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Bail commercial: aspects importants à vérifier !

Le choix d’un local commercial est une étape cruciale dans le développement d’une entreprise. L’endroit choisi peut sembler prometteur mais il faut aller au-delà du coup de cœur initial avant de signer quoique ce soit.

Il faut se souvenir que les baux commerciaux ne sont pas assujettis au même formalisme que les baux résidentiels. Il en résulte donc que les parties peuvent convenir de modalités différentes de celles prévues au Code civil du Québec. Si le bail est qualifié de  » brut « , alors tous les frais sont habituellement inclus dans le loyer mensuel, et aucune autre somme ne sera réclamée du locataire. Cette situation n’est pas la plus fréquente.

Que vous soyez locataire ou locateur, plusieurs vérifications préalables s’imposent avant de conclure une entente qui aura des effets pendant plusieurs années. Vous retrouverez ici quelques aspects qui méritent une attention particulière lors de la conclusion d’un bail commercial  » net net « .

Aspects monétaires

Loyer : Le loyer d’un local commercial est habituellement scindé en deux parties : le loyer de base et le loyer additionnel.

Le loyer de base est constitué des avances exigées par le locateur et des mensualités fixes.  À la signature du bail, il est fréquent que le locateur exige le versement d’avances, tel le dépôt immédiat de deux mensualités de loyer. Les mensualités fixes sont payables au locateur selon les échéances prévues dans le bail.
Exemple clause d’avance :

 » LE LOCATAIRE remet au LOCATEUR l’équivalent de deux (2) mensualités du loyer de base annuel, la première devant servir à payer le premier mois de loyer de base et la deuxième devant être conservée et imputée au dernier mois de la durée initiale. « 

Exemple clause de mensualités :

 » LE LOCATAIRE s’engage à payer au LOCATEUR, le loyer de base de 12 000$ par année, en douze versements égaux de 1000$ devant être remis au LOCATEUR le 1er de chaque mois à l’adresse…. « 

Le loyer additionnel couvre habituellement les dépenses courantes rattachées à l’immeuble (frais d’exploitation, taxes foncières etc.) et le locateur sépare ensuite ces frais entre tous les locataires. Il s’agit comme son nom l’indique d’un loyer additionnel au loyer de base. Le locataire prudent verra à : s’assurer du montant maximum pouvant lui être réclamé à ce titre et à obtenir une liste des frais couverts par ce loyer.

Exemple clause loyer additionnel :

 » En plus du loyer annuel de base payable par LE LOCATAIRE, celui-ci doit payer au LOCATEUR, à titre de loyer additionnel, sa Part Proportionnelle du montant total des Frais d’Exploitation et des Taxes Foncières. « 

Taxes : Il faut être particulièrement attentif aux taxes qui peuvent être réclamées au locataire. Tout dépendant du type de bail commercial en cause, les charges peuvent être plus ou moins élevées.

Il faut notamment vérifier qui assumera :

  • Taxes foncières
  • Taxes scolaires
  • Taxes municipales
  • Taxes d’affaires
  • Taxes d’eau
  • Taxes sur les améliorations locatives.
  • Taxes enlèvement des ordures, etc.

Arrérages et renonciation à la compensation : Les arrérages sont les montants d’argent dus qui n’ont pas été versés à échéance. Le locateur prudent verra à faire inclure des clauses concernant les arrérages et une renonciation à la compensation.

Exemple clause arrérages :

 » Le paiement sans retard est l’une des conditions essentielles du Bail, et tous les arrérages de loyer de base, de loyer additionnel et des autres montants dus par LE LOCATAIRE au LOCATEUR portent intérêt au taux de 18% l’an, à compter de la date où la somme est due jusqu’à celle où le paiement est effectué. « 

Le code civil du Québec prévoit à son article 1591 que lorsque les obligations résultant d’un contrat sont exigibles et que l’une des parties n’exécute pas substantiellement la sienne ou n’offre pas de l’exécuter, l’autre partie peut, dans une mesure correspondante, refuser d’exécuter son obligation corrélative, à moins qu’il ne résulte de la loi, de la volonté des parties ou des usages qu’elle soit tenue d’exécuter la première.

