{"id":414,"date":"2021-12-06T15:04:00","date_gmt":"2021-12-06T14:04:00","guid":{"rendered":"https:\/\/lea-doukhan-avocat.fr\/?p=414"},"modified":"2021-11-23T15:08:35","modified_gmt":"2021-11-23T14:08:35","slug":"bail-commercial-la-fixation-de-lindemnite-deviction","status":"publish","type":"post","link":"https:\/\/lea-doukhan-avocat.fr\/index.php\/2021\/12\/06\/bail-commercial-la-fixation-de-lindemnite-deviction\/","title":{"rendered":"Bail commercial : la fixation de l\u2019indemnit\u00e9 d\u2019\u00e9viction"},"content":{"rendered":"\n<p>Vous avez conclu un bail commercial en qualit\u00e9 de bailleur et vous souhaiteriez y mettre un terme&nbsp; mais vous ne savez pas comment faire&nbsp;? Vous vous demandez quelles sont les cons\u00e9quences li\u00e9es \u00e0 cette fin de contrat&nbsp;? Vous \u00eates locataire de locaux commerciaux et votre bail arrive \u00e0 \u00e9ch\u00e9ance. Vous vous demandez donc quels sont vos droits si le bailleur refuse le renouvellement de votre bail&nbsp;?&nbsp;<\/p>\n\n\n\n<p>El\u00e9ments de r\u00e9ponse&nbsp;:&nbsp;<\/p>\n\n\n\n<p>Si le droit au renouvellement du bail est d\u2019ordre public, il n\u2019est pour autant pas absolu.&nbsp;<\/p>\n\n\n\n<p>L\u2019<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006221741\">article L145-14 du Code de commerce<\/a>&nbsp;dispose en effet que \u201c<strong><em>le bailleur peut refuser le renouvellement du bail<\/em><\/strong>\u201d. Dans ce cas, ce dernier est redevable d\u2019une&nbsp;<strong>indemnit\u00e9 dite d\u2019\u00e9viction<\/strong>&nbsp;destin\u00e9e \u00e0 r\u00e9parer le pr\u00e9judice caus\u00e9 par le non-renouvellement du bail commercial au preneur \u00e9vinc\u00e9.&nbsp;<\/p>\n\n\n\n<p>Par exception, l\u2019<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006221800\">article L145-17 du Code de commerce<\/a>&nbsp;pr\u00e9cise que le bailleur n\u2019est pas tenu au versement d\u2019une telle indemnit\u00e9 s\u2019il justifie d\u2019un&nbsp;<strong>motif grave et l\u00e9gitime<\/strong>&nbsp;\u00e0 l\u2019encontre du preneur sortant ou si l\u2019<strong>insalubrit\u00e9<\/strong>&nbsp;de l\u2019immeuble impose sa d\u00e9molition.&nbsp;<\/p>\n\n\n\n<p>Il peut \u00e9galement se soustraire au paiement de l\u2019indemnit\u00e9 s\u2019il exerce son&nbsp;<strong>droit de repentir<\/strong>&nbsp;dans les 15 jours suivant la date \u00e0 laquelle la d\u00e9cision de fixation du montant de l\u2019indemnit\u00e9 a \u00e9t\u00e9 rendue (<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006222179\/\">article L145-58 du Code de commerce<\/a>), c\u2019est-\u00e0-dire s\u2019il renonce finalement \u00e0 \u00e9vincer son locataire.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Dans les cas o\u00f9 l\u2019indemnit\u00e9 d\u2019\u00e9viction est due, se pose alors&nbsp;<strong>la question de la d\u00e9termination de son montant<\/strong>.&nbsp;<\/p>\n\n\n\n<p>L\u2019indemnit\u00e9 peut \u00eatre d\u00e9termin\u00e9e amiablement par les parties. La complexit\u00e9 de son \u00e9valuation impose, toutefois, le recours \u00e0 un expert choisi par le preneur et le bailleur. En l\u2019absence d\u2019accord, le montant de l\u2019indemnit\u00e9 est fix\u00e9 par le juge, qui dispose d\u2019un pouvoir souverain d\u2019appr\u00e9ciation en la mati\u00e8re. En pratique, un expert judiciaire est g\u00e9n\u00e9ralement d\u00e9sign\u00e9 pour \u00e9clairer le juge.&nbsp;<\/p>\n\n\n\n<p>L\u2019indemnit\u00e9 d\u2019\u00e9viction a vocation \u00e0 couvrir l\u2019int\u00e9gralit\u00e9 du pr\u00e9judice que le non-renouvellement du bail cause au preneur. L\u2019\u00e9valuation de l\u2019indemnit\u00e9 n\u00e9cessite donc de s\u2019interroger sur la nature du dommage, et plus pr\u00e9cis\u00e9ment sur&nbsp;<strong>le sort r\u00e9serv\u00e9 au fonds de commerce<\/strong>. Cela implique de distinguer deux situations :&nbsp;<\/p>\n\n\n\n<ul><li>La disparition du fonds ;&nbsp;&nbsp;<\/li><li>Le transfert du fonds.