{"id":27547,"date":"2025-01-06T11:07:38","date_gmt":"2025-01-06T10:07:38","guid":{"rendered":"https:\/\/www.fbt-avocats.ch\/?p=27547"},"modified":"2025-10-20T10:59:44","modified_gmt":"2025-10-20T09:59:44","slug":"impact-de-conclusion-dun-bail-gage-immobilier","status":"publish","type":"post","link":"https:\/\/staging.fbt-avocats.ch\/en\/impact-de-conclusion-dun-bail-gage-immobilier\/","title":{"rendered":"Impact of the conclusion of a lease on property pledge"},"content":{"rendered":"<div  class='avia-slideshow av-lpqtcuam-76906b30aa535219bbd7e5abbadb45f0 avia-slideshow-featured_large av_slideshow avia-slide-slider  avia-builder-el-0  el_before_av_heading  avia-builder-el-first  av-slideshow-ui av-control-default av-slideshow-manual av-loop-once av-loop-manual-endless av-default-height-applied avia-slideshow-1' data-slideshow-options=\"{&quot;animation&quot;:&quot;slide&quot;,&quot;autoplay&quot;:false,&quot;loop_autoplay&quot;:&quot;once&quot;,&quot;interval&quot;:5,&quot;loop_manual&quot;:&quot;manual-endless&quot;,&quot;autoplay_stopper&quot;:false,&quot;noNavigation&quot;:false,&quot;bg_slider&quot;:false,&quot;keep_padding&quot;:false,&quot;hoverpause&quot;:false,&quot;show_slide_delay&quot;:0}\"  itemprop=\"image\" itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/ImageObject\" ><ul class='avia-slideshow-inner ' style='padding-bottom: 52.333333333333%;'><li  class='avia-slideshow-slide av-lpqtcuam-76906b30aa535219bbd7e5abbadb45f0__0  av-single-slide slide-1 slide-odd'><div data-rel='slideshow-1' class='avia-slide-wrap '   ><img fetchpriority=\"high\" class=\"wp-image-27542 avia-img-lazy-loading-not-27542\"  src='https:\/\/staging.fbt-avocats.ch\/wp-content\/uploads\/2025\/01\/Fasel_conclusion-lease-property-pledge.png' width='1200' height='628' title='Fasel_conclusion-lease-property-pledge' alt=''  itemprop=\"thumbnailUrl\"   \/><\/div><\/li><\/ul><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-av_heading-5e47c5ba960324d7c229c8bf601bdbe6\">\n#top .av-special-heading.av-av_heading-5e47c5ba960324d7c229c8bf601bdbe6{\npadding-bottom:10px;\nfont-size:26px;\n}\nbody .av-special-heading.av-av_heading-5e47c5ba960324d7c229c8bf601bdbe6 .av-special-heading-tag .heading-char{\nfont-size:25px;\n}\n#top #wrap_all .av-special-heading.av-av_heading-5e47c5ba960324d7c229c8bf601bdbe6 .av-special-heading-tag{\nfont-size:26px;\n}\n.av-special-heading.av-av_heading-5e47c5ba960324d7c229c8bf601bdbe6 .av-subheading{\nfont-size:15px;\n}\n\n@media only screen and (min-width: 480px) and (max-width: 767px){ \n#top #wrap_all .av-special-heading.av-av_heading-5e47c5ba960324d7c229c8bf601bdbe6 .av-special-heading-tag{\nfont-size:0.8em;\n}\n}\n\n@media only screen and (max-width: 479px){ \n#top #wrap_all .av-special-heading.av-av_heading-5e47c5ba960324d7c229c8bf601bdbe6 .av-special-heading-tag{\nfont-size:0.8em;\n}\n}\n<\/style>\n<div  class='av-special-heading av-av_heading-5e47c5ba960324d7c229c8bf601bdbe6 av-special-heading-h1 blockquote modern-quote  avia-builder-el-1  el_after_av_slideshow  el_before_av_hr  av-inherit-size'><h1 class='av-special-heading-tag '  itemprop=\"headline\"  >Impact of the conclusion of a lease on property pledge<\/h1><div class='av-subheading