tout savoir sur le bail précaire
Publié le par Marie-Laure Fernandes

Bail commercial précaire ou bail dérogatoire : explications

Le bail dérogatoire appelé souvent bail commercial précaire  est un bail d’une durée maximale de 3 ans concernant les locaux loués et utilisés par le fonds de commerce. Ce type de bail est intéressant pour les locataires qui ne souhaitent pas s’implanter sur une zone géographique à long terme. Ils peuvent aussi échapper aux règles des baux commerciaux classiques.

Dans cet article, MGLJ vous donne toutes les explications sur le bail dérogatoire.

Pourquoi choisir un bail dérogatoire ?

Les règles encadrant la signature d’un bail dérogatoire  sont fixées par l’article L 145-5 du Code de commerce, et sa durée de location a été fixée à 36 mois maximum (au lieu de 24 mois auparavant) par la loi Pinel en 2014. Le bail dérogatoire peut prendre la forme d’un seul contrat de location, signé pour 3 ans, ou d’une succession de baux dérogatoires, ne dépassant jamais un total de 36 mois.

Il existe plusieurs raisons de choisir un bail dérogatoire :

La durée du bail est plus courte, d’une durée maximum de 3 ans

Contrairement à un bail commercial classique qui a une durée minimum de 9 ans, le bail dérogatoire est conclu pour une durée inférieure ou égale à 3 ans.. Cependant si au terme du contrat de bail les parties ne manifestent pas leurs volonté de mettre fin au bail, celui-ci se transforme en bail commercial.

Dans le cadre d’une résiliation du contrat de bail dérogatoire les deux parties peuvent mettre fin au bail à tout moment. Les conditions dans lesquelles le locataire ou le bailleur peuvent résilier le bail sont librement fixées entre les parties au moment de la rédaction du bail.

Cela représente un avantage pour le bailleur, qui n’a pas à verser des indemnités d’éviction au locataire au terme du bail dérogatoire. A l’inverse, cela représente un inconvénient pour le locataire qui ne pourra pas bénéficier des indemnités d’éviction au terme du bail. L’indemnité d’éviction a pour but d’indemniser le locataire de la perte de son fonds de commerce qui est très souvent lié à l’emplacement.

Ce type de bail est très intéressant pour les locataires qui souhaitent tester leurs activités sans pour autant dépendre des règles des baux commerciaux. Cela permet également au locataire d’évaluer son activité et la zone de chalandise. 

Pour le bailleur, cela lui permet de s’assurer de la solvabilité du locataire sur une courte durée, de ne prendre aucun risque mais également de mettre un terme au bail sans pour autant verser d’indemnité d’éviction qui elle ne concerne que les locataires titulaires d’un bail commercial disposant de la propriété commerciale.

La possibilité de le transformer en bail commercial classique

Si aucune des deux parties prenantes ne se manifeste un mois après la fin du contrat, alors celui-ci se transforme en bail commercial classique. Il est important de souligner qu’il ne s’agit pas d’un renouvellement de bail précaire, mais bien d’une transformation en bail commercial classique.

Ces raisons expliquent la popularité du bail dérogatoire qui bénéficie d’une grande liberté contractuelle.

Comment conclure un bail dérogatoire?

La constitution d’un bail dérogatoire doit respecter certaines conditions. Le contrat est conclu quand le locataire entre dans les lieux. Autrement dit, les deux parties ne peuvent pas former un bail dérogatoire après un bail commercial classique. Le contrat doit aussi expressément mettre par écrit la volonté des deux parties de déroger au bail commercial classique.

Concernant les charges, elles sont fixées librement lors de la formation du contrat. Le bailleur peut exiger un dépôt de garantie qui représente généralement 1 à 2 mois de loyer. Le locataire peut alors emménager à la suite de l’état des lieux d’entrée, réalisé par les deux parties ou par un tiers mandaté par ces dernières.

Vous souhaitez en savoir plus sur le bail dérogatoire ? Les experts MGLJ sont là pour vous renseigner.

Poursuivez votre lecture avec notre article “Tout savoir sur le renouvellement du bail commercial”

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