Requesting a meeting to remove the condominium manager

Who can request a meeting and with what threshold

Article 66 of the implementing provisions states that the meeting may be convened on an extraordinary basis at the request of at least two owners representing one sixth of the value of the building. The threshold is twofold: at least two distinct people are needed and together they must represent at least one sixth of the thousandths, that is about one hundred and sixty-seven thousandths out of the total thousand.

This means that a single owner, however determined, cannot on their own compel the manager to convene: they must join at least one other owner and reach the required thousandth weight. Before acting it is therefore wise to check the general thousandths table and identify the owners willing to sign the request, adding their thousandths until the one-sixth threshold is exceeded.

How to word the request to the manager

The request must be addressed to the manager in writing and must specifically state the items to be placed on the agenda. For a removal the item should be worded explicitly, for example removal of the current manager and appointment of the new manager, so the meeting can validly resolve on the matter.

It is advisable to send the request by a means giving certain proof of receipt, such as certified email or registered post, because the ten days within which the manager must act run from that date. It is useful to keep a copy of the request and of the delivery receipt: they are the proof that legitimises, in case of inaction, a direct convening by the owners.

What to do if the manager does not act

If the manager does not convene the meeting within ten days of the request, the requesting owners may convene it directly. In that case it is they who send the notice to all owners, respecting the terms and forms of law, and who take charge of organising the sitting.

Direct convening is fully legitimate precisely because it arises from the manager's inaction, and resolutions adopted there, removal included, are valid if the quorum and formalities have been respected. This is the most delicate case, because the outgoing manager has an interest in contesting defects: it is therefore essential to document precisely the initial request, the lapse of the ten days and the correct convening of all those entitled.

Preparing a removal meeting against a challenge

Whether the manager or the owners convene, the meeting must respect the notice terms and reach in the room the quorum required by Article 1136 to resolve the removal. It is good practice to attach from the outset the fee quotes of the replacement candidates, so as to appoint the new manager in the same sitting and avoid management gaps.

Digital tools reduce the risks of this phase: AmministraPro lets you prepare the notice of meeting with the correct agenda, keep track of dispatches and receipts, and calculate the quorum on the updated thousandths table, elements that make removal harder to challenge. The features are described on /funzioni and the plans on /prezzi.

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