av-subheading_below'><p>Allnews &#8211; January 2025<br \/>\nSerge Fasel<\/p>\n<\/div><div class=\"special-heading-border\"><div class=\"special-heading-inner-border\"><\/div><\/div><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-lpqthvln-edf60761fad835755560d987abf79923\">\n#top .hr.hr-invisible.av-lpqthvln-edf60761fad835755560d987abf79923{\nheight:30px;\n}\n<\/style>\n<div  class='hr av-lpqthvln-edf60761fad835755560d987abf79923 hr-invisible  avia-builder-el-2  el_after_av_heading  el_before_av_button '><span class='hr-inner '><span class=\"hr-inner-style\"><\/span><\/span><\/div>\n<div  class='avia-button-wrap av-lpqtm003-56bfe8322b091c70a35ed7b450aa6590-wrap avia-button-left  avia-builder-el-3  el_after_av_hr  el_before_av_hr '><a href='https:\/\/staging.fbt-avocats.ch\/wp-content\/uploads\/2025\/01\/Allnews_Serge-Fasel_bail-immobilier.pdf'  class='avia-button av-lpqtm003-56bfe8322b091c70a35ed7b450aa6590 av-link-btn avia-icon_select-no avia-size-large avia-position-left avia-color-theme-color'  target=\"_blank\"  rel=\"noopener noreferrer\"  aria-label=\"Download pdf\"><span class='avia_iconbox_title' >Download pdf<\/span><\/a><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-lpqthvln-edf60761fad835755560d987abf79923\">\n#top .hr.hr-invisible.av-lpqthvln-edf60761fad835755560d987abf79923{\nheight:30px;\n}\n<\/style>\n<div  class='hr av-lpqthvln-edf60761fad835755560d987abf79923 hr-invisible  avia-builder-el-4  el_after_av_button  el_before_av_textblock '><span class='hr-inner '><span class=\"hr-inner-style\"><\/span><\/span><\/div>\n<section  class='av_textblock_section av-lpqt34bs-e4937d6ee6fb8bf73eb238b3b32b6052 '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/BlogPosting\" itemprop=\"blogPost\" ><div class='avia_textblock'  itemprop=\"text\" ><p>Lorsque les banques accordent des cr\u00e9dits, ces derni\u00e8res cherchent \u00e0 r\u00e9duire les risques et \u00e0 s&#8217;assurer du remboursement de la somme pr\u00eat\u00e9e. Parmi les garanties couramment utilis\u00e9es figure le gage immobilier, qui permet au propri\u00e9taire d&#8217;un immeuble de garantir une dette en mettant son bien en s\u00fbret\u00e9. En contrepartie, le cr\u00e9ancier peut, si le d\u00e9biteur ne rembourse pas, demander la vente forc\u00e9e de l&#8217;immeuble pour r\u00e9cup\u00e9rer son d\u00fb.<\/p>\n<p>Le droit de gage immobilier, r\u00e9gi par le titre vingt-deuxi\u00e8me du Code civil (793ss CC), prot\u00e8ge le cr\u00e9ancier en lui r\u00e9servant une partie ou la totalit\u00e9 de la valeur de l&#8217;immeuble. Cela inclut le droit de contester toute action du propri\u00e9taire susceptible de diminuer cette valeur.<\/p>\n<p>Qu&#8217;en est-il du contrat de bail\u202f? Quel est son impact sur la valeur du gage\u202f?<\/p>\n<p>Un contrat de bail ne constitue ni une servitude, ni une charge fonci\u00e8re, ni un droit r\u00e9el au sens du Code civil. Cependant, un bail sign\u00e9 apr\u00e8s la mise en gage d&#8217;un immeuble peut affecter la valeur de cette garantie. En effet, selon le principe \u00ab la vente ne rompt pas le bail \u00bb (art. 261, al. 1 CO), l&#8217;acqu\u00e9reur d&#8217;un immeuble vendu aux ench\u00e8res publiques h\u00e9rite des baux en cours. Cette contrainte peut limiter l&#8217;usage du bien et r\u00e9duire son attractivit\u00e9, affectant ainsi sa valeur d&#8217;adjudication.