Bridge Manager and Temporary Mandate

A bridge manager is a temporary mandate granted to ensure the management of the condominium during the transition between two administrations, when the definitive appointment is not yet possible. It is needed, for example, when the previous manager has ceased and the meeting has not yet identified the stable successor, but the condominium still needs to pay suppliers, handle deadlines and deal with emergencies. The bridge mandate ensures continuity, preventing the condominium from being left without a managing body.

When it is needed

The bridge mandate is useful in several situations: sudden resignation without a successor already identified, removal of the manager with time needed to choose a new one, disagreement in the meeting that postpones the definitive decision, or the review phase to assess several estimates. In all these cases, leaving the condominium without leadership would expose it to late payments and risks to systems and safety.

The outgoing manager's holdover

The bridge manager must be distinguished from the so-called holdover (prorogatio). On expiry or resignation, the outgoing manager remains bound to carry out urgent activities to avoid harm to common interests, under Article 1129 of the Italian Civil Code. This holdover of powers is limited to urgent ordinary administration and does not amount to a new full mandate: it only serves to cover the time strictly needed to install the new manager.

How the temporary mandate is granted

The bridge mandate is granted by a resolution of the meeting, with the same majorities required for appointing the manager. It is good practice to state in the resolution the temporary nature of the mandate, its duration or the event that ends it (the appointment of the stable successor), the powers granted and the fee, which must still be stated analytically as for any appointment. The temporary mandate is also subject to the transparency requirement of Article 1129(14).

What acts they may perform

• Pay suppliers and utilities to keep essential services running
• Handle tax deadlines and mandatory payments
• Deal with emergencies and claims protecting the common parts
• Collect contributions and handle defaulters
• Convene the meeting to appoint the stable manager

The limits of the bridge manager

The temporary manager should limit themselves to routine management and emergencies, avoiding strategic choices that are not urgent and that belong to the meeting or the future stable manager. Long-term commitments, new multi-year contracts or non-urgent extraordinary works should wait for the definitive management, unless the meeting expressly resolves on them. The bridge role is to keep the condominium in order, not to redesign its organization.

From transition to stable appointment

The bridge mandate must remain genuinely temporary. If the condominium has more than eight owners, appointing a manager is mandatory and, if the meeting fails to do so, the appointment may be requested from the court by one or more owners or by the resigning manager. The bridge must not become a way to postpone the decision indefinitely: its function is to cover an interval, not to replace the meeting's choice.

Managing a transition phase requires order and traceability of every act performed. With AmministraPro the temporary manager records payments, deadlines and emergencies and prepares the handover to the stable successor in a linear way, with all documentation ready. The features are on the /funzioni page and the plans on the /prezzi page.