{"id":11275,"date":"2015-08-25T17:35:14","date_gmt":"2015-08-25T15:35:14","guid":{"rendered":"https:\/\/valoxy.org\/blog\/?p=11275"},"modified":"2024-06-13T12:24:57","modified_gmt":"2024-06-13T10:24:57","slug":"bail-commercial-2","status":"publish","type":"post","link":"https:\/\/valoxy.org\/blog\/bail-commercial-2\/","title":{"rendered":"Le bail commercial"},"content":{"rendered":"<p><span class=\"exergue\">Le bail commercial est un acte sign\u00e9 entre une<\/span> personne qui exploite un fonds de commerce ou un fonds artisanal et le propri\u00e9taire du local. L&rsquo;artisan, ou l&rsquo;exploitant d&rsquo;un fonds (qu\u2019elle en soit ou non propri\u00e9taire) ne poss\u00e8de en effet pas toujours l\u2019immeuble (bureaux, locaux, magasins\u2026) dans lequel est exploit\u00e9 le fonds. Elle va devoir le louer.<\/p>\n<p><span class=\"exergue\"><strong>Le bail commercial consenti \u00e0 l\u2019exploitant devient alors un \u00e9l\u00e9ment essentiel du fonds car la client\u00e8le est g\u00e9n\u00e9ralement attach\u00e9e \u00e0 la situation du fonds<\/strong><\/span>. C\u2019est pourquoi le bail commercial n\u2019est pas r\u00e9gi par les m\u00eames r\u00e8gles que celles applicables aux baux civils. Bien au contraire, le bail commercial a un r\u00e9gime sp\u00e9cifique, tr\u00e8s protecteur du locataire.\u00a0 Valoxy, cabinet d&rsquo;expertise comptable dans les Hauts-de-France explique et d\u00e9taille ce contrat.<\/p>\n<h2><span style=\"color: #fb4c35;\"><strong>Le statut des baux commerciaux<\/strong><\/span><\/h2>\n<p>Le statut du bail commercial est <span class=\"exergue\"><strong>tr\u00e8s protecteur pour le locataire.<\/strong><\/span> Son b\u00e9n\u00e9fice en est donc restreint. Il faut remplir de nombreuses conditions.<\/p>\n<p>Le statut s\u2019applique aux <span class=\"exergue\"><strong>baux des immeubles ou locaux dans lesquels un fonds est exploit\u00e9, que ce fonds appartienne, soit \u00e0 un commer\u00e7ant ou \u00e0 un industriel immatricul\u00e9 au RCS, soit \u00e0 un chef d\u2019entreprise immatricul\u00e9 au R\u00e9pertoire des m\u00e9tiers.<\/strong><\/span><\/p>\n<h3><span style=\"text-decoration: underline;\">Conditions d\u2019acc\u00e8s relatives \u00e0 l\u2019immeuble<\/span><\/h3>\n<p><img decoding=\"async\" class=\"alignright wp-image-6464 \" src=\"https:\/\/valoxy.org\/blog\/wp-content\/uploads\/2013\/10\/x-or-v-signs-255x300.jpg\" alt=\"Le bail commercial\" width=\"145\" height=\"170\" \/>Le fonds a besoin d&rsquo;un immeuble ou d&rsquo;un local dans lequel s&rsquo;exploiter. <span class=\"exergue\"><strong>Sont donc exclus<\/strong><\/span> :<\/p>\n<ul>\n<li>Les <span class=\"exergue\"><strong>terrains nus<\/strong><\/span>, sauf si le locataire a fait b\u00e2tir avec l\u2019accord du bailleur des constructions qui ne soient pas mobiles ou d\u00e9montables.<\/li>\n<li>Les <span class=\"exergue\"><strong>emplacements r\u00e9duits<\/strong><\/span> comme les vitrines d\u2019exposition, &#8230;<\/li>\n<\/ul>\n<p>En revanche,<span class=\"exergue\"><strong> ce statut peut s\u2019appliquer aux locaux ou immeubles accessoires \u00e0 l\u2019exploitation du fonds s\u2019ils sont n\u00e9cessaires \u00e0 l\u2019exploitation<\/strong><\/span> au sens o\u00f9 leur privation mettrait en p\u00e9ril l\u2019exploitation.<\/p>\n<h3><span style=\"text-decoration: underline;\">Conditions d\u2019acc\u00e8s relatives \u00e0 l\u2019exploitant (locataire)<\/span><\/h3>\n<p><span class=\"exergue\"><strong>L\u2019exploitant doit \u00eatre immatricul\u00e9 au <\/strong><strong><a style=\"color: #3366ff;\" title=\"Qu\u2019est-ce que le RCS ?\" href=\"https:\/\/valoxy.org\/blog\/rcs-registre-commerce-societes\/\" target=\"_blank\" rel=\"noopener\">RCS<\/a><\/strong><strong> ou au R\u00e9pertoire des m\u00e9tiers<\/strong><\/span>. C\u2019est pourquoi les associations se voient g\u00e9n\u00e9ralement refuser ce statut.<\/p>\n<p>Il faut \u00e9galement que ce dernier exerce une activit\u00e9 autonome, c&rsquo;est-\u00e0-dire qu\u2019il doit <span class=\"exergue\"><strong>b\u00e9n\u00e9ficier d\u2019une client\u00e8le propre et d\u2019une autonomie de gestion.