{"id":686742,"date":"2026-04-25T21:55:18","date_gmt":"2026-04-25T19:55:18","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-aix-en-provence-le-3-juillet-2025-n24-09404\/"},"modified":"2026-04-25T21:55:18","modified_gmt":"2026-04-25T19:55:18","slug":"cour-dappel-de-aix-en-provence-le-3-juillet-2025-n24-09404","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-aix-en-provence-le-3-juillet-2025-n24-09404\/","title":{"rendered":"Cour d’appel de Aix-en-Provence, le 3 juillet 2025, n\u00b024\/09404"},"content":{"rendered":"
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Par un arr\u00eat au fond rendu par la Cour d’appel d’Aix-en-Provence le 3 juillet 2025, la juridiction statue sur un contentieux locatif n\u00e9 d\u2019impay\u00e9s et d\u2019un commandement visant clause r\u00e9solutoire. Le bail d\u2019habitation, conclu le 31 juillet 2015, pr\u00e9voyait un loyer mensuel de 900 euros et 200 euros de provisions sur charges. \u00c0 la suite d\u2019un commandement d\u00e9livr\u00e9 le 15 mars 2023, la r\u00e9siliation a \u00e9t\u00e9 retenue par le premier juge \u00e0 la date du 16 mai 2023, l\u2019expulsion ordonn\u00e9e, et une indemnit\u00e9 d\u2019occupation allou\u00e9e.<\/p>\n

La proc\u00e9dure a connu un appel principal de la locataire, sollicitant des d\u00e9lais de paiement avec suspension de la clause, puis subsidiairement des d\u00e9lais pour quitter les lieux. Le bailleur a form\u00e9 un appel incident, demandant confirmation des mesures essentielles, une rectification des d\u00e9comptes, et le refus de tout d\u00e9lai au regard de l\u2019absence de reprise du paiement. Le co\u2011titulaire du bail n\u2019a pas conclu en cause d\u2019appel.<\/p>\n

Le litige oppose, en substance, la demande de d\u00e9lais et de suspension des effets de la clause r\u00e9solutoire malgr\u00e9 un dossier de surendettement recevable post\u00e9rieurement, \u00e0 la pr\u00e9tention inverse fond\u00e9e sur l\u2019article 24 de la loi du 6 juillet 1989 exigeant la reprise des paiements. La cour confirme la r\u00e9siliation, refuse les d\u00e9lais de paiement au titre de la suspension, fixe l\u2019indemnit\u00e9 d\u2019occupation au niveau du loyer et des charges, pr\u00e9cise le sort non imm\u00e9diat du d\u00e9p\u00f4t de garantie, et limite les d\u00e9lais d\u2019expulsion \u00e0 une dur\u00e9e inf\u00e9rieure \u00e0 un an, faute de diligences suffisantes de relogement.<\/p>\n

I. L\u2019acquisition de la clause r\u00e9solutoire et ses conditions de suspension<\/p>\n

A. Primaut\u00e9 du cadre l\u00e9gal et charge de reprise des paiements<\/p>\n

La cour s\u2019inscrit dans la droite application de l\u2019article 24 de la loi du 6 juillet 1989, que le premier juge avait d\u00e9j\u00e0 mobilis\u00e9. L\u2019arr\u00eat rappelle sans d\u00e9tour que \u00ab Le premier juge a motiv\u00e9 la r\u00e9siliation du bail au visa de l’article 24 de la loi du 06 juillet 1989 et mentionn\u00e9 que la clause r\u00e9solutoire avait \u00e9t\u00e9 acquise \u00e0 d\u00e9faut, pour les locataires, de s’\u00eatre acquitt\u00e9s des sommes vis\u00e9es dans le commandement de payer d\u00e9livr\u00e9 le 15 mars 2023. \u00bb Le dispositif l\u00e9gal conditionne la suspension des effets de la clause \u00e0 la reprise du paiement courant et \u00e0 l\u2019apurement progressif.<\/p>\n

La cour en tire la cons\u00e9quence, en termes clairs et coh\u00e9rents avec le texte, que \u00ab D\u00e8s lors, elle ne peut pr\u00e9tendre \u00e0 b\u00e9n\u00e9ficier de d\u00e9lai de paiement avec une suspension des effets de la clause r\u00e9solutoire, en application de l’article 24 V et VIII de la loi du 06 juillet 1989. \u00bb Cette motivation met l\u2019accent sur l\u2019exigence probatoire pesant sur le locataire, qui doit justifier d\u2019un r\u00e9tablissement durable des flux.<\/p>\n

