Blog
Condominium administration guides
Accounting, meetings, regulations, tax and digital tools: practical insights for condominium administrators and property management firms.
Leggi il blog in italianoManaging multiple condominiums in one firm: organisation and tools
Managing multiple condominiums in one firm multiplies deadlines, accounting and communications. Here is how to organise the work, divide responsibilities and choose the tools that reduce errors.
ReadA condominium app: what benefits it brings to the management firm
A condominium app is not just a technological gimmick: it cuts the firm's repetitive work, makes communications traceable and gives owners independent access to documents and deadlines. Here are the concrete benefits.
ReadArtificial intelligence for the condominium administrator: real use cases
Artificial intelligence is entering condominium management as a concrete working tool. Here are the real use cases for the condominium administrator, from documents to communications, and the limits to keep in mind.
ReadMandatory condominium mediation: when it is needed and how it works
Condominium mediation is mandatory for many disputes between owners and the condominium before going to court. Here is article 71 quater of the implementing provisions, the matters covered, the administrator's role and the resolution required.
ReadChallenging a condominium resolution: grounds and deadlines
Challenging a condominium resolution lets an owner contest a flawed decision of the meeting before the court. Here is the difference between nullity and voidability, the deadlines of article 1137 and who may act.
ReadThe rights of a condominium owner: access to documents and participation
Every condominium owner has specific rights towards the condominium and the administrator: to access documents, attend the meeting, vote and challenge resolutions. Here is what the Italian Civil Code provides and how these rights are exercised.
ReadCondominium expenses between tenant and owner: the split
Condominium expenses are split between tenant and owner along the ordinary versus extraordinary line. Here is who pays what, from the lift to heating, and what the tenancy law says.
ReadCondominium expenses and selling a property: who pays what
When a property is sold, condominium expenses are split between seller and buyer according to precise criteria. Here is the rule of article 63 of the implementing provisions of the Italian Civil Code, the joint liability for the current and previous year, and who pays extraordinary costs.
ReadElectric vehicle charging stations in a condominium: rules and resolution
Electric vehicle charging stations in a condominium can be installed by the individual owner or by the meeting. Here are the Civil Code rules, the majorities required, how expenses are allocated and the tax incentives.
ReadCondominium lift maintenance: obligations and inspections
Condominium lift maintenance is required by law. Here are the role of the qualified maintainer, the biennial periodic inspections and the administrator's obligations.
ReadThe comprehensive building insurance for the condominium: what it covers
Comprehensive building insurance protects the condominium against damage to the building and liability towards third parties. Here is what it really covers, which guarantees to add and what the typical exclusions are.
ReadHandover between condominium administrators: documents and timing
At the end of the appointment the outgoing administrator must hand over all the condominium's documentation to the successor. Here is what article 1129 of the Italian Civil Code requires about the handover, which documents to transfer and within what timing.
ReadThe Italian condominium financial statement: what it is and how to prepare it
The rendiconto condominiale is the yearly financial statement an administrator presents to the owners' meeting to account for the management. Here is what it contains, how it is structured and what article 1130 bis of the Italian Civil Code requires.
ReadThe condominium register of owners: what it is, mandatory data and updates
The condominium register of owners collects the data of owners, rights holders and units. Here is what it must contain, who keeps it and the update deadlines set by article 1130 of the Italian Civil Code.
ReadThe condominium tax code: how to request it and what it is for
The condominium tax code is mandatory and is needed for the bank account, payments and withholding agent obligations. Here is how to request it with the AA5/6 form, who can submit it and which documents to attach.
ReadThe condominium PEC: obligation, use and benefits
The condominium PEC simplifies dealings with public authorities, suppliers and owners. Here is when it is mandatory for the administrator, how it is activated for the building and what it is really for.
ReadElectronic invoicing and the condominium: what the administrator needs to know
A condominium receives electronic invoices from suppliers but does not issue them. Here is how electronic invoicing works for a condominium, what to tell suppliers and how to organise document reception.
