The condominium assembly is the "parliament" of the building: it is the place where problems are discussed, the budget is approved, and maintenance work is decided. Often, however, participating or understanding voting dynamics can seem complicated. We at Domus Sicilia Immobiliare know how important transparent and conscious condominium management is for preserving the value of properties. Let's look together at the fundamental rules to navigate between convocations, proxies, and majorities.
1. Convocation and Constitutive Quorum
For an assembly to be valid and start voting, it must be regularly convened and reach the so-called constitutive quorum:
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The convocation: All owners must receive the notice at least 5 days before the date set for the first convocation, precisely indicating the agenda, location, and time.
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The quorums (First and Second convocation):
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In first convocation, the assembly is valid if at least the majority of owners representing two-thirds of the building's value (thousandths / millesimi) are present.
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In second convocation (usually scheduled at least 24 hours later), the quorum is much lower: the presence of at least one-third of the owners representing one-third of the thousandths is sufficient. This precaution prevents the assembly from constantly going unseated.
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2. Who Votes and How Proxies Work
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The proxy (Delega): If an owner cannot participate, they can be represented by another person (even someone outside the condominium) through a written proxy.
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The limits: To avoid excessive concentrations of power, the law establishes that in condominiums with more than twenty participants, the same delegate cannot represent more than one-fifth of the owners and one-fifth of the thousandths.
3. Majorities for Resolutions (Ordinary vs. Extraordinary)
Not all decisions require the same voting weight:
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Ordinary majority: Used for daily management (appointment of the administrator, approval of the provisional and final budget, ordinary maintenance). It requires the majority of attendees representing at least half of the thousandths (500 thousandths) in the second convocation.
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Qualified majority (Extraordinary): Required for more significant interventions (e.g., extraordinary facade renovation, innovations, brand-new elevator installation). In these cases, higher quorums are needed—often the majority of attendees and two-thirds or half of the building's value, depending on the case.
Are you thinking of exploring the management of a property you are considering purchasing, or do you need technical advice? Come visit us at the offices of Domus Sicilia Immobiliare!
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