Indice:
I CRITERI DI RIPARTIZIONE DELLE SPESE 3
- Gli obblighi dell’Amministratore 9
- I poteri dell’Amministratore 11
- La responsabilità dell’Amministratore 12
- I compensi dell’Amministratore 13
- La rappresentanza dell’Amministratore 13
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Gli articoli dal 1117 al 1139 del Codice Civile, oltre ad una parte delle norme di attuazione del Codice stesso, disciplinano la materia condominiale.
Nonostante il Codice non ne fornisca una definizione, essendo questo una peculiarità rispetto alla disciplina della comunione, si può affermare che il condominio sia una particolare forma di comunione nella quale coesistono parti di proprietà esclusiva e parti di proprietà comune.
La riforma di cui alla ormai nota L. 220/2012, ha innovato rispetto alla precedente disciplina: con il presente contributo si vuole esemplificare, in linea generale, le definizioni e le vicende condominiali.
I prossimi articoli invece si occuperanno, in modo concreto, delle comuni questioni che, nel corso della sua esistenza, il condominio si trova costretto ad affrontare.
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Il Codice Civile si occupa del Condominio descrivendo, preliminarmente, le parti comuni, per poi entrare nello specifico occupandosi delle regole da applicare, dei compiti di Amministratori ed Assemblea e del sistema delle votazioni e delle eventuali impugnazioni.
L’art. 1117 c.c. recita: “Sono oggetto di proprietà comune dei proprietari delle singole unità immobiliari dell'edificio, anche se aventi diritto a godimento periodico e se non risulta il contrario dal titolo: 1) tutte le parti dell'edificio necessarie all'uso comune, come il suolo su cui sorge l'edificio, le fondazioni, i muri maestri, i pilastri e le travi portanti, i tetti e i lastrici solari, le scale, i portoni di ingresso, i vestiboli, gli anditi, i portici, i cortili e le facciate; 2) le aree destinate a parcheggio nonché i locali per i servizi in comune, come la portineria, incluso l'alloggio del portiere, la lavanderia, gli stenditoi e i sottotetti destinati, per le caratteristiche strutturali e funzionali, all'uso comune; 3) le opere, le installazioni, i manufatti di qualunque genere destinati all'uso comune, come gli ascensori, i pozzi, le cisterne, gli impianti idrici e fognari, i sistemi centralizzati di distribuzione e di trasmissione per il gas, per l'energia elettrica, per il riscaldamento ed il condizionamento dell'aria, per la ricezione radiotelevisiva e per l'accesso a qualunque altro genere di flusso informativo, anche da satellite o via cavo, e i relativi collegamenti fino al punto di diramazione ai locali di proprietà individuale dei singoli condomini, ovvero, in caso di impianti unitari, fino al punto di utenza, salvo quanto disposto dalle normative di settore in materia di reti pubbliche”.
Alla luce della disposizione codicistica e sulla scorta delle diverse pronunce giurisprudenziali in materia, si possono definire le parti comuni come quelle frazioni dell'edificio condominiale di proprietà di tutti, utili (e il più delle volte indispensabili) all'esistenza stessa del condominio: il concetto di proprietà comune, dunque, viene sensibilmente esteso dal legislatore della riforma.
L'elencazione di cui all'art. 1117 c.c. , tuttavia, non ha carattere esaustivo né inderogabile. Ciò significa che possono esistere beni comuni non previsti o beni considerati comuni per la loro specifica destinazione o in forza di un titolo.
Nella presente disamina non mi soffermerò sulle singole definizioni di ogni parte comune, tema che affronterò con le prossime newselletters in tema di condominio: ciò che vuole essere tale contributo, infatti, è una “guida base” sulle comuni regole di legge da applicarsi in materia condominiale.
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Le parti comuni dell'edificio, inoltre, sono strumentali al godimento delle proprietà dei singoli: da tale vincolo di destinazione funzionale sorgono i caratteri dell'irrinunciabilità e della indivisibilità delle stesse.
Per espressa e inderogabile previsione dell'art. 1118 c.c., infatti, il condomino non può rinunciare ai diritti sui beni comuni né sottrarsi all'obbligo di contribuire alle spese per la loro conservazione: ciò, in quanto il godimento dei beni comuni è inscindibile dal godimento dei beni di proprietà esclusiva, per cui pur rinunciando alla comproprietà sul bene, il condomino continuerebbe di fatto ad usufruire dello stesso.
Si ritiene, pertanto, che neanche il regolamento di condominio di natura contrattuale possa derogare all'irrinunciabilità, salvo che, ovviamente, l'atto di rinuncia sia contestuale a quello sul diritto all'unità abitativa di proprietà esclusiva.
L'art. 1119 c.c. sancisce, poi, l'indivisibilità delle parti comuni dell'edificio, "a meno che la divisione possa farsi senza rendere più incomodo l'uso della cosa a ciascun condomino e con il consenso di tutti i partecipanti al condominio".
Com'è evidente, pur nella sua inderogabilità, la disposizione codicistica non prevede l'indivisibilità assoluta delle parti comuni, ma subordina tale eventualità al consenso di tutti i condomini. Anche in tal caso, la ratio del legislatore va ricercata nell'intenzione di evitare una divisione che possa alterare la destinazione funzionale delle parti comuni al servizio delle proprietà esclusive, facendo patire ai singoli condomini una diminuzione nel godimento delle stesse, lasciando, tuttavia, sopravvivere tale possibilità in caso di accordo unanime.
Proseguendo nella disamina degli articoli di legge, è previsto che ciascun condomino può servirsi delle cose comuni, apportando, a proprie spese, anche modificazioni necessarie per il miglior godimento, purchè non ne alteri la destinazione e non impedisca agli altri partecipanti un pari godimento delle stesse, oltre a non pregiudicare la stabilità, la sicurezza e il decoro dell'edificio condominiale.
Secondo l'art. 1118, 1° comma, c.c. il diritto di ciascun condomino sulle parti comuni, salvo che il titolo non disponga altrimenti, è proporzionale al valore dell'unità immobiliare che gli appartiene e, laddove non sia precisato dal titolo, per determinare l'estensione del diritto spettante a ciascun condomino sulle parti oggetto di proprietà comune, si considera il valore dell'unità immobiliare espresso in millesimi (secondo le tabelle millesimali allegate al regolamento di condominio).
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Il codice civile disciplina, poi, la modalità di ripartizione delle spese tra i vari condomini, in particolare, agli artt. 1123-1126.