Si l’on transpose cette obligation dans le cadre d’un bail commercial, le locataire qui se plaindrait du comportement du locateur (ex : ne pas effectuer le ménage inclus dans le bail, ne pas chauffer suffisamment, ne pas faire les travaux prévus) pourrait retenir le loyer à titre de sanction. Rare sont les locateurs qui veulent prendre un tel risque, c’est donc pourquoi il est fréquent d’inclure une clause de renonciation du locataire au droit à la compensation.

Exemple clause renonciation à la compensation :

 » LE LOCATAIRE renonce par les présentes à son droit de compensation relativement à toutes et chacune des réclamations ou indemnités, présentes et futures, contre tout loyer ou tout autre montant dû en vertu des présentes. Il accepte de payer ce loyer et tous autres montants sans égard à quelque réclamation, dédommagement ou compensation qu’il peut revendiquer ou dont un tiers peut se prévaloir en son nom, et sans aucune réduction ou déduction. « 

Cautionnement : Les parties à un bail commercial sont habituellement des personnes morales ayant un patrimoine distinct des personnes physiques qui les représentent.

Le locateur prudent voudra s’assurer que le paiement du loyer et les autres obligations du locataire seront exécutés conformément au bail, et ce malgré les aléas possibles du patrimoine de la compagnie locataire. C’est pourquoi sont pratiquement toujours incluses des clauses de cautionnement personnel.

Le cautionnement se définit comme le contrat par lequel une personne, la caution, s’oblige envers le créancier à exécuter l’obligation du débiteur, en l’espèce le locataire, si celui-ci n’y satisfait pas.

Le locateur doit cependant savoir que le cautionnement n’est valide que pendant la durée initiale du bail. Au renouvellement, il faudra aussi renouveler le cautionnement si l’on veut conserver la protection (Article 1881 C.c.Q.).

Exemple clause de cautionnement :

 » LA CAUTION s’engage envers le LOCATEUR, comme en fait foi son intervention en annexe aux présentes, à garantir directement et sans condition que LE LOCATAIRE observe, se conforme et exécute, tous et chacun des engagements, des dispositions, des conditions et des conventions qui, dans le Bail, doivent être observés, respectés et exécutés par ce dernier. « 

Les obligations du Locateur

Délivrance des lieux loués et garantie d’usage: L’article 1854 du Code civil du Québec est clair concernant cette obligation du locateur. On y mentionne :  » le locateur est tenu de délivrer au locataire le bien loué en bon état de réparation de toute espèce et de lui procurer la jouissance paisible pendant toute la durée du bail.  »

À la date prévue pour le commencement du bail, les lieux loués doivent être conformes à l’entente intervenue. Nous recommandons de faire inclure dans le bail toutes les précisions pouvant être nécessaires, notamment, une énumération des réparations devant être effectuées et des accessoires devant être rendus à la délivrance.

Exemple clause de délivrance :

 » LE LOCATEUR s’engage à livrer les Lieux Loués, dans lesquels il doit avoir effectué, à ses frais, les travaux complémentaires prévus aux présentes, au jour de l’entrée en vigueur du Bail. « 

L’article 1854 énonce aussi que le locateur  » est tenu de garantir au locataire que le bien peut servir à l’usage pour lequel il est loué, et de l’entretenir à cette fin pendant toute la durée du bail.  » Cette disposition n’est cependant pas d’ordre public ce qui permet aux parties d’en exclure l’application dans le bail. C’est ce que l’on retrouve dans les baux commerciaux  » net net net  » qui prévoient que toutes les réparations et l’entretien seront à la charge du locataire.

Exemple clause d’usage :

 » LE LOCATEUR s’engage à remettre les Lieux Loués au LOCATAIRE dans un état physique apte à l’usage pour lesquels ils sont loués et il convient, pendant la Durée, de maintenir ceux-ci dans un tel état. « 

Entretien et réparation : En matière commerciale, les clauses concernant l’entretien et la réparation des lieux loués varient tout dépendant du type de bail en cause.

Dans un bail qualifié  » brut « ; tous les travaux d’entretien et de réparation sont habituellement à la charge du locateur. Les clauses du bail prévoient qu’il s’agit de l’obligation exclusive du bailleur.

