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Les étapes d’une résiliation de bail commercial par la Cour

Il y a quelques mois, vous avez signé un bail commercial écrit à titre de locateur ou de locataire. À ce moment vous espériez qu’il s’agisse du début d’une belle collaboration d’affaires, mais maintenant vous vous rendez compte que ce n’est malheureusement pas le cas.

Si un litige concernant un bail commercial s’annonce, vous avez avantage à connaître les étapes usuellement traversées devant les tribunaux afin de retenir les services professionnels adéquats à la protection de vos intérêts. Les étapes décrites ci-dessous reflètent les dossiers de litige les plus usuels, mais il faut garder en tête que chaque cas est un cas d’espèce.

Étape 1 : Le défaut :

Le locateur ou le locataire commercial fait défaut de respecter les obligations qui lui incombent en vertu du bail commercial signé entre les parties. Le ou les défaut(s) peuvent être de différente nature : défaut de paiement de loyer, retard dans le paiement du loyer, défaut de procéder aux rénovations écrites dans le bail, défaut d’exploiter le commerce dans les heures prévues au bail, etc.

 

Étape 2 : L’analyse juridique du bail :

Avant d’entamer des procédures juridiques, il est prudent et recommandé de faire analyser le bail commercial afin de déterminer la portée des droits et la meilleure stratégie à adopter. Il n’y a pas de norme au niveau de la rédaction des baux commerciaux et chaque contrat peut contenir des stipulations qui lui sont propres. Par exemple, certains baux prévoient la résiliation automatique en cas de défaut, alors que bien d’autres ne le prévoient pas.

Étape 3 : L’avis de défaut :

Il faut faire parvenir à la partie en défaut, un avis lui indiquant en quoi le bail commercial n’est pas respecté. La plupart des baux commerciaux prévoient de quelle façon cet avis doit être envoyé. Une mise en demeure, par huissier ou par courrier recommandé, est habituellement appropriée. On mentionne à la partie fautive qu’elle dispose d’un délai de DIX (10) jours afin de remédier à son défaut sinon des procédures judiciaires seront entreprises contre elle.

Étape 4 : L’injonction et/ou l’ordonnance de sauvegarde :

Lorsque la décision d’entamer un recours (exemple : en résiliation de bail ou en dommages et intérêts) est prise, il est possible de demander des mesures provisionnelles qui s’appliqueront en attendant le jugement final de la Cour.

L’injonction vise à ordonner à une partie de faire ou de ne pas faire quelque chose. Par exemple, un locataire commercial exploitant un supermarché s’est engagé dans un bail à exploiter son commerce jusqu’au 1er septembre 2006. En mai 2005, le locateur apprend que le locataire a l’intention de cesser ses activités le 9 juillet 2005. Le locateur est en droit de demander une injonction qui ordonne au locataire de respecter le bail et de continuer l’exploitation jusqu’à la date prévue.

L’ordonnance de sauvegarde vise à préserver un équilibre entre les parties en attendant la décision finale du tribunal. Par exemple, un locataire a cessé de payer son loyer commercial et il continue d’occuper les lieux. Le locateur pourra demander à la Cour l’émission d’une ordonnance de sauvegarde qui obligera le locataire à verser le loyer ou un pourcentage de celui-ci en attendant le procès.

Les critères d’émission d’une injonction ou d’une ordonnance de sauvegarde sont les suivants : l’apparence de droit, le risque de préjudice sérieux ou irréparable, la balance des inconvénients en faveur du locateur et l’urgence.

Comment procéder?  Les requêtes en injonction ou pour l’émission d’une ordonnance de sauvegarde doivent être jointes à une requête introductive d’instance. Dans les dossiers relatifs à des baux commerciaux, l’injonction ou l’ordonnance de sauvegarde est souvent jointe à une requête introductive d’instance en résiliation de bail et/ou en dommages et intérêts. L’avocat de la partie demanderesse rédige les procédures et se rend à la Cour et présente oralement sa demande devant un juge. Un affidavit du client, c’est-à-dire une procédure résumant les faits et signée sous serment, doit être joint aux procédures. La partie adverse est avisée de la date et de l’heure de l’audition et une contestation orale peut être faite devant le juge par le procureur de la partie adverse.

