Practical regulations
Architectural barriers in a condominium
Removing architectural barriers, such as installing a ramp, a stairlift or an external elevator, is one of the few condominium works that benefits from a reduced quorum under Article 1120 of the Italian Civil Code. Italian law favors accessibility because it protects residents with disabilities and older owners who would otherwise be excluded from full use of common parts. This guide explains which works qualify, what quorum the assembly needs, how costs are allocated among owners, and how the resolution should be drafted and recorded. Managing these projects correctly, from the notice of assembly to the minutes and the expense split, is easier with dedicated condominium software such as AmministraPro, which keeps documentation, quorum calculations and cost allocation consistent and auditable.
The reduced quorum under Article 1120 of the Civil Code
Article 1120, second paragraph, of the Civil Code lists works to remove architectural barriers among the innovations that the assembly can approve with a reduced quorum: the majority of those present in the meeting representing at least one third of the value of the building (in practice, the ordinary second-call quorum used for most administrative decisions), rather than the reinforced majority normally required for structural innovations. This lighter threshold exists precisely to prevent a minority of owners from blocking accessibility works that a condominium with a disabled or elderly resident may urgently need.
The reduced quorum applies to works instrumental to removing barriers on common parts: entrance ramps, widened doorways, external lifts, stairlifts on communal staircases, and similar interventions. It does not automatically extend to purely aesthetic renovations of common areas that have no accessibility purpose, which remain subject to the ordinary rules on innovations.
Which works are eligible
Eligible interventions typically include: ramps replacing or flanking steps at building entrances, external platform lifts or elevators serving the building for the first time, stairlifts installed on shared staircases, widening of doorways and corridors, and adaptation of intercoms or entry systems for the visually or hearing impaired. Law 13/1989 and its implementing decree (DM 236/1989) set the technical requirements these works must meet: accessibility, visitability and adaptability standards for common parts of residential buildings.
A disabled resident, or a family member living with one, can also request these works directly: if the assembly refuses or fails to decide within the legal timeframe, the interested party may carry out the works at their own expense, provided they respect the technical requirements and inform the condominium in advance, in line with the protections Law 13/1989 grants to accessibility needs.
Cost allocation among owners
Costs for removing architectural barriers on common parts are generally allocated according to the ordinary criteria of Article 1123 of the Civil Code, that is, in proportion to each unit's millesimal shares, unless the works benefit only some units (for example a lift serving a single staircase), in which case Article 1123's proportional-use criterion applies to that subset of owners.
When an owner requests and funds the work personally because the assembly did not act, that owner bears the cost individually but retains the right to use the installation; other owners who later wish to use it may be required to contribute a share of the original expense plus maintenance, following the same logic that applies to individually installed elevators or ramps.
Public grants and tax deductions (where applicable under current incentive schemes) reduce the amount to be split among owners, so the administrator should document any contribution received before finalizing the allocation table.
Drafting the resolution and the assembly process
The notice of assembly should list the specific works proposed, an estimate of costs, and a note that the reduced quorum of Article 1120 applies, so owners can verify the correct majority is used when the minutes are drafted. The minutes should record the technical description of the intervention, the reference to Law 13/1989 and Article 1120, the vote count and the resulting quorum, and the chosen cost allocation criterion with the millesimal table attached.
Keeping this documentation organized, from the convening notice through the final expense statement, protects the condominium if the resolution is later challenged, and administrators managing multiple accessibility projects benefit from software like AmministraPro to track quorum, attachments and allocation tables in one place.
Frequently asked questions
What quorum is needed to approve a ramp or a stairlift in a condominium?
Article 1120 of the Civil Code allows works to remove architectural barriers on common parts to be approved with the reduced quorum: the majority of those present at the meeting representing at least one third of the building's value, the same threshold used for most ordinary administrative decisions, instead of the higher majority required for other structural innovations.
Can a disabled resident install a stairlift even if the assembly refuses?
Yes. Under the protections introduced by Law 13/1989, if the assembly does not decide within the legal timeframe or refuses, the interested owner or resident can carry out the work at their own expense on the common parts, provided the technical requirements of the implementing decree are respected and the condominium is informed beforehand.
How are the costs of removing architectural barriers split among owners?
When the assembly approves the work for the whole building, costs follow the ordinary millesimal criterion of Article 1123 of the Civil Code, or the proportional-use criterion when only some units benefit, such as a lift serving one staircase. If a single owner funds the work individually after the assembly's inaction, that owner bears the cost alone but keeps the right of use, and others who join later contribute their share.
Does the reduced quorum apply to any renovation of common areas, or only to accessibility works?
Only to works instrumental to removing architectural barriers, such as ramps, external lifts, stairlifts and widened doorways. A general aesthetic renovation of the entrance or courtyard that has no accessibility purpose remains subject to the ordinary majorities required for innovations under Article 1120.
How can condominium management software help with these projects?
Software such as AmministraPro helps administrators prepare the assembly notice with the correct quorum reference, draft minutes that record the vote and the legal basis, and generate the millesimal cost allocation table, keeping all documentation consistent if the resolution is later reviewed or challenged.
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