{"id":51353,"date":"2024-09-30T16:18:50","date_gmt":"2024-09-30T14:18:50","guid":{"rendered":"https:\/\/pareto.be\/?p=51353"},"modified":"2025-04-07T15:27:20","modified_gmt":"2025-04-07T13:27:20","slug":"donation-dun-immeuble-avec-reserve-dusufruit-qui-paie-les-travaux","status":"publish","type":"post","link":"https:\/\/pareto.be\/fr\/donation-dun-immeuble-avec-reserve-dusufruit-qui-paie-les-travaux\/","title":{"rendered":"Donation d\u2019un immeuble avec r\u00e9serve d\u2019usufruit : qui paie les travaux ?"},"content":{"rendered":"<p>Plus concr\u00e8tement, les parents donnent un immeuble (<em>par exemple leur seconde r\u00e9sidence \u00e0 la mer<\/em>) tout en s\u2019en r\u00e9servant l\u2019usufruit, la donation porte alors uniquement sur la nue-propri\u00e9t\u00e9. Ce qui entraine, par cons\u00e9quent, un d\u00e9membrement du droit de propri\u00e9t\u00e9, les parents devenant les usufruitiers et les enfants les nus-propri\u00e9taires. Cette technique permet aux parents de continuer \u00e0 jouir et \u00e0 percevoir les fruits (<em>par exemple les loyers<\/em>) du bien immobilier tout en le r\u00e9glant d\u2019un point de vue successoral.<\/p>\n<h2 class=\"medium-title\"><em>Quid des travaux et r\u00e9parations\u00a0?<\/em><\/h2>\n<p>N\u00e9anmoins se pose alors la question de la r\u00e9partition des charges entre l\u2019usufruitier (les parents) et le nu-propri\u00e9taire (les enfants). Que dit le nouveau droit des biens \u00e0 ce propos ? Est-il possible d\u2019y d\u00e9roger conventionnellement ? Et surtout quelles sont les cons\u00e9quences fiscales auxquelles il faut pr\u00eater attention ?<\/p>\n<p>Depuis le 1<sup>er<\/sup> septembre 2021, le Code civil pr\u00e9voit de nouvelles r\u00e8gles en mati\u00e8re de r\u00e9partition des frais entre l\u2019usufruitier et le nu-propri\u00e9taire. En r\u00e9sum\u00e9, les r\u00e9parations d&rsquo;entretien demeurent, comme par le pass\u00e9, \u00e0 charge de l&rsquo;usufruitier et les grosses r\u00e9parations, \u00e0 charge du nu-propri\u00e9taire.<\/p>\n<p>La grande nouveaut\u00e9 \u00e9tant que le nu-propri\u00e9taire peut dor\u00e9navant exiger de l\u2019usufruitier qu\u2019il contribue aux frais des grosses r\u00e9parations, proportionnellement \u00e0 la valeur de son usufruit par rapport \u00e0 la valeur de la pleine propri\u00e9t\u00e9. \u00c0 noter que la valeur de l\u2019usufruit d\u00e9pend de l\u2019\u00e2ge de l\u2019usufruitier. En effet, plus jeune est l\u2019usufruitier, plus la valeur de l\u2019usufruit est importante.<\/p>\n<h2 class=\"medium-title\"><em>Des r\u00e8gles suppl\u00e9tives <\/em><\/h2>\n<p>Les r\u00e8gles pr\u00e9vues dans le Code civil en mati\u00e8re d\u2019imputation des frais sont suppl\u00e9tives, les parties \u00e0 la donation peuvent donc y d\u00e9roger et d\u00e8s lors pr\u00e9voir conventionnement des r\u00e8gles diff\u00e9rentes. \u00c0 titre d\u2019exemple, il arrive souvent que les parents (les usufruitiers) pr\u00e9voient dans l\u2019acte de donation qu\u2019ils continueront \u00e0 prendre \u00e0 leur charge l\u2019enti\u00e8ret\u00e9 des grosses r\u00e9parations de l\u2019immeuble.<\/p>\n<h2 class=\"medium-title\"><em>Les cons\u00e9quences fiscales <\/em><\/h2>\n<p>Lorsque l\u2019usufruitier supporte plus de frais qu\u2019il ne devrait le faire l\u00e9galement, le risque est que cela puisse \u00eatre consid\u00e9r\u00e9 comme une gratification de la part du nu-propri\u00e9taire. En effet, si l\u2019usufruitier paie tous les frais des grosses r\u00e9parations, de r\u00e9novations ou de transformations, il s\u2019agit normalement de frais que la loi met (au moins partiellement) \u00e0 charge du nu-propri\u00e9taire. Si l\u2019usufruitier paie ces frais, cela entra\u00eene en quelque sorte un \u00ab enrichissement \u00bb du nu-propri\u00e9taire. Le fisc pourrait d\u00e8s lors consid\u00e9rer cela comme une donation indirecte.