Analytical Fee Statement for the Manager (Art. 1129)

Article 1129, paragraph 14, of the Italian Civil Code requires the condominium manager to state analytically, upon accepting the appointment and at every renewal, the amount due as compensation. If this statement is missing, the appointment is void. It is not enough to quote a lump figure verbally: the owners' meeting must be able to see which activities are covered by the ordinary fee and which generate an additional cost, so that the resolution is approved with full awareness.

What Article 1129(14) says

The rule, introduced by Law 220/2012, provides that the manager must state analytically, under penalty of nullity of the appointment, the amount due for the activity performed. The purpose is transparency: the condominium is a contract and the fee is an essential element that must be determined or determinable before the mandate is granted. Nullity does not require a challenge within the deadlines applicable to voidable resolutions and may be raised by anyone with an interest.

What an analytical fee means

Analytical does not mean a single lump item in disguise, but a description of the services with their quantification. A well-drafted estimate separates the annual ordinary management from services that, by law or by practice, fall outside routine activity and are added only if actually carried out.

• Base fee for ordinary management (accounting, annual meeting, collection, dealings with suppliers)
• Extraordinary activities charged as used (works management, tax filings, debt recovery, additional meetings)
• Reimbursement of documented out-of-pocket costs (postage, stamp duties, stationery)
• Any costs for specific obligations required by law

A flat fee is still allowed

Case law has clarified that a flat fee for ordinary management is lawful, provided the resolution sets it out clearly. What is not allowed is the total absence of any figure or a formula so generic that it becomes impossible to understand how much is being paid. In other words, the flat fee is valid if it is a defined and understandable amount, not a blank left to the manager's later discretion.

Accessory services and recent limits

Recent guidance has clarified that the duty to state the fee analytically does not go so far as to require calculating taxes and accessory charges item by item: the failure to state these elements separately does not in itself invalidate the resolution, provided the professional fee is clearly determined. What remains necessary is distinguishing ordinary from extraordinary work, to avoid disputes over extra fees.

What the meeting must do

At appointment or renewal, the meeting must resolve while looking at a written estimate stating the fee in an understandable way. It is good practice to attach the estimate to the minutes and expressly refer to it in the resolution, so that the document becomes an integral part of the management contract. In case of dispute, a well-documented fee protects both the condominium and the professional.

Mistakes to avoid

• Resolving the appointment without stating any fee amount
• Approving a fee verbally with no record in the minutes
• Confusing the ordinary fee with extraordinary activities to be invoiced separately
• Failing to attach the estimate referred to in the resolution

Preparing a clear, well-ordered fee estimate is easier with software that keeps the mandate, minutes and cost items together. With AmministraPro the manager builds the analytical estimate, attaches it to the appointment minutes and files everything in a single, searchable folder. The features are described on the /funzioni page and the plans for practices of every size on the /prezzi page.