<\/strong><\/span><\/p>\n<h3><span style=\"text-decoration: underline;\">Conditions d\u2019acc\u00e8s relatives au bail<\/span><\/h3>\n<p><span class=\"exergue\"><strong>Sont express\u00e9ment exclus<\/strong><\/span> :<\/p>\n<ul>\n<li>Les baux emphyt\u00e9otiques (conclus pour une dur\u00e9e allant de 18 \u00e0 99 ans) ;<\/li>\n<li>Les baux de moins de 2 ans ;<\/li>\n<li>Les conventions d\u2019occupation pr\u00e9caire ;<\/li>\n<li>Les contrats de mise \u00e0 disposition temporaire ;<\/li>\n<li>Les sous-locations, sauf si le contrat de sous-location est conclu avec l\u2019accord du bailleur principal.<\/li>\n<\/ul>\n<h2><span style=\"color: #fb4c35;\"><strong>Les effets attach\u00e9s au statut du bail commercial<\/strong><\/span><\/h2>\n<p>Si ce statut est tant recherch\u00e9, c\u2019est que son r\u00e9gime est tr\u00e8s int\u00e9ressant pour le locataire.<\/p>\n<p><img decoding=\"async\" class=\"alignright wp-image-9841 \" src=\"https:\/\/valoxy.org\/blog\/wp-content\/uploads\/2015\/01\/Contrat-3-300x193.png\" alt=\"Le bail commercial\" width=\"134\" height=\"87\" \/>En effet, ce dernier ne sera <span class=\"exergue\"><strong>pas tenu par la dur\u00e9e du bail<\/strong><\/span>. Les baux commerciaux sont conclus pour une dur\u00e9e minimale de 9 ans mais cette dur\u00e9e ne s\u2019impose qu\u2019au bailleur. Le locataire a quant \u00e0 lui la possibilit\u00e9 de donner cong\u00e9 tous les 3 ans en donnant son pr\u00e9avis 6 mois avant.<\/p>\n<p>Le locataire a \u00e9galement le droit d\u2019adjoindre \u00e0 son activit\u00e9, des activit\u00e9s connexes ou compl\u00e9mentaires sans l\u2019accord du bailleur (<span class=\"exergue\"><strong>desp\u00e9cialisation partielle<\/strong><\/span>) voire de changer compl\u00e9tement d\u2019activit\u00e9, mais cette fois ci avec l\u2019accord du bailleur (<span class=\"exergue\"><strong>desp\u00e9cialisation totale<\/strong><\/span>).<\/p>\n<p>Enfin, comme il s\u2019agit d\u2019un \u00e9l\u00e9ment important du fonds, <span class=\"exergue\"><strong>le locataire peut c\u00e9der son fonds avec le bail et ce sans autorisation du bailleur.<\/strong><\/span><\/p>\n<div class=\"encadre-style\">Attention : Des clauses sont possibles dans le contrat de bail initial pour pr\u00e9voir cette \u00e9ventualit\u00e9 mais si le bailleur peut encadrer cette cession, il ne peut l\u2019interdire.<\/div>\n<p><span class=\"exergue\"><strong>Le loyer peut \u00eatre r\u00e9vis\u00e9 tous les 3 ans \u00e0 la demande du bailleur<\/strong><\/span>. Le but \u00e9tant que le loyer soit en ad\u00e9quation avec la valeur locative effective du local donc cette r\u00e9vision peut donc augmenter ou baisser le montant du loyer. En revanche, que cela soit \u00e0 la hausse ou \u00e0 la baisse, <span class=\"exergue\"><strong>la r\u00e9vision est plafonn\u00e9e.<\/strong><\/span><\/p>\n<div class=\"encadre-style\">A noter qu\u2019il n\u2019y a pas de plafonnement en cas de variation de plus de 10% de la valeur locative, de d\u00e9sp\u00e9cialisation partielle ou totale ou en cas de sous-location si le prix de la sous-location est sup\u00e9rieur au loyer principal.<\/div>\n<h2><span style=\"color: #fb4c35;\"><strong>Le droit au renouvellement du bail commercial<\/strong><\/span><\/h2>\n<p><span class=\"exergue\"><strong>Le locataire, propri\u00e9taire du fonds, a droit au renouvellement de son bail<\/strong><\/span>. Ce droit imp\u00e9ratif va s\u2019imposer au bailleur.<\/p>\n<p>Pour b\u00e9n\u00e9ficier de ce droit,<span class=\"exergue\"><strong> le fonds doit avoir \u00e9t\u00e9 exploit\u00e9 pendant 3 ans cons\u00e9cutifs<\/strong><\/span>. Peu importe si c\u2019est le propri\u00e9taire du fonds qui l\u2019a lui-m\u00eame exploit\u00e9 ou qu\u2019il l\u2019a donn\u00e9 en location-g\u00e9rance.<\/p>\n<div class=\"encadre-style\">Attention : <span class=\"exergue\"><strong>En cas de <\/strong><strong><a style=\"color: #3366ff;\" title=\"La location-g\u00e9rance du fonds de commerce\" href=\"https:\/\/valoxy.org\/blog\/location-gerance-fonds-commerce\/\" target=\"_blank\" rel=\"noopener\">location-g\u00e9rance<\/a><\/strong><strong>, le droit au renouvellement du bail commercial appartient au propri\u00e9taire du fonds et non au locataire-g\u00e9rant<\/strong><\/span>. Ce sera donc au propri\u00e9taire d\u2019en faire la demande au bailleur.