{"id":686322,"date":"2026-04-25T21:29:39","date_gmt":"2026-04-25T19:29:39","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-le-23-juin-2025-n24-02392\/"},"modified":"2026-04-25T21:29:39","modified_gmt":"2026-04-25T19:29:39","slug":"tribunal-judiciaire-le-23-juin-2025-n24-02392","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/tribunal-judiciaire-le-23-juin-2025-n24-02392\/","title":{"rendered":"Tribunal judiciaire, le 23 juin 2025, n\u00b024\/02392"},"content":{"rendered":"
\n

La d\u00e9cision comment\u00e9e \u00e9mane du tribunal judiciaire de [Localit\u00e9 11], le 23 juin 2025, et tranche un litige de vente immobili\u00e8re sur le terrain du dol par r\u00e9ticence. Il s\u2019agit d\u2019un immeuble vendu en 2017, rapidement affect\u00e9 d\u2019infiltrations, d\u2019humidit\u00e9 et de moisissures, malgr\u00e9 une apparence soign\u00e9e lors de la cession cons\u00e9cutive \u00e0 des travaux de peinture et de ravalement. Une expertise judiciaire, ordonn\u00e9e en 2019 et d\u00e9pos\u00e9e en 2022, a objectiv\u00e9 l\u2019origine des d\u00e9sordres et le co\u00fbt des remises en \u00e9tat n\u00e9cessaires.<\/p>\n

L\u2019acqu\u00e9reur a assign\u00e9 le vendeur, sollicitant principalement la condamnation sur le fondement du dol, \u00e0 titre subsidiaire la garantie des vices cach\u00e9s, et r\u00e9clamant l\u2019indemnisation des travaux, des frais de ma\u00eetrise d\u2019\u0153uvre, d\u2019un pr\u00e9judice de jouissance avant et pendant les travaux, ainsi qu\u2019un pr\u00e9judice moral. Le vendeur a contest\u00e9 toute man\u0153uvre dolosive, soutenant n\u2019avoir r\u00e9alis\u00e9 que des travaux d\u2019entretien et de peinture, et opposant la clause de non-garantie des vices cach\u00e9s. Le tribunal rappelle, au titre de l\u2019office du juge, que \u00ab le tribunal ne doit statuer que sur les pr\u00e9tentions \u00e9nonc\u00e9es au dispositif \u00bb en application de l\u2019article 768 du code de proc\u00e9dure civile, conform\u00e9ment \u00e0 2e Civ., 13 avril 2023, n\u00b0 21-21.463.<\/p>\n

La question pos\u00e9e r\u00e9sidait dans la qualification d\u2019une r\u00e9ticence dolosive li\u00e9e \u00e0 la dissimulation d\u2019informations d\u00e9terminantes sur l\u2019\u00e9tat du bien, au regard d\u2019indices convergents et de l\u2019apparence r\u00e9nov\u00e9e au moment de la vente. Le tribunal r\u00e9pond positivement, caract\u00e9rise le dol et indemnise les travaux strictement rattach\u00e9s aux d\u00e9sordres d\u2019infiltration, d\u2019humidit\u00e9 et de moisissures, refuse l\u2019alternative des vices cach\u00e9s pour d\u2019autres postes, et \u00e9carte le pr\u00e9judice moral et la perte de jouissance avant travaux faute d\u2019\u00e9tablir un lien suffisant.<\/p>\n

I. Les crit\u00e8res de la r\u00e9ticence dolosive appliqu\u00e9s \u00e0 la vente<\/p>\n

A. Les principes directeurs et leur temporalit\u00e9
\nLe tribunal s\u2019appuie d\u2019abord sur la d\u00e9finition textuelle du dol, rappelant que \u00ab constitue \u00e9galement un dol la dissimulation intentionnelle par l\u2019un des contractants d\u2019une information dont il sait le caract\u00e8re d\u00e9terminant pour l\u2019autre partie \u00bb. Il pr\u00e9cise que \u00ab le dol s\u2019appr\u00e9cie au jour de la signature de l\u2019acte contest\u00e9, de sorte que tout \u00e9v\u00e8nement post\u00e9rieur \u00e0 celui-ci est sans effet sur la caract\u00e9risation du dol \u00bb. Cette temporalit\u00e9 s\u00e9lectionne les faits r\u00e9v\u00e9lateurs ant\u00e9rieurs ou concomitants \u00e0 l\u2019acte, et \u00e9vite qu\u2019un al\u00e9a post\u00e9rieur alt\u00e8re l\u2019analyse.<\/p>\n

