{"id":686223,"date":"2026-04-25T21:23:12","date_gmt":"2026-04-25T19:23:12","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-18-juin-2025-n21-00077\/"},"modified":"2026-04-25T21:23:12","modified_gmt":"2026-04-25T19:23:12","slug":"cour-dappel-de-paris-le-18-juin-2025-n21-00077","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-paris-le-18-juin-2025-n21-00077\/","title":{"rendered":"Cour d’appel de Paris, le 18 juin 2025, n\u00b021\/00077"},"content":{"rendered":"
\n

Par un arr\u00eat du 18 juin 2025, la Cour d\u2019appel de Paris, P\u00f4le 4, chambre 2, se prononce sur le recouvrement de charges de copropri\u00e9t\u00e9 contest\u00e9es par des copropri\u00e9taires d\u00e9biteurs. Le litige na\u00eet d\u2019appels d\u2019eau froide et chaude r\u00e9put\u00e9s incoh\u00e9rents au regard de l\u2019occupation, tandis que le syndicat r\u00e9clame l\u2019arri\u00e9r\u00e9 arr\u00eat\u00e9 au 1er octobre 2020 avec accessoires.<\/p>\n

Le Tribunal de proximit\u00e9 d\u2019Aubervilliers, le 16 novembre 2020, a condamn\u00e9 solidairement les \u00e9poux au paiement d\u2019un principal, de frais limit\u00e9s et d\u2019une somme modeste de dommages-int\u00e9r\u00eats. En cause d\u2019appel, les d\u00e9biteurs maintiennent l\u2019existence d\u2019anomalies de comptage; un prestataire de d\u00e9tection a toutefois relev\u00e9 \u00abaucune fuite constat\u00e9e ce jour\u00bb, tandis que la v\u00e9rification de la jauge du compteur a \u00e9t\u00e9 refus\u00e9e lors d\u2019un contr\u00f4le.<\/p>\n

La question pos\u00e9e portait sur l\u2019exigibilit\u00e9 des charges apr\u00e8s approbation des comptes, la preuve de leur montant face \u00e0 une contestation de consommation, la qualification des \u00abfrais n\u00e9cessaires\u00bb de recouvrement, et la possibilit\u00e9 d\u2019allouer des dommages-int\u00e9r\u00eats distincts. La Cour rappelle que \u00abL\u2019approbation des comptes du syndic par l\u2019assembl\u00e9e g\u00e9n\u00e9rale rend certaine, liquide et exigible la cr\u00e9ance du syndicat des copropri\u00e9taires relative \u00e0 chaque quote-part de charges\u00bb; elle retient la dette, borne les frais recouvrables \u00e0 362,77 euros et confirme une indemnit\u00e9 pour r\u00e9sistance fautive.<\/p>\n

I. L\u2019exigibilit\u00e9 des charges et la preuve de la dette<\/p>\n

A. L\u2019effet de l\u2019approbation des comptes et des appels de fonds
\nL\u2019arr\u00eat s\u2019appuie sur les articles 10 et 14-1 de la loi de 1965, en soulignant que \u00ables provisions pour charges sont exigibles le premier jour de chaque trimestre ou le premier jour fix\u00e9 par l\u2019assembl\u00e9e g\u00e9n\u00e9rale\u00bb. Ce rappel articule exigibilit\u00e9 p\u00e9riodique et validation collective du passif, gage de certitude et de liquidit\u00e9 de la cr\u00e9ance au profit du syndicat.<\/p>\n

La Cour consacre, sur le terrain probatoire, la charge pesant sur le cr\u00e9ancier institutionnel. Elle \u00e9nonce qu\u2019\u00abil 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. Les proc\u00e8s-verbaux d\u2019assembl\u00e9es approuvant comptes et budgets, les appels de fonds, les relev\u00e9s et le d\u00e9compte suffisent ici \u00e0 satisfaire cette exigence.<\/p>\n

B. La contestation des consommations d\u2019eau et la charge de la preuve
\nLa contestation des consommateurs se focalise sur un pr\u00e9tendu dysfonctionnement du comptage, non corrobor\u00e9 par les pi\u00e8ces. Le rapport de d\u00e9tection indique \u00abaucune fuite constat\u00e9e ce jour\u00bb, et la visite technique de contr\u00f4le du compteur n\u2019a pas permis la v\u00e9rification de la jauge, faute d\u2019acc\u00e8s consenti.<\/p>\n

