{"id":1703,"date":"2023-11-08T21:21:07","date_gmt":"2023-11-08T21:21:07","guid":{"rendered":"https:\/\/realavocat.com\/un-nouveau-plafonnement-des-loyers-en-matiere-de-sous-location-commerciale\/"},"modified":"2023-11-08T21:21:07","modified_gmt":"2023-11-08T21:21:07","slug":"un-nouveau-plafonnement-des-loyers-en-matiere-de-sous-location-commerciale","status":"publish","type":"post","link":"https:\/\/realavocat.com\/fr\/un-nouveau-plafonnement-des-loyers-en-matiere-de-sous-location-commerciale\/","title":{"rendered":"Un nouveau plafonnement des loyers en matiere de sous-location commerciale"},"content":{"rendered":"<p>Sous-location commerciale :<\/p>\n<p>Dans le cadre d\u2019une d\u00e9cision tr\u00e8s attendue o\u00f9 l\u2019\u00e9tude REAL Avocats a le privil\u00e8ge de d\u00e9fendre les int\u00e9r\u00eats d\u2019une soci\u00e9t\u00e9 sous-locataire d\u2019un local commercial, la justice de paix d\u2019Esch-sur-Alzette vient de pr\u00e9ciser la notion de b\u00e9n\u00e9fice raisonnable suite \u00e0 l\u2019intervention de l\u2019arr\u00eat de la Cour Constitutionnelle du 23 d\u00e9cembre 2022. La suite dans cet article.<\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Un jugement rendu par la justice de paix de Esch-sur-Alzette en date du 2 novembre 2023 vient d\u2019apporter une clarification tr\u00e8s <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">attendue<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> en <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">posant<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> les<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> limites des <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">nouvelles restrictions applicables en mati\u00e8re de fixation des loyers<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">dans le cadre de la<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> sous-location commerciale<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Pour rappel, d<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">ans le cadre d\u2019un arr\u00eat retentissant rendu en date du 23 d\u00e9cembre 2022, les juges de la Cour Constitutionnelle de Luxembourg <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">ont<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">estim\u00e9<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> que le plafonnement l\u00e9gal du loyer <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">en mati\u00e8re de sous-location commerciale<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">qui avait \u00e9t\u00e9 institu\u00e9 par la loi du 3 f\u00e9vrier 2018 modifiant le Code civil (art.<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00a0<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">1762-6 \u00a7<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">.<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> 4) n\u2019\u00e9tait pas conforme \u00e0 la <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">C<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">onstitution<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> luxembourgeoise<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> dans la mesure o\u00f9 il constituait une restriction<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> disproportionn\u00e9e<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> \u00e0<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> la libert\u00e9 de commerce et de l\u2019industrie<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Toutefois, soucieuse de pas r\u00e9duire \u00e0 n\u00e9ant les mesures prises par le l\u00e9gislateur afin de limiter les op\u00e9rations sp\u00e9culatives au d\u00e9triment du march\u00e9 de la location et du d\u00e9veloppement des activit\u00e9s commerciales industrielles et artisanales,<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> la Cour constitutionnelle<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> a pris <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">l<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">e soin de laisser une porte ouverte <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00e0<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> la mise en place<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">d\u2019<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">un<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> r\u00e9gime transitoire <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">dans l\u2019attente du vote d\u2019une nouvelle loi<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> rectifi\u00e9e.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">La Cour Consti<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">tu<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">tionnelle a en effet pr\u00e9cis\u00e9 dans son arr\u00eat du 23 d\u00e9cembre 2022<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">que<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00a0:<\/span><\/span><\/p>\n<p class=\"s6\"><span class=\"s5\"><span class=\"bumpedFont17\">\u00ab En attendant une intervention r\u00e9paratrice du l\u00e9gislateur, l&rsquo;\u00e9quilibre entre le but l\u00e9gitime recherch\u00e9 par la disposition l\u00e9gale sous examen et la libert\u00e9 du commerce et de l&rsquo;industrie est r\u00e9alis\u00e9 si le loyer du contrat de sous-location ne d\u00e9passe pas le loyer pay\u00e9 par le preneur au bailleur principal, major\u00e9 de ses frais d&rsquo;exploitation relatifs \u00e0 la sous\u00ad location et d&rsquo;un b\u00e9n\u00e9fice raisonnable. \u00bb<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">En proc\u00e9dant de la sorte, la Cour constitutionnelle a <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">ainsi <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">laiss\u00e9 le soin aux juridiction<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> luxembourgeoise<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> de d\u00e9terminer les modalit\u00e9s d\u2019application de ce nouveau r\u00e9gime transitoire.