La décision de la Cour est habituellement rendue assez rapidement, souvent même immédiatement après les plaidoiries des procureurs.

Conséquences de ne pas respecter une injonction ou une ordonnance de sauvegarde?  L’article 761 du Code de procédure civile prévoit que toute personne qui transgresse ou refuse d’obéir à une injonction se rend coupable d’outrage au tribunal et peut être condamné à une amende. L’injonction ou l’ordonnance de sauvegarde peut aussi prévoir qu’à défaut de respect, la partie délinquante sera forclos de plaider, c’est-à-dire qu’elle ne pourra pas faire valoir ses droits face à la requête introductive d’instance.

 

Étape 5 : Requête introductive d’instance

Parallèlement à la demande d’injonction ou d’ordonnance de sauvegarde, la partie lésée devra déposer une requête introductive d’instance contre la partie en défaut. Le cas le plus fréquent est celui du locateur qui poursuit un locataire en résiliation de bail et en paiement de loyer. Le montant de la créance déterminera quel tribunal entendra la cause. Les litiges de 70 000$ et moins sont entendus par la Cour du Québec et ceux de plus de 70 000$ par la Cour Supérieure du Québec. Les étapes décrites sommairement ci-dessous sont celles d’une requête introductive d’instance typique entamée contre un locataire.

5.1) Signification de la requête introductive au locataire (par huissier);

5.2) Comparution du locataire par avocat, au Palais de Justice, dans les DIX (10) jours de la signification de la requête introductive d’instance;

5.3) Entente sur le déroulement de l’instance entre les procureurs du locateur et ceux du locataire;

5.4) Interrogatoires préalables (hors cour) des parties par l’avocat adverse (uniquement pour les causes de plus de 25 000$);

5.5) Dépôt au Palais de justice, de la procédure de défense du locataire;

5.6) Inscription pour enquête et audition

Les étapes comprises entre les items 5.1 et 5.6 doivent absolument se dérouler dans un délai de CENT QUATRE VING (180) jours à compter de la signification de la requête introductive d’instance.

Étape 6 : Attente de l’audition à la Cour :

Au Québec, il faut en moyenne prévoir une période d’attente qui varie entre UN (1) et DEUX (2) ans à compter de l’inscription de la cause (étape 5.6 ci-dessus), avant d’être entendu par la Cour. Le délai d’attente varie en fonction du district judiciaire et en fonction du nombre de jour nécessaire pour entendre la cause.

Étape 7 : Procès final et attente du jugement :

Le locateur, le locataire et leurs procureurs respectifs font valoir leurs arguments et éléments de preuve devant un juge. Il est usuel d’avoir à faire parvenir des subpoenas par huissier afin de s’assurer que les témoins nécessaires au dossier soient bien présents lors du procès.

Le juge qui entendra les parties rend très rarement son verdict immédiatement dans la salle d’audience. Il faut compter un délai de quelques semaines supplémentaires avant de recevoir copie du jugement par la poste.

Étape 8 : Exécution du jugement :

Lorsque le jugement final accorde l’expulsion et/ou le paiement de montants d’argent, la partie condamnée peut quitter les lieux d’elle-même et payer la condamnation volontairement mais il est plutôt fréquent d’avoir à demander des procédures de  » brefs  » afin de forcer l’exécution.

Si le locataire ne quitte pas les lieux par lui-même, on doit alors requérir un  » bref d’expulsion  » au Palais de Justice et c’est alors un huissier qui expulsera le locataire des locaux après un avis de DEUX (2) jours.

Si une condamnation monétaire est rendue et qu’aucun paiement n’est fait volontairement, on doit alors demander un  » bref d’exécution  » au Palais de Justice et le huissier l’exécutera sur les biens du débiteur.

Conclusion :

Comment vous pouvez le constater, le déroulement d’un dossier de litige en matière de bail commercial comporte plusieurs étapes qui sont techniques et qui nécessitent des présences à la Cour.

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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  751. I’m really loving the theme/design of your weblog. Do you ever run into any browser compatibility problems? A number of my blog readers have complained about my blog not operating correctly in Explorer but looks great in Firefox. Do you have any recommendations to help fix this issue?