&nbsp;<\/li><\/ul>\n\n\n\n<p>En tout \u00e9tat de cause, le pr\u00e9judice est \u00e9valu\u00e9&nbsp;<strong>au jour le plus proche de l\u2019\u00e9viction<\/strong>&nbsp;:&nbsp;<\/p>\n\n\n\n<ul><li>Soit au jour o\u00f9 le locataire quitte effectivement les lieux ;&nbsp;<\/li><li>Soit au jour o\u00f9 le juge statue si le locataire se maintient dans les lieux. Tant que l\u2019indemnit\u00e9 d\u2019\u00e9viction ne lui a pas \u00e9t\u00e9 vers\u00e9e, le preneur est en effet en droit de se maintenir dans les locaux lou\u00e9s jusqu\u2019au paiement de celle-ci.&nbsp;<\/li><\/ul>\n\n\n\n<h3><a><\/a>La fixation de l\u2019indemnit\u00e9 d\u2019\u00e9viction en cas de perte du fonds de commerce&nbsp;<\/h3>\n\n\n\n<p>Si le preneur \u00e9vinc\u00e9 perd sa client\u00e8le, et donc son fonds de commerce, en raison du d\u00e9faut de renouvellement du bail commercial, il est en droit de percevoir une&nbsp;<strong>indemnit\u00e9 dite de remplacement ou de perte de fonds<\/strong>. Elle a pour objet de compenser la disparition du fonds de commerce et de permettre au preneur de faire l\u2019acquisition d\u2019un nouveau fonds.&nbsp;<\/p>\n\n\n\n<p>Cette indemnit\u00e9 principale correspond \u00e0 \u201c<strong><em>la valeur marchande du fonds de commerce, d\u00e9termin\u00e9e suivant les usages de la profession<\/em><\/strong>\u201d, selon l\u2019<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006221741\">article L145-4 alin\u00e9a 2 du Code de commerce<\/a>.&nbsp;<\/p>\n\n\n\n<p>Cependant, aucune disposition l\u00e9gale ne pr\u00e9voit de m\u00e9thode sp\u00e9cifique pour d\u00e9terminer la valeur marchande du fonds de commerce. Les magistrats disposent ainsi d\u2019un pouvoir d\u2019appr\u00e9ciation quant au choix de la m\u00e9thode d\u2019\u00e9valuation de l\u2019indemnit\u00e9 d\u2019\u00e9viction (en fonction du chiffre d\u2019affaires, du r\u00e9sultat\u2026).&nbsp;<\/p>\n\n\n\n<p>Cette \u00e9valuation est donc bien souvent l\u2019objet d\u2019un litige entre le bailleur, qui aura tout int\u00e9r\u00eat \u00e0 ce qu\u2019elle soit la plus basse possible, et le preneur, qui se battra pour que son indemnit\u00e9 d\u2019\u00e9viction soit fix\u00e9e au plus haut.&nbsp;<\/p>\n\n\n\n<p>Le r\u00f4le de l\u2019avocat dans ce type de proc\u00e9dure est donc essentiel, puisque c\u2019est lui qui devra user d\u2019arguments pr\u00e9cis et chiffr\u00e9s pour aboutir au r\u00e9sultat souhait\u00e9 en fonction de la partie qu\u2019il repr\u00e9sente.&nbsp;<\/p>\n\n\n\n<p>Il est donc absolument n\u00e9cessaire de faire appel \u00e0 un conseil rompu \u00e0 ces m\u00e9thodes d\u2019\u00e9valuation, et \u00e0 cette bataille dont les r\u00e8gles proc\u00e9durales sont \u00e9galement bien particuli\u00e8res.&nbsp;<\/p>\n\n\n\n<p>L\u2019une des seules r\u00e8gles \u00e0 retenir, c\u2019est que la&nbsp;<strong>valeur du droit au bail<\/strong>&nbsp;des locaux lou\u00e9s au preneur doit imp\u00e9rativement \u00eatre incluse en dans l\u2019\u00e9valuation de l\u2019indemnit\u00e9 de remplacement, s\u2019agissant d\u2019un \u00e9l\u00e9ment du fonds de commerce. Lorsque la valeur du droit au bail est sup\u00e9rieure \u00e0 la valeur du fonds, l\u2019indemnit\u00e9 correspond alors \u00e0 la valeur du droit au bail.&nbsp;<\/p>\n\n\n\n<p>\u00c0 cette indemnit\u00e9 principale, s\u2019ajoutent des&nbsp;<strong>indemnit\u00e9s accessoires&nbsp;<\/strong>:&nbsp;<\/p>\n\n\n\n<ul><li>Frais de d\u00e9m\u00e9nagement et de r\u00e9installation ;&nbsp;<\/li><li>Frais et droits de mutation relatifs \u00e0 l\u2019acquisition d\u2019un fonds de m\u00eame valeur ;&nbsp;<\/li><li>Indemnit\u00e9s de licenciement dues aux salari\u00e9s ;&nbsp;<\/li><li>Indemnit\u00e9 de trouble commercial ou de cessation d\u2019exploitation.