{"id":394,"date":"2020-09-08T16:09:31","date_gmt":"2020-09-08T15:09:31","guid":{"rendered":"https:\/\/lea-doukhan-avocat.fr\/?p=394"},"modified":"2020-09-08T16:09:43","modified_gmt":"2020-09-08T15:09:43","slug":"despecialisation-du-bail-commercial","status":"publish","type":"post","link":"https:\/\/lea-doukhan-avocat.fr\/index.php\/2020\/09\/08\/despecialisation-du-bail-commercial\/","title":{"rendered":"D\u00e9sp\u00e9cialisation du bail commercial"},"content":{"rendered":"\n<h4><strong>Entre n\u00e9gociation et \u00ab&nbsp;rapport de force&nbsp;\u00bb entre preneur et bailleur&nbsp;<\/strong><\/h4>\n\n\n\n<p><strong>La clause de destination<\/strong>&nbsp;est l\u2019une des clauses essentielles du bail commercial.&nbsp;<\/p>\n\n\n\n<p>Aux termes de l\u2019<a href=\"https:\/\/www.legifrance.gouv.fr\/affichCodeArticle.do?cidTexte=LEGITEXT000005634379&amp;idArticle=LEGIARTI000006259714&amp;dateTexte=&amp;categorieLien=cid\" target=\"_blank\" rel=\"noreferrer noopener\">article R.145-5 du Code de commerce<\/a>,&nbsp;<strong><em>\u00ab&nbsp;la destination des lieux est celle autoris\u00e9e par le bail et ses avenants&nbsp;\u00bb.<\/em><\/strong><em>&nbsp;<\/em>D\u00e8s lors, les locataires ne peuvent exploiter les locaux donn\u00e9s \u00e0 bail pour une destination autre que celle pr\u00e9vue au bail.&nbsp;<\/p>\n\n\n\n<p>Il est en effet, plut\u00f4t rare, que le bail commercial fasse \u00e9tat d\u2019une clause permettant l\u2019exercice de toutes sortes de commerces, qui permettrait aux locataires d\u2019exploiter toute activit\u00e9, du moment que celle-ci est autoris\u00e9e par le r\u00e8glement de copropri\u00e9t\u00e9 le cas \u00e9ch\u00e9ant.&nbsp;<\/p>\n\n\n\n<p>Aussi, en g\u00e9n\u00e9ral, la clause de destination fait l\u2019objet d\u2019une n\u00e9gociation cors\u00e9e, en amont et sa r\u00e9daction a pour vocation de limiter le preneur \u00e0 l\u2019exploitation d\u2019une ou plusieurs activit\u00e9s sp\u00e9cifiques, \u00e9vitant ainsi de mauvaises surprises au bailleur.&nbsp;<\/p>\n\n\n\n<p>D\u00e8s lors, la question se pose de savoir comment modifier la destination d\u2019un bail commercial dans un contexte o\u00f9 les entreprises \u00e9voluent au-del\u00e0 de leurs ambitions initiales.&nbsp;<\/p>\n\n\n\n<p>Lorsque le preneur souhaite proc\u00e9der \u00e0 un changement de destination de l\u2019activit\u00e9, il doit formuler aupr\u00e8s de son bailleur une&nbsp;<strong>demande de d\u00e9sp\u00e9cialisation<\/strong>.&nbsp;<\/p>\n\n\n\n<p>Le droit commercial distinguera deux types de d\u00e9sp\u00e9cialisation, selon le type de modification que le preneur souhaite entreprendre&nbsp;:&nbsp;<\/p>\n\n\n\n<ul><li>Si le preneur souhaite adjoindre \u00e0 son activit\u00e9 des activit\u00e9s connexes ou compl\u00e9mentaires, il s\u2019agira d\u2019une&nbsp;<strong>demande de d\u00e9sp\u00e9cialisation partielle<\/strong>&nbsp;;<\/li><li>Si le preneur souhaite transformer le fonds de commerce en un domaine d\u2019activit\u00e9 diff\u00e9rent, il sera d\u00e8s lors question de&nbsp;<strong>demande de d\u00e9sp\u00e9cialisation totale ou pl\u00e9ni\u00e8re<\/strong>.&nbsp;<\/li><\/ul>\n\n\n\n<ul><li><strong>La d\u00e9sp\u00e9cialisation partielle&nbsp;: un droit d\u2019ordre public pour le preneur laissant peu de marge au bailleur<\/strong><\/li><\/ul>\n\n\n\n<p>Pour autant, le Code de commerce, dans son article L145-47 pr\u00e9voit la possibilit\u00e9 pour le preneur de modifier la destination du bail \u00e0 condition d\u2019obtenir l\u2019accord pr\u00e9alable du bailleur.&nbsp;<\/p>\n\n\n\n<p>Il est d\u2019ordre public qu\u2019une modification secondaire de la destination des locaux lou\u00e9s peut \u00eatre mise en \u0153uvre sans que le bailleur ne puisse s\u2019y opposer. Toutefois, pour ce faire, il doit s\u2019agir de modifications s\u2019apparentant \u00e0 l\u2019ajout d\u2019activit\u00e9s secondaires et connexes.&nbsp;<\/p>\n\n\n\n<p>Par ailleurs, le preneur au bail doit n\u00e9cessairement notifier avant de la mettre en \u0153uvre, la d\u00e9sp\u00e9cialisation partielle au bailleur, par acte d\u2019huissier ou lettre recommand\u00e9e.&nbsp;<\/p>\n\n\n\n<p>Le bailleur dispose d\u2019un d\u00e9lai de deux mois pour&nbsp;:&nbsp;<\/p>\n\n\n\n<ul><li>&nbsp;Soit contester la qualification de la d\u00e9sp\u00e9cialisation, en arguant par exemple, que la requ\u00eate du preneur correspond \u00e0 un changement de destination total et en la refusant en cons\u00e9quence,&nbsp;<\/li><li>Soit garder le silence et consentir, ainsi, \u00e0 la d\u00e9sp\u00e9cialisation partielle.