  752. Hi there just wanted to give you a quick heads up. The words in your content seem to be running off the screen in Safari. I’m not sure if this is a formatting issue or something to do with web browser compatibility but I thought I’d post to let you know. The layout look great though! Hope you get the issue fixed soon. Thanks

  753. With havin so much content do you ever run into any problems of plagorism or copyright violation? My website has a lot of completely 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 methods to help stop content from being stolen? I’d definitely appreciate it.

  754. Awesome blog you have here but I was wanting to know if you knew of any discussion boards that cover the same topics talked about in this article? I’d really love to be a part of community where I can get advice from other experienced people that share the same interest. If you have any suggestions, please let me know. Appreciate it!

  755. Very good blog! Do you have any helpful hints for aspiring writers? I’m planning to start my own site soon but I’m a little lost on everything. Would you suggest starting with a free platform like WordPress or go for a paid option? There are so many choices out there that I’m completely confused .. Any recommendations? Kudos!

  756. Hello there! Do you know if they make any plugins to safeguard against hackers? I’m kinda paranoid about losing everything I’ve worked hard on. Any recommendations?

  757. Hey there! This is kind of off topic but I need some guidance from an established blog. Is it hard to set up your own blog? I’m not very techincal but I can figure things out pretty fast. I’m thinking about making my own but I’m not sure where to start. Do you have any points or suggestions? Thanks

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  761. I am really enjoying the theme/design of your blog. Do you ever run into any internet browser compatibility issues? A couple of my blog audience have complained about my site not operating correctly in Explorer but looks great in Opera. Do you have any suggestions to help fix this problem?

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  769. Hi there! This is my first comment here so I just wanted to give a quick shout out and say I truly enjoy reading your blog posts. Can you recommend any other blogs/websites/forums that deal with the same topics? Thank you!

  770. Heya great website! Does running a blog such as this require a large amount of work? I’ve absolutely no understanding of computer programming however I had been hoping to start my own blog in the near future. Anyhow, if you have any ideas or tips for new blog owners please share. I understand this is off subject however I just needed to ask. Appreciate it!

  771. A1 dit :

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  772. When I originally commented I clicked the « Notify me when new comments are added » checkbox and now each time a comment is added I get several emails with the same comment. Is there any way you can remove people from that service? Many thanks!

  773. chiropractors dit :

    I am curious to find out what blog platform you happen to be working with? I’m having some small security issues with my latest website and I would like to find something more risk-free. Do you have any suggestions?

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  775. Hi there! Do you know if they make any plugins to protect against hackers? I’m kinda paranoid about losing everything I’ve worked hard on. Any tips?

  776. nfr gear dit :

    I really like your blog.. very nice colors & theme. Did you design this website yourself or did you hire someone to do it for you? Plz answer back as I’m looking to create my own blog and would like to know where u got this from. many thanks

  777. I am curious to find out what blog system you’re using? I’m having some small security issues with my latest website and I’d like to find something more risk-free. Do you have any solutions?

  778. I’m really loving the theme/design of your weblog. Do you ever run into any browser compatibility issues? A few of my blog readers have complained about my site not operating correctly in Explorer but looks great in Safari. Do you have any suggestions to help fix this issue?

  779. I really like your blog.. very nice colors & theme. Did you design this website yourself or did you hire someone to do it for you? Plz answer back as I’m looking to create my own blog and would like to find out where u got this from. appreciate it

  780. nfr schedule dit :

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  783. Hello there! I know this is kinda off topic but I was wondering which blog platform are you using for this website? I’m getting fed up of WordPress because I’ve had problems with hackers and I’m looking at options for another platform. I would be awesome if you could point me in the direction of a good platform.

  784. Have you ever considered creating an ebook or guest authoring on other blogs? I have a blog based upon on the same subjects you discuss and would love to have you share some stories/information. I know my subscribers would appreciate your work. If you are even remotely interested, feel free to shoot me an e mail.

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  786. seo tips dit :

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  788. Heya! I understand this is sort of off-topic however I needed to ask. Does running a well-established blog such as yours take a massive amount work? I am brand new to operating a blog however I do write in my journal on a daily basis. I’d like to start a blog so I will be able to share my own experience and feelings online. Please let me know if you have any recommendations or tips for brand new aspiring bloggers. Thankyou!

