{"id":385,"date":"2020-01-01T18:14:35","date_gmt":"2020-01-01T17:14:35","guid":{"rendered":"https:\/\/lea-doukhan-avocat.fr\/?p=385"},"modified":"2020-09-08T16:10:19","modified_gmt":"2020-09-08T15:10:19","slug":"la-clause-de-repartition-des-charges-dans-le-bail-commercial","status":"publish","type":"post","link":"https:\/\/lea-doukhan-avocat.fr\/index.php\/2020\/01\/01\/la-clause-de-repartition-des-charges-dans-le-bail-commercial\/","title":{"rendered":"LA CLAUSE DE REPARTITION DES CHARGES  DANS LE BAIL COMMERCIAL"},"content":{"rendered":"\n<p>Lors de la signature d\u2019un bail commercial, il est capital, pour le locataire preneur, de conna\u00eetre le co\u00fbt pr\u00e9visible de son engagement contractuel.&nbsp;<\/p>\n\n\n\n<p>Si le co\u00fbt qu\u2019il aura principalement \u00e0 supporter est celui du loyer, il ne faut pas n\u00e9gliger le co\u00fbt suppl\u00e9mentaire souvent important que peuvent repr\u00e9senter les charges locatives dont il restera seul redevable.&nbsp;<\/p>\n\n\n\n<p>Il est donc primordial que les charges, imp\u00f4ts, taxes mises relatives au bail commercial fassent l\u2019objet d\u2019une clause de r\u00e9partition indiquant pr\u00e9cis\u00e9ment quels seront ceux qui resteront \u00e0 la charge du locataire, et quels seront ceux qui seront assum\u00e9s par le bailleur propri\u00e9taire.&nbsp;<\/p>\n\n\n\n<p>Or, alors qu\u2019elle relevait auparavant exclusivement de la libert\u00e9 contractuelle, depuis la loi PINEL de 2014, la r\u00e9partition des charges locatives entre le bailleur et le locataire est encadr\u00e9e, ce qui permet une plus grande transparence d\u00e8s la conclusion du contrat de bail.&nbsp;&nbsp;<\/p>\n\n\n\n<p>L\u2019article L. 145-40-2 du Code de commerce dispose en son 1<sup>er<\/sup>&nbsp;alin\u00e9a&nbsp;:<\/p>\n\n\n\n<p><em>\u00ab&nbsp;tout contrat de location comporte un inventaire pr\u00e9cis et limitatif des cat\u00e9gories de charges, imp\u00f4ts, taxes et redevances li\u00e9s \u00e0 ce bail, comportant l\u2019indication de leur r\u00e9partition entre le bailleur et le locataire<\/em>&nbsp;\u00bb,<\/p>\n\n\n\n<p>tandis que le dernier alin\u00e9a pr\u00e9cise que&nbsp;:<\/p>\n\n\n\n<p>\u00ab&nbsp;<em>un d\u00e9cret en Conseil d\u2019Etat fixe les modalit\u00e9s d\u2019application du pr\u00e9sent article. Il pr\u00e9cise les charges, les imp\u00f4ts, taxes et redevances qui, en raison de leur nature, ne peuvent \u00eatre imput\u00e9s au locataire et les modalit\u00e9s d\u2019information des preneurs&nbsp;<\/em>\u00bb.<\/p>\n\n\n\n<ul><li><strong>L\u2019information du locataire&nbsp;<\/strong><\/li><\/ul>\n\n\n\n<ul><li><strong>Sur les charges, imp\u00f4ts, taxes, et redevances<\/strong><\/li><\/ul>\n\n\n\n<p>Un contrat de bail commercial doit d\u00e9sormais obligatoirement contenir un inventaire \u00ab&nbsp;<strong><em>pr\u00e9cis et limitatif<\/em><\/strong>&nbsp;\u00bb des cat\u00e9gories de charges, imp\u00f4ts, taxes et redevances li\u00e9es au local lou\u00e9, et pr\u00e9ciser clairement quelle est leur r\u00e9partition entre le bailleur et le locataire.