Cette solution rejoint la jurisprudence de la troisi\u00e8me chambre civile, selon laquelle la suspension demeure subordonn\u00e9e \u00e0 la reprise effective des \u00e9ch\u00e9ances, et ce ind\u00e9pendamment de consid\u00e9rations d\u2019opportunit\u00e9. Elle s\u2019accorde avec l\u2019\u00e9conomie g\u00e9n\u00e9rale du texte, qui articule protection du logement et pr\u00e9vention du risque d\u2019aggravation de l\u2019impay\u00e9 par un crit\u00e8re objectif et v\u00e9rifiable.<\/p>\n

B. Surendettement post\u00e9rieur et maintien des effets r\u00e9solutoires<\/p>\n

La cour rel\u00e8ve que la recevabilit\u00e9 du dossier de surendettement est intervenue post\u00e9rieurement \u00e0 l\u2019acquisition de la clause, ce qui exclut tout effet r\u00e9troactif sur la r\u00e9solution d\u00e9j\u00e0 acquise. Le dossier et la mesure d\u2019effacement n\u2019ont pas vocation \u00e0 reconstituer r\u00e9troactivement le lien contractuel ni \u00e0 neutraliser la sanction convenue, mais \u00e0 traiter le passif selon le droit des proc\u00e9dures de surendettement.<\/p>\n

La distinction entre dettes ant\u00e9rieures et dettes post\u00e9rieures sous\u2011tend le raisonnement, y compris pour l\u2019indemnit\u00e9 d\u2019occupation n\u00e9e apr\u00e8s la r\u00e9siliation. La cour confirme que le locataire devenu occupant sans droit ni titre demeure redevable des indemnit\u00e9s ult\u00e9rieures, qui ne sont pas couvertes par un effacement circonscrit au passif arr\u00eat\u00e9. Cette analyse, d\u2019inspiration classique, se retrouve en jurisprudence de la Cour de cassation, qui juge que la proc\u00e9dure de surendettement n\u2019affecte ni l\u2019acquisition ant\u00e9rieure de la clause, ni la naissance des dettes nouvelles.<\/p>\n

L\u2019arr\u00eat articule enfin la situation des co\u2011d\u00e9biteurs. L\u2019effacement personnel prononc\u00e9 dans le cadre du surendettement n\u2019emporte pas lib\u00e9ration du co\u2011titulaire qui reste tenu, en sa qualit\u00e9 de d\u00e9biteur au titre du bail r\u00e9sili\u00e9. Le caract\u00e8re personnel de la mesure explique la dissym\u00e9trie entre les obligations p\u00e9cuniaires maintenues de l\u2019un et l\u2019all\u00e8gement consenti \u00e0 l\u2019autre.<\/p>\n

II. Les cons\u00e9quences p\u00e9cuniaires et les mesures d\u2019ex\u00e9cution<\/p>\n

A. Assiette de l\u2019indemnit\u00e9 d\u2019occupation et sort du d\u00e9p\u00f4t de garantie<\/p>\n

La cour rappelle la finalit\u00e9 de l\u2019indemnit\u00e9 d\u2019occupation, dans des termes extr\u00eamement pr\u00e9cis, que l\u2019on peut citer int\u00e9gralement: \u00ab L’indemnit\u00e9 d’occupation est destin\u00e9e \u00e0 compenser la jouissance du bien occup\u00e9 sans droit ni titre et \u00e0 r\u00e9parer le pr\u00e9judice du bailleur li\u00e9 \u00e0 la privation de son local. Il convient de la fixer au montant du loyer et des charges qu’auraient du payer le locataire si le bail n’avait pas \u00e9t\u00e9 r\u00e9sili\u00e9. \u00bb La r\u00e9f\u00e9rence \u00e0 l\u2019\u00e9quivalence loyer\u2011charges assure une m\u00e9thode simple, transparente et proportionn\u00e9e.<\/p>\n

La fixation au niveau contractuel \u00e9vite une sous\u2011indemnisation du pr\u00e9judice de privation et garantit la pr\u00e9visibilit\u00e9. Elle constitue aujourd\u2019hui la solution dominante, coh\u00e9rente avec la fonction compensatrice de l\u2019indemnit\u00e9 et l\u2019interdiction de l\u2019enrichissement sans cause. Cette base d\u2019\u00e9valuation n\u2019exclut pas l\u2019actualisation p\u00e9riodique si le bail la pr\u00e9voyait, puisqu\u2019elle reproduit sym\u00e9triquement la structure du prix contractuel.<\/p>\n

