Category
Administrator
Appointment, removal, fees, liability and duties of the condominium administrator. Insights on the mandate, legal requirements, handover and obligations towards the owners' meeting, with precise references to the Civil Code.
38 articles
Handover between property managers: timing and duties
When a condominium changes property manager, the handover needs to be handled carefully to avoid interrupting the continuity of administration. Here is which records must be handed over, within what timeframe, and what liability remains with the outgoing manager.
ReadPayment reminders for defaulting owners: how to write them
Before reaching a court injunction, a property manager should follow a graded sequence of traceable reminders. Here is how to structure them effectively, and how software can automate sending and keep proof of delivery.
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 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.
ReadAppointing the First Condominium Administrator and the Builder's Role
In newly built condominiums, day-to-day management often starts in the hands of the developer or seller, before an administrator is ever appointed. Here is how the handover works, which documents must be delivered, and how the first assembly runs.
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.
ReadThe Property Manager's Duties on Construction Site Safety in Italian Condominiums
When common-area works begin in an Italian condominium, the property manager often acts as the client for construction site safety purposes, with specific duties on coordinators, the safety plan, and checking the contractors hired.
ReadChanging the electricity, gas and water supplier in an Italian condominio
Switching the electricity, gas or water supplier for the common utilities of an Italian condominio follows a set procedure: comparing quotes, informing the assembly and approving a resolution. Here is how the process actually works.
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.
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.
ReadThe Property Manager and the Condominium Insurance Policy
Handling the property manager insurance policy involves comparing insurers, reviewing coverage and managing the annual renewal, but the final decision always rests with the assembly. Here is how this task works and why it matters for the safety of the building.
ReadHow to Prepare a Property Manager Quote for a New Building
A well built property manager quote clearly separates the base fee from extraordinary activities and meets the transparency requirements of Italian civil law. Here is how to draft one and present it to an assembly that must approve the new appointment.
ReadOrganizing a Condominium Management Firm
Managing dozens of condominiums requires organizing the firm around processes instead of one manager's memory. Deadline calendars, delegated tasks, software, and communication are the four pillars of an efficient firm.
ReadUrgent Replacement of the Condominium Property Manager
Death, sudden resignation, or an unreachable property manager can leave a condominium without leadership. Italian law provides tools to fill the gap quickly, from a special assembly to a court appointment.
ReadThe Condominium Registry of Occupants: Update Obligations
The registro di anagrafe condominiale collects data on owners and occupants and must be updated whenever the status of a unit changes. Italian law places precise obligations on both the property manager and the individual owners.
ReadThe Administrator's Duty to Pursue Debt Recovery from Condominium Owners
Article 1129 of the Italian Civil Code requires the administrator to take legal action for forced collection of unpaid contributions within six months of the closing of the accounting year. Here is what this duty involves, when the general meeting can exempt the administrator, and the risks of inaction.
ReadTerm and Renewal of the Condominium Administrator's Mandate in Italy
An Italian condominium administrator's mandate lasts one year and is automatically renewed for another year unless the general meeting decides otherwise. Here is how the term, tacit renewal, termination, and the transitional extension of powers actually work.
ReadThe Dedicated Bank Account Obligation for Italian Condominium Administrators
Article 1129 of the Italian Civil Code requires condominium administrators to route all incoming and outgoing money through a bank account held in the name of the condominium. Here is what this obligation covers, its exceptions, and what rights owners have.
ReadCriminal Liability of the Italian Condominium Administrator
An Italian condominium administrator handles money that belongs to others and takes on duties whose breach can carry criminal, not just civil, weight. This article looks at the most frequent offences an administrator can face and how criminal liability differs from civil and disciplinary liability.
ReadThe number of owners above which a condominium administrator is mandatory
Article 1129 of the Italian Civil Code sets the threshold above which appointing an administrator becomes mandatory. Here is the number of owners that triggers the obligation, how they are counted and what happens if the meeting fails to act.
ReadThe letter of appointment for a condominium administrator
The letter of appointment for a condominium administrator formalises the appointment and sets the fee, duration and duties. Here is what it must contain under article 1129 of the Civil Code and why the itemised fee is required on pain of nullity.
ReadThe condominium administrator's end-of-mandate statement
At the end of the mandate the outgoing administrator must account for the management and hand over all documentation to the successor. Here is what the end-of-mandate statement covers and how to manage the handover.
ReadThe condominium administrator as a company or legal entity
The role of administrator can also be held by a company. Here is what article 71 bis disp. att. c.c. provides, which requirements apply and who is answerable for the management.
ReadHow to become a condominium administrator in Italy
How to become a condominium administrator in Italy: the legal requirements, the initial training course, the refresher obligation and the difference between a professional administrator and an in-house one.
ReadAutomatic renewal of the condominium administrator's mandate
The administrator's mandate lasts one year and is deemed renewed. But for how many years? Here is what article 1129 of the Italian Civil Code says and how case law reads automatic renewal.
ReadConflict of interest of the condominium administrator
A conflict of interest of the condominium administrator arises when personal interest clashes with the building's interest. Here is when a resolution can be annulled and what Italian case law says.
ReadCourt-appointed condominium administrator in Italy
A court-appointed condominium administrator is named by the court when the owners' meeting fails to provide one. Here is when the appointment applies, who can request it, how the petition works and what powers it carries.
ReadResignation of the condominium administrator: how it is done
The administrator can give up the role at any time, but resignation follows precise rules on form, notice period and residual powers. Here is how the condominium administrator's resignation is done and what happens next.
ReadMandatory training and refresher courses for the administrator
Managing condominiums takes more than experience: the law requires a 72 hour initial course and a 15 hour annual refresher. Here is what article 71 bis of the implementing provisions and decree 140/2014 require.
ReadProfessional liability insurance for the condominium administrator: when it is needed and what it covers
An administrator's mistake can cost the condominium and the administrator dearly. Professional liability insurance for the condominium administrator exists for exactly this. Here is when the meeting can require it, what article 1129 of the Civil Code says and how to choose the limit.
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