Faute d\u2019\u00e9l\u00e9ments objectifs \u00e9tablissant l\u2019anomalie all\u00e9gu\u00e9e, la Cour constate que les d\u00e9biteurs \u00abne proc\u00e8dent que par affirmations\u00bb. Elle en conclut, par une formule nette, qu\u2019\u00abil y a donc lieu de consid\u00e9rer que le syndicat des copropri\u00e9taires justifie de sa cr\u00e9ance de charges\u00bb, y compris pour la part li\u00e9e aux consommations individualis\u00e9es relev\u00e9es.<\/p>\n

II. Les accessoires de la cr\u00e9ance: frais n\u00e9cessaires et r\u00e9sistance fautive<\/p>\n

A. Le p\u00e9rim\u00e8tre des \u00abfrais n\u00e9cessaires\u00bb au sens de l\u2019article 10-1
\nLa Cour rappelle que, selon le texte, \u00absont imputables au seul copropri\u00e9taire concern\u00e9 les frais n\u00e9cessaires expos\u00e9s par le syndicat [\u2026] pour le recouvrement d\u2019une cr\u00e9ance justifi\u00e9e\u00bb. Ce crit\u00e8re de n\u00e9cessit\u00e9 op\u00e8re un tri strict entre frais de gestion interne, d\u00e9pens, frais irr\u00e9p\u00e9tibles et diligences recouvrables.<\/p>\n

Sont exclus les postes qui \u00abrel\u00e8vent des frais irr\u00e9p\u00e9tibles ou des d\u00e9pens\u00bb, tels constitution de dossier, frais d\u2019assignation ou transmission au conseil. Sont, en revanche, retenus comme \u00abfrais n\u00e9cessaires\u00bb les seules mises en demeure, relances et int\u00e9r\u00eats de retard, arr\u00eat\u00e9s \u00e0 362,77 euros. La solution s\u2019inscrit dans une jurisprudence constante, soucieuse d\u2019\u00e9viter le chevauchement avec le r\u00e9gime des d\u00e9pens et de l\u2019article 700.<\/p>\n

B. La r\u00e9sistance fautive et le pr\u00e9judice distinct au sens de l\u2019article 1231-6
\nL\u2019arr\u00eat vise le texte selon lequel \u00abLe cr\u00e9ancier auquel son d\u00e9biteur en retard a caus\u00e9, par sa mauvaise foi, un pr\u00e9judice ind\u00e9pendant de ce retard peut obtenir des dommages et int\u00e9r\u00eats distincts de l\u2019int\u00e9r\u00eat moratoire\u00bb. La mauvaise foi r\u00e9sulte ici de la persistance \u00e0 contester sans indice s\u00e9rieux, malgr\u00e9 l\u2019absence de fuite et le refus de contr\u00f4le.<\/p>\n

Le pr\u00e9judice distinct est caract\u00e9ris\u00e9 par l\u2019atteinte \u00e0 la tr\u00e9sorerie de la collectivit\u00e9 et la n\u00e9cessit\u00e9 d\u2019engager une action recouvratoire, au-del\u00e0 des int\u00e9r\u00eats moratoires. La Cour alloue une somme mesur\u00e9e, en coh\u00e9rence avec l\u2019\u00e9conomie du texte et la pratique d\u2019esp\u00e8ce, tout en \u00e9vitant la duplication avec les d\u00e9pens et l\u2019indemnit\u00e9 proc\u00e9durale.<\/p>\n

L\u2019\u00e9conomie g\u00e9n\u00e9rale de l\u2019arr\u00eat conjugue fermet\u00e9 et mesure. L\u2019exigibilit\u00e9 n\u00e9e de l\u2019approbation des comptes prime tant que la preuve contraire n\u2019est pas administr\u00e9e, et la discipline des frais recouvrables garantit l\u2019\u00e9quilibre entre collectif et individu. L\u2019allocation mod\u00e9r\u00e9e de dommages-int\u00e9r\u00eats, enfin, sanctionne une r\u00e9sistance d\u00e9pourvue de fondement probatoire, sans exc\u00e9der le cadre d\u2019un pr\u00e9judice distinct et concret.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Par un arr\u00eat du 18 juin 2025, la Cour d\u2019appel de Paris, P\u00f4le 4, chambre 2, se prononce sur le recouvrement de charges de copropri\u00e9t\u00e9 contest\u00e9es par des copro…<\/p>\n","protected":false},"author":232070755,"featured_media":4885,"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":"68539ce2bc4879ade4d398a6","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68539ce2bc4879ade4d398a6","_kj_judilibre_id":"68539ce2bc4879ade4d398a6","_kj_jur":"Cour d'appel","_kj_lieu":"Paris","_kj_chambre":"P\u00f4le 4 - Chambre 2","_kj_rg":"21\/00077","_kj_date":"2025-06-18","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-686223","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Paris, le 18 juin 2025, n\u00b021\/00077 - 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