Sur le d\u00e9p\u00f4t de garantie, la cour indique sans ambigu\u00eft\u00e9: \u00ab En cons\u00e9quence, il convient de faire droit aux demandes du bailleur, selon les modalit\u00e9s pr\u00e9cis\u00e9es au dispositif de la pr\u00e9sente d\u00e9cision, \u00e9tant pr\u00e9cis\u00e9 qu’il n’y a pas lieu de d\u00e9duire le montant du d\u00e9p\u00f4t de garantie, le sort de ce d\u00e9p\u00f4t intervenant apr\u00e8s la remise des cl\u00e9s. \u00bb Cette pr\u00e9cision rappelle la chronologie l\u00e9gale de la restitution, indissociable de la restitution mat\u00e9rielle des lieux.<\/p>\n

La solution s\u2019aligne sur la jurisprudence qui subordonne la restitution \u00e0 la remise des cl\u00e9s, puis au d\u00e9lai de r\u00e9gularisation des comptes. Elle \u00e9vite une imputation anticip\u00e9e, source d\u2019ins\u00e9curit\u00e9 pour les deux parties, et r\u00e9serve les \u00e9ventuelles retenues \u00e0 l\u2019inventaire contradictoire des d\u00e9gradations et des impay\u00e9s r\u00e9siduels.<\/p>\n

B. D\u00e9lais d\u2019expulsion et exigence de diligence du locataire<\/p>\n

S\u2019agissant des d\u00e9lais pour quitter les lieux, la cour vise le cadre imp\u00e9ratif du code des proc\u00e9dures civiles d\u2019ex\u00e9cution, en citant express\u00e9ment que \u00ab L’article L 412-4 du code de proc\u00e9dures civiles d’ex\u00e9cution \u00e9nonce que la dur\u00e9e des d\u00e9lais pr\u00e9vus \u00e0 l’article L. 412-3 ne peut, en aucun cas, \u00eatre inf\u00e9rieure \u00e0 un mois ni sup\u00e9rieure \u00e0 un an. \u00bb Les crit\u00e8res d\u2019appr\u00e9ciation incluent les diligences de relogement, la situation respective des parties et le droit \u00e0 un logement d\u00e9cent.<\/p>\n

Au vu des justificatifs produits, la cour retient l\u2019insuffisance des d\u00e9marches de relogement et confirme une dur\u00e9e br\u00e8ve, compatible avec le plafond l\u00e9gal. Cette appr\u00e9ciation concr\u00e8te pr\u00e9serve l\u2019\u00e9quilibre entre la protection de l\u2019occupant et le droit du propri\u00e9taire \u00e0 la r\u00e9cup\u00e9ration de son bien, surtout lorsque le paiement courant n\u2019a pas \u00e9t\u00e9 r\u00e9tabli.<\/p>\n

L\u2019arr\u00eat met en coh\u00e9rence le refus de suspension de la clause et la limitation des d\u00e9lais d\u2019expulsion. L\u2019absence de reprise des paiements affaiblit la demande de d\u00e9lai prolong\u00e9, en l\u2019absence d\u2019un projet de relogement av\u00e9r\u00e9. La motivation demeure mesur\u00e9e, index\u00e9e sur des crit\u00e8res objectifs, et s\u2019inscrit dans la grille l\u00e9gale sans rigidit\u00e9 excessive.<\/p>\n

Au total, la d\u00e9cision offre une lecture stable du droit positif: la suspension de la clause r\u00e9solutoire suppose la reprise effective des paiements; l\u2019effacement en surendettement n\u2019alt\u00e8re pas les effets r\u00e9solutoires acquis ni les dettes post\u00e9rieures; l\u2019indemnit\u00e9 d\u2019occupation se cale sur le loyer et les charges; le d\u00e9p\u00f4t n\u2019est liquid\u00e9 qu\u2019apr\u00e8s remise des cl\u00e9s; les d\u00e9lais d\u2019expulsion se mesurent \u00e0 la diligence d\u00e9montr\u00e9e. Cette coh\u00e9rence conf\u00e8re \u00e0 l\u2019arr\u00eat une port\u00e9e p\u00e9dagogique, utile aux praticiens confront\u00e9s \u00e0 l\u2019articulation d\u00e9licate entre impay\u00e9s, r\u00e9siliation et proc\u00e9dures de traitement du surendettement.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Par un arr\u00eat au fond rendu par la Cour d’appel d’Aix-en-Provence le 3 juillet 2025, la juridiction statue sur un contentieux locatif n\u00e9 d\u2019impay\u00e9s et d\u2019un com…<\/p>\n","protected":false},"author":232070755,"featured_media":4833,"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":"68676be0fdaf41a8356be6cd","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68676be0fdaf41a8356be6cd","_kj_judilibre_id":"68676be0fdaf41a8356be6cd","_kj_jur":"Cour d'appel","_kj_lieu":"Aix-en-Provence","_kj_chambre":"Chambre 1-7","_kj_rg":"24\/09404","_kj_date":"2025-07-03","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-686742","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\/09404 - 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