{"id":615,"date":"2020-07-23T11:57:58","date_gmt":"2020-07-23T09:57:58","guid":{"rendered":"http:\/\/ghiglino-avocat.fr\/?p=615"},"modified":"2020-07-24T12:24:22","modified_gmt":"2020-07-24T10:24:22","slug":"art-covid-consequence-baux-commerciaux","status":"publish","type":"post","link":"https:\/\/ghiglino-avocat.fr\/index.php\/2020\/07\/23\/art-covid-consequence-baux-commerciaux\/","title":{"rendered":"Restaurateurs\/H\u00f4teliers : Demande de r\u00e9vision de loyer \u00e0 la baisse"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"615\" class=\"elementor elementor-615\" data-elementor-settings=\"[]\">\n\t\t\t\t\t\t<div class=\"elementor-inner\">\n\t\t\t\t\t\t\t<div class=\"elementor-section-wrap\">\n\t\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-71b2a15 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"71b2a15\" data-element_type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t\t\t<div class=\"elementor-row\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-50 elementor-top-column elementor-element elementor-element-865f873\" data-id=\"865f873\" data-element_type=\"column\">\n\t\t\t<div class=\"elementor-column-wrap elementor-element-populated\">\n\t\t\t\t\t\t\t<div class=\"elementor-widget-wrap\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-0173aa9 elementor-widget elementor-widget-spacer\" data-id=\"0173aa9\" data-element_type=\"widget\" data-widget_type=\"spacer.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<div class=\"elementor-spacer\">\n\t\t\t<div class=\"elementor-spacer-inner\"><\/div>\n\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-ae0f37f elementor-widget elementor-widget-heading\" data-id=\"ae0f37f\" data-element_type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">Coronavirus : R\u00e9vision des loyers h\u00f4teliers et de restaurants \u00e0 la baisse <\/h2>\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-b44b214 elementor-widget elementor-widget-spacer\" data-id=\"b44b214\" data-element_type=\"widget\" data-widget_type=\"spacer.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<div class=\"elementor-spacer\">\n\t\t\t<div class=\"elementor-spacer-inner\"><\/div>\n\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-5ef6b4c elementor-widget elementor-widget-heading\" data-id=\"5ef6b4c\" data-element_type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">S'assurer de la monovalence du local<\/h2>\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-a00b637 elementor-widget elementor-widget-spacer\" data-id=\"a00b637\" data-element_type=\"widget\" data-widget_type=\"spacer.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<div class=\"elementor-spacer\">\n\t\t\t<div class=\"elementor-spacer-inner\"><\/div>\n\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-a94c95f elementor-widget elementor-widget-heading\" data-id=\"a94c95f\" data-element_type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">Calcul de la valeur locative<\/h2>\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-bf8d020 elementor-widget elementor-widget-spacer\" data-id=\"bf8d020\" data-element_type=\"widget\" data-widget_type=\"spacer.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<div class=\"elementor-spacer\">\n\t\t\t<div class=\"elementor-spacer-inner\"><\/div>\n\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-24cfbc7 elementor-widget elementor-widget-heading\" data-id=\"24cfbc7\" data-element_type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">Former une demande en r\u00e9vision du loyer \u00e0 la baisse<\/h2>\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t<div class=\"elementor-column elementor-col-50 elementor-top-column elementor-element elementor-element-b545b57\" data-id=\"b545b57\" data-element_type=\"column\">\n\t\t\t<div class=\"elementor-column-wrap elementor-element-populated\">\n\t\t\t\t\t\t\t<div class=\"elementor-widget-wrap\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-bcdd9ee elementor-widget elementor-widget-text-editor\" data-id=\"bcdd9ee\" data-element_type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<div class=\"elementor-text-editor elementor-clearfix\"><p>Le statut des baux commerciaux pr\u00e9voit, en parall\u00e8le du droit commun des contrats, un m\u00e9canisme de r\u00e9vision judiciaire, mais uniquement en ce qui concerne le prix du bail : c&#8217;est <b>la r\u00e9vision l\u00e9gale des loyers commerciaux<\/b>.<\/p>\n<p><\/p>\n<p>Il est donc possible de demander tous les trois ans, sous certaines conditions, la fixation du loyer \u00e0 la valeur locative du local.