Bail professionnel ou commercial ?
Bail professionnel ou commercial ?, Plusieurs différences opposent le contrat de bail professionnel et le contrat de bail commercial. Le bail professionnel et le bail commercial sont deux types de contrats conclus entre un bailleur et preneur aux fins de location de locaux pour y exercer une activité professionnelle. La différence entre le bail professionnel et le bail commercial réside toutefois dans leur nature et leurs modalités d’exécution, de renouvellement et de résiliation du contrat.
Les particularités du contrat de bail professionnel
La nature du contrat de bail professionnel
Le contrat de bail professionnel est un contrat de bail destiné aux activités non-commerciales. Il consiste en un contrat de location destiné aux professionnels exerçant des activités libérales réglementées. Tel est par exemple le cas des médecins, des avocats et des notaires. Le contrat de bail professionnel est également destiné aux professionnels exerçant des activités libérales. Il s’agit des experts-comptables, des architectes et des assurances. Sont également concernés par le bail professionnel les associations exerçant une activité lucrative et toute société exerçant une activité professionnelle.
Le contrat de bail professionnel doit nécessairement être un contrat conclu par écrit.
Toutefois, les professionnels concernés par le bail professionnel peuvent toujours demander à ce que leur contrat de bail professionnel soit soumis aux règles applicables aux contrats de bail commercial dans les conditions prévues à l’article 57 A de la loi du 23 décembre 1989 visant à favoriser l’investissement locatifs, l’accession à la propriété de logements sociaux et le développement de l’offre foncière, modifié par la loi du 4 août 2008.
Les modalités d’exécution du contrat de bail professionnel
Le contrat de bail professionnel est un contrat de bail dont la durée est fixée à six ans au minimum. Les charges, le montant du loyer du bail et les modalités de révision du contrat de bail sont librement fixés par les parties.
Il est toutefois recommandé aux parties de prévoir expressément dans le contrat les charges incombant au locataire du bail professionnel.
Les modalités de renouvellement du contrat de bail professionnel
À l’inverse du contrat de bail commercial, le locataire ne dispose pas de la possibilité de renouveler unilatéralement le contrat de bail.
Les modalités de résiliation
Le locataire du bail professionnel dispose du droit de résilier le contrat de bail à tout moment. Un délai de préavis de six mois doit être respecté.
Les particularités du contrat de bail commercial
La nature du contrat de bail commercial
Le contrat de bail commercial est un contrat destiné aux activités commerciales. Plus précisément, il s’agit d’un contrat de location de locaux destinés à tout professionnel exerçant une activité commerciale, industrielle ou artisanale. Autrement dit, sont soumis aux règles du contrat de bail commercial les sociétés inscrites au registre du commerce et des sociétés ou au répertoire des métiers.
À l’inverse du contrat de bail professionnel, le contrat de bail commercial n’est soumis à aucun formalisme particulier. Il est toutefois recommandé de conclure le contrat de bail commercial par écrit afin d’éviter tout problème de preuve en cas de litige ou de conflit sur les obligations incombant à chacune des parties et les activités autorisées.
Les modalités d’exécution du contrat de bail commercial
Le contrat de bail commercial est un contrat de bail dont la durée est fixée à neuf ans au minimum, mais il ne peut pas être à durée indéterminée. En revanche, la révision du loyer du bail professionnel a lieu tous les trois ans selon l’indice des loyers commerciaux, l’indice des loyers des activités tertiaires, ou en fonction de l’indexation prévue par le contrat.
En vertu de l’article 606 du Code civil, les réparations conséquentes rendues nécessaires dans le cadre de l’exécution du contrat de bail incombent nécessairement au bailleur.
Les modalités de renouvellement
Le locataire d’un bail commercial dispose d’un droit au renouvellement du contrat de bail. Ce droit est d’ordre public, de sorte qu’il est obligatoire. Il pourra alors demander une compensation, à savoir une indemnité d’éviction, dans un délai de deux ans si le bailleur refuse de renouveler le contrat de bail.
Toutefois, le bailleur est exonéré du paiement de l’indemnité d’éviction dans quatre hypothèses : si le contrat de bail n’a pas été soumis au régime des baux commerciaux, si le bailleur invoque des motifs graves et légitimes de ne pas payer l’indemnité, tel que l’absence de paiement du loyer ou des charges de la part du locataire, si l’immeuble hébergeant le local est dangereux et insalubre et si le bailleur se trouve dans l’obligation d’effectuer des travaux dans le local.
Les modalités de résiliation
À l’inverse du contrat de bail professionnel, le locataire ne dispose pas d’un libre droit de résilier le bail commercial mais doit respecter certaines conditions. Il peut demander de résilier le contrat uniquement à l’expiration d’une période triennale. La résiliation doit être faite par lettre recommandée avec accusé de réception ou par acte d’huissier au moins six mois à l’avance.
Toutefois, si les parties au contrat trouvent un accord, il peut être mis fin au contrat avant cette période triennale.
Comme pour le contrat de bail professionnel, le locataire du bail commercial est tenu de respecter un délai de préavis de six mois pour en informer le bailleur.
Le bailleur peut également résilier le contrat de bail commercial afin d’effectuer des travaux de réparation du local ou de reconstruction de l’immeuble. Comme le locataire, il est tenu de respecter un délai de préavis de six mois et de notifier la résiliation au locataire par lettre recommandée avec accusé de réception ou acte d’huissier.
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