Maître Julien DUMAS LAIROLLE

Avocat au barreau de Nimes

Compétences : Droit immobilier, Droit de la famille, des personnes et de leur patrimoine, Droit des garanties, des sûretés et des mesures d'exécution, Procédure civile, Droit pénal

Barreau : Nimes

Adresse : 54 rue de la République 30000 NIMES

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Publié le 29/07/2022

Le bailleur est responsable à l'égard de ses locataires, même s'il n'a pas commis de faute

Article juridique - Droit immobilier

Par Me Julien DUMAS LAIROLLE

Le bailleur est responsable à l'égard de ses locataires, même s'il n'a pas commis de faute

Cass. civ. 3, 06/07/2022, n°21-18.162

Un véhicule prend feu au sous-sol d'un immeuble de bureaux qui appartient à une SCI, qui le loue à plusieurs entreprises par des baux commerciaux, et l'incendie va se propager et générer de la fumée dans tout l'immeuble.

Une société locataire au 6ème étage considère avoir subi un préjudice de jouissance du fait de cet incendie, ayant été empêchée d'occuper les lieux normalement pendant 3 ans... et engage la responsabilité de la SCI propriétaire.

Celle-ci se défend en prétendant n'avoir commis aucune faute, et avoir rempli ses obligations de délivrance et de jouissance paisible, renvoyant implicitement à la responsabilité du propriétaire du véhicule qui a pris feu, qui est un autre locataire de l'immeuble.

Mais la Cour de Cassation rappelle une jurisprudence bien établie fondée sur l'article 1719, 3°, du Code civil : le bailleur doit garantir la jouissance paisible, qui passe par la garantie des troubles causés par les autres locataires.

En clair, le propriétaire est responsable à l'égard de chaque locataire des troubles de jouissance causés par les autres locataires, quitte à se retourner ensuite contre le responsable.

Cette solution est logique puisque les locataires n'ont aucun lien juridique entre eux, mais n'est pas évidente pour beaucoup de justiciables.

Elle permet de faire supporter la charge indemnitaire sur le bailleur en première ligne, qui sera a priori plus solide financièrement que le locataire, et peut-être mieux assuré... ce qui évite au locataire indemnisé d'avoir à subir la défaillance de son ancien voisin fautif qu'il n'a pas choisi : c'est le propriétaire qui subira ce risque de défaillance et d'absence éventuelle d'assurance, à laquelle il se doit aussi d'être vigilant.

La seule hypothèse dans laquelle le bailleur pourra s'exonérer de sa responsabilité est de démontrer la force majeure, dont on connaît la difficulté à réunir les critères.