Practical guide
How to choose the new condominium manager
Choosing the new manager is one of the most important decisions owners make, because on it depend the quality of the management, the transparency of the accounts and peace of mind for the years to come. It is not enough to look at the lowest fee: the law sets precise requirements of good standing and professionalism, and practice has identified a series of signals that distinguish a reliable professional from an improvised one. This guide helps owners assess candidates methodically, from the requirements of Article 71-bis of the implementing provisions to the concrete questions to ask before voting the appointment at the meeting.
Checklist to assess manager candidates
- Check the Article 71-bis requirements: good standing, diploma, initial and periodic training
- Ask for proof of professional qualification and recent updates
- Verify professional liability insurance cover
- Obtain an analytical fee quote distinguishing ordinary and extra activities
- Ask how funds and the condominium bank account are handled
- Assess the availability of a reserved area and the clarity of the statement of accounts
- Ask how many condominiums they manage and with what organisation
The legal requirements to be a manager
Article 71-bis of the implementing provisions of the Italian Civil Code lists the requirements a person must hold to take on the office of manager. These include the enjoyment of civil rights, the absence of convictions for certain offences, the absence of preventive measures, not being subject to legal incapacity, and a secondary school diploma.
The rule also requires completion of an initial training course and the carrying out of periodic training in condominium management. These requirements do not apply to those who manage their own condominium, but they are essential for anyone relying on an external professional: asking for proof of initial training and periodic updates is a first concrete filter.
Professionalism and quality standards
Beyond the minimum legal requirements, there are standards that signal a higher level of professionalism. The technical standard UNI 10801 defines the requirements of knowledge, skill and competence of the property manager, and qualification against this reference is an indicator of seriousness. Membership of a recognised professional association, with training obligations and a code of conduct, is a further positive signal.
It is worth checking how many years the candidate has practised, how many condominiums they manage and with what structure, whether they have collaborators and professional liability insurance cover. A manager handling too many buildings without adequate organisation risks not following yours with due attention.
Transparency on fees and on the handling of funds
Article 1129 of the Italian Civil Code requires the manager to state analytically, on pain of nullity of the appointment, the amount due as a fee. A clear quote must distinguish the ordinary fee from extraordinary or extra activities, avoiding generic entries that later generate disputes. Be wary of quotes that are too low and hide undeclared additional costs.
The same rule provides for the obligation of a bank account in the name of the condominium, through which all sums must pass: it is a safeguard of transparency that keeps the condominium's assets separate from the manager's. Asking how funds are handled, how often income and expenditure are reported and how owners can consult the movements is a decisive test.
Tools, communication and data accessibility
A modern manager enables owners to see at any time the accounting situation, the deadlines, the documents and the status of payments. The availability of an online reserved area, punctuality in communications and clarity of the statement of accounts affect the daily quality of the relationship more than the fee.
Many professionals rely on platforms such as AmministraPro to offer owners transparent access to accounts, minutes and documents, manage meetings and communications and keep the accounting orderly. Asking candidates which tools they work with and how they guarantee access to data helps understand the level of service they will offer. The features are described on /funzioni and the plans on /prezzi.
Frequently asked questions
What requirements must a manager have by law?
Article 71-bis of the implementing provisions requires the enjoyment of civil rights, the absence of convictions for certain offences and of preventive measures, not being subject to legal incapacity, a secondary school diploma, an initial training course and periodic training. These requirements do not apply to an owner who manages their own building.
How should the fee quote be drafted?
It must be analytical and state the amount due as a fee, on pain of nullity of the appointment, as required by Article 1129 of the Italian Civil Code. A good quote distinguishes the ordinary fee from extraordinary or extra activities, so as to avoid later disputes. Quotes that are too low or generic often hide undeclared additional costs.
What is UNI 10801 and why does it matter in the choice?
UNI 10801 is the technical standard that defines the requirements of knowledge, skill and competence of the property manager. Qualification against this reference is an indicator of professionalism, because it presupposes a structured path and verification of competences. It is not compulsory in itself, but it is a positive signal to consider when comparing candidates.
Is a bank account in the condominium's name compulsory?
Yes. Article 1129 of the Italian Civil Code requires the manager to route the condominium's sums through a specific bank account in the name of the condominium. It is a safeguard of transparency that keeps the condominium's assets separate from the manager's and allows owners to verify the movements. A candidate who does not guarantee it should be excluded.
Why assess the digital tools used by the manager?
Because they affect transparency and the daily quality of the relationship. A manager who offers an online reserved area to consult accounts, minutes, deadlines and documents makes the management verifiable at all times. Many professionals use platforms such as AmministraPro precisely to guarantee owners transparent access to data and punctual communications.
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