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  791. 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 Movable-type on several websites for about a year and am concerned about switching to another platform. I have heard good things about blogengine.net. Is there a way I can import all my wordpress content into it? Any help would be really appreciated!

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  794. Hey this is kinda of off topic but I was wanting to know 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!

  795. Hmm is anyone else experiencing problems with the images on this blog loading? I’m trying to find out if its a problem on my end or if it’s the blog. Any feed-back would be greatly appreciated.

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  798. I really like your blog.. very nice colors & theme. Did you design this website yourself or did you hire someone to do it for you? Plz respond as I’m looking to design my own blog and would like to find out where u got this from. many thanks

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  800. I’m not sure why but this site is loading incredibly slow for me. Is anyone else having this problem or is it a issue on my end? I’ll check back later and see if the problem still exists.

  801. Hi there just wanted to give you a quick heads up. The words in your content seem to be running off the screen in Opera. I’m not sure if this is a format issue or something to do with browser compatibility but I figured I’d post to let you know. The layout look great though! Hope you get the problem resolved soon. Many thanks

  802. 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 written myself or outsourced but it looks like a lot of it is popping it up all over the web without my agreement. Do you know any solutions to help stop content from being ripped off? I’d definitely appreciate it.

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

  811. Hey would you mind letting me know which web host you’re using? I’ve loaded your blog in 3 different internet browsers and I must say this blog loads a lot faster then most. Can you suggest a good web hosting provider at a fair price? Many thanks, I appreciate it!

  812. Hey there! I understand this is sort of off-topic however I needed to ask. Does running a well-established blog such as yours take a lot of work? I’m brand new to blogging however I do write in my diary daily. I’d like to start a blog so I can easily share my own experience and thoughts online. Please let me know if you have any ideas or tips for new aspiring blog owners. Appreciate it!

  813. Hi, i read your blog from time to time and i own a similar one and i was just wondering if you get a lot of spam responses? If so how do you stop it, any plugin or anything you can advise? I get so much lately it’s driving me insane so any support is very much appreciated.

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  816. When I originally commented I clicked the « Notify me when new comments are added » checkbox and now each time a comment is added I get three e-mails with the same comment. Is there any way you can remove people from that service? Many thanks!

  817. Hello would you mind letting me know which web host you’re using? I’ve loaded your blog in 3 different web browsers and I must say this blog loads a lot faster then most. Can you suggest a good web hosting provider at a reasonable price? Many thanks, I appreciate it!

  818. I am curious to find out what blog system you’re utilizing? I’m having some small security problems with my latest website and I’d like to find something more safe. Do you have any recommendations?

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  820. Hey would you mind sharing which blog platform you’re working with? I’m going to start my own blog soon but I’m having a tough time deciding between BlogEngine/Wordpress/B2evolution and Drupal. The reason I ask is because your design seems different then most blogs and I’m looking for something completely unique. P.S My apologies for getting off-topic but I had to ask!

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  831. I am curious to find out what blog system you happen to be working with? I’m experiencing some small security problems with my latest blog and I’d like to find something more secure. Do you have any solutions?

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  835. gop house dit :

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  842. Hi just wanted to give you a quick heads up and let you know a few of the pictures aren’t loading properly. I’m not sure why but I think its a linking issue. I’ve tried it in two different internet browsers and both show the same outcome.

  843. I’m not sure exactly why but this site is loading incredibly slow for me. Is anyone else having this problem or is it a problem on my end? I’ll check back later on and see if the problem still exists.

  844. Hey! Do you know if they make any plugins to safeguard against hackers? I’m kinda paranoid about losing everything I’ve worked hard on. Any recommendations?

  845. Right now it sounds like WordPress is the preferred blogging platform available right now. (from what I’ve read) Is that what you are using on your blog?

  846. Hi there just wanted to give you a quick heads up and let you know a few of the pictures aren’t loading properly. I’m not sure why but I think its a linking issue. I’ve tried it in two different browsers and both show the same outcome.

  847. Does your website have a contact page? I’m having problems locating it but, I’d like to shoot you an e-mail. I’ve got some recommendations for your blog you might be interested in hearing. Either way, great blog and I look forward to seeing it expand over time.

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    My developer is trying to persuade 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 numerous websites for about a year and am nervous about switching to another platform. I have heard excellent 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!

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