Convening an Italian Condominium Assembly: Notice, Deadlines and Channels

Convening the assemblea condominiale (the condominium's owners' meeting) is not left to house custom in Italy. Article 66 of the implementing provisions to the Civil Code sets out exactly what the avviso di convocazione (the meeting notice) must say, how far in advance it must arrive, and which channels count. Get it wrong, and the resolution the assembly passes can be challenged.

What the notice must contain

The notice must state the agenda (l'ordine del giorno) specifically. A vague "any other business" line is not enough: every item the assembly will discuss and vote on has to be named, so an owner reading the notice can tell what will be decided and whether it is worth attending.

It must also state the place and time of the meeting, or, if the meeting is held by video-conference, the platform and time.

Five days, not four

The notice must reach the entitled parties at least five days before the date fixed for the first call. That is a floor, not a guideline: an administrator who sends the notice four days ahead exposes the resolution to challenge.

The second call, if one is needed, cannot fall on the same calendar day as the first.

Four channels, and only four

The law lists the permitted channels exhaustively: registered post (raccomandata), certified email (PEC, posta elettronica certificata), fax, or hand delivery (consegna a mano). Ordinary email is not on that list. This is worth being precise about, because it is an easy point to blur: a studio can perfectly well send owners a courtesy reminder by email or through an app, but that reminder is not the legal notice. The valid convocazione is still the one sent through one of the four channels the law names, and an informal reminder does not replace it or make it optional.

Video-conference participation

Even where the condominium regulation does not expressly provide for it, the assembly can meet by video-conference if the majority of condòmini (co-owners) consent. In that case, the minutes, drawn up by the secretary and signed by the chair, must be sent to the administrator and to every owner using the same formalities required for the notice itself, meaning one of the same four channels, not an arbitrary email.

What has to be ready before the notice goes out

Meeting these deadlines depends on work that starts before the notice itself. A studio running several buildings needs an up-to-date owner register for each condominio: who owns which unit today, their PEC address or postal address for a raccomandata, and a clear record of who was notified, how, and when, for every assembly, because that record is what defends the resolution if anyone challenges it.

Alongside the notice sits the rendiconto condominiale (the annual account) the assembly will be asked to approve. The year's numbers need to be closed and made readable before the meeting, not reconstructed the night before. A platform that keeps a ledger current all year, owner by owner, arrives at the notice with that package already built instead of assembling it from scattered invoices.

What Unitify does, and does not do

Unitify keeps the owner register and contact details current, records who was notified and how for each assembly, and prepares the rendiconto condominiale package the agenda will put up for approval. It is not the legal channel for convening the assembly: the valid notice is still the one sent by registered post, PEC, fax or hand delivery, exactly as art. 66 requires. A platform can keep the data and documentation that make that delivery correct and verifiable; it cannot replace it.

If your studio runs several condomìni and wants to stop rebuilding owner registers and rendiconti before every assembly, book a demo to see how it works in practice.