cision au fond.<\/p>\n

II \u2014 La loyaut\u00e9 contractuelle en bail d\u2019habitation: clause r\u00e9solutoire, exception et r\u00e9parations<\/p>\n

A \u2014 L\u2019acquisition de la clause r\u00e9solutoire et le rejet de l\u2019exception d\u2019inex\u00e9cution<\/p>\n

Au regard des deux commandements rest\u00e9s infructueux et de l\u2019insuffisance des preuves de paiement, la cour constate l\u2019acquisition de la clause r\u00e9solutoire. Elle retient en ces termes que \u00ab Que cependant ils ne justifient pas avoir r\u00e9gl\u00e9 la somme vis\u00e9e au commandement de payer du 11 f\u00e9vrier 2021 pour un montant de 15.740 euros dans le d\u00e9lai de deux mois qui leur \u00e9tait imparti de sorte qu’il y a lieu de constater que les conditions d’acquisition de la clause r\u00e9solutoire contenue dans le bail semblaient r\u00e9unies \u00e0 la date du 11 avril 2021, ces derniers \u00e9tant d\u00e9s lors redevables \u00e0 compter de cette date d’une indemnit\u00e9 d’occupation \u00e9gale au montant du loyers en cours. \u00bb La correction de la date, du 19 au 11 avril 2021, s\u2019inscrit dans la stricte logique de l\u2019\u00e9ch\u00e9ance biennale pr\u00e9vue par la loi du 6 juillet 1989.<\/p>\n

L\u2019exception d\u2019inex\u00e9cution, articul\u00e9e sur des d\u00e9sordres de salubrit\u00e9, est appr\u00e9ci\u00e9e \u00e0 l\u2019aune de la jurisprudence combinant exigence de paiement et impossibilit\u00e9 d\u2019usage. La cour rel\u00e8ve que \u00ab Qu’en l’\u00e9tat si effectivement des infractions au r\u00e8glement sanitaire d\u00e9partemental des Bouches-du-Rh\u00f4ne ont \u00e9t\u00e9 constat\u00e9es, [les locataires] ne d\u00e9montrent pas que le logement donn\u00e9 \u00e0 bail \u00e9tait inhabitable ou frapp\u00e9 d’un arr\u00eat\u00e9 d’insalubrit\u00e9 et ce d’autant plus qu’ils avaient la possibilit\u00e9 de saisir le tribunal judiciaire afin de lui demander l’autorisation de consigner les loyers sur un compte bloqu\u00e9 \u00e0 la Caisse des D\u00e9p\u00f4ts et Consignations. \u00bb La solution, prudente, distingue la g\u00eane r\u00e9elle de l\u2019impossibilit\u00e9 d\u2019habiter et souligne l\u2019outil de consignation, neutralisant le risque d\u2019une suspension unilat\u00e9rale du paiement.<\/p>\n

B \u2014 Les demandes de travaux apr\u00e8s r\u00e9siliation et l\u2019indemnisation du trouble de jouissance<\/p>\n

La r\u00e9siliation prononc\u00e9e produit un effet d\u00e9cisif sur les obligations contractuelles de d\u00e9livrance et d\u2019entretien. La cour rappelle avec nettet\u00e9 que \u00ab l’occupation \u00e0 partir de la date \u00e0 laquelle le bail a pris fin n’a plus aucun fondement conventionnel. \u00bb L\u2019absence de titre exclut corr\u00e9lativement toute injonction de travaux dirig\u00e9e contre un bail d\u00e9sormais \u00e9teint, le r\u00e9gime applicable relevant alors de la seule responsabilit\u00e9 d\u00e9lictuelle en cas de faute prouv\u00e9e, non all\u00e9gu\u00e9e utilement ici.<\/p>\n

Reste l\u2019\u00e9valuation du trouble de jouissance ant\u00e9rieur \u00e0 la r\u00e9siliation, \u00e9clair\u00e9e par les d\u00e9cisions p\u00e9nales intervenues en 2019 et 2020 et par les constats administratifs de 2018 et 2019. La cour fixe une borne temporelle nette en relevant que \u00ab Attendu que si pr\u00e9judice de jouissance il y a, il convient de souligner que les appelants ne sauraient y pr\u00e9tendre \u00e0 compter du 11 avril 2021, date \u00e0 compter de laquelle ils sont occupants sans droit ni titre. \u00bb Elle contr\u00f4le \u00e9galement la preuve de la persistance des d\u00e9sordres apr\u00e8s 2019, en \u00e9non\u00e7ant que \u00ab les appelants sont d\u00e9faillants \u00e0 prouver que ces travaux n’auraient pas \u00e9t\u00e9 r\u00e9alis\u00e9s \u00e0 compter du 14 juin 2019. \u00bb Le quantum allou\u00e9, modeste, tient \u00e0 la g\u00eane objectiv\u00e9e sans atteindre l\u2019impossibilit\u00e9 d\u2019habiter, ce que confirme la formule suivante: \u00ab Qu’il est en effet incontestable que ces derniers n’ont pas eu une jouissance paisible du bien donn\u00e9 \u00e0 bail tenant les d\u00e9sordres l’affectant , sans pour autant avoir \u00e9t\u00e9 dans l’impossibilit\u00e9 de l’habiter \u00bb. L\u2019indemnit\u00e9 de 1 000 euros pour deux ann\u00e9es de trouble, avant r\u00e9siliation, traduit cette conciliation entre constat des manquements et exigence d\u2019une preuve pr\u00e9cise de leur dur\u00e9e.<\/p>\n

La r\u00e9partition des frais s\u2019aligne sur l\u2019issue du litige, avec condamnation aux d\u00e9pens en appel et absence d\u2019allocation suppl\u00e9mentaire au titre de l\u2019article 700 du code de proc\u00e9dure civile, la cour confirmant sur ces points la d\u00e9cision d\u00e9f\u00e9r\u00e9e, dans le prolongement de l\u2019irrecevabilit\u00e9 des \u00e9critures de l\u2019intim\u00e9 et de l\u2019appropriation des motifs de premi\u00e8re instance.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Rendue par la Cour d’appel d’Aix-en-Provence, chambre 1-7, le 3 juillet 2025 (n\u00b0 2025\/290, RG n\u00b0 24\/04069), la d\u00e9cision tranche un contentieux de bail d\u2019habi…<\/p>\n","protected":false},"author":232070755,"featured_media":4776,"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":"68676be3fdaf41a8356be703","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68676be3fdaf41a8356be703","_kj_judilibre_id":"68676be3fdaf41a8356be703","_kj_jur":"Cour d'appel","_kj_lieu":"Aix-en-Provence","_kj_chambre":"Chambre 1-7","_kj_rg":"24\/04069","_kj_date":"2025-07-03","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685574","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Aix-en-Provence, le 3 juillet 2025, n\u00b024\/04069 - 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