Google Meet video call from a computer with automatic Italian–English translation.
For translation, join from a computer
- Anyone who owns an apartment in Naples pays the shared expenses even if they live abroad.
- You can be represented at the owners’ meeting with a written proxy.
- Give the administrator a reliable address so you receive notices.
Old buildings, important common areas
In the historic center of Naples and in the nineteenth-century districts, the buildings have courtyards, grand staircases, entrance halls and large facades. These are common areas. Work on them costs all the co-owners, according to the ownership-share tables (millesimi). If the building has historic value, authorizations from the Soprintendenza may also be needed. Buyers from far away often discover these expenses only after the deed. For the restrictions on the building, see the website of the Ministry of Culture and of the City of Naples.
Owners’ meeting, proxy and notices
The owners’ meeting decides on works, the budget and expenses. If you cannot attend, you are represented with a written proxy. The proxy says which matters it covers. Give the administrator an address and, if you can, a PEC (certified email) or an email address where you can receive the meeting notice. If you do not, you risk finding out about a resolution when the time to challenge it has already passed. The deadlines are short: ask the lawyer right away.
Roof terraces, stairs and courtyards
In many buildings the roof terrace is used by a single co-owner. Maintenance costs are divided under special rules. There are also allocation criteria for stairs and elevators. If a leak starts in a common area and damages your apartment, take photographs, keep every message and ask for advice.
Unpaid expenses and payment orders
Expenses are payable even if the home is empty. The condominium can ask a judge for payment with an injunction (decreto ingiuntivo). If you receive an injunction, do not ignore it: the time to oppose it is short. A buyer can also be liable for the seller’s unpaid expenses: before buying, ask the notary or the lawyer.
Rules and building bonuses
The condominium rules can limit activities, short-term rentals and uses of the home: read them before you buy. For the bonuses on building work, see the website of the Italian Revenue Agency (Agenzia delle Entrate). The firm assists the condominium as an entity and does not assist administrators. This text is addressed to the owner. The firm does not handle the law or taxes of other countries.
What to do as soon as you buy
Write to the administrator to give your details, your PEC and the name of the person who represents you. Ask for a copy of the rules, the ownership-share tables, the latest budgets and the minutes on works that have been decided or are planned. Check whether there are lawsuits in progress or extraordinary expenses already voted. Keep every communication.
Typical case
A problem that comes up often. Typical case described in general terms: names, places and details do not refer to real people or cases.
A foreign owner has an apartment in a building in Chiaia and does not receive the notices because he gave only an old address. The meeting approves the facade renovation and a first installment. When he finds out, the time to challenge has already passed and the demand for payment arrives.
Frequently asked questions
Who can represent me at the meeting?
A person you trust, with a written proxy. For the limits, ask the administrator or the lawyer.
Can I refuse to pay for the facade work?
If the resolution is valid, as a rule no. If you think it is irregular, the deadlines to challenge it are tight.
Learn more: Legal guides from Studio Legale Fiorentino.
The firm sees clients in Naples (P.zza Giovanni Bovio 22 and Via Monte di Dio 14), in Rome and in Bari, by appointment, and remotely throughout Italy.
Original in Italian: Condominio a Napoli: guida per proprietari stranieri
Author: avv. Renato Giuseppe Fiorentino, Naples Bar. Informational text; it does not replace advice on your case. Sources: Ministry of Culture (cultura.gov.it), City of Naples (comune.napoli.it), Agenzia delle Entrate (agenziaentrate.gov.it), given as references. It is not legal advice. The firm does not handle the law or taxes of other countries.
Do you have a similar issue?
Every situation depends on the documents of the specific case. You can contact the firm from anywhere, remotely.