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Dans le cadre de son <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">jugement rendu en date du 2 novembre 2023<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">,<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> la <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">J<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">ustice de paix de Esch <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">sur <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">Alzette<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">a eu l\u2019occasion de se prononcer sur cette \u00e9pineuse question.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">La question la plus complexe consistait<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">pour le juge <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00e0 <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">pr\u00e9ciser et encadrer<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">la notion de<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">b\u00e9n\u00e9fice raisonnable auquel peut pr\u00e9tendre <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">un commer\u00e7ant<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> dans le cadre de <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">son activit\u00e9 de<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> sous-location<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> commerciale en tenant compte <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">de <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">deux<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> imp\u00e9ratifs de nature<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> oppos\u00e9e<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s, <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00e0 savoir<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00a0:<\/span><\/span><\/p>\n<ul>\n<li class=\"s8\"><span class=\"s2\"><span class=\"bumpedFont17\">d&rsquo;une part, le respect de la libert\u00e9 du commerce et de l&rsquo;industrie autorisant le bailleur <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00e0<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> tir<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">er<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> profit de son activit\u00e9 et,<\/span><\/span><\/li>\n<li class=\"s8\"><span class=\"s2\"><span class=\"bumpedFont17\">d&rsquo;autre part, la lutte contre les op\u00e9rations sp\u00e9culatives <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">consistant<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> \u00e0 donner en location des locaux commerciaux pour les sous-louer par la suite, \u00e0 des prix nettement sup\u00e9rieurs.<\/span><\/span><\/li>\n<\/ul>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">En r\u00e9ponse \u00e0 cette question, le Juge de paix <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">a d\u00e9cid\u00e9 de suivre la proposition qui lui a \u00e9t\u00e9 soumise \u00e0 l\u2019audience par l\u2019\u00e9tude REAL Avocat et a <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">consid<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00e9<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">r<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00e9<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">que ce b\u00e9n\u00e9fice raisonnable<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">devrait \u00eatre<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> fix\u00e9, non pas <\/span><\/span><span class=\"s5\"><span class=\"bumpedFont17\">in <\/span><\/span><span class=\"s5\"><span class=\"bumpedFont17\">concreto<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> (<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">au cas par cas<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">) <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">en tenant de compte de crit\u00e8res propre<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> \u00e0 chaque litige qui pourrait survenir, mais sur base d\u2019un pourcentage <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">d\u00e9termin\u00e9<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> et applicable <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">de fa\u00e7on identique <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">\u00e0 chaque cas d\u2019esp\u00e8ce.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Ce faisant, l\u2019ensemble des justiciables seront en possession d\u2019une m\u00e9thode de calcul simple <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">qui aura \u00e9galement pour avantage de limiter le nombres de litiges<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">potentiel<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s qui pourraient na\u00eetre<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> dans cette mati\u00e8re en pleine transformation.