{"id":411,"date":"2021-11-29T15:01:00","date_gmt":"2021-11-29T14:01:00","guid":{"rendered":"https:\/\/lea-doukhan-avocat.fr\/?p=411"},"modified":"2021-11-23T15:04:42","modified_gmt":"2021-11-23T14:04:42","slug":"bail-commercial-une-application-stricte-de-la-clause-resolutoire","status":"publish","type":"post","link":"https:\/\/lea-doukhan-avocat.fr\/index.php\/2021\/11\/29\/bail-commercial-une-application-stricte-de-la-clause-resolutoire\/","title":{"rendered":"Bail commercial : une application stricte de la clause r\u00e9solutoire"},"content":{"rendered":"\n

Il est fr\u00e9quent que les baux commerciaux comportent une clause r\u00e9solutoire<\/strong> aux termes de laquelle le manquement du preneur \u00e0 ses obligations express\u00e9ment pr\u00e9vues par le contrat de bail entra\u00eene la r\u00e9siliation de plein droit dudit contrat. <\/p>\n\n\n\n

Cette clause a vocation \u00e0 sanctionner le locataire qui ne respecterait pas les clauses et conditions du contrat de bail. <\/p>\n\n\n\n

Si elle pr\u00e9sente un int\u00e9r\u00eat majeur pour le bailleur, qui peut sanctionner le preneur pour des manquement divers (impay\u00e9s, non-respect de la destination du bail, inex\u00e9cution d\u2019une obligation de faire…), sa mise en \u0153uvre est strictement encadr\u00e9e par une disposition d\u2019ordre public : l’article L145-41 du Code de commerce<\/a>.  <\/p>\n\n\n\n

D\u00e8s lors que les conditions de son application sont r\u00e9unies, la clause r\u00e9solutoire est acquise et le bail commercial cesse d\u00e9finitivement pour l\u2019avenir. Cette clause se caract\u00e9rise en effet par son automaticit\u00e9<\/strong> : le contrat est r\u00e9sili\u00e9 de plein droit, sans que le juge ne puisse s\u2019y opposer. <\/p>\n\n\n\n

Il est toutefois possible, bien \u00e9videmment, de contester la mise en \u0153uvre de cette clause en saisissant la juridiction comp\u00e9tente. <\/p>\n\n\n\n

En cas de litige relatif \u00e0 la mise en \u0153uvre d\u2019une clause r\u00e9solutoire, il est donc vivement recommand\u00e9 de faire appel \u00e0 votre avocat en Droit commercial \u00e0 Paris pour vous accompagner, de nombreux points pouvant \u00eatre soulev\u00e9s pour \u00e9chapper \u00e0 son application. <\/strong><\/p>\n\n\n\n

<\/a>Une application strictement encadr\u00e9e de la clause r\u00e9solutoire <\/h3>\n\n\n\n

Dangereuse pour le preneur, la mise en \u0153uvre de la clause est effectivement subordonn\u00e9e \u00e0 un certain nombre de conditions de fond comme de forme. <\/p>\n\n\n\n

<\/a>Des conditions de fond <\/h3>\n\n\n\n

Le bailleur ne peut se pr\u00e9valoir de la clause r\u00e9solutoire que si le manquement du locataire porte sur les obligations contractuelles express\u00e9ment pr\u00e9vues par le contrat de bail <\/strong>(Civ. 3e, 15 sept. 2010, n\u00b0 09-10.339<\/a>). <\/p>\n\n\n\n

Le principe de l\u2019application stricte de la clause r\u00e9solutoire impose non seulement que le manquement porte sur une obligation vis\u00e9e par les stipulations du bail commercial, mais \u00e9galement qu\u2019il soit express\u00e9ment sanctionn\u00e9 par la clause r\u00e9solutoire<\/strong>. \u00c0 cet \u00e9gard, l\u2019article 1225 du Code civil<\/a> dispose que \u201cla clause r\u00e9solutoire pr\u00e9cise les engagements dont l\u2019inex\u00e9cution entra\u00eenera la r\u00e9solution du contrat<\/em><\/strong>\u201d. <\/p>\n\n\n\n

Enfin, seul le bailleur de bonne foi<\/strong> peut invoquer une clause r\u00e9solutoire. Cette condition de bonne foi s\u2019appr\u00e9cie au moment de la notification du commandement de payer et rel\u00e8ve de l\u2019appr\u00e9ciation souveraine des juges du fond. <\/p>\n\n\n\n

\u00c0 titre d\u2019exemple, la jurisprudence a pu caract\u00e9riser la mauvaise foi du bailleur qui met en \u0153uvre la clause r\u00e9solutoire afin de se soustraire aux travaux qui lui incombent et qui ont \u00e9t\u00e9 sollicit\u00e9s par le locataire avant la remise de la mise en demeure (Cass. 3e civ., 1er f\u00e9vr. 2018, n\u00b016-28.684<\/a>).\u00a0<\/p>\n\n\n\n

Une condition de forme : la notification pr\u00e9alable d\u2019un commandement <\/h3>\n\n\n\n

L\u2019article L145-41 du Code de commerce dispose que \u201cla clause pr\u00e9voyant la r\u00e9siliation de plein droit ne produit d\u2019effet qu\u2019un mois apr\u00e8s un commandement demeur\u00e9 infructueux<\/em><\/strong>\u201d. <\/p>\n\n\n\n

