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In an Italian building, each owner shares common parts and costs with the others and is part of the condominium assembly. You can vote by proxy from abroad, you owe your share of the fees, and decisions can be challenged within short deadlines. Ask for the administrator’s statement before you buy, and keep up with communications while you are away.
Many foreign buyers choose an apartment in Naples, Sorrento or Rome and discover the condominium only afterwards: fees, assemblies, building works, an administrator who writes in Italian. This guide explains the basics so you can manage from abroad.
What a condominium is
The Civil Code regulates the condominium: common parts such as stairs, roof and facade belong to all owners, who share costs by shares (millesimi). An administrator manages the building, and the assembly takes decisions.
Voting from abroad
You can authorize someone to represent you at the assembly by a written proxy. Choose someone trustworthy and give clear instructions. Check that notices reach you, including at an email or an address you read.
Facing a similar situation? You can send your documents to the firm for an assessment, from anywhere in the world.
Book a consultationFees, arrears and works
- Fees: ordinary expenses are shared by shares; extraordinary works need decisions of the assembly.
- Arrears: unpaid fees can be claimed from the owner. When you buy, find out whether there are arrears and who answers for them: ask the notary and the administrator in writing.
- Works inside your flat: check what is allowed and whether the building or the authorities must approve.
Typical case
A problem that happens often. Typical case described in general terms: names, places and details do not refer to real people or cases.
A buyer from Virginia purchases a flat in a historic building in Naples. After closing, the administrator sends a request for fees for major works approved before the purchase. The buyer had not asked for the statement of arrears and works. A request before signing would have shown the amounts and could have been priced into the deal.
Challenging a decision
Decisions of the assembly that violate the law or the building rules can be challenged within a short time limit. Act quickly and keep the notice and the minutes. If you live abroad, a lawyer can act with a power of attorney: see our guide.
Frequently asked questions
Do I have to attend assemblies?
No, but decisions bind you. You can send a proxy.
Can the administrator speak English?
Not always. Ask for communications in writing and use a trusted representative.
Can the condominium forbid holiday rentals?
The rules of the building may limit uses. See our guide to renting out.
Who pays if the previous owner left debts?
It depends on the rules; ask before buying and obtain written statements.
Related guides
Learn more: Legal guides from Studio Legale Fiorentino.
Questions about property or an inheritance in Italy?
Every situation must be assessed on the documents of the specific case. You can consult the firm from anywhere in the world: by video call, phone, WhatsApp or email. If you speak English, we can switch on automatic Italian–English voice translation in a Google Meet video call: please join from a computer. Appointments in person in Naples (Piazza Giovanni Bovio 22 and Via Monte di Dio 14), Rome and Bari.
Official sources
- Italian Civil Code, art. 1117 (Normattiva)
- Italian Civil Code, art. 1137 (Normattiva)
- U.S. Embassy & Consulates in Italy: legal assistance
- U.S. Embassy & Consulates in Italy: American Citizen Services
- U.S. Embassy & Consulates in Italy: contact
- U.S. Department of State: Italy country information
- Italian Ministry of Foreign Affairs: consular services and visas
Information updated on October 10, 2026. This is general information, not legal advice. The firm does not advise on United States law or taxes.
Do you have a similar issue?
Every situation depends on the documents of the specific case. You can contact the firm from anywhere, remotely.