Maître Tsilia ELIACHEFF

Avocat au barreau de Paris

Compétences : Droit immobilier, Droit de la propriété intellectuelle

Barreau : Paris

Adresse : 132 AVENUE DE WAGRAM 75017 PARIS

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Publié le 26/09/2025

Bail commercial : le locataire peut suspendre le paiement des loyers sans mise en demeure si les locaux sont impropres à leur destination

Article juridique - Droit immobilier

Par Me Tsilia ELIACHEFF

Bail commercial : le locataire peut suspendre le paiement des loyers sans mise en demeure si les locaux sont impropres à leur destination

I-Arrêt de la Cour de cassation du 18 septembre 2025, n° 23-24.005 (publié au Bulletin)

Dans son arrêt du 18 septembre 2025 (3e civ., n° 23-24.005), la Cour de cassation confirme que dès lors que les locaux commerciaux deviennent impropres à l’usage prévu, du fait d’un manquement du bailleur à ses obligations, le preneur est en droit de cesser de payer les loyers immédiatement:

“Il en résulte que le preneur peut se prévaloir d'une exception d'inexécution pour refuser, à compter du jour où les locaux sont, en raison du manquement du bailleur à ses obligations, impropres à l'usage auquel ils étaient destinés, d'exécuter son obligation de paiement des loyers sans être tenu de délivrer une mise en demeure préalable”.

Autrement-dit, aucune mise en demeure préalable n’est exigée si les locaux sont impropres à leur destination, le locataire peut suspendre son obligation de paiement.

La Cour de cassation rappelle que le bailleur est tenu de délivrer un local conforme et d’en maintenir la jouissance paisible (article 1719 du Code civil).

Cette décision renforce donc une interprétation stricte des obligations du bailleur en bail commercial : l’inexécution de ses obligations ouvre la voie à une suspension de loyer sans formalité préalable.

II-Conséquences pratiques pour les professionnels de l’immobilier

Les contentieux liés à des locaux dégradés ou inexploitables pourraient s’appuyer sur cette jurisprudence pour justifier la suspension des loyers, sans mise en demeure préalable.

Il n’est pas à exclure que cette jurisprudence puisse également s’appliquer à un bail d’habitation!

https://www.eliacheff-avocat.fr/