Les \u00e9l\u00e9ments factuels r\u00e9unis par l\u2019expertise t\u00e9moignent de d\u00e9sordres structurels d\u00e9j\u00e0 install\u00e9s \u00e0 la vente. Les infiltrations de toiture, l\u2019absence d\u2019isolation, l\u2019insuffisance de ventilation et le ph\u00e9nom\u00e8ne de condensation ont provoqu\u00e9 des moisissures diffuses, rapidement r\u00e9apparues apr\u00e8s les travaux d\u2019embellissement. Plusieurs indices convergent\u2009: r\u00e9apparition pr\u00e9coce et massive, homog\u00e9n\u00e9it\u00e9 des atteintes, observations de l\u2019expert et constats. La mention par l\u2019expert de causes \u00ab difficilement perceptibles \u00bb n\u2019affecte pas la solution, puisque, selon les termes du jugement, cela \u00ab ne la dispensait pas d\u2019informer son cocontractant sur l\u2019\u00e9tat des appartements avant la r\u00e9fection des peintures \u00bb. L\u2019information pr\u00e9contractuelle porte moins sur la cause technique que sur l\u2019\u00e9tat du bien tel qu\u2019il se pr\u00e9sentait avant masquage.<\/p>\n

Le raisonnement s\u2019appuie aussi sur la fonction normative du diagnostic de performance \u00e9nerg\u00e9tique. Le juge souligne que \u00ab la vocation de ce diagnostic est de renseigner sur la performance \u00e9nerg\u00e9tique du bien immobilier en question et non sur l\u2019existence de d\u00e9sordres \u00bb. L\u2019acheteur non professionnel ne pouvait en d\u00e9duire, par la seule absence d\u2019isolation mentionn\u00e9e, l\u2019existence de d\u00e9sordres graves rendant certains lots impropres \u00e0 l\u2019habitation. L\u2019appr\u00e9ciation de la d\u00e9terminance se mesure ici \u00e0 l\u2019ampleur des travaux n\u00e9cessaires et \u00e0 l\u2019affectation de l\u2019aptitude locative du bien.<\/p>\n

B. La d\u00e9limitation de l\u2019emprise du dol et l\u2019\u00e9chec du fondement subsidiaire
\nLe tribunal circonscrit ensuite le p\u00e9rim\u00e8tre du dol aux d\u00e9sordres d\u2019infiltration, d\u2019humidit\u00e9 excessive et de moisissures, dont l\u2019ant\u00e9riorit\u00e9 est corrobor\u00e9e par l\u2019expertise et la chronologie des manifestations. La r\u00e9ticence a consist\u00e9 \u00e0 taire un \u00e9tat ant\u00e9rieur d\u00e9terminant, alt\u00e9rant l\u2019\u00e9valuation du prix et l\u2019attractivit\u00e9 locative de l\u2019immeuble. \u00c0 l\u2019inverse, pour la peinture de la cage d\u2019escalier et les plaquettes de fa\u00e7ade, la preuve de la connaissance par le vendeur n\u2019\u00e9tait pas apport\u00e9e. D\u00e8s lors, ni dol ni garantie n\u2019\u00e9taient mobilisables.<\/p>\n

L\u2019option subsidiaire de la garantie des vices cach\u00e9s \u00e9choue, en raison de la clause d\u2019exclusion pr\u00e9sente dans l\u2019acte et de l\u2019absence d\u2019\u00e9l\u00e9ments imputant la connaissance effective des d\u00e9fauts vis\u00e9s au vendeur pour ces postes particuliers. La solution conserve ainsi l\u2019\u00e9conomie contractuelle tout en neutralisant, par le dol, l\u2019opacit\u00e9 ayant pes\u00e9 sur l\u2019\u00e9tat des appartements. Cette articulation nette \u00e9vite les confusions entre dol g\u00e9n\u00e9ralis\u00e9 et pluralit\u00e9 de d\u00e9fectuosit\u00e9s h\u00e9t\u00e9rog\u00e8nes.<\/p>\n

II. La coh\u00e9rence indemnitaire et la port\u00e9e pratique de la solution<\/p>\n

A. La structuration des r\u00e9parations et l\u2019administration de la preuve
\nEn mati\u00e8re de rem\u00e8des, le tribunal rappelle que \u00ab la partie dont le consentement a \u00e9t\u00e9 affect\u00e9 par un dol peut solliciter, soit la demande de nullit\u00e9 du contrat, soit l\u2019octroi de simples dommages-int\u00e9r\u00eats soit les deux cumul\u00e9s \u00bb. L\u2019option retenue est indemnitaire, sur la base d\u2019une \u00e9valuation consolid\u00e9e par l\u2019expertise et des devis compl\u00e9mentaires, en limitant les postes aux travaux n\u00e9cessaires pour traiter l\u2019infiltration, l\u2019isolation, la ventilation et les reprises int\u00e9rieures corr\u00e9l\u00e9es.<\/p>\n