<\/p>\n<p><\/p>\n<p>En effet, la r\u00e9vision triennale pr\u00e9vue par l\u2019article L.145-38 du Code de Commerce peut intervenir si plus de trois ann\u00e9es se sont \u00e9coul\u00e9es depuis la prise d\u2019effet du bail ou du dernier loyer r\u00e9vis\u00e9 et s\u2019il y a une <b>modification notable des facteurs locaux de commercialit\u00e9 ayant entra\u00een\u00e9 une variation de la valeur locative sup\u00e9rieure \u00e0 10%.<\/b>&nbsp;Ce dernier point est g\u00e9n\u00e9ralement valid\u00e9 par un expert mandat\u00e9 par l&#8217;exploitant afin de r\u00e9aliser cette \u00e9tude.<\/p>\n<p><\/p>\n<p>Par principe, les h\u00f4tels et les r\u00e9sidences h\u00f4teli\u00e8res ou simples restaurants constituent des locaux monovalents.&nbsp;<\/p>\n<p>Pour s&#8217;assurer de cette qualification, il convient de v\u00e9rifier la pr\u00e9sence de deux crit\u00e8res distincts et cumulatifs :<\/p>\n<p>&#8211; <b>un crit\u00e8re mat\u00e9riel <\/b>(l\u2019existence d\u2019am\u00e9nagements structurels adapt\u00e9s \u00e0 un usage unique)&nbsp;;<br>&#8211; et <b>un crit\u00e8re \u00e9conomique<\/b> (l\u2019impossibilit\u00e9 de changer de destination des lieux sans engager des travaux importants.)<\/p>\n<p>L\u2019enjeu est donc de taille pour celui qui entend voir le loyer du bail renouvel\u00e9 ou r\u00e9vis\u00e9 fix\u00e9 \u00e0 la valeur locative.<\/p>\n<p>L\u2019article R. 145-10 du Code de commerce est r\u00e9v\u00e9lateur sur ce point puisque selon ce texte, en pr\u00e9sence d&#8217;un local monovalent, le loyer doit \u00eatre fix\u00e9 directement en fonction des usages observ\u00e9s dans la branche d\u2019activit\u00e9 consid\u00e9r\u00e9e.<\/p>\n<p><\/p>\n<p>Un h\u00f4telier peut donc s\u2019appuyer sur le fait que la valeur locative de l\u2019h\u00f4tel consid\u00e9r\u00e9 comme monovalent est calcul\u00e9e en fonction de la m\u00e9thode h\u00f4teli\u00e8re. Cette pratique est commun\u00e9ment admise et ne souffre pas de contestations&nbsp;puisque la valeur locative ne sera appliqu\u00e9e qu\u2019en l\u2019absence d\u2019usage particulier.<\/p>\n<p>Le restaurateur devra se r\u00e9f\u00e9rer \u00e0 la valeur locative du local en cause.<\/p>\n<p><\/p>\n<p>De plus, l<b>es locaux monovalents ne sont pas soumis au plafonnement du loyer<\/b> comme les autres locaux commerciaux. En cons\u00e9quence, le loyer peut \u00eatre revu \u00e0 la hausse comme \u00e0 la baisse sans limite pr\u00e9-\u00e9tablie.&nbsp;<\/p>\n<p><\/p>\n<p>Or, il semble que l&#8217;\u00e9pisode de<b> la pand\u00e9mie de COVID-19 constitue un motif de r\u00e9vision des loyers \u00e0 la baisse en raison de la diminution consid\u00e9rable du chiffre d\u2019affaire<\/b> dans la branche d\u2019activit\u00e9 consid\u00e9r\u00e9e.<\/p>\n<p><\/p>\n<p>La possibilit\u00e9 de diminuer les loyers est donc r\u00e9elle, bien qu\u2019il convienne de pr\u00e9ciser qu&#8217;un al\u00e9a juridique existe toujours.&nbsp;<\/p>\n<p>En effet, de droit constant, il est consid\u00e9r\u00e9 que seules des <b>modifications durables<\/b> de l\u2019activit\u00e9 justifient des variations importantes du loyer par r\u00e9vision. Pour l\u2019heure, ce n\u2019est pas le cas des mesures COVID puisque nous n\u2019avons pas de recul sur leur incidence sur l\u2019activit\u00e9 \u00e9conomique \u00e0 long terme .<\/p>\n<p>Nous invitons donc les preneurs \u00e0 adresser au bailleur une lettre RAR demandant une r\u00e9vision triennale \u00e0 la baisse sur la base de la valeur locative. Il peut y adjoindre ou non le rapport d\u2019expert.<\/p>\n<p><\/p><\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Coronavirus : R\u00e9vision des loyers h\u00f4teliers et de restaurants \u00e0 la baisse S&#8217;assurer de la monovalence du local Calcul de la valeur locative Former une demande en r\u00e9vision du loyer \u00e0 la baisse Le statut des baux commerciaux pr\u00e9voit, en parall\u00e8le du droit commun des contrats, un m\u00e9canisme de r\u00e9vision judiciaire, mais uniquement en ce [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":609,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"ngg_post_thumbnail":0},"categories":[5,1],"tags":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v15.1.1 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Restaurateurs\/H\u00f4teliers : Demande de r\u00e9vision de loyer \u00e0 la baisse -<\/title>\n<meta name=\"description\" content=\"La pand\u00e9mie de COVID peut permettre une r\u00e9vision des loyers commerciaux \u00e0 la baisse. 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