Mar
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Bail commercial : à qui incombe la preuve du paiement des loyers ? Cour de cassation 17 Décembre 2015 N° 14-22.526

Aux termes de l’article 1728 du Code Civil, le locataire est tenu de payer le prix du bail aux termes convenus.

 

Dans le silence de la convention, le loyer est quérable, c’est-à-dire payable au domicile du locataire (application de l’article 1247 alinéa 3 du Code Civil). Il n’est pas payable au domicile du bailleur, c’est-à-dire qu’il n’est pas portable.

 

Dès lors, selon la Cour de Cassation, un commandement de payer des loyers prétendument impayés n’est pas justifié à défaut de la présentation préalable d’un avis de déchéance (Cour de Cassation, 3ème Chambre Civile, 23 octobre 1979).

 

Cependant, la Cour de Cassation a quand même dans un arrêt remarqué prononcé la résiliation du bail pour défaut de paiement des loyers considérant que la clause de quérabilité ne pouvait déroger à l’obligation essentielle du locataire de s’acquitter effectivement du loyer (Cour de Cassation, 3ème 28 juin 2000).

 

La jurisprudence de la Cour de Cassation s’est affinée, sans jamais dénier le principe selon lequel les loyers sont quérables et non portables, la Cour de Cassation exige désormais la délivrance d’un commandement de payer les loyers avant l’assignation en résiliation sans exiger que le bailleur présente préalablement sa quittance.

 

Selon une jurisprudence traditionnelle, il appartient au locataire d’apporter la preuve du paiement de son loyer et de ses charges conformément à l’article 1315 du Code Civil.

 

Les modes de preuve sont connus, le plus répandu étant la quittance que doit adresser le bailleur à son locataire.

 

Cependant aucune sanction n’est prévue à l’encontre d’un bailleur qui n’adresse pas sa quittance à son locataire.

 

En l’absence de cette quittance, il ne pourra pas se prévaloir des retards de paiement pour résilier le bail.

 

Dans un arrêt du 17 décembre 2015, la Cour de Cassation a eu à se prononcer sur l’hypothèse d’un locataire qui, recevant un commandement visant la clause résolutoire le 29 avril 2013, adresse à son bailleur le même jour un chèque qui se révèlera sans provision lors de sa présentation le 13 juin 2013.

 

La Cour d’Appel de Pau avait refusé de prononcer la résiliation du bail considérant qu’il n’était pas établi que le chèque daté du 29 avril 2013, jour du commandement visant la clause résolutoire et qui s’était révélé ultérieurement lors de sa présentation, le 13 juin 2013, impayé, était sans provision à la date du 29 avril 2013.

 

La Cour de Cassation a cassé cet arrêt de la Cour d’Appel au visa de l’article 1315 du Code Civil rappelant que la charge du paiement repose sur le locataire.

 

La Cour de Cassation reprochait à la Cour d’Appel de n’avoir pas constaté que les causes du commandement avaient été satisfaites ou pas dans le délai d’un mois.

 

En effet, il appartient au Juge des référés du Tribunal de Grande Instance saisi d’une demande de résiliation du bail sur le fondement de la clause résolutoire d’avoir  un raisonnement à double cliquet :

 

-Constater ou pas les effets de la clause résolutoire et donc vérifier si dans le délai d’un mois du commandement les loyers impayés ont été régularisés ou pas.

 

-Suspendre  ou pas les effets de la clause résolutoire en accordant des délais au preneur ou constater la résiliation du bail et prononcer l’expulsion. A condition toutefois que cette demande fondée sur l’article 1244-1 à 1244-3 du code civil lui soit présentée.

 

Les Magistrats de la Cour d’Appel de Pau ont failli dans la première partie de leur raisonnement.

 

En effet, aux termes de l’article 1315 du Code Civil, il appartient au preneur de prouver qu’il a satisfait aux causes du commandement visant la clause résolutoire du bail.

 

Il n’appartenait pas à la Cour d’Appel de faire des suppositions ou des prédictions en insinuant qu’à la date de remise du chèque celui-ci pouvait être sans provision.

 

Il appartenait simplement à la Cour d’Appel de Pau de constater qu’un mois après le commandement de payer en date du 29 avril 2013, c’est-à-dire au 30 mai 2013, les causes du loyer impayé n’étaient pas apurées.

 

Cet arrêt a une portée pratique évidente.

 

En effet, il arrive fréquemment qu’au jour de l’audience des référés devant le Tribunal de Grande Instance, le preneur ramène à la barre du Tribunal des chèques dont on peut espérer ou supposer qu’ils soient impayés ou provisionnés.

 

Il n’appartient pas au Juge des référés de s’embarrasser d’hypothèse probable ou pas.

 

Il doit simplement constater qu’à la date non pas où il statue mais un mois après le commandement de payer (c’est-à-dire à une date nécessairement antérieure), les causes du commandement n’ont pas été apurées.

 

Il lui appartient ensuite et en logique de prononcer la résiliation du bail soit par une interprétation favorable  favorable au preneur de suspendre les effets de la clause résolutoire et d’accorder des délais de paiement.

 

 

Jean-Luc MEDINA

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