<\/p>\n<p>Une autre question se pose alors : la proc\u00e9dure de double mise \u00e0 prix peut-elle s&#8217;appliquer aux baux\u202f?<\/p>\n<p>Avant d&#8217;y r\u00e9pondre, rappelons bri\u00e8vement ce qu&#8217;implique la double mise \u00e0 prix. Cette proc\u00e9dure intervient lorsque, conform\u00e9ment \u00e0 l&#8217;article 142 LP, un immeuble est grev\u00e9 d&#8217;une servitude, d&#8217;une charge fonci\u00e8re ou d&#8217;un droit personnel annot\u00e9 sans l&#8217;accord d&#8217;un cr\u00e9ancier gagiste de rang prioritaire. Ce cr\u00e9ancier, b\u00e9n\u00e9ficiant d&#8217;un droit pr\u00e9f\u00e9rentiel inscrit dans l&#8217;\u00e9tat des charges, dispose d&#8217;un d\u00e9lai de dix jours suivant la notification pour exiger que l&#8217;immeuble soit mis aux ench\u00e8res, avec ou sans la charge.<\/p>\n<p>Ce m\u00e9canisme est particuli\u00e8rement pertinent dans les conflits entre gages et usufruits lors de la r\u00e9alisation forc\u00e9e d&#8217;un bien (P. Piotet, 1978, p. 12-13\u202f; Steinauer, Il, N 2154a, p. 284\u202f; erron\u00e9, Gilli\u00e9ron, Commentaire Il, art. 126 N 53).<\/p>\n<p>Cette clarification faite, revenons \u00e0 notre question. Le Tribunal f\u00e9d\u00e9ral s&#8217;est prononc\u00e9 \u00e0 ce sujet il y a plus de vingt ans. Dans deux d\u00e9cisions de principe, il a jug\u00e9 que la double mise \u00e0 prix est applicable aux baux de longue dur\u00e9e, qu&#8217;ils soient annot\u00e9s ou non au registre foncier (ATF 124 Ill 37 et ATF 125 Ill 123). Cela signifie que ces baux peuvent \u00eatre pris en compte dans la proc\u00e9dure de double mise \u00e0 prix, permettant ainsi au cr\u00e9ancier gagiste de r\u00e9duire leur impact sur la valeur de l&#8217;immeuble.<\/p>\n<p>Concr\u00e8tement, tout bail ayant une dur\u00e9e r\u00e9siduelle sup\u00e9rieure au d\u00e9lai l\u00e9gal de cong\u00e9 (trois mois pour les habitations et six mois pour les locaux commerciaux) peut justifier une double mise \u00e0 prix. Le Tribunal f\u00e9d\u00e9ral a soutenu cette position pour trois raisons principales :<\/p>\n<ol>\n<li>L&#8217;intention initiale du l\u00e9gislateur lors de l&#8217;introduction de l&#8217;art. 261 CO \u00e9tait de prot\u00e9ger les locataires, mais cette protection n&#8217;a pas \u00e9t\u00e9 \u00e9valu\u00e9e dans le contexte des ex\u00e9cutions forc\u00e9es.<\/li>\n<li>Le lien r\u00e9el entre le locataire et le bien est limit\u00e9 par rapport \u00e0 des droits r\u00e9els comme l&#8217;usufruit ou la servitude, qui m\u00e9ritent une protection prioritaire.<\/li>\n<li>L&#8217;omission du l\u00e9gislateur sur cette probl\u00e9matique est consid\u00e9r\u00e9e comme une lacune juridique, justifiant une solution bas\u00e9e sur l&#8217;analogie avec l&#8217;art. 812 CC.<\/li>\n<\/ol>\n<p>Lorsque l&#8217;immeuble est adjug\u00e9 sans le bail, celui-ci est transf\u00e9r\u00e9 au nouvel acqu\u00e9reur conform\u00e9ment \u00e0 l&#8217;art. 261, al. 1 CO. Toutefois, ce dernier peut r\u00e9silier le bail pour le prochain terme l\u00e9gal, m\u00eame sans besoin urgent.