I CRITERI DI RIPARTIZIONE DELLE SPESE
È l'art. 1123 c.c. a dettare le regole secondo le quali ripartire le spese tra i singoli condomini, sulla base di tre criteri principali: il primo, generale, della ripartizione in proporzione al valore della proprietà e gli altri due, particolari, in ragione dell'uso che ogni condomino può fare delle cose comuni e del godimento che può trarne.
Difatti, il primo comma dell'art. 1123 c.c., analogamente al principio di proporzionalità dei diritti dei comproprietari sulle cose comuni in base al valore della proprietà di ciascuno, ha inteso fissare il criterio generale di ripartizione delle "spese necessarie per la conservazione e per il godimento delle parti comuni dell'edificio per la prestazione dei servizi nell'interesse comune e per le innovazioni deliberate dalla maggioranza" che vanno sostenute da tutti i condomini "in misura proporzionale al valore della proprietà di ciascuno, salvo diversa convenzione".
Il secondo ed il terzo comma del medesimo articolo disciplinano, invece, due ipotesi particolari.
Il secondo comma afferma che "se si tratta di cose destinate a servire i condomini in misura diversa, le spese sono ripartite in proporzione dell'uso che ciascuno può farne": si tratta di un criterio di ripartizione delle spese volto a limitare quella proporzionalità secca prevista nel primo comma.
Il terzo comma, infine, spiega che "qualora un edificio abbia più scale, cortili, lastrici solari, opere o impianti destinati a servire una parte dell'intero fabbricato, le spese relative alla loro manutenzione sono a carico del gruppo di condomini che ne trae utilità".
In ogni caso, attraverso l'inciso finale, "salvo diversa convenzione", inserito nel primo comma dell'art. 1123 c.c., il legislatore del '42 ha esplicitamente previsto la derogabilità ai principi generali di ripartizione delle spese condominiali fissati dallo stesso articolo.
Secondo l'orientamento giurisprudenziale maggioritario, “poiché l'art. 1123 c.c. nel consentire la deroga convenzionale ai criteri di ripartizione legale delle spese condominiali non pone alcun limite alle parti, deve ritenersi legittima la convenzione che ripartisca le spese tra i condomini in misura diversa da quella legale, purchè contenuta in una delibera assembleare approvata all'unanimità da tutti i condomini, ovvero l'espressa convenzione posta in essere in esecuzione di una disposizione del regolamento condominiale di natura contrattuale” (Cass. n. 28679/2011).
Le tabelle millesimali rappresentano gli strumenti di ripartizione delle spese che individuano il valore della singola unità immobiliare in relazione alle parti comuni dello stabile in misura, definita dalla legge, millesimale (art. 68 disp. att. c.c.).
Vari sono i parametri cui bisogna fare riferimento per determinare questo valore come, ad esempio, la metratura, il piano, l’esposizione a sud o nord, ecc.: ex art. 68 disp. att. c.c. "nell'accertamento dei valori di cui al primo comma non si tiene conto del canone locatizio, dei miglioramenti e dello stato di manutenzione di ciascuna unità immobiliare".
Il secondo comma dell’art. 68 disp. att. c.c. prosegue affermando che "i valori dei piani o delle porzioni di piano, ragguagliati a quello dell'intero edificio, devono essere espressi in millesimi in apposita tabella allegata al regolamento di condominio": le tabelle, quindi, altro non sono che un allegato del regolamento di condominio.
Si è soliti distinguere tra tre tipi di tabelle, che, in relazione al procedimento di approvazione sotteso, vengono nominate contrattuali, giudiziali e assembleari.
Per le prime due non si pongono particolari problemi, mentre il contrasto giurisprudenziale di cui sopra emerge per le tabelle assembleari e per i quorum relativi all’approvazione delle medesime.
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Le tabelle contrattuali sono quelle inserite nei singoli atti di vendita ed approvate dall’acquirente assieme al regolamento contrattuale.
Questo tipo di tabelle può derogare ai criteri legali rientrando, di fatto, in quel concetto di "salvo diversa convenzione" previsto dall’art. 1123 c.c.
Una volta formate ed approvate, le tabelle contrattuali possono essere riviste solo in due modi: a) con un nuovo accordo tra tutti i partecipanti al condominio che decidano di individuare un nuovo criterio di ripartizione delle spese; b) su ricorso di ogni singolo condomino all’autorità giudiziaria.
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Un altro tipo di tabelle millesimali è quello c.d. giudiziale. Fermo restando quanto appena detto per il ricorso all’Autorità Giudiziaria in materia di revisione delle tabelle già formate, ogni condomino può rivolgersi al giudice civile competente per ottenere la formazione ex novo delle tabelle millesimali.
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Le tabelle assembleari sono così dette in quanto vengono approvate collegialmente dai condomini.
Per le tabelle assembleari di natura contrattuale, vale a dire quelle deliberate all’unanimità da tutti i partecipanti al condominio e dagli stessi sottoscritte, nulla quaestio: esse sono valide ed efficaci al pari di quelle contrattuali e/o giudiziali.
Il discorso si complica nel momento in cui si deve andare a verificare la legittimità delle tabelle c.d. assembleari votate a maggioranza o accettate solo dall’unanimità dei presenti all’assemblea: qual è la natura giuridica delle tabelle millesimali?
Un orientamento più datato nel tempo ritiene che le tabelle millesimali siano un negozio di accertamento: come tale ed andando ad incidere direttamente sui diritti soggettivi di ciascun condomino, necessitano dell’unanimità dei consensi.
Secondo una datata, ma sempre attuale decisione del Supremo Collegio, è chiara "la natura negoziale dell'atto di approvazione delle tabelle millesimali, nel senso che, pur non potendo essere considerato come contratto, non avendo carattere dispositivo (in quanto con esso i condomini, almeno di solito, non intendono in alcun modo modificare la portata dei loro rispettivi diritti ed obblighi di partecipazione alla vita del condominio, ma intendono soltanto determinare quantitativamente tale portata), deve essere inquadrato nella categoria dei negozi di accertamento, con conseguente necessità del consenso di tutti i condomini" (Cass. n. 1801 del 1964).
Ne discende che una delibera assembleare votata a maggioranza non possa mai approvare delle tabelle millesimali e conseguenza di un simile atto è la nullità radicale della deliberazione nel punto relativo all’approvazione delle tabelle.
Questo concetto, più volte ribadito in passato (si veda Cass. n. 5686 del 1998 ed ancora Cass. 14037 del 1999), ha trovato sponda in alcune recenti pronunce di merito e di legittimità (cfr. Trib. di Palermo n. 2225 del 2006 e Cass. n. 14951 del 2008).