&nbsp;<\/p>\n\n\n\n<p>Le bailleur doit \u00e9galement communiquer au locataire un \u00e9tat r\u00e9capitulatif des charges de l&rsquo;ann\u00e9e pr\u00e9c\u00e9dente au plus tard le 30 septembre de l&rsquo;ann\u00e9e en cours. Par exception, dans un immeuble en&nbsp;<a href=\"https:\/\/droit-finances.commentcamarche.com\/contents\/637-le-statut-legal-de-la-copropriete\">copropri\u00e9t\u00e9<\/a>, cet \u00e9tat r\u00e9capitulatif doit \u00eatre adress\u00e9 dans les 3 mois qui suivent la reddition des charges de copropri\u00e9t\u00e9 sur l\u2019exercice annuel<\/p>\n\n\n\n<p>Le bailleur a \u00e9galement l\u2019obligation de communiquer au locataire, \u00e0 sa demande, tout document justifiant le montant des charges, imp\u00f4ts, taxes et redevances qu\u2019il lui impute. En cours de bail, il doit spontan\u00e9ment informer le locataire des charges, imp\u00f4ts, taxes et redevances nouveaux et\/oude tout \u00e9l\u00e9ment susceptible de modifier la r\u00e9partition des charges entre locataires.<\/p>\n\n\n\n<ul><li><strong>Sur les travaux<\/strong><\/li><\/ul>\n\n\n\n<p>Lorsque le bail commercial porte sur un local situ\u00e9 dans un ensemble immobilier comportant plusieurs locataires, le contrat de bail doit pr\u00e9ciser la r\u00e9partition des charges ou du co\u00fbt des travaux entre les diff\u00e9rents locataires, en fonction de la surface exploit\u00e9e par chacun.<\/p>\n\n\n\n<p>Par ailleurs, lors de la conclusion du contrat de bail commercial, puis tous les trois ans, le bailleur doit communiquer \u00e0 chacun de ses locataires :<\/p>\n\n\n\n<ul><li>Un \u00e9tat pr\u00e9visionnel des travaux qu\u2019il envisage de r\u00e9aliser dans les trois ann\u00e9es suivantes, comprenant un budget pr\u00e9visionnel ;<\/li><\/ul>\n\n\n\n<ul><li>Un \u00e9tat r\u00e9capitulatif des travaux qu\u2019il a r\u00e9alis\u00e9s dans les trois ann\u00e9es pr\u00e9c\u00e9dentes, pr\u00e9cisant leur co\u00fbt.<\/li><\/ul>\n\n\n\n<ul><li><strong>Les charges incombant au bailleur&nbsp;<\/strong><\/li><\/ul>\n\n\n\n<p>L\u2019article R. 145-35 du Code de Commerce dresse une liste des charges ne pouvant \u00eatre imput\u00e9es au locataire&nbsp;:<\/p>\n\n\n\n<p>1\u00b0 Les d\u00e9penses relatives aux grosses r\u00e9parations mentionn\u00e9es \u00e0 l\u2019article 606 du Code civil (murs de sout\u00e8nement et de cl\u00f4ture, vo\u00fbtes, digues, charpente et toiture, etc) ainsi que les \u00e9ventuels honoraires li\u00e9s \u00e0 la r\u00e9alisation de ces travaux ;<\/p>\n\n\n\n<p>2\u00b0 Les d\u00e9penses relatives aux travaux li\u00e9s \u00e0 la v\u00e9tust\u00e9 ou de mise aux normes lorsqu&rsquo;il s&rsquo;agit de grosses r\u00e9parations,<\/p>\n\n\n\n<p>3\u00b0 Les imp\u00f4ts, taxes et redevances li\u00e9s \u00e0 la propri\u00e9t\u00e9 des locaux ; toutefois, peuvent \u00eatre imput\u00e9es au locataire la taxe fonci\u00e8re et les taxes additionnelles \u00e0 la taxe fonci\u00e8re ainsi que les imp\u00f4ts, taxes et redevances li\u00e9s \u00e0 l\u2019usage du local ou de l\u2019immeuble ou \u00e0 un service dont le locataire b\u00e9n\u00e9ficie directement ou indirectement ;<\/p>\n\n\n\n<p>4\u00b0 Les honoraires du bailleur li\u00e9s \u00e0 la gestion des loyers du local donn\u00e9 \u00e0 bail<\/p>\n\n\n\n<p>5\u00b0 Dans un ensemble immobilier, les charges, imp\u00f4ts, taxes, redevances et le co\u00fbt des travaux relatifs \u00e0 des locaux vacants ou imputables \u00e0 d\u2019autres locataires.<\/p>\n\n\n\n<ul><li><strong>Les charges incombant au preneur&nbsp;<\/strong><\/li><\/ul>\n\n\n\n<p>L\u2019article R. 145-35 du Code de commerce posant une liste limitative des charges incombant au bailleur, la r\u00e9partition des autres charges entre le bailleur et le preneur rel\u00e8ve de la libert\u00e9 contractuelle des parties.