<\/p>\n<p>Il en d\u00e9coule que, si l\u2019usufruitier d\u00e9c\u00e8de dans les trois ans (en R\u00e9gion wallonne, cinq ans) \u00e0 compter du paiement de ces frais, le nu-propri\u00e9taire court le risque de devoir payer des droits de succession sur la partie pay\u00e9e par l\u2019usufruitier.<\/p>\n<p>Si l\u2019usufruitier d\u00e9c\u00e8de apr\u00e8s le d\u00e9lai de trois ans (en R\u00e9gion wallonne, cinq ans), le fisc pourrait \u00eatre tent\u00e9 de dire que l\u2019usufruitier a avanc\u00e9 les frais et que le nu-propri\u00e9taire a donc encore une dette envers l\u2019usufruitier \u00e0 concurrence de sa part dans les frais. Cette cr\u00e9ance constituerait alors un actif de la succession de l\u2019usufruitier soumis aux droits de succession.<\/p>\n<h2 class=\"medium-title\"><em>Conclusion <\/em><\/h2>\n<p>Lorsqu\u2019une personne envisage de donner un bien immobilier avec r\u00e9serve d\u2019usufruit (voire de proc\u00e9der \u00e0 un achat scind\u00e9), tout en continuant \u00e0 supporter les frais de grosses r\u00e9parations sur cet immeuble (qui sont l\u00e9galement et principalement imputables au nu-propri\u00e9taire), il convient de faire attention aux risques de requalification par le fisc, et par cons\u00e9quent de taxation aux droits de succession de cet avantage.<\/p>\n<p>N\u2019h\u00e9sitez pas \u00e0 prendre contact avec Pareto si vous d\u00e9sirez en savoir plus sur cette question.<\/p>\n<p>&nbsp;<\/p>\n<p><strong>Olivier DOMS &#8211; <\/strong>Juriste et fiscaliste chez Pareto SA<strong>\u00a0 \u00a0 \u00a0 \u00a0 \u00a0\u00a0<\/strong><\/p>\n<p>Article r\u00e9dig\u00e9 le 26 septembre 2024<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Plus concr\u00e8tement, les parents donnent un immeuble (par exemple leur seconde r\u00e9sidence \u00e0 la mer) tout en s\u2019en r\u00e9servant l\u2019usufruit, la donation porte alors uniquement sur la nue-propri\u00e9t\u00e9. Ce qui entraine, par cons\u00e9quent, un d\u00e9membrement du droit de propri\u00e9t\u00e9, les parents devenant les usufruitiers et les enfants les nus-propri\u00e9taires. Cette technique permet aux parents de [&hellip;]<\/p>\n","protected":false},"author":18,"featured_media":51358,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"inline_featured_image":false,"footnotes":""},"categories":[1],"tags":[],"class_list":["post-51353","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-non-classifiee"],"acf":{"alternate_title":"Donation d\u2019un immeuble avec r\u00e9serve d\u2019usufruit : qui paie les travaux ?","introduction":"<p>Dans le cadre d\u2019une planification successorale, il arrive fr\u00e9quemment que des parents (ou toutes autres personnes) envisagent de donner \u00e0 leur(s) enfant(s) un bien immobilier avec r\u00e9serve d\u2019usufruit.<\/p>\n"},"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.7 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Donation avec usufruit : qui paie ? | Pareto, Family Office<\/title>\n<meta name=\"description\" content=\"Travaux, usufruit, nue-propri\u00e9t\u00e9 : qui paie quoi lors d\u2019une donation d\u2019immeuble avec r\u00e9serve d\u2019usufruit ? 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