Le pronunce appena citate rappresentano, in realtà, un’incursione nel più recente filone interpretativo che, da qualche anno a questa parte, ritiene legittima l’approvazione a maggioranza, da parte dell’assemblea, delle tabelle millesimali.
Per prima cosa il Giudice di Legittimità ha infatti precisato che "le tabelle millesimali hanno solamente funzione accertativa e valutativa delle quote condominiali, onde ripartire le relative spese e stabilire la misura del diritto di partecipazione alla volontà assembleare" (così Cass. 7709 del 2007).
Come tali esse possono avere natura deliberativa e "richiedono per la loro approvazione e modifica la maggioranza di cui all'art. 1136, comma 2, c.c." (Cass. n. 4219 del 2007).
Appurato ciò la Cassazione, nell’ultima sentenza citata, ha anche delimitato i contenuti delle tabelle millesimali di natura assembleare. Infatti esse, proprio quale atto di accertamento di quote condominiali riferibili ai singoli condomini "sono soggette al rispetto dei criteri legali per la ripartizione delle spese" (così Cass. n. 4219 del 2007).
Il contrasto giurisprudenziale non è mai stato composto.
Gli organi attraverso i quali il condominio pone in essere atti e interagisce con i propri partecipanti o con i terzi, sono: l'amministratore; l'assemblea e, ove previsto, il consiglio.
L'amministratore è l'organo esecutivo del condominio, i cui poteri-doveri sono fissati nell'art. 1130 c.c.
Il legislatore della riforma, recependo l'orientamento giurisprudenziale formatosi in materia (cfr., ex plurimis, Cass. SS.UU. n. 9148/2008), raffigura l'amministratore come un ufficio di diritto privato assimilabile al mandato con rappresentanza, con la conseguente applicazione, nei rapporti tra lo stesso e i condomini, delle disposizioni legislative sul mandato.
L'assemblea è, invece, l'organo deliberante del condominio, ne rappresenta la volontà all'interno, attraverso l'adozione delle decisioni collegiali, con immediati riflessi all'esterno, mentre l'amministratore riveste il ruolo di esecutore delle deliberazioni adottate in seno alla stessa (sebbene, la riforma ne abbia allargato il campo delle attribuzioni, rendendolo in grado di adottare anche provvedimenti vincolanti, come dispone l'art. 1133 c.c., senza l'assenso preventivo dell'assemblea).
A differenza dell'amministratore, che deve essere nominato secondo i criteri stabiliti dall'art. 1129 c.c., l'assemblea è, invece, organo naturale (definito dalla dottrina anche "supremo"), strutturale e permanente del condominio.
Per quanto concerne, infine, il consiglio di condominio, già previsto nelle compagini di grandi dimensioni prima dell'entrata in vigore della riforma, si tratta di un organo facoltativo, con funzioni consultive e di controllo, che, ai sensi dell'art. 1130-bis c.c., può essere nominato negli edifici con almeno 12 unità immobiliari.
È doveroso sottolineare che gli organi del condominio non possono essere qualificati in senso strettamente tecnico come tali, poiché lo stesso è sprovvisto di personalità giuridica.
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L'articolo 71-bis delle disposizioni per l'attuazione del codice civile e disposizioni transitorie elenca espressamente una serie di requisiti indispensabili ai fini dell'esercizio dell'attività di amministratore.
Tra i più rilevanti, il pieno godimento dei diritti civili e politici, il conseguimento di (almeno) diploma di scuola superiore di secondo grado e la frequentazione di appositi corsi di formazione ed aggiornamento periodico in materia di amministrazione condominiale.
La legge prevede altresì che possano esercitare questa attività anche le società, sempre nel rispetto dei canoni elencati.
A partire dal 9 ottobre 2014 in forza del decreto ministeriale n. 140/2014 agli amministratori di condominio sono obbligati a seguire corsi per la formazione continua.
Il primo comma dell’art. 1129 c.c. riformato recita poi: "Quando i condomini sono più di otto, se l'assemblea non vi provvede, la nomina di un amministratore è fatta dall'autorità giudiziaria su ricorso di uno o più condomini o dell'amministratore dimissionario."
Una volta che un condominio è composto da nove condomini, questi devono riunirsi in assemblea per nominare un amministratore: in sostanza per quelle compagini con meno di nove condomini (c.d. “piccoli condomini” nei quali sono ricompresi i c.d. condomini minimi, cioè quelli con due soli partecipanti) i partecipanti possono provvedere autonomamente alla gestione del condominio.
Quanto ai quorum deliberativi per la nomina, l’art. 1136, quarto comma, c.c. ci dice che per la nomina dell’amministratore sono necessari i quorum di cui al secondo comma dello stesso articolo, vale a dire la maggioranza degli intervenuti all’assemblea che rappresentino almeno 500 millesimi (la metà del valore dell'edificio).
Può accadere, tuttavia, che l’assemblea non riesca a nominare un amministratore: la soluzione,contenuta nell’art. 1129 codice civile, è il ricorso all’Autorità Giudiziaria.
Modi e termini dell’azione sono contenuti nell’art. 59 disp. att. c.c.: "La domanda per la nomina dell'amministratore o per la designazione dell'istituto di credito nei casi previsti dall'art. 1003 del codice, se non è proposta in corso di giudizio, si propone con ricorso al presidente del tribunale: nel caso di nomina dell'amministratore, al presidente del tribunale del luogo in cui si trovano gli immobili o si trova la parte più rilevante di essi. Il presidente del tribunale provvede con decreto, sentita l'altra parte. Contro tale provvedimento si può proporre reclamo al presidente della corte d'appello nel termine di dieci giorni dalla notificazione".
La nuova formulazione dell'articolo 1129 contempla altresì che l'assemblea possa subordinare la nomina dell'amministratore al fatto che questi stipuli idonea polizza assicurativa per la responsabilità civile a copertura degli eventuali danni che la sua azione potrebbe provocare.
L'amministratore, superati gli otto condomini è organo indefettibile del condominio e come tale nessuna norma di regolamento condominiale, ancorché contrattuale, potrà derogare impedendo la nomina di un amministratore (art. 1138, quarto comma, c.c.).
Una volta nominato, l’amministratore dura in carica per un anno ed aggiunge testualmente la legge che tale termine “si intende rinnovato per eguale durata”.
Alla scadenza del termine le soluzioni sono, sostanzialmente, due: la conferma dell’amministratore uscente o la nomina di un nuovo amministratore.
