Practical guide
How to appoint each building's representative in a supercondominium
When a supercondominium has more than sixty participants, Article 67 of the implementing provisions of the Italian Civil Code requires each condominium to take part in the supercondominium meeting, for ordinary management and the appointment of the manager, through its own representative. Appointing this representative well is a delicate step: how the building expresses its vote on common assets and services depends on them. It requires a resolution of each building's meeting, a clear mandate on powers and limits, and orderly document management. This guide explains step by step how to proceed, with an operational checklist so nothing is forgotten.
Checklist for appointing the building representative
- Verify that the supercondominium participants exceed sixty, to confirm the Article 67 obligation
- Call the individual building's meeting with notice compliant with Article 66 and an agenda indicating the appointment of the representative
- Resolve the appointment with the majorities required by law and record the outcome and thousandths in the minutes
- Define in the minutes the powers, limits and any voting instructions granted to the representative
- Specify the term of office and the conditions for revocation
- Communicate the appointment details and the representative's data to the supercondominium manager
- Update the list of representatives in office before each supercondominium meeting
Step 1: check when the appointment is mandatory
The figure of the representative is provided for by Article 67 of the implementing provisions when the participants in the supercondominium exceed sixty. In those cases, for the ordinary management of common assets and services and for the appointment of the manager, each condominium must designate its own representative who takes part in the supercondominium meeting on behalf of the building.
If the participants are sixty or fewer, the rule does not impose the representative mechanism and the meeting can be held with the direct participation of the owners, unless a different arrangement is voluntarily adopted. The first step is therefore to count the overall participants to understand whether the appointment is due.
Step 2: call the individual building's meeting
Appointing the representative falls to each condominium's meeting, not to the supercondominium meeting. A dedicated building meeting must therefore be called, with notice compliant with Article 66 of the implementing provisions and an agenda that expressly indicates the appointment of the representative for the supercondominium.
In the absence of an appointment, Article 67 provides that, if the owners fail to act, the supercondominium manager or some participants may apply to the court to appoint the representative of the defaulting building. This is an outcome to avoid: it is best to act in good time with a proper resolution.
Step 3: define mandate, powers and limits
The representative is not free to vote as they please: they act on behalf of the building according to the mandate received. It is good practice for the appointment resolution to specify the powers granted, any limits and voting instructions on items already known, so the representative does not exceed the limits set by their condominium's meeting.
The representative has the right to attend and vote at the supercondominium meeting for the overall thousandths share of their building on the common assets and services. A clear mandate protects both the building, which avoids unwanted votes, and the representative, who acts within defined boundaries.
Step 4: term, revocation and communication of the appointment
The appointment normally lasts one year, by analogy with the manager's term, but it can be confirmed or revoked by the building's meeting at any time with the required majorities. Revocation and any new appointment must be communicated promptly to the supercondominium manager, so they know for certain who is entitled to attend.
Keeping an up-to-date list of the representatives in office for each building, with the details of the appointment resolution, is essential to verify the proper constitution of the supercondominium meeting and to avoid disputes over the entitlement to vote.
Frequently asked questions
When is appointing the building representative mandatory?
Article 67 of the implementing provisions of the Italian Civil Code imposes the representative mechanism when the supercondominium participants exceed sixty. In those cases, for the ordinary management of common assets and services and for the appointment of the manager, each condominium must designate its own representative. If the participants are sixty or fewer, the appointment is not imposed by the rule and the meeting can be held with the direct participation of the owners.
Who appoints the individual building's representative?
The meeting of the condominium to which the representative belongs appoints them, not the supercondominium meeting. A dedicated building meeting must therefore be called, with notice compliant with Article 66 and an agenda indicating the appointment. The resolution must be adopted with the majorities required by law and recorded in minutes. If the building fails to act, Article 67 allows an application to the court to appoint the representative of the defaulting building.
Can the representative vote as they wish at the supercondominium meeting?
No. The representative acts on behalf of the building according to the mandate received and cannot exceed the limits set by their condominium's meeting. This is why it is good practice for the appointment resolution to specify the powers granted, any limits and voting instructions on items already known. They vote for the overall thousandths share of their building on the common assets and services, but always within the boundaries of the mandate.
How long does the representative's office last and how is it revoked?
The appointment normally lasts one year, by analogy with the manager's term, but it can be confirmed or revoked by the building's meeting at any time with the required majorities. Revocation and any new appointment must be communicated promptly to the supercondominium manager, so the list of parties entitled to attend the supercondominium meeting is always up to date and disputes over the entitlement to vote are avoided.
How do you keep track of the representatives in office?
You need an up-to-date list of each building's representatives, with the details of the appointment resolution and the term of office, to be checked before each supercondominium meeting. Management software such as AmministraPro lets you record the representatives per building, archive the appointment resolutions and quickly verify the entitlement to vote when constituting the meeting. The features for supercondominium management are described on the /funzioni page and the plans on /prezzi.
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