<\/p>\n\n\n\n<p>G\u00e9n\u00e9ralement, les d\u00e9penses d\u2019entretien et de r\u00e9parations courantes sont laiss\u00e9es \u00e0 la charge du locataire.<\/p>\n\n\n\n<p>A titre d\u2019exemples de charges incombant la plupart du temps au locataire, on peut lister&nbsp;:<\/p>\n\n\n\n<ul><li>Les d\u00e9penses courantes d\u2019eau, de gaz et d\u2019\u00e9lectricit\u00e9,<\/li><li>Les d\u00e9penses d\u2019entretien et de r\u00e9parations courantes&nbsp;: appareils de chauffage, sanitaires, compteurs, peintures int\u00e9rieures et ext\u00e9rieures, jardins,&nbsp;volets ext\u00e9rieurs<strong><em>etc<\/em><\/strong>.<\/li><li>Les d\u00e9penses d\u2019\u00e9quipement de la copropri\u00e9t\u00e9&nbsp;: frais d\u2019ascenseurs ou des charges du personnel d\u2019entretien des parties communes,<\/li><li>Les travaux d\u2019embellissement dont le montant exc\u00e8de le co\u00fbt du remplacement \u00e0 l\u2019identique,<\/li><li>Les imp\u00f4ts, taxes et redevances li\u00e9s \u00e0 l\u2019usage du local ou de l\u2019immeuble ou \u00e0 un service dont b\u00e9n\u00e9ficie le locataire&nbsp;:&nbsp;taxe fonci\u00e8re, taxes additionnelles \u00e0 la taxe fonci\u00e8re, voirie, enl\u00e8vement des ordures m\u00e9nag\u00e8res.<\/li><\/ul>\n\n\n\n<p><strong>Attention&nbsp;:&nbsp;la taxe fonci\u00e8re et les taxes additionnelles \u00e0 la taxe fonci\u00e8re ainsi que les imp\u00f4ts, taxes et redevances li\u00e9s \u00e0 l\u2019usage du local ou de l\u2019immeuble ou \u00e0 un service dont le locataire b\u00e9n\u00e9ficie directement ou indirectement sont normalement \u00e0 la charge du bailleur.&nbsp;<\/strong><\/p>\n\n\n\n<p><strong>L&rsquo;obligation pour le locataire de supporter des charges li\u00e9es \u00e0 la propri\u00e9t\u00e9 des locaux, incombant normalement au bailleur, toutes les d\u00e9rogations (comme pour la taxe fonci\u00e8re et taxes additionnelles) doivent \u00eatre express\u00e9ment pr\u00e9vues au contrat ou dans un document annex\u00e9 au contrat de bail commercial. Si elles ne sont pas pr\u00e9cis\u00e9es dans une clause particuli\u00e8re, elles ne sont pas r\u00e9cup\u00e9rables par le bailleur, qui en reste redevable.<\/strong><\/p>\n\n\n\n<p>Bailleur ou preneur, vous avez une question sur la r\u00e9partition des charges dans votre bail commercial&nbsp;? Contactez Ma\u00eetre L\u00e9a DOUKHAN, votre avocat en droit commercial, avant toute signature ou en cours d\u2019ex\u00e9cution du contrat.&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Lors de la signature d\u2019un bail commercial, il est capital, pour le locataire preneur, de conna\u00eetre le co\u00fbt pr\u00e9visible de son engagement contractuel.&nbsp; Si le co\u00fbt<span class=\"excerpt-hellip\"> [\u2026]<\/span><\/p>\n","protected":false},"author":1,"featured_media":386,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_links_to":"","_links_to_target":""},"categories":[3],"tags":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v17.8 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>LA CLAUSE DE REPARTITION DES CHARGES DANS LE BAIL COMMERCIAL | Ma\u00eetre L\u00e9a Doukhan<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, 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