Il quesito che si è posto all’attenzione degli interpreti è se esista una differenza tra nomina e conferma: un primo risalente indirizzo riteneva i due atti differenti cosicché per la conferma riteneva necessari i quorum semplici previsti per il tipo di convocazione (es. in seconda convocazione 1/3 dei condomini ed 1/3 dei millesimi).
L’orientamento attuale, che trova riscontro almeno dalla fine degli anni settanta (v. Cass. 3797-78; 71-80 ecc.), ritiene che "non solo in caso di nomina o revoca dell'amministratore, ma anche in quello di conferma è necessaria la maggioranza di cui all'art. 1136 4 c.c. civ., trattandosi di delibere che hanno contenuto ed effetti giuridici uguali" (così Cass. n. 4269 del 1994).
Può accadere che, per mancanza del raggiungimento del numero legale, considerato che la nomina e la revoca dell'amministratore (e, parimenti, la conferma) rientrano tra le materie per le quali il legislatore richiede una maggioranza "fissa" come prevista dal quarto comma dell'art. 1136 c.c., l'assemblea non riesca a nominare, confermare o revocare l'amministratore.
Nell'eventualità in cui l'assemblea non vi provveda, le opzioni sono due: a) ogni singolo condomino ha diritto di rivolgersi all'autorità giudiziaria, affinché la stessa nomini con decreto un amministratore c.d. "giudiziale"; b) l'amministratore uscente prosegue nell'esercizio ordinario delle sue funzioni fino alla convocazione della nuova assemblea e comunque fino alla sua conferma o alla nomina di un nuovo amministratore.
Nel primo caso, il ricorso per la nomina può essere presentato al tribunale competente per territorio, che decide in sede camerale, anche da un solo condomino, oltre che dall'amministratore dimissionario.
Nel secondo caso, per garantire la continuità dell'incarico dell'amministratore nell'edificio condominiale, si parla di "prorogatio imperii", ossia la prosecuzione nella carica di amministratore in via provvisoria (o ad interim) proprio per sottolineare una situazione provvisoria che andrà a risolversi in futuro: il codice si limita a disporre, nell'art. 1129 modificato dalla riforma, che al momento della cessazione dalla carica per qualsiasi ragione (dimissioni, rinuncia, revoca, ecc.), l'amministratore ha l'obbligo di "eseguire le attività urgenti al fine di evitare pregiudizi agli interessi comuni senza diritto ad ulteriori compensi".
Sul punto, la giurisprudenza della Suprema Corte di Cassazione ritiene, invece, che "l'amministratore di un condominio, anche dopo la cessazione della carica per scadenza del termine di cui all'articolo 1129 c.c. o per dimissioni, conserva ad interim i suoi poteri e può continuarli ad esercitare fino a che non sia stato sostituito da altro amministratore. Ma tale principio - nell'elaborazione giurisprudenziale, in che trova propriamente la sua genesi (in difetto di esplicita enunciazione normativa) - si giustifica in ragione di una presunzione di conformità, di una siffatta perpetuatio di poteri dell'ex amministratore, all'interesse ed alla volontà dei condomini" (così Cass. n. 1445/1993). Anche nei più recenti orientamenti di legittimità in materia, si afferma che: "in tema di condominio di edifici, l'istituto della 'prorogatio imperii' - che trova fondamento nella presunzione di conformità alla volontà dei condomini e nell'interesse del condominio alla continuità dell'amministratore - è applicabile in ogni caso in cui il condominio rimanga privato dell'opera dell'amministratore, e pertanto non solo nei casi di scadenza del termine di cui all'art. 1129, secondo comma, c.c., o di dimissioni, ma anche nei casi di revoca o annullamento per illegittimità della relativa delibera di nomina". (Cass. n. 1405/2007; Cass. n. 18660/2012; n. 14930/2013).
L’art. 1129 c.c. recita "la revoca dell'amministratore può essere deliberata in ogni tempo dall'assemblea con la maggioranza prevista per la sua nomina oppure con le modalità previste dal regolamento di condominio”.
Può altresì essere revocato dall'autorità giudiziaria, su ricorso di ciascun condomino, “oltre che nel caso previsto dall'ultimo comma dell'art. 1131, se non rende il conto della gestione, ovvero in caso di gravi irregolarità”.
La prima ipotesi è quella più classica: durante lo svolgimento dell’incarico, in qualsiasi momento e senza dover addurre qualsivoglia motivazione, l’assemblea, con le maggioranze previste per la nomina, può revocare l’amministratore. Questo avrà diritto esclusivamente al compenso per l’opera svolta, nonché al rimborso delle eventuali anticipazioni, senza alcun diritto al risarcimento del danno.
Gli altri casi regolati dall’art. 1129 c.c. sono quelli della c.d. revoca giudiziale. Legittimato a ricorrere, come nel caso della nomina giudiziale, è ogni condomino.
Il caso indicato dall’art. 1131 c.c. riguarda la violazione dell’obbligo di informare tempestivamente l’assemblea nei casi notifica di atti o provvedimenti esorbitanti dalle proprie attribuzioni. I fondati sospetti di gravi irregolarità rappresentano, come è intuibile una formula aperta che necessita di una verifica costante in relazione al singolo caso. L'elenco è tuttavia esemplificativo e non tassativo e le fattispecie andranno analizzate caso per caso. Tra le altre, l'omessa convocazione dell'assemblea per l'approvazione del rendiconto condominiale, la mancata esecuzione delle delibere assembleari e la mancata apertura di un conto corrente intestato al condominio (su questo aspetto ci si soffermerà più avanti).
Le ipotesi di revoca giudiziale sono completate, nei loro profili applicativi, dall’art. 64 disp. att. del codice civile: "Sulla revoca dell'amministratore, nei casi indicati dall'undicesimo comma dell'articolo 1129 e dal quarto comma dell'articolo 1131 del codice, il tribunale provvede in camera di consiglio, con decreto motivato, sentito l'amministratore in contraddittorio con il ricorrente. Contro il provvedimento del tribunale può essere proposto reclamo alla corte d'appello nel termine di dieci giorni dalla notificazione o dalla comunicazione".
Gli obblighi dell’Amministratore
L’amministratore del condominio è assoggettato a una lunga serie di doveri, che si estendono per tutta la durata del suo mandato.
All’atto di accettazione dell’incarico, in particolare, egli deve comunicare i propri dati anagrafici e professionali, il luogo ove saranno custoditi i registri del condominio e i giorni e gli orari in cui gli stessi a richiesta saranno consultabili e rilasciabili in copia e deve affiggere sul luogo di accesso al condominio o di maggior uso comune l'indicazione delle sue generalità, del suo domicilio e dei suoi recapiti, anche telefonici.
