Appointing the Super-Condominium Manager

The super-condominium manager is the person who runs the parts and services common to several buildings, distinct from the managers of the individual buildings. Their appointment falls to the super-condominium meeting and follows, where compatible, the rules of Articles 1129 and 1130 of the Italian Civil Code, with the specific feature of designating representatives under Article 67 of the implementing provisions when there are more than sixty participants.

Who appoints the super-condominium manager

The power belongs to the super-condominium meeting, which decides on the ordinary management of the parts common to all the buildings. When participants are few, all owners take part directly and vote on the appointment with the majorities of an ordinary condominium. When participants exceed sixty, the simplifying rule of Article 67 comes into play.

The super-condominium manager is an autonomous figure: they may also be the manager of one of the buildings, but need not be. What matters is that they receive a specific mandate to manage the assets common to the complex.

The representatives rule beyond sixty participants

Article 67, third paragraph, of the implementing provisions states that in super-condominiums with more than sixty participants, for the ordinary management of the parts common to several buildings and for appointing the manager, each condominium must designate, by the majority of Article 1136 second paragraph, its own representative to the super-condominium meeting.

It is therefore the representatives of the individual buildings, not the whole body of owners, who vote on appointing the super-condominium manager. If a building's meeting fails to designate its representative, the law provides for the intervention of the judicial authority on the application of even a single owner.

Mandatory appointment and term

As in a condominium, Article 1129 makes appointing a manager mandatory when there are more than eight participants. In a super-condominium this threshold is almost always exceeded, so appointment is generally due. The mandate lasts one year and is deemed renewed for an equal term, unless revoked or resigned, under the general rules.

• Appointment is mandatory when participants exceed eight.
• The mandate lasts one year and is tacitly renewed for another year.
• The manager must accept the mandate and disclose their details.
• If no manager is appointed, any owner may apply to the judicial authority.

The super-condominium manager's duties

The duties mirror those of Article 1130 but refer only to assets common to the complex: carrying out the super-condominium meeting's resolutions, ensuring compliance with the common rulebook, collecting contributions and paying the expenses for ordinary maintenance of the parts common to several buildings, keeping the accounts and drawing up the specific annual statement. Managing the internal parts of each building instead remains with the individual buildings' managers.

The super-condominium manager must keep the complex's accounts separate from those of the individual buildings, so that each owner can distinguish what they pay to their own building from what they pay to the super-condominium.

Relationship with the individual buildings' managers

In large super-condominiums several managers coexist: one for the complex and one for each building. Coordination is essential, because super-condominium allocations flow into each building's accounts as a share charged to that building. Orderly communication avoids double charges, late payments and disputes.

Removal and replacement

Removing the super-condominium manager follows the general rules: it can be resolved by the meeting at any time and, in the serious cases set out in Article 1129, ordered by the judicial authority on the application of even a single participant. Replacement requires a fresh appointment in the same way, including designating representatives when participants exceed sixty.

Managing appointment and accounts with software

Management software helps the super-condominium manager keep the complex's and the individual buildings' accounts separate, produce distinct statements and correctly allocate shares among the buildings. AmministraPro manages structures with several buildings and multiple tables and generates separate statements for condominium and super-condominium, so management stays clear even with several managers involved. You can see how it works on the features page or compare the plans in the pricing section.