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Le bail d’un commerce de détail: un actif important et ses trois pièges à éviter

Quels sont les trois facteurs les plus importants pour un commerce de détail ? Vous le savez : l’emplacement, l’emplacement et l’emplacement. Une grande partie du succès d’un commerce au détail réside dans son emplacement. C’est probablement un de ses actifs les plus importants. Il vaut donc la peine de protéger son emplacement au maximum. Nous vous expliquons comment éviter les trois pièges les plus courants.

Évidemment, la protection maximale d’un emplacement est d’en être le propriétaire. Dans ce cas, le seul risque est l’expropriation, mais sauf exception, c’est un bien petit risque. Dans les faits, la très grande majorité des commerces de détail occupent des lieux loués. Comment fait-on pour sécuriser un emplacement loué ?

Il faut un bail écrit et signé ! En matière de bail commercial, contrairement au bail résidentiel, l’écrit n’est pas obligatoire. Le Code civil du Québec balise bien la relation juridique entre un Locateur et son locataire commercial. Trop bien même, ce qui fait que les propriétaires font signer un bail, pour contredire ce que prévoit le Code civil. On veut « découdre » ce que prévoit le Code civil. Le Code civil, comme toutes les lois, ont des dispositions obligatoires, ou d’ordre public, et d’autres qui s’appliquent à moins que l’on ait prévu autre chose sur le sujet. Il s’agit des dispositions dites supplétives. Sans bail écrit, nous avons un bail verbal. Dans ce cas, faire la preuve d’une entente précise est difficile. Le bail était-il consenti pour un an? Pour deux? Pour 5? Question de preuve… Un menteur habile pourrait réussir à convaincre un juge, surtout si le locataire témoigne nerveusement.

Premier piège : un bail trop court.

Comme locataire, vous voulez avoir le bail le plus long possible et avec des options de renouvellement longues, automatiques et à un loyer ou une méthode de calcul du loyer fixée d’avance, comme « indexé selon l’indice des prix à la consommation ». Une option de renouvellement sans prix ni méthode de calcul du prix fixée d’avance peut créer une situation désastreuse : le propriétaire de l’immeuble, sachant que vous faites « une tonne d’argent » pourrait en profiter pour doubler votre loyer au renouvellement du bail. Autre difficulté : l’achalandage d’un commerce vaut en proportion de la durée du bail. L’achalandage d’un commerce qui va bien et dont le bail expire dans six mois, sans clause de renouvellement de bail, vaut pratiquement rien. Mais le même commerce avec un bail et des options de renouvellement pour une durée de dix ans vaut son pesant d’or.

Deuxième piège : il faut publier le bail.

C’est ce que l’on appelait « enregistrer » un bail avant 1994. Un bail écrit est une entente commerciale entre deux entités juridiques. C’est un peu comme un prêt entre deux individus. La publication du bail vous confère non seulement un droit personnel vis-à-vis le Locateur, mais un droit réel dans le local et donc un droit dans l’emplacement même si l’immeuble est vendu. C’est un peu comme un prêt hypothécaire : ça suit l’immeuble. Oui, peu de gens savent ça, mais oui… c’est vrai. Si votre bail n’est pas publié, qu’il y a vente de l’immeuble et qu’il reste plus de 12 mois à votre bail, le nouvel acquéreur peut vous donner un avis à l’effet que votre bail prendra fin au 12ième mois, avec un préavis de 6 mois : article 1887 C.c.Q. Vous pourrez poursuivre votre ancien Locateur, le vendeur de l’immeuble, mais souvent, immédiatement après avoir encaissé le prix de vente, le vendeur disparaît…

Troisième piège : accepter que son bail contienne une clause de résiliation automatique et d’expulsion au cas de non paiement de loyer.

Avant janvier 1994, l’ancien Code civil prévoyait que pour résilier un bail commercial sans le consentement du locataire, le Locateur devait obtenir un jugement de la Cour. Au 1er janvier 1994, le nouveau Code civil prévoit que selon certaines circonstances, il peut être mis fin à un contrat, automatiquement et sans le prononcé d’un jugement. Mais la Cour d’appel a tranché en 1995 que ce plaisir ne s’appliquait pas, de manière automatique, aux baux commerciaux. Elle a statué qu’une clause qui disait « si vous êtes en retard dans le paiement du loyer, je peux annuler votre bail et vous foutre à la porte immédiatement » était illégale. Mais la Cour d’Appel du Québec a tranché, en avril 2003, que s’il y a une clause claire et avec le texte approprié, dont entre autre l’obligation d’un préavis raisonnable selon les circonstances, effectivement le Locateur n’a pas besoin de jugement pour résilier le bail et expulser un locataire qui ne paye pas son loyer. Donc, si vous avez un bail pas cher et que votre locateur peut vous remplacer par quelqu’un qui payera le prix du marché, il essayera de vous expulser.

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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