<\/p>\n<p>Si cette solution du Tribunal f\u00e9d\u00e9ral semble \u00e9quilibr\u00e9e, elle reste perfectible :<\/p>\n<ol>\n<li>La possibilit\u00e9 de double mise \u00e0 prix ne concerne que les baux de longue dur\u00e9e, excluant ceux de courte dur\u00e9e qui pourraient \u00e9galement d\u00e9pr\u00e9cier la valeur du bien.<\/li>\n<li>Le crit\u00e8re de la dur\u00e9e r\u00e9siduelle du bail n&#8217;est pas explicitement pr\u00e9vu par les normes, mais il influence la d\u00e9cision du cr\u00e9ancier de demander une double mise \u00e0 prix.<\/li>\n<li>Le Tribunal f\u00e9d\u00e9ral estime que les baux de courte dur\u00e9e n&#8217;ont pas d&#8217;impact significatif sur la valeur du gage, ce qui semble contestable. Un acqu\u00e9reur souhaitant habiter le bien peut voir la pr\u00e9sence d&#8217;un locataire comme un inconv\u00e9nient, quelle que soit la dur\u00e9e du bail.<\/li>\n<\/ol>\n<p>\u00c0 notre sens, le l\u00e9gislateur devrait songer \u00e0 l\u00e9gif\u00e9rer en la mati\u00e8re. En effet, tout bail, ind\u00e9pendamment de sa dur\u00e9e, devrait \u00eatre consid\u00e9r\u00e9 comme susceptible de r\u00e9duire la valeur d&#8217;un bien grev\u00e9. De plus, le l\u00e9gislateur pourrait introduire un alin\u00e9a suppl\u00e9mentaire \u00e0 l&#8217;art. 261 CO afin de mieux prot\u00e9ger les locataires. Par exemple, si un bail est r\u00e9sili\u00e9 \u00e0 la suite d&#8217;une double mise \u00e0 prix, le pr\u00e9c\u00e9dent bailleur devrait \u00eatre tenu responsable des dommages subis par le locataire.<\/p>\n<p>Une telle modification garantirait une protection \u00e9quitable des locataires tout en respectant les droits des cr\u00e9anciers gagistes.<\/p>\n<\/div><\/section>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-lpqthvln-27e3d4689132014f1425f973d38a9921\">\n#top .hr.hr-invisible.av-lpqthvln-27e3d4689132014f1425f973d38a9921{\nheight:10px;\n}\n<\/style>\n<div  class='hr av-lpqthvln-27e3d4689132014f1425f973d38a9921 hr-invisible  avia-builder-el-6  el_after_av_textblock  el_before_av_textblock '><span class='hr-inner '><span class=\"hr-inner-style\"><\/span><\/span><\/div>\n<section  class='av_textblock_section av-m7kpvw32-65fba34bd3a3c7330cde7b4fc969cefe '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/BlogPosting\" itemprop=\"blogPost\" ><div class='avia_textblock'  itemprop=\"text\" ><p style=\"text-align: right;\"><a href=\"https:\/\/staging.fbt-avocats.ch\/en\/portfolio-item\/serge-fasel\/\">Serge Fasel<\/a><br \/>\nPartner, Geneva<\/p>\n<p style=\"text-align: right;\">and<\/p>\n<p style=\"text-align: right;\"><a href=\"https:\/\/staging.fbt-avocats.ch\/en\/portfolio-item\/rodrigo-domingos-da-silva-2\/\">Rodrigo Domingos Da Silva<\/a><br \/>\nTrainee Lawyer, Geneva<\/p>\n<\/div><\/section>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-m7kptc10-e95243fc22a0cca8696d31377e970e4e\">\n#top .av-special-heading.av-m7kptc10-e95243fc22a0cca8696d31377e970e4e{\npadding-bottom:10px;\nfont-size:20px;\n}\nbody .av-special-heading.av-m7kptc10-e95243fc22a0cca8696d31377e970e4e .av-special-heading-tag .heading-char{\nfont-size:25px;\n}\n#top #wrap_all .av-special-heading.av-m7kptc10-e95243fc22a0cca8696d31377e970e4e 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