Area · Individuals and assets
Condominium law
Advice for building managers and unit owners: regulations, opinions and support on everyday matters. Out of court, to prevent conflicts rather than endure them.
What we do
Less friction in the building
Condominium regulations
Drafting and review of the regulation and its amendments: clear rules on use, common parts and living together.
Opinions on condominium matters
Doubts about resolutions, common parts, works, opt-outs and improvements: written, reasoned answers to base decisions on.
Costs and thousandth-share tables
Advice on cost allocation and thousandth-share criteria (millesimi): how they’re calculated and when they can be revised.
Meetings and resolutions
Documentary support for notices, agendas and minutes, for valid meetings and resolutions.
Our work is strictly out-of-court: regulations, opinions and documents. We don’t handle court challenges to resolutions or representation before a judge; for those we refer you to qualified professionals.
- You own a flat in Italy but live abroad: assembly notices and minutes arrive in Italian, and a resolution looks irregular — late notice, wrong majority, a charge you don't owe. You want a plain-English opinion before the short challenge deadline expires.
- The allocation of building charges doesn't add up — lift, roof, stairs, central heating: you want to know whether the criteria applied are the right ones, or whether you are quietly paying someone else's share.
- The building regulation dates from decades ago, or doesn't exist at all, and the same conflicts keep returning: noise, pets, use of the courtyard, flats — perhaps including yours — rented out as short-term lets.
- The administrator (amministratore) doesn't reply, won't hand over documents or render the accounts: you want to know what duties the law imposes on them and how to send, from abroad, a formal request they cannot ignore.
- You can rarely attend assemblies in person: you want to know how written proxies work and whether you can participate by videoconference, so that decisions about your property are not taken without you.
Written answers you can use at once: a reasoned opinion on the contested resolution or expense allocation, with the rules and deadlines highlighted; a short English memo of what the Italian minutes actually decided; the formal request letter to the administrator, ready to send; the proxy text for the next assembly; and a note stating the exact majority required for the decision that concerns you.
How it works
The path, in three steps
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The building's papers
You send us the documents that frame the case: minutes and notice of the assembly, the building regulation, the millesimal tables (millesimi — the shares by which charges are split), the expense statement. Italian originals are fine — we read them for you. If something is missing, we tell you how to request it from the administrator, who is legally obliged to provide it.
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Checked against rules and majorities
We compare the resolution, the charges or the regulation with the Italian Civil Code and with your building's own rules. You receive a written opinion — in English — saying whether there is a defect, how much it weighs, and which deadlines are running, flagged prominently, because they are short.
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The text to use
We prepare the document the next step needs: the redrafted clause or regulation, the formal letter to the administrator, the written proxy for someone you trust in Italy, or the resolution proposal with the correct majority already indicated. Texts in Italian, ready to send or table at the assembly, each with an English summary so you know exactly what you are signing off.
FAQ
Frequently asked questions
- I don't speak Italian — can I really keep track of what happens in my building?
- Yes, that is precisely the service. We turn notices, minutes and expense statements into a short English memo — what was decided, what it costs you, whether anything is challengeable and by when — and we draft in correct Italian whatever you need to send back: requests, objections, proxies. You stay in control of a building that speaks another language, without flying over for every assembly.
- How long do I have to challenge an assembly resolution?
- For voidable resolutions the deadline is thirty days: from the resolution itself if you attended and dissented or abstained, or from receipt of the minutes if you were absent (Article 1137 of the Civil Code) — for owners abroad it is usually the latter, which makes reading the minutes promptly essential. Null resolutions have no deadline, but genuine nullity is rarer than people hope. We prepare the opinion saying whether a defect exists and which kind; the court challenge itself belongs to a qualified lawyer, after the mandatory mediation attempt (Legislative Decree 28/2010).
- Can I vote without travelling to Italy?
- Yes, in two ways. You can give a written proxy to someone you trust (Article 67 of the implementing provisions of the Civil Code — note that in buildings with more than twenty owners one proxy-holder cannot represent more than a fifth of the owners and shares). And since the 2020 reform of Article 66 of the same provisions, assemblies can be held by videoconference where the regulation allows it or with the consent of the majority of the owners. We prepare the proxy text and brief you or your delegate on the agenda items before the meeting.
- How much does an opinion cost, and how quickly does it arrive?
- Fee and timing are agreed in writing before we start: an opinion on a single resolution or expense allocation has a fixed fee; a full review of a building regulation is quoted based on its length. If a deadline is running on your case — the thirty days of Article 1137, for instance — say so in your first message: we organise the work around it. Payment and delivery are handled entirely remotely.
- Can you attend the assembly for me, or represent me in court?
- We prepare the texts — document requests, objections to an allocation, proposals for the agenda — and brief you on the substance before the meeting; but the voice in the assembly remains yours or your proxy-holder's. And no: the practice is a legal consultancy working strictly out-of-court, so we do not represent anyone before a judge. If a resolution must be challenged in court, we refer you to a qualified Italian lawyer — who starts from our file rather than from zero.
Contact
A regulation to redo, a resolution to understand?
Describe the condominium matter: we’ll tell you how we can help, with clear timing and fee.
First reply within one business day. The first contact is free and carries no obligation.