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Le Tribunal de paix a ainsi consid\u00e9r\u00e9 que le b\u00e9n\u00e9fice raisonnable auquel pourra pr\u00e9tendre un commer\u00e7ant en mati\u00e8re de sous location commerciale pourra \u00eatre calcul\u00e9 sous la forme d\u2019une marge commerciale de 10 % <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">sur le <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">loyer principal<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">En d\u2019autre<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> terme<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s,<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">le loyer du contrat de sous-location ne <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">pourra pas<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> d\u00e9pass<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">er<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> de plus de 10%<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> le loyer pay\u00e9 par le preneur au bailleur principal<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">, <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">major\u00e9 de ses frais d&rsquo;exploitation relatifs \u00e0 la sous\u00ad location<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Les termes exact<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">s<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> de la d\u00e9cision sont les suivant:<\/span><\/span><\/p>\n<p class=\"s6\"><span class=\"s5\"><span class=\"bumpedFont17\">\u00ab\u00a0Conform\u00e9ment aux d\u00e9veloppements de la soci\u00e9t\u00e9 1 (le sous-locataire), le tribunal consid\u00e8re qu&rsquo;il y a lieu de fixer un pourcentage d\u00e9termin\u00e9 du loyer auquel pourra pr\u00e9tendre le locataire principal s&rsquo;il proc\u00e8de \u00e0 la sous-location.<\/span><\/span><\/p>\n<p class=\"s6\"><span class=\"s5\"><span class=\"bumpedFont17\">Cette fa\u00e7on de proc\u00e9der \u00e9vite aux parties de recourir dans chaque dossier \u00e0 la nomination d&rsquo;un expert et elle a l&rsquo;avantage de procurer une certaine s\u00e9curit\u00e9 juridique au niveau du calcul du prix des sous-locations commerciales.<\/span><\/span><\/p>\n<p class=\"s6\"><span class=\"s5\"><span class=\"bumpedFont17\">Le tribunal consid\u00e8re qu&rsquo;un taux de marge de 10% sur le loyer principal constitue un juste \u00e9quilibre permettant au locataire principal de tirer un b\u00e9n\u00e9fice raisonnable de son activit\u00e9 de sous-location sans pour autant augmenter de mani\u00e8re d\u00e9mesur\u00e9e la charge suppl\u00e9mentaire impos\u00e9e au sous-locataire qui exploite les lieux en sa qualit\u00e9 de commer\u00e7ant par rapport au loyer qu&rsquo;il aurait d<\/span><\/span><span class=\"s5\"><span class=\"bumpedFont17\">\u00fb<\/span><\/span><span class=\"s5\"><span class=\"bumpedFont17\"> payer s&rsquo;il avait contract\u00e9 directement avec le propri\u00e9taire des lieux lou\u00e9s.\u00bb<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Reste \u00e0 pr\u00e9ciser que cette d\u00e9cision a \u00e9t\u00e9 rendue en premi\u00e8re instance, de sorte qu\u2019elle est toujours susceptible de faire l\u2019objet d\u2019une proc\u00e9dure d\u2019appel<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> et ne peut donc pas encore \u00eatre assimil\u00e9e \u00e0 une v\u00e9ritable jurisprudence.<\/span><\/span><\/p>\n<p class=\"s3\"><span class=\"s2\"><span class=\"bumpedFont17\">Il n\u2019en reste pas moins<\/span><\/span> <span class=\"s2\"><span class=\"bumpedFont17\">qu\u2019<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">il s\u2019agit d\u2019une d\u00e9cision qui nous semble aller dans le bon sens<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">,<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\"> dans la mesure o\u00f9 elle a pour vertu d\u2019instaurer un \u00e9quilibre souhaitable entre <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">le respect de la libert\u00e9 du commerce <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">et <\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">la lutte contre les op\u00e9rations sp\u00e9culatives<\/span><\/span><span class=\"s2\"><span class=\"bumpedFont17\">, tout autant qu\u2019elle permettra de pr\u00e9server la s\u00e9curit\u00e9 juridique des justiciables.<\/span><\/span><\/p>\n<p class=\"s3\">\n","protected":false},"excerpt":{"rendered":"<p>Sous-location commerciale : Dans le cadre d\u2019une d\u00e9cision tr\u00e8s attendue o\u00f9 l\u2019\u00e9tude REAL Avocats a le privil\u00e8ge de d\u00e9fendre les int\u00e9r\u00eats d\u2019une soci\u00e9t\u00e9 sous-locataire d\u2019un local commercial, la justice de&#8230;<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"footnotes":""},"categories":[7],"tags":[],"class_list":["post-1703","post","type-post","status-publish","format-standard","category-non-classe"],"_links":{"self":[{"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/posts\/1703","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/comments?post=1703"}],"version-history":[{"count":0,"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/posts\/1703\/revisions"}],"wp:attachment":[{"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/media?parent=1703"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/categories?post=1703"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/realavocat.com\/fr\/wp-json\/wp\/v2\/tags?post=1703"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}