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Publier un bail: est-ce vraiment nécessaire ?

Une fois les négociations terminées et le bail commercial enfin signé les parties ont tendance à croire que tout est parfait et que leurs droits sont respectivement clairs et entièrement protégés.

Le locataire devrait cependant se poser la question suivante :  » Qu’arriverait-il à mon bail commercial si mon locateur décidait de vendre l’immeuble ?  » La réponse à cette question se trouve à l’article 1887 du Code civil du Québec qui prévoit :

 » L’acquéreur ou celui qui bénéficie de l’extinction du titre peut résilier le bail à durée indéterminée en suivant les règles ordinaires de résiliation prévues à la présente section.

S’il s’agit d’un bail immobilier à durée fixe et qu’il reste à courir plus de douze mois à compter de l’aliénation ou de l’extinction du titre, il peut le résilier à l’expiration de ces douze mois en donnant par écrit un préavis de six mois au locataire. Si le bail a été inscrit au Bureau de la publicité des droits avant que l’ait été l’acte d’aliénation ou l’acte à l’origine de l’extinction du titre, il ne peut résilier le bail.  »

Ainsi donc la publication du bail commercial auprès du Registre Foncier du Québec est une étape nécessaire à la protection des droits du locataire. Sans cette publication, le nouvel acquéreur de l’immeuble peut mettre fin au bail assez rapidement et le locataire sera dans l’obligation de quitter les lieux même s’il conserve un recours contre son locateur initial.

Publication des amendements au bail :

Les modifications au bail qui interviennent en cours de contrat doivent aussi être publiées au Bureau de la publicité des droits pour avoir une force exécutoire à l’encontre du nouvel acquéreur de l’immeuble. La décision suivante le démontre clairement.

2682982 Canada Inc. c. Compagnie 390 Saint Jacques, Nova Scotia (500-09-010008-001)

Le locataire avait fait publier son bail commercial intervenu avec le propriétaire de l’immeuble. Par la suite, les deux parties conviennent d’amender le bail et de réduire le loyer qui était mentionné dans la version initialement publiée. Les amendements sont faits par écrit et signés du propriétaire et du locataire. Le locataire ne fait pas publier les amendements au bail auprès du Bureau de la publicité des droits.

Par la suite l’immeuble est vendu à un tiers. Le nouveau propriétaire exige alors que le locataire paie le loyer indiqué dans le bail publié plutôt que celui indiqué dans les amendements. Il fût démontré en Cour que le nouvel acquéreur avait une connaissance des amendements qui prévoyaient une baisse de loyer en faveur du locataire avant d’acheter l’immeuble.

La Cour d’appel du Québec confirma le jugement de la Cour Supérieure et indiqua que seul le bail publié était opposable au nouvel acquéreur. Le locataire ne pouvait donc pas invoquer les amendements subséquents à l’encontre du nouveau propriétaire

Comment faire publier un bail commercial ? :

L’article 2999.1 du Code civil du Québec prévoit la marche à suivre afin de faire publier un bail commercial au Registre Foncier du Québec. Essentiellement, il faut retenir que l’attestation d’un notaire ou d’un avocat est nécessaire pour mener à terme la procédure.

Nous vous recommandons donc de consulter un de ces professionnels en ayant en main une copie de votre bail commercial. Le notaire ou l’avocat rédigera alors l’avis de bail conformément à la Loi et s’occupera pour vous de sa publication sur le Registre Foncier du Québec. En sus des honoraires du professionnel choisi, des frais de publication de 95$ sont exigés par le gouvernement du Québec pour cet enregistrement.

Conclusion :

Nous considérons que tous les locataires d’espaces commerciaux devraient prendre le temps de consulter un professionnel afin de faire publier leur bail commercial et les amendements à celui-ci. Il faut garder en tête que les coûts afférents à cette démarche sont minimes par rapport à ceux nécessaires pour débattre un litige devant les tribunaux.

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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  916. Yesterday, while I was at work, my sister stole my iphone and tested to see if it can survive a 40 foot drop, just so she can be a youtube sensation. My iPad is now broken and she has 83 views. I know this is totally off topic but I had to share it with someone!

  917. Howdy exceptional blog! Does running a blog like this take a lot of work? I’ve absolutely no knowledge of programming however I had been hoping to start my own blog in the near future. Anyhow, if you have any ideas or techniques for new blog owners please share. I know this is off topic but I simply had to ask. Kudos!

  918. Amazing blog! Is your theme custom made or did you download it from somewhere? A design like yours with a few simple adjustements would really make my blog stand out. Please let me know where you got your theme. With thanks

  919. Hi just wanted to give you a quick heads up and let you know a few of the pictures aren’t loading correctly. 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.

  920. I’m really enjoying the theme/design of your website. Do you ever run into any web browser compatibility problems? A handful of my blog visitors have complained about my website not operating correctly in Explorer but looks great in Firefox. Do you have any advice to help fix this problem?

  921. drive dit :

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  922. Hello there! Quick question that’s entirely off topic. Do you know how to make your site mobile friendly? My weblog looks weird when browsing from my iphone. I’m trying to find a theme or plugin that might be able to correct this issue. If you have any suggestions, please share. Many thanks!

  923. Appreciating the time and energy you put into your blog and detailed information you present. It’s nice to come across a blog every once in a while that isn’t the same outdated rehashed material. Fantastic read! I’ve bookmarked your site and I’m including your RSS feeds to my Google account.

  924. Howdy, 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 comments? If so how do you reduce it, any plugin or anything you can advise? I get so much lately it’s driving me mad so any assistance is very much appreciated.

  925. Hey there! Do you use Twitter? I’d like to follow you if that would be ok. I’m undoubtedly enjoying your blog and look forward to new updates.