La notification d\u2019un commandement par voie d\u2019huissier de justice est une condition pr\u00e9alable \u00e0 la mise en \u0153uvre de la clause r\u00e9solutoire pr\u00e9vue au bail commercial. Celle-ci ne produit effet que si le preneur n\u2019a pas r\u00e9gularis\u00e9 la situation dans un d\u00e9lai d\u2019un mois. Ledit article impose, \u00e0 peine de nullit\u00e9, la mention de ce d\u00e9lai dans le commandement. <\/strong><\/p>\n\n\n\n

Cette disposition a en effet vocation \u00e0 laisser au locataire un temps pour s\u2019ex\u00e9cuter. Ce dernier peut \u00e9galement solliciter des d\u00e9lais aupr\u00e8s du juge tant que la r\u00e9siliation n\u2019a pas \u00e9t\u00e9 constat\u00e9e ou prononc\u00e9e par une d\u00e9cision de justice. <\/p>\n\n\n\n

L\u2019article pr\u00e9cit\u00e9 est d\u2019ordre public<\/strong>. Toute disposition contraire est ainsi sanctionn\u00e9e par la nullit\u00e9, conform\u00e9ment \u00e0 l\u2019article L145-15 du Code de commerce<\/a>. \u00c0 ce titre, la jurisprudence consid\u00e8re que sont nulles les clauses pr\u00e9voyant un d\u00e9lai inf\u00e9rieur \u00e0 un mois (Cass. 3e civ., 8 d\u00e9c. 2010, n\u00b009-16.939<\/a>). <\/p>\n\n\n\n

<\/a>Une application automatique de la clause r\u00e9solutoire, nonobstant la gravit\u00e9 du manquement contractuel ou la proportionnalit\u00e9 de la sanction<\/h3>\n\n\n\n

D\u00e8s lors que les conditions susvis\u00e9es sont r\u00e9unies, la clause r\u00e9solutoire est acquise et le bail commercial est r\u00e9sili\u00e9 de plein droit. En effet, d\u00e8s lors que le manquement contractuel se poursuit au-del\u00e0 d\u2019un d\u00e9lai d\u2019un mois, le juge prononce l\u2019acquisition de la clause, quelle que soit la gravit\u00e9 de la faute contractuelle ou la proportionnalit\u00e9 de la sanction. Le juge ne dispose d\u2019aucun pouvoir d\u2019appr\u00e9ciation<\/strong>. Son r\u00f4le se limite \u00e0 constater l\u2019acquisition de la clause et, si n\u00e9cessaire, \u00e0 ordonner l\u2019expulsion du preneur. <\/p>\n\n\n\n

C\u2019est ce qui distingue la r\u00e9siliation du bail commercial par la mise en \u0153uvre d\u2019une clause r\u00e9solutoire de la r\u00e9siliation judiciaire. En effet, dans ce dernier cas, la r\u00e9siliation n\u2019est pas automatique. Le juge appr\u00e9cie pr\u00e9alablement la gravit\u00e9 du manquement all\u00e9gu\u00e9 pour d\u00e9cider du bien-fond\u00e9 de la r\u00e9siliation du contrat. <\/p>\n\n\n\n

\u00c0 compter de l\u2019acquisition de la clause r\u00e9solutoire, le bail commercial cesse d\u00e9finitivement et le locataire devient alors occupant sans droit ni titre. Par cons\u00e9quent, s\u2019il se maintient dans les lieux, le bailleur est en droit de lui demander le versement d\u2019une indemnit\u00e9 d\u2019occupation, dont le montant est g\u00e9n\u00e9ralement fix\u00e9 \u00e0 celui du loyer courant. <\/p>\n\n\n\n

Vous \u00eates bailleur et vous envisagez de mettre en \u0153uvre la clause r\u00e9solutoire de votre bail commercial ? Vous \u00eates preneur et avez re\u00e7u un commandement visant la clause r\u00e9solutoire ? Vous \u00eates confront\u00e9 \u00e0 une autre probl\u00e9matique de baux commerciaux?  <\/em><\/strong><\/em><\/strong><\/p>\n\n\n\n

N\u2019attendez pas le dernier moment. Faites appel rapidement \u00e0 Ma\u00eetre L\u00e9a DOUKHAN, votre Avocat en Droit commercial \u00e0 Paris. Ma\u00eetre L\u00e9a DOUKHAN vous conseille et vous accompagne avec r\u00e9activit\u00e9, disponibilit\u00e9 et s\u00e9rieux, vous faisant b\u00e9n\u00e9ficier de son expertise aussi bien en conseil juridique qu\u2019en contentieux. <\/p>\n\n\n\n

Contactez Ma\u00eetre L\u00e9a DOUKHAN pour convenir d\u2019une consultation en Droit commercial \u00e0 Paris, en envoyant un email \u00e0lea-doukhan-avocat.fr<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":"

Il est fr\u00e9quent que les baux commerciaux comportent une clause r\u00e9solutoire aux termes de laquelle le manquement du preneur \u00e0 ses obligations express\u00e9ment pr\u00e9vues par le contrat de [\u2026]<\/span><\/p>\n","protected":false},"author":1,"featured_media":412,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_links_to":"","_links_to_target":""},"categories":[3],"tags":[],"yoast_head":"\nBail commercial : une application stricte de la clause r\u00e9solutoire | Ma\u00eetre L\u00e9a Doukhan<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/lea-doukhan-avocat.fr\/index.php\/2021\/11\/29\/bail-commercial-une-application-stricte-de-la-clause-resolutoire\/\" \/>\n<meta property=\"og:locale\" content=\"fr_FR\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" 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