La m\u00e9thode du juge conjugue prudence et pragmatisme. Elle retient les co\u00fbts indispensables (y compris \u00e9chafaudages et installation de chantier) et \u00e9carte les postes \u00e9trangers aux d\u00e9sordres caract\u00e9ris\u00e9s au titre du dol. L\u2019expertise sert de socle, les devis actualis\u00e9s pr\u00e9cisent les montants et compl\u00e8tent des postes omis. L\u2019indemnisation de la ma\u00eetrise d\u2019\u0153uvre est admise \u00e0 hauteur d\u2019un pourcentage valid\u00e9 techniquement, pour assurer une remise en \u00e9tat effective et coordonn\u00e9e. La logique probatoire transpara\u00eet encore lorsque le tribunal retient, s\u2019agissant de la perte de loyers pendant les travaux, que \u00ab aucune des parties n\u2019a produit de document permettant de remettre en cause cette \u00e9valuation de l\u2019expert \u00bb.<\/p>\n

L\u2019absence d\u2019\u00e9l\u00e9ments probants sur une perte de jouissance ant\u00e9rieure aux travaux conduit \u00e0 d\u00e9bouter la demande correspondante. De m\u00eame, le pr\u00e9judice moral d\u2019une personne morale se con\u00e7oit par l\u2019atteinte \u00e0 l\u2019image ou \u00e0 la r\u00e9putation, non d\u00e9montr\u00e9e en l\u2019esp\u00e8ce. La coh\u00e9rence d\u2019ensemble privil\u00e9gie la certitude des atteintes et la tra\u00e7abilit\u00e9 des \u00e9valuations.<\/p>\n

B. Indexation, int\u00e9r\u00eats et capitalisation\u2009: le r\u00e9glage des accessoires
\nLa d\u00e9cision op\u00e8re un r\u00e9glage soign\u00e9 des accessoires. L\u2019indexation sur l\u2019indice BT01, \u00e0 compter de la date des devis compl\u00e9mentaires jusqu\u2019au jugement, pr\u00e9serve le pouvoir r\u00e9parateur des sommes allou\u00e9es dans un contexte inflationniste des co\u00fbts de construction. L\u2019octroi des int\u00e9r\u00eats au taux l\u00e9gal \u00e0 compter de la d\u00e9cision s\u2019aligne sur l\u2019article 1231\u20117 du code civil, limitant la capitalisation aux conditions l\u00e9gales, le tribunal rappelant que \u00ab la capitalisation est de droit quand elle est sollicit\u00e9e \u00bb, conform\u00e9ment \u00e0 l\u2019article 1343\u20112.<\/p>\n

Ce traitement des accessoires s\u2019accompagne d\u2019une application mesur\u00e9e des frais irr\u00e9p\u00e9tibles, en l\u2019absence de justificatifs pr\u00e9cis, et d\u2019une condamnation aux d\u00e9pens incluant les frais d\u2019expertise, ce qui confirme la centralit\u00e9 de la mesure d\u2019instruction dans l\u2019issue du litige. L\u2019ex\u00e9cution provisoire, de droit, n\u2019est pas \u00e9cart\u00e9e, ce qui conf\u00e8re une effectivit\u00e9 rapide aux travaux r\u00e9paratoires planifi\u00e9s.<\/p>\n

La port\u00e9e de l\u2019arr\u00eat int\u00e9resse les ventes d\u2019immeubles \u00e0 vocation locative lorsque l\u2019embellissement masque des d\u00e9sordres structurels. La caract\u00e9risation de la r\u00e9ticence dolosive repose ici sur un faisceau d\u2019indices factuels et techniques, sans exiger la ma\u00eetrise des causes profondes, mais une loyaut\u00e9 minimale d\u2019information sur l\u2019\u00e9tat ant\u00e9rieur des lieux. Elle \u00e9claire utilement la fonction limit\u00e9e du DPE, distincte de toute r\u00e9v\u00e9lation des vices, et invite \u00e0 une diligence renforc\u00e9e d\u00e8s lors que des travaux d\u2019apparence ont pr\u00e9c\u00e9d\u00e9 la vente. L\u2019expertise, pivot de la preuve, demeure d\u00e9terminante, surtout lorsque, faute de travaux, \u00ab les moisissures r\u00e9appara\u00eetront in\u00e9luctablement \u00bb, r\u00e9v\u00e9lant la permanence des causes et la n\u00e9cessit\u00e9 d\u2019un traitement structurel.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La d\u00e9cision comment\u00e9e \u00e9mane du tribunal judiciaire de [Localit\u00e9 11], le 23 juin 2025, et tranche un litige de vente immobili\u00e8re sur le terrain du dol par r\u00e9t…<\/p>\n","protected":false},"author":232070755,"featured_media":9733,"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":"685c39840a00405eb741b6a8","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/685c39840a00405eb741b6a8","_kj_judilibre_id":"685c39840a00405eb741b6a8","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Bobigny","_kj_chambre":"Chambre 6\/Section 4","_kj_rg":"24\/02392","_kj_date":"2025-06-23","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-686322","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire, le 23 juin 2025, n\u00b024\/02392 - 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