Par contre dans un bail qualifié de  » net net net « ; tous les travaux d’entretien et de réparation sont habituellement à la charge du locataire, même les réparations qui seraient usuellement du ressort du locateur.

Et si l’on considère la catégorie médiane, soit le bail commercial  » net net « , alors il faut regarder le libellé des clauses avec beaucoup de précision pour savoir à qui revient les obligations d’entretien et de réparation. Il s’agit de cas par cas et nous recommandons l’examen du bail par des professionnels avant la signature.

De façon fréquente le locateur assure l’entretien et les réparations des espaces communs de l’immeuble. Le locateur assume aussi généralement les réparations majeures et nécessaires aux lieux loués. Nous recommandons que soit très bien défini au bail ce que représente une réparation majeure afin d’éviter les problèmes d’interprétation. Les modalités pour effectuer ces tâches devraient aussi être bien cernées (Exemple : Donner un avis écrit des défectuosités à réparer, Les réparations doivent être faites dans les 10 jours de la réception de l’avis écrit, Les travaux doivent être effectués en dehors des heures ouvrables.).

Les obligations du Locataire

Activités permises :

Exemple :

 » LE LOCATAIRE reconnaît que les lieux loués sont pour l’usage exclusif de l’exploitation d’un magasin de vente au détail de vêtements pour femme. « 

Le locateur qui veut s’assurer d’une diversité importante de commerce dans son immeuble ou qui veut attribuer des clauses d’exclusivité à certains locataires veillera à ce que les clauses d’activités permises soient conciliables entre les différents baux consentis.
Le locataire doit quant à lui s’assurer que le libellé de la clause est assez large pour lui permettre de développer son commerce. Par exemple, une clause autorisant exclusivement la vente de vêtements pour femme ne permettrait pas d’avoir dans les mêmes locaux un service de couture et d’altérations pour modifier les vêtements vendus. Il faut donc porter une attention particulière au vocabulaire utilisé.

La plupart des baux commerciaux prévoient que l’obtention des permis nécessaires à la réalisation des activités prévus au bail est à la charge du locataire. Il est usuel de constater que le locateur nie toute responsabilité quant à la possibilité juridique de réaliser l’objet du bail (Par exemple : zonage, réglementation municipale). Une vérification attentive du locataire est donc nécessaire avant la signature du bail.

Améliorations locatives : Le terme  » améliorations locatives  » désigne habituellement tous les travaux d’aménagement des lieux loués effectués par le locataire, avant ou pendant l’occupation, ayant pour effet de modifier l’état des lieux loués, et comprend tous les biens attachés aux lieux loués, servant à leur exploitation, installés pendant la durée du Bail.

Tout dépendant du type de bail et du type de commerce en cause, il est important de vérifier les impacts des clauses d’améliorations locatives. Par exemple, certains baux prévoient que le locataire s’engage à investir un montant fixe d’améliorations locatives à être installées dans les lieux loués. Il est fréquent que les dispositions du bail mentionnent que le locataire doit abandonner au profit du locateur les améliorations locatives qu’il a mises en place dans les lieux loués. Le locataire doit de plus s’assurer que les travaux effectués sont conformes aux lois et règlements en vigueur.

Assurances : Il est dans l’intérêt du locataire et du locateur que des polices d’assurance adéquates protègent les lieux loués. Il est usuel de retrouver des clauses qui exigent que le locataire contracte des polices d’assurance pour la responsabilité civile de l’entreprise, pour les dommages, pour les sinistres à l’équipement et aux améliorations locatives et pour la perte d’exploitation. L’indemnité d’assurance sera en général payable au locateur.

Le code civil du Québec prévoit plusieurs dispositions relatives au droit des assurances et une attention toute particulière devrait être portée aux conséquences de ces articles. Par exemple, les règles de la subrogation légale peuvent être désastreuses pour la partie responsable malgré elle d’un sinistre. Nous recommandons qu’un professionnel examine les dispositions du bail commercial qui concerne les assurances. Un examen attentif des polices souscrites s’avère aussi une précaution utile.

Durée, renouvellement : À la signature d’un nouveau bail ou lors de la continuation d’un bail par un nouveau locataire, il faut s’assurer que la durée du bail est suffisante pour l’exploitation optimale de l’entreprise.