&nbsp;<\/li><\/ul>\n\n\n\n<h3><a><\/a>La fixation de l\u2019indemnit\u00e9 d\u2019\u00e9viction en cas de transfert du fonds de commerce&nbsp;<\/h3>\n\n\n\n<p>Lorsque, malgr\u00e9 le d\u00e9faut de renouvellement du bail commercial, le preneur peut se r\u00e9installer ailleurs et conserver ainsi sa client\u00e8le, il b\u00e9n\u00e9ficie d\u2019une&nbsp;<strong>indemnit\u00e9 dite de d\u00e9placement ou de transfert<\/strong>. En effet, le fonds de commerce ne dispara\u00eet pas et n&rsquo;a donc pas vocation \u00e0 \u00eatre remplac\u00e9.&nbsp;<\/p>\n\n\n\n<p>Dans une telle situation, l\u2019indemnit\u00e9 d\u2019\u00e9viction correspond \u00e0 la&nbsp;<strong>valeur du droit au bail<\/strong>. Son \u00e9valuation est soumise \u00e0 l\u2019appr\u00e9ciation souveraine des juges du fond qui optent pour la m\u00e9thode qui leur semble la plus ad\u00e9quate (<a href=\"https:\/\/www.legifrance.gouv.fr\/juri\/id\/JURITEXT000019660646\">Civ. 3e, 15 oct. 2008, n\u00b0 07-17.727<\/a>).&nbsp;<\/p>\n\n\n\n<p>En pratique, les tribunaux recourent le plus souvent \u00e0 la&nbsp;<strong>m\u00e9thode du diff\u00e9rentiel&nbsp;<\/strong>pour \u00e9valuer la valeur du droit au bail. Elle consiste \u00e0 calculer la diff\u00e9rence entre le montant du loyer que le preneur \u00e9vinc\u00e9 aurait r\u00e9gl\u00e9 en cas de renouvellement du bail et le montant du loyer des nouveaux locaux lou\u00e9s. \u00c0 ce diff\u00e9rentiel est appliqu\u00e9 un coefficient d\u00e9pendant de la situation et de la nature de l\u2019activit\u00e9 exerc\u00e9e par le preneur.&nbsp;<\/p>\n\n\n\n<p>\u00c0 cette indemnit\u00e9 principale s&rsquo;ajoutent des indemnit\u00e9s accessoires, identiques \u00e0 celles applicables dans le cadre de la perte du fonds de commerce.<\/p>\n\n\n\n<p>Si l\u2019indemnit\u00e9 de d\u00e9placement est sup\u00e9rieure \u00e0 la valeur du fonds, l\u2019indemnit\u00e9 d&rsquo;\u00e9viction correspond alors \u00e0 la valeur de remplacement.&nbsp;<\/p>\n\n\n\n<p><strong><em>Vous \u00eates confront\u00e9 \u00e0 une probl\u00e9matique de baux commerciaux ?&nbsp;&nbsp;Vous avez encore des questions quant \u00e0 l\u2019indemnit\u00e9 d\u2019\u00e9viction et sa fixation&nbsp;?&nbsp;<\/em><\/strong><strong><em><\/em><\/strong><\/p>\n\n\n\n<p>Fa\u00eetes appel \u00e0 Ma\u00eetre L\u00e9a DOUKHAN, votre Avocat en Droit commercial \u00e0 Paris&nbsp;! Ma\u00eetre L\u00e9a DOUKHAN, habitu\u00e9e des proc\u00e9dures de renouvellement de bail commercial ou de fixation d\u2019une indemnit\u00e9 d\u2019\u00e9viction, saura vous accompagner et d\u00e9fendre vos droits, que vous soyez preneur ou bailleur de locaux commerciaux.&nbsp;<\/p>\n\n\n\n<p>Contactez Ma\u00eetre L\u00e9a DOUKHAN pour convenir d\u2019une consultation en Droit commercial \u00e0 Paris, en envoyant un email \u00e0 <a href=\"https:\/\/lea-doukhan-avocat.fr\/\" target=\"_blank\" rel=\"noreferrer noopener\">lea-doukhan-avocat.fr<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Vous avez conclu un bail commercial en qualit\u00e9 de bailleur et vous souhaiteriez y mettre un terme&nbsp; mais vous ne savez pas comment faire&nbsp;? Vous vous<span class=\"excerpt-hellip\"> [\u2026]<\/span><\/p>\n","protected":false},"author":1,"featured_media":416,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_links_to":"","_links_to_target":""},"categories":[1],"tags":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v17.8 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Bail commercial : la fixation de l\u2019indemnit\u00e9 d\u2019\u00e9viction | 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\/12\/06\/bail-commercial-la-fixation-de-lindemnite-deviction\/\" \/>\n<meta property=\"og:locale\" content=\"fr_FR\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Bail commercial : la fixation de l\u2019indemnit\u00e9 d\u2019\u00e9viction | Ma\u00eetre L\u00e9a Doukhan\" \/>\n<meta property=\"og:description\" content=\"Vous avez conclu un bail commercial en qualit\u00e9 de bailleur et vous souhaiteriez y mettre un terme&nbsp; mais vous ne savez pas comment faire&nbsp;? 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