Who Can Convene the Condominium Owners' Meeting

Convening the condominium owners' meeting is usually up to the administrator, but it is not an exclusive power. Article 66 of the implementing provisions of the Italian Civil Code also gives owners the ability to trigger a convocation, in particular when at least two of them representing one sixth of the value of the building make a request. If the administrator remains inactive, those same owners may convene the meeting directly.

The administrator's ordinary power

The administrator convenes the meeting annually as an ordinary matter, for the resolutions indicated in Article 1135 of the Italian Civil Code, including the approval of the financial statement and the budget. Beyond this routine convocation, the administrator may convene an extraordinary meeting whenever it is deemed necessary for management needs. Convocation is therefore one of the central duties of the mandate, enabling owners to take the decisions belonging to the collective body.

The owners' initiative

The meeting may be convened as an extraordinary matter also at the request of at least two owners representing one sixth of the value of the building. The request is addressed to the administrator, who must proceed with the convocation. The dual requirement, numerical and by thousandths, prevents too small a minority from forcing the whole condominium to meet, while at the same time ensuring that a representative group of owners can bring important issues before the meeting.

The administrator's inaction

If the administrator, having received the owners' request, does not proceed with the convocation within a reasonable time, the law allows the requesting owners to proceed directly. In this case the owners themselves draft and send the notice of meeting to all entitled parties, respecting the required forms and deadlines. This mechanism prevents the manager's inaction from freezing condominium life and paralyzing necessary decisions.

• Administrator: convenes the annual ordinary meeting and extraordinary ones when necessary.
• Owners: may request convocation if they are at least two and represent one sixth of the value.
• Request: must be addressed to the administrator, who must act.
• Inaction: once the term passes without result, owners convene directly.

Condominium without an administrator

In condominiums where an administrator is not mandatory, or when there is none or the office has ceased, convocation can be promoted directly by the owners. This is a frequent situation in small condominiums or during transitions from one administrator to another. Even in these cases the form requirements of the notice and the minimum notice period remain firm, because protecting each owner's right to attend does not depend on who physically convenes.

Form requirements always apply

Whoever convenes the meeting must respect the rules on the notice: indication of place, day, time and a specific agenda, sending by permitted means, and at least five days' notice for the first calling. A convocation promoted by owners but lacking these requirements exposes the resolution to the same voidability defects as an irregular convocation by the administrator. Standing to convene does not soften procedural obligations.

Why heads and thousandths matter

The one sixth of value requirement makes it necessary to know the ownership thousandths precisely, while the requirement of two owners requires identifying the heads. A convocation request that does not show it reaches both thresholds may legitimately be refused by the administrator. Having up-to-date data on units, owners and thousandths tables is therefore the prerequisite to exercise this right correctly.

Managing requests and convocations in order

Verifying the requirements of a convocation request and organizing the resulting notice requires clear data on thousandths and owners. AmministraPro keeps the thousandths tables and the condominium register aligned, so the calculation of one sixth of the value and the list of entitled parties are always available and reliable when it is time to convene. The features are described on the /funzioni page and the plans on the /prezzi page.