Nel corso dello svolgimento del mandato, poi, l’amministratore di condominio ha, in primo luogo, dei precisi doveri nei confronti dell’assemblea, essendo chiamato ad eseguire le deliberazioni della stessa e a convocarla almeno annualmente per l’approvazione del rendiconto condominiale. In particolare, il rendiconto della gestione va redatto ogni anno e approvato entro centottanta giorni dall’assemblea.
L’amministratore deve garantire che il regolamento di condominio venga rispettato e disciplinare nell’interesse di tutto il condominio l’uso delle cose comuni e la fruizione dei servizi, in maniera tale da assicurarne il miglior godimento a ciascun condomino: a tal fine sono fondamentali i suoi doveri di eseguire gli adempimenti fiscali, riscuotere i contributi, erogare le spese che si rendano necessarie per l’esercizio dei servizi comuni e la manutenzione delle parti comuni e compiere gli atti conservativi di queste ultime.
In proposito si segnala che l’amministratore di condominio è tenuto in ogni momento a fornire al condomino che ne faccia richiesta l’attestazione relativa allo stato dei pagamenti degli oneri condominiali e delle eventuali liti in corso. Si precisa, poi, che le somme ricevute a qualunque titolo dai condomini o da terzi, così come quelle erogate per conto del condominio, devono essere fatte transitare dall’amministratore su uno specifico conto corrente intestato al condominio.
L’organo di gestione condominiale deve inoltre agire per la riscossione forzata verso i condomini morosi entro sei mesi dalla chiusura dell’esercizio nel quale è compreso il credito esigibile, salvo espressa dispensa da parte dell'assemblea.
L’amministratore, infine, ha il dovere di curare la tenuta di una serie di registri: il registro di anagrafe condominiale, il registro dei verbali delle assemblee, il registro di nomina e revoca dell'amministratore e il registro di contabilità. Ovviamente deve anche conservare tutta la documentazione relativa alla propria gestione condominiale, sia inerente al rapporto con i condomini che relativa allo stato tecnico-amministrativo dell'edificio e del condominio.
Al momento della cessazione del suo incarico egli deve consegnare tutta la documentazione afferente al condominio e ai singoli condomini che sia in suo possesso. Non è inoltre dispensato dall’eseguire le attività urgenti necessarie per evitare pregiudizi agli interessi comuni, peraltro senza che ciò dia diritto ad ulteriori compensi.
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Entrando nello specifico della gestione condominiale, l’amministratore deve eseguire le delibere assembleari.
Assieme all’esecuzione delle delibere assembleari l’amministratore deve convocare l'assemblea annualmente e curare l’osservanza del regolamento di condominio.
Altro compito "classico" è quello della disciplina dell’uso delle cose comuni.
Ennesimo compito fondamentale è quello della riscossione dei contributi e della erogazione delle spese occorrenti per la manutenzione ordinaria dei beni comuni nonché alla erogazione delle spese a tal fine necessarie.
L’amministratore deve, inoltre, compiere tutti gli atti conservativi in relazione alle parti comuni dell’edificio.
Per atti conservativi devono intendersi quelle attività volte a tutelare la proprietà comune da azioni dannose: l’amministratore dovrà ad esempio, in maniera autonoma e senza la necessità di autorizzazione assembleare, iniziare un’azione per denuncia di danno temuto o di denunzia di nuova opera, al fine di tutelare la proprietà comune da eventuali pericoli e danni.
Tra gli altri doveri previsti dall'articolo 1130 c.c. rileva poi quello in base al quale, alla fine di ogni anno, l’amministratore è tenuto a redigere il rendiconto della propria gestione.
Continuando nell’elencazione dei doveri dell’amministratore in relazione alla sua carica, l’art. 1131 c.c. dice che egli sarà tenuto a informare prontamente l’assemblea dei condomini dell'eventuale notifica di atti e provvedimenti che esorbitano dalle sue funzioni. Se non vi provvede, egli potrà essere revocato e sarà tenuto al risarcimento dei danni.
Le incombenze dell’amministratore elencate dal codice civile sono quelle che possono riferirsi soprattutto alla gestione della vita quotidiana del condominio in relazione alla conservazione dei beni ed alla erogazione dei servizi.
Esiste, inoltre, una serie di compiti cui l’amministratore è tenuto ad adempiere che riguardano soprattutto i rapporti con l’amministrazione finanziaria. Il condominio, ad esempio, è sostituto d’imposta. In questi termini, pertanto, ai sensi dell’art. 64, primo comma, d.p.r. 600/1973 "è obbligato al pagamento di imposte in luogo di altri, per fatti o situazioni a questi riferibili ed anche a titolo di acconto". Strettamente correlato è il dovere di effettuare una dichiarazione su modello c.d. 770 per la specificazione degli importi trattenuti ai singoli soggetti. A questi obblighi verso l’amministrazione finanziaria si affianca il correlato dovere ex. art. 4 d.p.r. n. 322 del 1998, di comunicare al soggetto sostituito una certificazione dell’avvenuto versamento della ritenuta alla fonte a suo tempo effettuata.
L’individuazione dei doveri dell’amministratore di condominio è fondamentale per determinare quali siano i suoi poteri: egli, infatti, ha tutti e solo i pieni poteri che si rendono necessari per il rispetto dei suoi doveri.
L’amministratore, in altre parole, ha il potere di convocare l’assemblea, di eseguire le delibere assembleari, di riscuotere i contributi, di erogare le spese necessarie per l’esercizio dei servizi comuni e così via.
Sebbene l’amministratore sia il legale rappresentante del condominio e il diretto referente per le cause attive e passive, i suoi poteri di agire e di resistere in giudizio sono tuttavia sempre subordinati all’espressa volontà dell’assemblea. Con un’unica eccezione: l’avvio dell’esecuzione forzata nei confronti dei condomini morosi, che non necessita della previa autorizzazione dell’organo assembleare.
È poi opportuno soffermarsi sul dovere / potere dell’amministratore di far rispettare il regolamento condominiale. Infatti, se in un primo momento egli a tal fine aveva la possibilità di sanzionare autonomamente i condomini che non si attenevano a quanto in esso prescritto con il pagamento di una somma di importo pari al massimo a 200 euro, oggi tale potere è passato in capo all’assemblea.
Altre facoltà, specificate all’art. 1135 c.c., quelle che l'amministratore possa autonomamente ordinare lavori di manutenzione straordinaria solo nel caso in cui essi rivestano carattere di urgenza e riferendone prima all'assemblea.