&nbsp;<\/li><\/ul>\n\n\n\n<p>En cas de conflit relatif \u00e0 la qualification de l\u2019activit\u00e9, la partie plus diligente pourra saisir le&nbsp;tribunal judiciaire comp\u00e9tent&nbsp;qui d\u00e9terminera si l\u2019activit\u00e9 est bien de nature connexe ou compl\u00e9mentaire.&nbsp;<\/p>\n\n\n\n<p><strong><u>Focus sur l\u2019exception au droit de d\u00e9sp\u00e9cialisation partielle<\/u><\/strong><\/p>\n\n\n\n<p>\u00c0 premi\u00e8re vue, le bailleur semble d\u00e9nu\u00e9 de droits en cas de demande de d\u00e9sp\u00e9cialisation partielle justifi\u00e9e, toutefois, si la modification m\u00eame mineure implique la r\u00e9alisation de travaux, le bailleur pourra contester la d\u00e9sp\u00e9cialisation \u00e0 ce titre.<\/p>\n\n\n\n<ul><li><strong>La d\u00e9sp\u00e9cialisation totale&nbsp;ou l\u2019av\u00e8nement d\u2019une nouvelle n\u00e9gociation entre bailleur et preneur&nbsp;<\/strong><\/li><\/ul>\n\n\n\n<p>L\u2019article L145-48 l\u00e9gif\u00e8re la possibilit\u00e9 pour le locataire d\u2019obtenir de son bailleur l\u2019autorisation d\u2019exercer dans les lieux lou\u00e9s une ou plusieurs activit\u00e9s diff\u00e9rentes de celles pr\u00e9vues initialement dans le bail.&nbsp;<\/p>\n\n\n\n<p><strong>Le d\u00e9part \u00e0 la retraite du locataire du bail commercial&nbsp;<\/strong>constitue l\u2019exemple type de d\u00e9sp\u00e9cialisation pl\u00e9ni\u00e8re puisque le preneur, dans un tel cas, est g\u00e9n\u00e9ralement autoris\u00e9 \u00e0 c\u00e9der son bail. La proc\u00e9dure pour ce faire, est assez semblable \u00e0 celle de la d\u00e9sp\u00e9cialisation partielle puisqu\u2019elle consiste pour le preneur \u00e0 formuler sa demander par acte extra judiciaire au bailleur en indiquant son projet d\u2019activit\u00e9 ainsi que le prix de la cession.<\/p>\n\n\n\n<p>Cependant pour pr\u00e9tendre \u00e0 cette d\u00e9sp\u00e9cialisation totale, le preneur doit se trouver dans l\u2019une des situations suivantes&nbsp;:&nbsp;<\/p>\n\n\n\n<ul><li>Son activit\u00e9 actuelle n\u2019est plus rentable au regard de la conjoncture \u00e9conomique (et il peut le prouver)&nbsp;;&nbsp;<\/li><li>Son projet de nouvelle activit\u00e9 compl\u00e8te une activit\u00e9 existante sur le march\u00e9 local ou r\u00e9pond \u00e0 une demande en l\u2019absence d\u2019offres semblables sur le march\u00e9&nbsp;;&nbsp;<\/li><li>Sa nouvelle activit\u00e9 doit \u00eatre compatible avec le r\u00e8glement de copropri\u00e9t\u00e9 (en sus d\u2019avoir recueilli l\u2019accord du bailleur).&nbsp;<\/li><\/ul>\n\n\n\n<p>Il est recommand\u00e9 au preneur de se rapprocher de son bailleur, m\u00eame s\u2019il remplit les conditions suscit\u00e9es.&nbsp;<\/p>\n\n\n\n<p>En effet, un bailleur qui voit son int\u00e9r\u00eat dans une telle op\u00e9ration sera plus enclin \u00e0 donner son accord. De plus, la d\u00e9sp\u00e9cialisation totale implique n\u00e9cessairement un aspect \u00ab&nbsp;n\u00e9gociation&nbsp;\u00bb en ce que le bailleur peut tout \u00e0 fait exiger en contrepartie de celle-ci une augmentation du loyer convenu initialement dans le bail commercial.<\/p>\n\n\n\n<p>Enfin, conform\u00e9ment \u00e0 l\u2019article \u00e0 l\u2019article L145-50, le bailleur peut \u00e9galement pr\u00e9tendre \u00e0 une indemnit\u00e9 qui compenserait un \u00e9ventuel pr\u00e9judice au regard de la modification d\u2019activit\u00e9.<\/p>\n\n\n\n<p>Les conseils d\u2019un avocat en droit commercial et son accompagnement dans le cadre de ce type de n\u00e9gociations sont souvent pr\u00e9cieux. N\u2019h\u00e9sitez pas \u00e0 contacter Ma\u00eetre L\u00e9a DOUKHAN, avocat \u00e0 droit commercial \u00e0 Paris, pour toute question relative \u00e0 la d\u00e9sp\u00e9cialisation d\u2019un bail commercial.&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Entre n\u00e9gociation et \u00ab&nbsp;rapport de force&nbsp;\u00bb entre preneur et bailleur&nbsp; La clause de destination&nbsp;est l\u2019une des clauses essentielles du bail commercial.&nbsp; Aux termes de l\u2019article R.145-5<span class=\"excerpt-hellip\"> [\u2026]<\/span><\/p>\n","protected":false},"author":1,"featured_media":395,"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>D\u00e9sp\u00e9cialisation du bail commercial | Ma\u00eetre L\u00e9a 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