Amministratore di Condominio: When One Is Required and What the Law Demands

The amministratore di condominio (building manager) runs the day to day administration of a shared building on behalf of every owner: collecting the spese condominiali, paying the common bills, keeping the required registers and convening the assembly. Anyone who buys, inherits or rents a unit in an Italian condominio deals with one directly, whether reviewing the annual rendiconto or challenging a decision.

The role and its limits are set out mainly at artt. 1129 to 1131 c.c., substantially rewritten by the 2012 condominio reform, Legge 11 dicembre 2012, n. 220, in force from 18 June 2013. This page covers when an amministratore is legally required, who is allowed to take the job, what they must do each year, and how they are appointed, renewed and removed.

Information verified on 21 July 2026. This page provides general legal information and does not constitute legal advice for an individual situation.

When the law requires an amministratore

Art. 1129 c.c., first comma, sets the trigger precisely: when a condominio has more than eight condòmini and the assembly does not appoint an amministratore, a court appoints one on the petition of one or more condòmini, or of an amministratore who has resigned. Below that eight-owner threshold, the law does not force the appointment; a smaller building can manage itself informally, though the assembly remains free to appoint one anyway, and in practice most do once shared costs or common parts get involved.

The rule is enforced through this judicial backstop rather than by any automatic operation of law: nothing appoints an amministratore by itself once the eighth owner is exceeded, but any condomino, or the amministratore who is stepping down, can force the issue in court if the assembly will not act.

Who is allowed to do the job

Art. 71-bis of the disposizioni per l'attuazione del Codice Civile sets who may serve. A candidate must have full civil capacity, must not have been convicted of offences against the public administration, the administration of justice, public trust or property, or any other intentional offence carrying a minimum sentence of at least two years and a maximum of at least five, must not be subject to a final preventive measure (absent rehabilitation), must not be interdetto or inabilitato, and must not appear on the protesti cambiari register.

On top of those requirements, a candidate needs a secondary school diploma (diploma di scuola secondaria di secondo grado) and must have completed initial training plus ongoing periodic training in condominio administration. Those last two requirements drop away where the amministratore is chosen from among the building's own condòmini rather than an outside professional. A company can also take the role, in which case the requirements apply to its unlimited-liability partners, directors and any employees who actually carry out the administration work.

Losing any of the moral requirements during the mandate ends the appointment automatically, and any condomino can then convene the assembly informally to appoint a replacement.

Appointment, disclosure and the optional insurance policy

On accepting the role, and on every renewal, the amministratore must communicate their personal and professional details, their codice fiscale, and, for a company, its registered office and name, along with where the required registers are kept and when an interested party can inspect them free of charge or obtain a signed copy after reimbursing the cost.

An insurance policy is not automatically compulsory, but the assembly can make the appointment conditional on the amministratore presenting an individual civil liability policy covering acts carried out in the mandate. If the assembly later approves extraordinary works during that mandate, any such policy has to be increased to match, and the increase must take effect from when the works start. A building must also display the amministratore's name, address and contact details, including a phone number, at the building's entrance or main common access point; if there is currently no amministratore, the same plaque shows whoever is performing the equivalent function.

The ten duties under art. 1130 c.c.

Beyond what art. 1129 c.c. already requires, art. 1130 c.c. lists what the amministratore must do. In outline, they must: execute the assembly's resolutions, convene the assembly each year to approve the rendiconto, and see that the regolamento di condominio is observed; regulate use of the common parts and the shared services so every owner gets the best use of them; collect contributions and pay for ordinary maintenance of the common parts and the common services; take conservative action to protect the common parts; handle the condominio's tax compliance; keep the anagrafe condominiale register recording every owner and holder of a real or personal right of enjoyment, including their codice fiscale, residence, cadastral data and any safety-relevant information about the common parts; keep the register of assembly minutes, the register of the amministratore's own appointment and removal, and the accounting register; preserve all documentation relating both to the relationship with the condòmini and to the building's technical and administrative condition; give any condomino, on request, a certificate of that owner's payment status and any pending disputes; and draft the annual rendiconto and convene the assembly to approve it within 180 days.

The annual rendiconto and the 180 day deadline

Art. 1130-bis c.c. sets what the rendiconto must contain: the income and expense entries and every other fact relevant to the condominio's financial position, its available funds and any reserves, presented so they can be checked immediately. It is made up of three parts, a registro di contabilità (accounting register), a riepilogo finanziario (financial summary) and a nota sintetica esplicativa, a short explanatory note that also has to mention ongoing relationships and pending questions. Every condomino, and anyone else holding a real or personal right of enjoyment over a unit, can inspect the supporting documents and copy them at their own expense at any time, and the underlying records and supporting documents must be kept for ten years from when each was recorded.

The assembly can, at any time or for specific years, appoint a revisore to check the condominio's accounts, using the same majority required to appoint the amministratore, with the cost split among all condòmini by their millesimi. In buildings of at least twelve units, the assembly can also appoint a consiglio di condominio of at least three condòmini alongside the amministratore, though its role is advisory and supervisory rather than a share of the amministratore's own duties.

Take a condominio whose financial year (esercizio) closes on 31 December. Art. 1130 c.c. gives the amministratore 180 days from that date, so the assembly has to be convened and asked to approve the rendiconto by around 29 June the following year. A separate clock runs alongside it: unless the assembly has expressly dispensed the amministratore from doing so, art. 1129 c.c. requires them to act for the forced collection of any contributions still unpaid within six months of the close of the esercizio in which the debt fell due, so for the same 31 December year end, that collection action is due by around 30 June.

The dedicated account and the money rules

Art. 1129 c.c. requires every sum the amministratore receives, from condòmini or from third parties, and every sum paid out on the condominio's behalf, to pass through a specific bank or postal current account held in the condominio's own name. Each condomino can ask, through the amministratore, to inspect and copy the periodic statements of that account at their own cost. Mixing the condominio's money with the amministratore's own funds, or with another condominio's, is one of the grave irregularità that can get an amministratore removed by a court, covered below.

Term, renewal and removal (revoca)

The mandate runs for one year and is understood to renew for an equal further year unless the assembly acts. The assembly can revoke the amministratore at any time, using the same majority required for their appointment, a majority of those attending representing at least half the building's total value under art. 1136 c.c., or through whatever procedure the regolamento di condominio itself sets for revoca.

A court can also remove an amministratore on the petition of any single condomino, without the assembly needing to act or fail first, in three situations: where the amministratore fails, under the fourth comma of art. 1131 c.c., to notify the assembly without delay of a legal citation or an administrative measure that falls outside their ordinary powers; where they fail to render the account of their management; or where they commit one of the grave irregularità art. 1129 c.c. lists, among them failing to convene the assembly to approve the rendiconto, repeatedly refusing to convene an assembly requested for their own removal and replacement, not carrying out court or administrative orders or the assembly's own resolutions, never opening or using the dedicated account, managing funds in a way that risks confusing the condominio's money with the amministratore's own or another condominio's, consenting to the cancellation of a protective registration for an unsatisfied credit, or failing to diligently pursue a collection action already under way. Where a court orders the removal, the assembly cannot reappoint that same person afterward.

On accepting the appointment, and on every renewal, the amministratore must itemize the compensation due for the work analytically; failing to do so makes the appointment itself null.

See also

For the roles, common parts and tabelle millesimali that sit behind this page, see our condominio overview. For the exact quorum needed to appoint or remove an amministratore, see assemblea di condominio: the exact quorum rules. For how the expenses the amministratore collects are actually split among owners, see spese condominiali: who pays what.