ReadCondominium management software: the essential features
Condominium management software must cover accounting, allocations, meetings, arrears and communication with owners. Here are the features that are truly essential and how to assess them before choosing.
ReadMigrating data from one condominium software to another: a guide
Migrating from one condominium software to another is daunting because of the fear of losing history. Here is which data can be transferred, how to export records, thousandths and balances, and how to verify that the accounts add up after the switch.
ReadHow to choose condominium management software for your firm
Choosing the right condominium management software means looking beyond price. Here are the functions that really matter, from accounting compliant with article 1130 bis to meeting management, from the cloud to data security.
ReadCondominium video surveillance: rules, privacy and resolution
Condominium video surveillance requires a resolution of the meeting and compliance with privacy rules. Here are the majority, the signs, the notice and the retention times.
ReadGDPR and privacy in the condominium: the administrator's obligations
GDPR in the condominium imposes precise rules on the administrator regarding the processing of owners' data. Here is who the controller is, what data may be processed, when consent is needed and how to handle arrears and video surveillance.
ReadThe condominium's tax certificate for suppliers: a quick guide
When it applies the 4% withholding to suppliers, the condominium acts as a withholding agent and must issue the Certificazione Unica (Single Certificate). Here is when the condominium's certificate is needed, what it contains and the delivery and filing deadlines.
ReadThe condominium's form 770: what it is and who must file it
The condominium's form 770 is the return through which the condominium, as a withholding agent, reports the withholdings it applied and paid. Here is who must file it, which withholdings it covers and when it is due.
ReadThe dedicated bank transfer for building bonuses in a condominium: how to fill it in
The bonifico parlante is the mandatory payment method to access building bonuses on works to common parts. Here is what data it must contain, how to enter the condominium and administrator tax codes and how the withholding applied by the bank works.
ReadThe condominium withholding tax: when it applies and how to pay it
The condominium acts as a withholding agent and must apply a 4% withholding on payments to suppliers for works and service contracts. Here is when the obligation arises, how the tax is paid and what the deadlines are.
ReadExtraordinary works in a condominium: resolutions, majorities and the special fund
Extraordinary works in a condominium require a resolution of the meeting with specific majorities and, as a rule, a special fund. Here are the Civil Code rules and the mistakes that make a resolution void.
ReadMinimal condominium: rules, meeting and administrator
A minimal condominium is one made up of only two owners. Even here the condominium rules apply, with some adjustments to the meeting, majorities and appointment of an administrator. Here are the essential rules.
ReadSupercondominio: definition, management and meeting
A supercondominio arises when several condominiums share common parts and services. Here is the definition under article 1117 bis of the Italian Civil Code, how management works, and the representative rule for meetings with more than sixty participants.
ReadCondominium common parts: what they are under art. 1117 of the Civil Code
Condominium common parts are the assets and systems intended for the use of all owners. Article 1117 of the Civil Code offers an illustrative list. Here is what it covers, what the presumption of joint ownership means and how expenses are shared.
ReadThe Italian condominium reform (law 220/2012): what changed
The condominium reform introduced by law 220/2012 reshaped the administrator's role, the financial statement, the bank account and meetings. Here is what really changed.
ReadThe Italian condominium regulations: when they are mandatory and what they can govern
The condominium regulations govern the use of common parts and the allocation of expenses. Here is when they become mandatory, what they can and cannot provide and the difference between meeting-approved and contractual regulations.
ReadThe condominium bank account: obligation, holder and management
The condominium bank account is mandatory and must be held exclusively by the condominium. Here is what article 1129 of the Italian Civil Code requires, how the account is managed and what rights owners have over the transparency of transactions.
ReadCash fund and special fund in a condominium: what they are for
The condominium cash fund covers the ordinary running expenses, while the special fund finances the extraordinary works resolved by the meeting. Here is the difference, how they are set up and the rules of article 1135 of the Italian Civil Code.