Nelle disposizioni di attuazione del codice civile, all’art. 66 primo comma, è prevista infine in capo all’amministratore la facoltà di convocare l’assemblea condominiale in via straordinaria "quando questi lo ritiene necessario o quando ne è fatta richiesta da almeno due condomini che rappresentino un sesto del valore dell'edificio". Si tratta, è giusto sottolinearlo, di un potere puramente discrezionale controbilanciato, come vedremo oltre, nel caso di richiesta di convocazione assembleare formulata dai condomini dalla possibilità data a questi di autoconvocarsi.
La responsabilità dell’Amministratore
L’inosservanza dei doveri ai quali l’amministratore è assoggettato può portare a conseguenze giuridiche rilevanti e alla sua revoca e può far sorgere anche delle responsabilità risarcitorie nei confronti del condominio.
Il codice civile individua come gravi irregolarità i casi in cui l’amministratore non convochi l’assemblea per l’approvazione dei conti o per la nomina di un nuovo amministratore, ometta di eseguire un provvedimento del giudice o dell’autorità amministrativa o di dare esecuzione ad una delibera assembleare, non apra il conto corrente condominiale, gestisca il patrimonio del condominio in maniera tale da creare un rischio di confusione tra questo e il suo patrimonio o quello di altri soggetti, non comunichi ai condomini la notificazione di un atto di citazione in giudizio che riguardi questioni che superano le sue attribuzioni, non effettui il rendimento dei conti entro 180 giorni dalla chiusura della gestione condominiale, non comunichi o comunichi in modo incompleto i propri dati, si rifiuti di fornire dati aggiornati sullo stato dei pagamenti, non curi la tenuta dei registri obbligatori o il recupero dei crediti, cancelli senza motivo delle formalità di annotazioni nei registri immobiliari a tutela del condominio.
Oltre a ciò, per le omissioni e le irregolarità più significative poste in essere dall’amministratore, la legge prevede ulteriori e specifiche conseguenze: se ad esempio dall’esame delle sue attività emergono delle gravi irregolarità fiscali o risulta che il conto corrente non è stato aperto o non è utilizzato, ogni condomino può chiedere la convocazione dell’assemblea al fine di far cessare le irregolarità o domandare la revoca. Se invece l’amministratore non specifica l’importo del proprio compenso all’atto della sua nomina, quest’ultima è da considerarsi nulla.
In alcuni casi, il comportamento omissivo o irregolare dell’amministratore può anche cagionare danni al condominio: l’esempio classico è quello in cui l’amministratore non ottemperi alla delibera con la quale l’assemblea ha deliberato la stipula di una polizza assicurativa per la responsabilità civile e, a un certo punto, si renda necessario avvalersi della stessa, ad esempio per la caduta di tegole dal tetto su un’auto posteggiata lungo la via. Chiaramente, il condominio non potrà avvalersi della copertura, mai attivata, e subirà un danno dovendo farsi carico di risarcire il terzo.
In tale ipotesi, così come in tutte le altre affini, l’amministratore è chiamato a rispondere nei confronti del condominio per responsabilità da contratto.
I compensi dell’Amministratore
Ad oggi non esiste un tariffario professionale specifico per gli amministratori di condominio, i quali, nel determinare il proprio compenso, ricorrono quindi ai criteri più disparati. Alcuni, in particolare, chiedono un compenso fisso, altri invece lo modulano sulla dimensione del condominio, altri infine lo stabiliscono in misura percentuale rispetto al volume d’affari del condominio.
In ogni caso, quale che sia l’ammontare del proprio compenso, per legge l'amministratore deve specificare in maniera analitica l'importo dovutogli quando accetta la nomina o al momento del suo rinnovo. Come accennato, se non lo fa la nomina è da considerarsi nulla.
La rappresentanza dell’Amministratore
L'art. 1131, ai commi primo e secondo, del codice civile dice che: "Nei limiti delle attribuzioni stabilite dall'articolo 1130 o dei maggiori poteri conferitigli dal regolamento di condominio o dall'assemblea, l'amministratore ha la rappresentanza dei partecipanti e può agire in giudizio sia contro i condomini sia contro i terzi. Può essere convenuto in giudizio per qualunque azione concernente le parti comuni dell'edificio; a lui sono notificati i provvedimenti dell'autorità amministrativa che si riferiscono allo stesso oggetto".
Con riguardo alle liti attive, l'amministratore potrà agire in giudizio nei limiti delle attribuzioni elencate nell'art. 1130 c.c. ed in quelli dei poteri conferitigli dal regolamento e dall'assemblea.
Nei limiti delle sue ordinarie attribuzioni, ovvero le materie che l'art. 1130 c.c. attribuisce alle sue competenze, l'amministratore potrà promuovere qualsiasi lite senza necessità di apposita autorizzazione assembleare, la quale è invece necessaria allorquando (così come disposto dall'art. 1136, 4 comma, c.c.), debba dar corso a liti che riguardano materie esorbitanti dalla previsione dell'art. 1130 c.c.
I poteri spettanti all'amministratore dal lato passivo della rappresentanza processuale sono sicuramente più vasti in quanto sarà il punto di riferimento ai fini della notifica di tutti gli atti e provvedimenti di carattere giudiziario e amministrativo. Solo in un secondo momento, cioè nel vaglio dell'attività da svolgere in risposta, si dovrà valutare se la materia è tra quelle per le quali l'amministratore può agire d'ufficio o se sarà necessario convocare un'assemblea.
In ordine alle modalità di esercizio della rappresentanza passiva, se in passato l'orientamento della giurisprudenza riteneva l'amministratore, quale rappresentante del condominio, il legittimato passivo di ogni domanda altrui, il quale poteva validamente costituirsi e difendere il condominio in ogni controversia in cui lo stesso fosse convenuto senza alcuna specifica delibera in merito, avendo, soltanto per le cause esorbitanti dalle attribuzioni ordinarie, un mero "obbligo di informativa" da compiere alla prima assemblea utile, di recente si è affermato l'indirizzo secondo il quale l'amministratore di condominio è comunque tenuto, anche laddove possa costituirsi in giudizio senza preventiva autorizzazione assembleare, ad ottenere la necessaria ratifica del suo operato da parte dell'assise, al fine di evitare una pronuncia di inammissibilità dell'atto di costituzione o di impugnazione.
