Maître Aurélie GIRAUDIER

Avocat au barreau de Bergerac

Compétences : Construction, Droit immobilier, Droit du crédit et de la consommation, Droit des garanties, des sûretés et des mesures d'exécution, Droit commercial, des affaires et de la concurrence, Procédures collectives et entreprises en difficultés, Baux commerciaux et professionnels, Baux d'habitation, Droit du travail et social, Copropriété, Droit de la consommation

Barreau : Bergerac-Sarlat

Adresse : 52 Avenue du Président Wilson 24100 BERGERAC

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Publié le 20/06/2017

Copropriété : Le syndicat des copropriétaires peut agir pour trouble du voisinage contre un copropriétaire

Article juridique - Droit immobilier

Par Me Aurélie GIRAUDIER

Copropriété : Le syndicat des copropriétaires peut agir pour trouble du voisinage contre un copropriétaire

Le principe selon lequel nul ne doit causer à autrui un trouble de voisinage s’applique à tous les occupants d’un immeuble en copropriété quel que soit leur titre d’occupation (Cass. 2e civ. 17-3-2005 n° 04-11.279 FS-PB : Bull. civ. II n° 73). La Cour de cassation a admis que le syndicat des copropriétaires pouvait être poursuivi à ce titre pour les troubles émanant de la copropriété (Cass. 3e civ. 24-1-1973 n° 72-10.585 : Bull. civ. III n° 78 ; Cass. 3e civ. 12-2-1992 n° 89-19.297 P : Bull. civ. II n° 44 ; Cass. 3e 11-5-2000 n° 98-18.249 FS-PB : RJDA 11/00 n° 1061). Inversement, il peut invoquer ce principe pour agir en réparation contre un tiers auteur d’un trouble de voisinage subi collectivement par les copropriétaires (Cass. 3e civ. 10-10-1984 n° 83-14.811 : Bull. civ. III n° 165 ; Cass. 3e civ. 6-3-1991 n° 88-16.770 P : Bull. civ. III n° 81 ; Cass. 3e civ. 12-10-1994 n° 92-17.284 D : Respons. et assur. 1995 n° 51).

Mais qu’en est-il lorsque l’auteur du trouble est un copropriétaire ?

Dans cette affaire, un syndicat de copropriétaires poursuivait l'un des copropriétaires pour trouble de voisinage en raison d’infiltrations d’eau dans le parking de la copropriété, provenant de la terrasse de celui-ci, mal étanchéifiée.

La cour d’appel d’Aix-en-Provence rejette la demande, estimant que la mise en cause de la responsabilité d'un copropriétaire par le syndicat des copropriétaires est soumise à la loi du 10 juillet 1965 fixant le statut de la copropriété et non au régime jurisprudentiel de la responsabilité pour trouble anormal du voisinage.

La Cour de cassation censure cette décision : un syndicat des copropriétaires peut agir à l'encontre d'un copropriétaire sur le fondement d'un trouble anormal du voisinage.

Précisons que le syndicat de copropriété peut également agir contre un copropriétaire sur le fondement de la loi 65-557 du 10 juillet 1965 (voir notamment art. 9 et 15), mais l'avantage de l'action pour trouble de voisinage est qu'elle ne nécessite pas de prouver une faute. Sa mise en œuvre suppose juste d'apporter la preuve d'une nuisance excédant les inconvénients normaux de voisinage (Cass. 3e civ. 5-10-1994 n° 92-12.031 P : Bull. civ. III n° 168), et non celle par exemple d'une violation du règlement de copropriété ou d'un abus de jouissance.

(Cass. 3e civ. 11-5-2017 n° 16-14.339 FS-PBI, Syndicat des copropriétaires Le Vermeil c/ Sté de gestion d’Isola 2000)