ReadInjunction order for condominium expenses: when and how to request it
The injunction order (decreto ingiuntivo) is the tool administrators most often use to recover expenses unpaid by a defaulting owner. Here are the requirements, article 63 of the implementing provisions of the Italian Civil Code, immediate enforceability and the time limit for opposition.
ReadCondominium arrears: what the administrator can do to recover them
Condominium arrears put the whole building under strain and require the administrator to act. Here are the tools available, from reminders to the injunction order, and the deadlines the law imposes.
ReadThe condominium administrator's liability: civil, criminal and tax
The condominium administrator is answerable on several fronts: civil, criminal and tax. Here are the legal duties and when liability arises, to understand where the real risks lie.
ReadRequirements to become a condominium administrator and mandatory training
To work as a condominium administrator you need requirements of good standing and professionalism set by art. 71 bis disp. att., plus an initial training course and annual refresher training required by DM 140/2014. Let us look at them in detail.
ReadDuties of the condominium administrator under the Italian Civil Code
The duties of the condominium administrator are listed in article 1130 of the Italian Civil Code and expanded by the 2012 reform. Here is what the administrator must do, from the resident register to the dedicated bank account and the annual financial statement.
ReadThe condominium administrator's fee: how it is determined and what it includes
The condominium administrator's fee must be stated analytically at the time of appointment, on penalty of nullity of the mandate. Here is what the estimate must contain, how the ordinary fee differs from the extraordinary one, and which taxes apply.
ReadRemoving a condominium administrator: grounds, procedure and timing
A condominium administrator can be removed by the owners' meeting or by the court. Here are the grounds, the procedure under article 1129 of the Italian Civil Code and the timing.
ReadAppointing a condominium administrator in Italy: when it is mandatory and how it works
Appointing a condominium administrator becomes mandatory above a certain number of owners. Here is what article 1129 of the Italian Civil Code says, how the meeting votes, how long the term lasts and what duties it entails.
ReadOnline condominium meetings: how they work and when they are valid
The online condominium meeting is now a modality fully recognised by Italian law. Here is what article 66 of the implementing provisions of the Civil Code requires, when owners' consent is needed and how to ensure resolutions remain valid.
ReadProxies at the condominium meeting: limits, number and rules
A proxy at a condominium meeting lets an owner be represented by another person. Here are the required form, the maximum number of proxies and the limits set by article 67 of the implementing provisions of the Italian Civil Code.
ReadCondominium meeting majorities: constitutive and deliberative quorums
Condominium meeting majorities decide whether a meeting is valid and whether a resolution passes. Here are the constitutive and deliberative quorums of article 1136 of the Italian Civil Code, on first and second call, and the cases requiring a reinforced majority.
ReadCalling the condominium owners' meeting: deadlines, methods and content
The notice calling the condominium owners' meeting is how the administrator summons owners to gather and decide. Here are the deadlines, the permitted methods, the mandatory content of the notice and what happens if the procedure is flawed.
ReadCondominium meeting minutes: structure, contents and a template
The minutes of a condominium meeting are what give legal force to the owners' decisions. Here is what they must contain, who signs them, when they must be sent and how to build a reliable template.
ReadMillesimal tables: what they are, how they are calculated and when they are revised
Millesimal tables express the proportional value of each unit relative to the whole building and are used to allocate common expenses. Here is what they are, how they are calculated and when they can be revised.
ReadAllocating condominium expenses: criteria, tables and examples
The allocation of condominium expenses follows the criteria set by articles 1123 and following of the Italian Civil Code. Here is how millesimal tables apply, when the proportional criterion can be waived, and how stairs and lifts are shared.
ReadThe condominium budget: a practical guide for the administrator
The condominium budget is the estimate of the year's expenses that the administrator presents to the owners' meeting. Here is what it contains, how to prepare it, the majorities needed to approve it and why it is the basis for collecting the instalments.
Read