Secondo le Sezioni Unite della Cassazione, la cui tesi viene confermata anche dalle singole sezioni (cfr. ex multis, Cass. n. 26015/2010), infatti: "L'amministratore convenuto può anche autonomamente costituirsi in giudizio ovvero impugnare la sentenza sfavorevole, nel quadro generale di tutela (in via d'urgenza) di quell'interesse comune che integra la ratio della figura dell'amministratore di condominio e della legittimazione passiva generale, ma il suo operato deve essere ratificato dall'assemblea, titolare del relativo potere. La ratifica, che vale a sanare con effetti ex tunc l'operato dell'amministratore che abbia agito senza autorizzazione dell'assemblea, e' necessaria sia per paralizzare la dedotta eccezione di inammissibilità della costituzione in giudizio o dell'impugnazione, sia per ottemperare al rilievo ufficioso del giudice che, in tal caso, dovrà assegnare, ex art. 182 c.p.c., un termine all'amministratore per provvedere" (Cass., S.U., n. 18331/2010).
L’altro "organo" del condominio, accanto all’amministratore, è l’assemblea.
Si tratta, praticamente, dell’organo deliberante che ha i maggiori poteri per decidere ed incidere, nel bene e nel male, sulla vita del condominio.
L’assemblea dei condomini provvede, a norma dell’art. 1135 c.c., “alla conferma dell'amministratore e dell'eventuale sua retribuzione, all'approvazione del preventivo delle spese occorrenti durante l'anno e alla relativa ripartizione tra i condomini, all'approvazione del rendiconto annuale dell'amministratore e all'impiego del residuo attivo della gestione, alle opere di manutenzione straordinaria e alle innovazioni, costituendo obbligatoriamente un fondo speciale di importo pari all'ammontare dei lavori”.
L'assemblea può inoltre “autorizzare l'amministratore a partecipare e a collaborare a progetti, programmi e iniziative territoriali promosse dalle istituzioni locali o da soggetti privati qualificati, anche mediante opere di risanamento di parti comuni degli immobili nonché di demolizione, ricostruzione e messa in sicurezza statica, al fine di favorire il recupero del patrimonio edilizio esistente, la vivibilità urbana, la sicurezza e la sostenibilità ambientale della zona in cui il condominio è ubicato”.
Tale elencazione è tuttavia meramente esemplificativa.
Il codice civile prevede in modo chiaro le modalità di convocazione: le disposizioni di legge relative all’assemblea sono inderogabili.
L’art. 66 delle disposizioni di attuazione del c.c. dice che: "L'assemblea, oltre che annualmente in via ordinaria per le deliberazioni indicate dall'art. 1135 del codice, può essere convocata in via straordinaria dall'amministratore quando questi lo ritiene necessario o quando ne è fatta richiesta da almeno due condomini che rappresentino un sesto del valore dell'edificio. Decorsi inutilmente dieci giorni dalla richiesta, i detti condomini possono provvedere direttamente alla convocazione”.
In mancanza dell'amministratore, l'assemblea tanto ordinaria quanto straordinaria può essere convocata a iniziativa di ciascun condomino.
L'avviso di convocazione, contenente specifica indicazione dell'ordine del giorno, deve essere comunicato almeno cinque prima della data fissata per l'adunanza in prima convocazione, a mezzo di posta raccomandata, posta elettronica certificata, fax o tramite consegna a mano, e deve contenere l'indicazione del luogo e dell'ora della riunione. In caso di omessa, tardiva o incompleta convocazione degli aventi diritto, la deliberazione assembleare è annullabile ai sensi dell'articolo 1137 del codice su istanza dei dissenzienti o assenti perchè non ritualmente convocati.
L'assemblea in seconda convocazione non tenersi nel medesimo giorno solare della prima.
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Bisogna distinguere tra due tipi di assemblea: quella ordinaria e quella straordinaria.
La convocazione della prima è obbligatoria per legge e deve essere fatta ogni anno per l’attività prevista dall’art. 1135 primo comma c.c. L’amministratore, infatti, alla fine di ogni anno è tenuto a rendere il conto della propria gestione e l’inadempimento per due anni di seguito permette ai condomini di ricorrere all’Autorità Giudiziaria per la sua revoca e sostituzione.
Il secondo tipo di assemblea è quella straordinaria che può essere convocata dall’amministratore a propria discrezione e/o su impulso di parte ogni qual volta ce ne sia la necessità.
Uno dei requisiti minimi ed inderogabili è che l’avviso di convocazione ben preciso e circostanziato (con riferimento ad ora, luogo e ordine del giorno) deve essere comunicato ai condomini almeno cinque giorni prima dello svolgimento dell’assemblea.
L’avviso di convocazione deve essere inviato al condomino e, per condomino, dobbiamo intendere il proprietario del piano o della porzione di piano facente parte del condominio.
A norma dell’art. 1136 c.c., “L'assemblea in prima convocazione è regolarmente costituita con l'intervento di tanti condomini che rappresentino i due terzi del valore dell'intero edificio e la maggioranza dei partecipanti al condominio. Sono valide le deliberazioni approvate con un numero di voti che rappresenti la maggioranza degli intervenuti e almeno la metà del valore dell'edificio. Se l'assemblea in prima convocazione non può deliberare per mancanza di numero legale, l'assemblea in seconda convocazione delibera in un giorno successivo a quello della prima e, in ogni caso, non oltre dieci giorni dalla medesima. L'assemblea in seconda convocazione è regolarmente costituita con l'intervento di tanti condomini che rappresentino almeno un terzo del valore dell'intero edificio e un terzo dei partecipanti al condominio. La deliberazione è valida se approvata dalla maggioranza degli intervenuti con un numero di voti che rappresenti almeno un terzo del valore dell'edificio. Le deliberazioni che concernono la nomina e la revoca dell'amministratore o le liti attive e passive relative a materie che esorbitano dalle attribuzioni dell'amministratore medesimo, le deliberazioni che concernono la ricostruzione dell'edificio o riparazioni straordinarie di notevole entità e le deliberazioni di cui agli articoli 1117-quater, 1120, secondo comma, 1122-ter nonché 1135, terzo comma, devono essere sempre approvate con la maggioranza stabilita dal secondo comma del presente articolo. Le deliberazioni di cui all'articolo 1120, primo comma, e all'articolo 1122-bis, terzo comma, devono essere approvate dall'assemblea con un numero di voti che rappresenti la maggioranza degli intervenuti ed almeno i due terzi del valore dell'edificio. L'assemblea non può deliberare, se non consta che tutti gli aventi diritto sono stati regolarmente convocati. Delle riunioni dell'assemblea si redige processo verbale da trascrivere nel registro tenuto dall'amministratore”.
