Enclosing a balcony with glazing: volume and condo rules

Enclosing a balcony or terrace with glazing to create a veranda is a very popular but delicate operation from both a building and a condominium standpoint. When the enclosure creates a new, permanently usable space, increasing the surface and volume of the unit, it goes beyond simple maintenance and enters the field of transformations subject to a building permit. In a condominium, moreover, the work must respect the architectural appearance and must not harm the common parts or the rights of the other owners.

When the enclosure creates new volume

The central point is to understand whether the enclosure entails an increase in volume. A permanent structure that turns the balcony into an enclosed room usable all year round generally creates new surface and new volume, with effects on the planning load and the cadastral layout of the property. Different is the case of solutions without permanent enclosure or with features of impermanence and removability, which may fall under less demanding regimes. The classification depends on the specific features of the work and must be checked with a technician and against the municipal building regulations.

The building's architectural appearance

Even when the balcony is in exclusive ownership, enclosing it affects the facade, which contributes to the building's unitary appearance. Article 1122 of the Italian Civil Code prohibits an individual owner from carrying out, in their unit or in parts of individual ownership or use, works that harm the common parts or prejudice the stability, safety or architectural appearance. A veranda that appreciably alters the aesthetics of the facade can therefore be challenged by the other owners to protect the building's appearance.

Uniformity and condominium regulations

Many condominium regulations, especially those of a contractual nature, contain clauses that prohibit or govern balcony enclosures, imposing criteria of uniformity of materials, colours and shapes. These clauses, if validly approved and registered, bind the owners. Before designing a veranda it is therefore essential to read the regulations, check for any prohibitions and consider whether standardised solutions already accepted exist to ensure the building's consistency.

• check whether the enclosure creates new volume and surface
• read the condominium regulations, in particular the clauses on facades
• assess the impact on architectural appearance and aesthetic uniformity
• identify with a technician the correct building permit for the work
• consider the cadastral update of the new layout

Relationship with overbuilding and rooftop spaces

Enclosing a top-floor balcony must not be confused with the overbuilding of Article 1127, which concerns building new floors or structures above the building. The veranda increases the volume of the existing unit but does not create a new level above the cover. However, when works on rooftop spaces combine enclosures, extensions and changes to the outline, it is necessary to assess carefully whether and to what extent the rules on volume increase and appearance apply.

Preventing conflicts in the condominium

Informing the other owners in good time about the intention to build a veranda, sharing the project and checking compliance with the regulations significantly reduces the risk of challenges and removal requests. The manager can foster this dialogue by keeping the regulations accessible and collecting communications in a tracked way. With a management platform such as AmministraPro the manager can store the regulations, manage communications with owners and archive projects; the features are described on /funzioni, while plans are on /prezzi.