<\/div>\n<p>Le locataire perd son droit au renouvellement dans certains cas :<\/p>\n<ul>\n<li>Faute grave du locataire ;<\/li>\n<li>Cessation de l\u2019exploitation sans motif l\u00e9gitime ;<\/li>\n<li>Immeuble mena\u00e7ant ruine ;<\/li>\n<li>Bailleur souhaitant habiter ou reconstruire les locaux.<\/li>\n<\/ul>\n<p><span class=\"exergue\"><strong>En cas de renouvellement, un nouveau bail d\u2019une dur\u00e9e de 9 ans est conclu<\/strong><\/span> aux m\u00eames conditions que le pr\u00e9c\u00e9dent mais le loyer doit n\u00e9cessairement faire l\u2019objet d\u2019un r\u00e9ajustement.<\/p>\n<p><span class=\"exergue\"><strong>Le bailleur a toujours le droit de s\u2019opposer au renouvellement. <\/strong>Mais il sera alors tenu de verser au locataire<strong> une indemnit\u00e9 d\u2019\u00e9viction<\/strong><\/span>. Cette indemnit\u00e9 l\u00e9gale est <span class=\"exergue\"><strong>souvent tr\u00e8s \u00e9lev\u00e9e<\/strong><\/span> car elle doit correspondre au pr\u00e9judice effectivement subi par le locataire. De plus, le locataire peut demeurer dans les lieux tant que cette indemnit\u00e9 ne lui est pas vers\u00e9e, moyennant une indemnit\u00e9 d\u2019occupation.<\/p>\n<p>En revanche, une fois l\u2019indemnit\u00e9 vers\u00e9e, le locataire dispose de <span class=\"exergue\"><strong>3 mois<\/strong><\/span> pour quitter les lieux.<\/p>\n<p>Cet article vous a int\u00e9ress\u00e9 ? Dites-le nous dans les commentaires ci-apr\u00e8s ! Et retrouvez nos autres articles sur le blog de Valoxy :<\/p>\n<ul>\n<li><a class=\"mkd-pt-link\" href=\"https:\/\/valoxy.org\/blog\/difference-bail-commercial-bail-professionnel\/\" target=\"_self\" rel=\"noopener\">La diff\u00e9rence entre bail commercial et bail professionnel<\/a><\/li>\n<li><a class=\"mkd-pt-link\" href=\"https:\/\/valoxy.org\/blog\/obligations-bailleur-cadre-bail-commercial\/\" target=\"_self\" rel=\"noopener\">Quelles sont les obligations du bailleur dans le cadre du bail commercial ?<\/a><\/li>\n<li><a class=\"mkd-pt-link\" href=\"https:\/\/valoxy.org\/blog\/bail-commercial-obligations-locataire\/\" target=\"_self\" rel=\"noopener\">Bail commercial : quelles sont les obligations du locataire ?<\/a><\/li>\n<li><a class=\"mkd-pt-link\" href=\"https:\/\/valoxy.org\/blog\/le-bail-commercial\/\" target=\"_self\" rel=\"noopener\">Bail commercial : savoir le comprendre et le r\u00e9diger<\/a><\/li>\n<li><a class=\"mkd-pt-link\" href=\"https:\/\/valoxy.org\/blog\/le-nouveau-droit-de-reprise-du-bailleur-dun-local-commercial\/\" target=\"_self\" rel=\"noopener\">Le nouveau droit de reprise du bailleur d\u2019un local commercial<\/a><\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Le bail commercial est un acte sign\u00e9 entre une personne qui exploite un fonds de commerce ou un fonds artisanal et le propri\u00e9taire du local. L&rsquo;artisan, ou l&rsquo;exploitant d&rsquo;un fonds (qu\u2019elle en soit ou non propri\u00e9taire) ne poss\u00e8de en effet&#8230;<\/p>\n","protected":false},"author":1,"featured_media":5932,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[5],"tags":[],"class_list":["post-11275","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-juridique"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.0 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Le bail commercial | Blog Valoxy - Expertise comptable<\/title>\n<meta name=\"description\" content=\"Le bail commercial consenti \u00e0 l\u2019exploitant est un \u00e9l\u00e9ment essentiel du fonds, car la client\u00e8le est g\u00e9n\u00e9ralement attach\u00e9e \u00e0 la situation du fonds.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/valoxy.org\/blog\/bail-commercial-2\/\" \/>\n<meta property=\"og:locale\" content=\"fr_FR\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Le bail commercial | Blog Valoxy - 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