Practical guide
The Majorities Required for Each Matter at the Meeting
One of the most frequent errors at a meeting is applying the wrong majority to a resolution. The Italian Civil Code provides for different thresholds depending on the matter: ordinary decisions require lower majorities, while innovations and certain qualified matters require higher ones, up to four fifths for the most sensitive cases. Before declaring a resolution approved, it is therefore necessary to identify the matter and the correct threshold, taking the call into account as well. This guide gathers the main majorities by matter, with the corresponding millesimi on a base of 1000, to help verify the outcome of each vote without confusing the levels.
Ordinary matters
Ordinary matters include day-to-day management, approval of the year-end accounts and of the budget, ordinary maintenance and decisions that do not structurally affect the common parts. On first call, under Article 1136, the resolution is valid with the majority of those present and at least half of the value, that is 500 millesimi.
On second call the threshold drops: the majority of those present and at least one third of the value, that is 333.33 millesimi, are required. This is the most recurring majority at meetings, but it must be applied only to matters that actually fall within ordinary management.
Appointment, removal of the administrator and extraordinary repairs of significant size
The appointment and removal of the administrator, litigation exceeding their duties and extraordinary repairs of significant size always require the majority of those present and at least 500 millesimi, regardless of the call. The reduced second-call threshold therefore does not apply.
This means that, even on second call, removing the administrator does not require just one third of the value: half, that is 500 millesimi, plus the majority of those present, is still needed. Mistakenly applying the ordinary second-call threshold to these matters leads to challengeable resolutions.
Innovations
The innovations governed by the first paragraph of Article 1120, that is works that significantly improve or modify the common parts, require the majority of those present representing at least two thirds of the value of the building, that is 666.67 millesimi. It is a high threshold, justified by the impact of these works on the common property.
The Civil Code, however, provides for some facilitated innovations, for example energy-efficiency measures, safety works, removal of architectural barriers or mobility works, for which the majority of those present and at least half of the value, that is 500 millesimi, is sufficient. Ordinary and facilitated innovations must therefore be distinguished.
Qualified matters at four fifths
Some decisions require particularly high majorities. Changes to the use designation of the common parts, governed by Article 1117-ter, require the favourable vote of the majority of the participants in the condominium representing at least four fifths of the value, that is 800 millesimi.
These qualified thresholds protect the interests of all owners in the face of choices that profoundly alter the use or layout of the common parts. Given their rarity, they are easily confused with ordinary majorities: checking the relevant article before the vote is indispensable.
How not to get the threshold wrong
Identifying the matter and the correct threshold by hand, with several items on the agenda, is delicate. With AmministraPro, for each resolution the matter is indicated and the system applies the prescribed majority, showing in real time whether the favourable votes and the millesimi reach it on that call.
This reduces the risk of declaring a resolution approved with the wrong threshold and makes the minutes more solid. The vote-management features and the available plans are described on the /funzioni and /prezzi pages.
Frequently asked questions
What is the majority to approve the year-end accounts?
Approving the year-end accounts is an ordinary matter. On first call, the majority of those present and at least 500 millesimi are needed; on second call, the majority of those present and at least 333.33 millesimi. It is therefore one of the more accessible resolutions, but it remains necessary to verify both the number of those present and the favourable millesimi.
Is the second call enough to remove the administrator?
The second call allows the meeting to be constituted with lower thresholds, but removing the administrator always requires the majority of those present and at least 500 millesimi, even on second call. The ordinary one-third-of-value threshold does not apply. Applying the wrong majority would make the resolution challengeable.
Do all innovations have the same majority?
No. The innovations under the first paragraph of Article 1120 require the majority of those present and at least two thirds of the value, that is 666.67 millesimi. Some facilitated innovations, such as energy efficiency, safety or removal of architectural barriers, require instead the majority of those present and at least 500 millesimi. Distinguishing the type of innovation is essential.
When is the four-fifths majority needed?
The four-fifths-of-value threshold, that is 800 millesimi, together with the majority of the participants, is provided for qualified cases such as changes to the use designation of the common parts governed by Article 1117-ter. These are decisions that deeply affect the layout of the condominium, which is why the law requires particularly broad consent.
What happens if I apply the wrong majority?
Declaring a resolution approved with a majority lower than the one prescribed for the matter makes it challengeable under Article 1137, because it is contrary to the rules on procedure. For this reason, before proclaiming the outcome, the matter, the relevant article and the correct threshold must be identified, taking into account the call in which the vote is held.
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