Nello svolgimento dell’assemblea, pertanto, dopo ogni singola discussione dovrà mettersi ai voti la relativa decisione.
Il presidente, quindi, concluse le operazioni di voto dovrà verificare se la deliberazione sia stata adottata con le maggioranze prescritte dalla legge. In mancanza dovrà ritenere non approvata la proposta (es. di innovazione) messa ai voti.
La disciplina del regolamento condominiale è contenuta nell'art. 1138 c.c. nonché, in parte, negli artt. 68, 69 70, 71 e 72 disp. att. c.c.
Il primo comma dell'articolo 1138, infatti, dispone che "quando in un edificio il numero dei condomini è superiore a dieci, deve essere formato un regolamento, il quale contenga le norme circa l'uso delle cose comuni e la ripartizione delle spese, secondo i diritti e gli obblighi spettanti a ciascun condomino, nonché le norme per la tutela del decoro dell'edificio e quelle relative all'amministrazione".
Nel fissare le modalità di approvazione del regolamento (con la maggioranza stabilita dal secondo comma dell'art. 1136 c.c.), il terzo comma dell'art. 1138 c.c., è stato novellato dalla riforma del 2012, che ha introdotto l'obbligo che lo stesso sia allegato al registro indicato dal numero 7) dell'art. 1130 c.c., ovverosia il "registro dei verbali delle assemblee" curato dall'amministratore.
L'articolo 1138 del codice civile stabilisce che l'iniziativa per la formazione del regolamento di condominio o per la revisione di quello esistente, può essere presa da ciascun condomino.
L'approvazione, poi, necessita della maggioranza stabilita dal secondo comma dell'articolo 1136, ovverosia di un numero di voti che rappresenti la maggioranza degli intervenuti e almeno la metà del valore dell'edificio.
Una volta approvato, il regolamento va allegato al registro dei verbali e delle assemblee e, come vedremo, può comunque essere impugnato secondo le regole ordinarie in materia di impugnazione delle delibere.
Con riferimento ai limiti, gli ultimi due commi dell'articolo 1138 chiariscono che il regolamento non può, con le sue norme, menomare in alcun modo i diritti di ciascun condomino quali risultano dagli atti di acquisto e dalle convenzioni.
Una delle più rilevanti novità apportate dalla riforma in materia di regolamento di condominio è quella relativa all'introduzione del nuovo quinto comma dell'art. 1138 c.c. che, come visto, sancisce l'impossibilità per i regolamenti condominiali di inserire norme che vietino di possedere o detenere animali domestici.
La "liberalizzazione" dell'ingresso degli animali domestici in condominio, sinonimo di un orientamento "pet friendly" da parte del legislatore, è destinata ad avere un effetto impattante sulle liti condominiali portate nelle aule di giustizia, a partire dalla indeterminatezza della definizione.
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Il legislatore, in ogni caso, non fornisce una definizione univoca del regolamento, né la riforma del condominio ha provveduto ad apportare contributi specifici in materia.
Alla luce della disposizione codicistica, parte della dottrina sostiene che il regolamento rappresenti una "legge" interna al condominio, mentre altre teorie, propendendo per un'interpretazione letterale del dettato normativo, sostengono sia un documento contenente un insieme di norme finalizzate a disciplinare l'uso delle cose comuni e la ripartizione delle spese sulla base dei diritti e degli obblighi spettanti a ciascun condominio, nonché le norme per la tutela del decoro dell'edificio e quelle relative all'amministrazione.
Secondo la giurisprudenza, "il regolamento di condominio, quali che ne siano l'origine ed il procedimento di formazione, e, quindi, anche quando, abbia natura contrattuale, si configura, in relazione alla sua specifica funzione di costituire una sorta di statuto della collettività condominiale, come atto volto ad incidere con un complesso di norme giuridicamente vincolanti per tutti i componenti di detta collettività, su un rapporto plurisoggettivo concettualmente unico, ed a porsi come fonte di obblighi e di diritti, non tanto per la collettività condominiale come tale quanto, soprattutto, per i singoli condomini" (Cass. n. 12342/1995).
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Il regolamento può essere: "contrattuale" (o negoziale), "ordinario" ovvero "giudiziale": secondo l'elaborazione giurisprudenziale, gli ordinari regolamenti condominiali, approvati a mente dell'art. 1138, comma 4, c.c., dalla maggioranza dei partecipanti, non possono importare limitazioni delle facoltà comprese nel diritto di proprietà dei condomini sulle parti di loro esclusiva proprietà (Cass. n. 12028/1993).
Se i regolamenti invece limitano i diritti dei singoli condomini sulle rispettive proprietà o sulle parti comuni, ampliano i poteri di uno o più condomini o attribuiscono a uno o più di essi maggiori diritti, dovranno avere necessariamente natura contrattuale ed essere quindi approvati all'unanimità "dovendo necessariamente rinvenirsi nella volontà dei singoli la fonte giustificatrice di atti dispositivi incidenti nella loro sfera giuridica" (Cass. n. 3705/2011).
I regolamenti giudiziali, infine, si hanno qualora non si riesca a pervenire alla formazione del regolamento in sede assembleare e si ricorra quindi all'autorità giudiziaria affinché sia la stessa a provvedere.
Il regolamento, una volta approvato, ha effetto per tutti i partecipanti, nonché per gli eredi e gli aventi causa, salvo impugnazione ad opera dei dissenzienti davanti all'autorità giudiziaria entro trenta giorni dalla deliberazione.
Per gli assenti tale termine decorre dal giorno in cui la deliberazione è stata loro comunicata.
Se sono proposte più impugnazioni per il medesimo regolamento, l'autorità giudiziaria decide con un'unica sentenza.
È compito dell'amministratore, secondo l'art. 1130 c.c., novellato dalla l. n. 220/2012, punto 1), curare l'osservanza del regolamento di condominio, nonché la tenuta del registro dei verbali delle assemblee, al quale lo stesso va allegato.
******
Con il presente contributo, come si è detto, si è inteso fornire una “guida generale” sull’applicazione delle norme all’interno del condominio.
Con i successivi contributi, invece, si affronteranno temi specifici, dai rapporti con l’autorità giudiziaria in caso di liti tra condomini o con terzi, alle impugnazioni delle delibere assembleare o riguardo al recupero coattivo del credito nei confronti dei condomini morosi.
Lo studio, in ogni caso, si occupa di materia condominiale e, in caso di necessità, Vi invito pertanto a contattare lo studio per una consulenza personalizzata.
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