Prenons l’exemple d’un nouveau locataire qui vient d’acheter un restaurant tout en assumant le bail qui était déjà en vigueur entre son vendeur et le locateur. Les prévisions budgétaires de l’entreprise sont alors effectuées en tenant compte du coût du loyer actuel. S’il ne reste que deux ans à courir au bail et que la clause de renouvellement prévoit que le nouveau loyer sera négociable à l’échéance, alors le nouveau locataire s’expose à devoir payer un loyer bien supérieur à celui actuel.

Si la durée restante du bail est courte, nous recommandons que la clause de renouvellement soit précise quant au prix du loyer à la reconduction.

Les clauses de renouvellement du bail prennent plusieurs formes et un examen attentif doit être effectué. Il est fréquent de retrouver que le bail pourra être renouvelé à l’échéance si le locataire n’est pas en défaut sur aucune des clauses du bail. Nous sommes d’avis que ce genre de clause peut être lourd de conséquence pour le locataire. En effet, il suffit d’un défaut minime (ex : paiement du loyer quelques jours en retard) pour être privé du bénéfice de renouvellement.

Publication du bail : Le Code civil du Québec prévoit spécifiquement (Article 2999.1 C.c.Q.) qu’un bail commercial peut être publié sur le Registre Foncier du Québec. La publication du bail permet de rendre opposable aux tiers les droits qui en résultent.

À titre d’exemple, si un locateur vend l’immeuble où sont situés les lieux loués et que le bail n’est pas publié, rien n’oblige le nouveau propriétaire à accepter ce bail et il peut y mettre fin assez rapidement. Le locataire est donc dans l’obligation de quitter les lieux même s’il conserve un recours contre l’ancien propriétaire.

Pour plus d’informations sur la publication des baux commerciaux, vous pouvez consulter notre article « La publication d’un bail commercial : est-ce vraiment nécessaire ?« .

Conclusion

Les items présentés plus haut doivent, selon nous, faire l’objet d’une vérification attentive avant la signature d’un bail commercial. Il ne s’agit cependant pas des seuls éléments à vérifier. Tout dépendant du type de commerce et du type d’immeuble en cause, les critères importants varieront. Par exemple : l’assujettissement aux lois, les services offerts, les hypothèques mobilières/sûretés consenties, les clauses de transfert, etc. seront des points saillants à garder en tête.

Que vous portiez le chapeau de locataire ou de locateur, nous recommandons fortement l’examen par des professionnels des baux commerciaux que vous entendez conclure.

À propos de l’auteur

Me Luc Audet est avocat et membre du Barreau du Québec depuis 1981. Sa pratique est essentiellement consacrée au droit des affaires. Il est également investisseur immobilier, ce qui lui permet de bien comprendre le «langage immobilier» et de conseiller sa clientèle non seulement en droit immobilier, mais aussi comme investisseur.Le site web principal du cabinet Audet & Associés Avocats, Inc. est www.DroitDesPME.com

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  852. Amazing blog! Is your theme custom made or did you download it from somewhere? A design like yours with a few simple tweeks would really make my blog shine. Please let me know where you got your design. Cheers

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  857. My coder is trying to convince me to move to .net from PHP. I have always disliked the idea because of the expenses. But he’s tryiong none the less. I’ve been using WordPress on a variety of websites for about a year and am worried about switching to another platform. I have heard very good things about blogengine.net. Is there a way I can import all my wordpress content into it? Any kind of help would be greatly appreciated!

  858. With havin so much content do you ever run into any problems of plagorism or copyright infringement? My site has a lot of unique content I’ve either authored myself or outsourced but it looks like a lot of it is popping it up all over the internet without my permission. Do you know any ways to help stop content from being stolen? I’d certainly appreciate it.

  859. Have you ever thought about creating an ebook or guest authoring on other websites? I have a blog centered on the same subjects you discuss and would love to have you share some stories/information. I know my audience would value your work. If you’re even remotely interested, feel free to shoot me an e mail.

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  864. Hey there this is kind of of off topic but I was wondering if blogs use WYSIWYG editors or if you have to manually code with HTML. I’m starting a blog soon but have no coding know-how so I wanted to get advice from someone with experience. Any help would be enormously appreciated!

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