Practical regulations
What is the building representative in a supercondominium
The building representative is a role set out in article 67, fourth paragraph, of the implementing provisions of the Italian civil code, for supercondominiums made up of more than sixty individual condominiums. In these large complexes, a general assembly that summoned every single owner would become unmanageable, so the law introduces an intermediate layer of representation. Each building, or group of buildings, elects its own representative, who attends and votes at the supercondominium assembly on behalf of the owners in that building. Understanding when this figure is mandatory, how it is appointed, and what powers it holds prevents challengeable resolutions and decisions taken without the correct quorum, something property management software such as AmministraPro helps track through a representative registry and quorum checks at the time of convening the meeting.
The sixty condominium threshold and the reason behind the rule
Article 67, fourth paragraph, of the implementing provisions states that when a supercondominium includes more than sixty individual condominiums, each condominium, through its own administrator if one exists or through a representative appointed with the majority set out in article 1136 of the civil code, must designate a representative to attend the supercondominium assembly in place of all its owners.
The reasoning is practical as much as legal: without this filter, a supercondominium with hundreds of units would have to convene and obtain votes from hundreds of individuals on shared matters such as systems, green areas, or shared concierge services, at high convening cost and with assemblies that are effectively ungovernable. The representative reduces the number of voting participants while still preserving representation of every interest involved.
How a building representative is appointed
The appointment follows the majorities set out in article 1136 of the civil code for ordinary resolutions of each individual condominium's own assembly within the supercondominium: unanimity is not required, a majority of those attending representing at least half the value of the building is enough, or the reduced majorities provided for a second call.
Practical points to check in every condominium of the complex: if the condominium already has its own administrator, that person can serve as the representative, unless the assembly decides otherwise. The representative receives a mandate that can be general or limited to specific matters: the appointment resolution should clearly state the scope and, where relevant, the duration of the role. Absent an appointment, practice and case law allow the supercondominium administrator to still convene the general assembly by inviting every individual owner, but this defeats the purpose of the rule and should be avoided whenever possible.
- If the condominium already has its own administrator, that person can serve as representative, unless the assembly decides otherwise
- The mandate can be general or limited to specific matters: the appointment resolution should state its scope and duration
- Without an appointment, the supercondominium administrator may have to involve individual owners directly, defeating the purpose of the rule
The representative's powers in assembly
The representative votes at the general assembly expressing the will of their own condominium according to the mandate received, not their personal opinion: if the mandate binds them to a position decided by that condominium's own assembly, the representative must follow it.
In terms of ownership shares, the representative's vote counts for the entire share attributed to their condominium under the supercondominium's general tables, not for the sum of the individual shares of the owners who elected them: this is the mechanism that keeps quorum calculations manageable even in very large complexes.
If the representative votes outside their mandate or without authorization on matters beyond the role received, the supercondominium resolution can be challenged by the owners of that building: keeping written records of the mandate and its scope is therefore essential, and it is one of the documents that condominium management software such as AmministraPro lets you file alongside the appointment minutes.
Convening the assembly and minutes: common mistakes to avoid
The supercondominium administrator must convene the building representatives, not the individual owners, once the sixty condominium threshold is exceeded: mistakenly convening every owner, or failing to check whether a given building has properly appointed its representative, exposes the resolution to the risk of annulment.
The supercondominium assembly minutes should clearly state who is attending as representative and for which condominium, along with the ownership share represented: this traceability, now handled more precisely through digital platforms that link the owner registry, ownership tables, and meeting notices, meaningfully reduces disputes over convening or quorum defects.
Frequently asked questions
When is appointing a building representative in a supercondominium mandatory
The requirement applies when the supercondominium is made up of more than sixty individual condominiums, under article 67, fourth paragraph, of the implementing provisions of the civil code. Below that threshold, the general assembly can still be composed of the individual owners directly, without a representative standing in for each building.
Who can be appointed building representative
The administrator of the individual condominium, if one already exists, can be appointed, or an owner or another person designated by that condominium's assembly with the majorities set out in article 1136 of the civil code. The law does not require the representative to be an owner: what matters is a valid appointment by the assembly of the condominium being represented.
Does the building representative vote according to personal judgment or a mandate
The representative expresses the will of the condominium they represent according to the mandate received from that condominium's own assembly. If the appointment resolution sets a binding position on a given matter, the representative must follow it: voting against the mandate exposes the supercondominium resolution to challenge by the owners represented.
How is the weight of the representative's vote calculated in assembly
The representative's vote corresponds to the entire ownership share attributed to their condominium under the supercondominium's general tables, not to the sum of the individual shares of the owners who elected them. This keeps quorum calculations manageable even in complexes with hundreds of units.
What happens if a condominium does not appoint its own building representative
Without an appointment, the supercondominium administrator may have to involve the individual owners of that building directly, creating organizational complications and possible defects in how the meeting was convened. Each condominium in the complex should therefore formalize the appointment in good time and keep the related minutes on file: software such as AmministraPro allows the appointment to be archived and automatically linked to subsequent supercondominium meeting notices.
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