Can I object to the condominium meeting's decisions?
Yes, but by challenging the resolution in time, not by refusing to comply. The condominium meeting is the body that decides on the management of common areas and the sharing of expenses. Validly adopted resolutions (with proper convening and the majorities required by the Civil Code) bind all owners, including the absent and dissenting: you can't simply refuse to pay or comply. What you can do, if you think a resolution is unlawful, is challenge it before the judge: voidable resolutions (procedural flaws, abuse of power) must be challenged within 30 days (from the resolution, if you were present; from notification of the minutes, if absent); void resolutions (contrary to law, on matters outside competence) can be challenged at any time. Expenses are shared by thousandths.
📋 The rules
- The meeting decides on management and expense-sharing
- Valid resolutions bind all (even absent and dissenting)
- Voidable resolutions: challengeable within 30 days
- Void resolutions: challengeable at any time
- Expenses shared by thousandths
🔓 Exceptions
- Costly or non-essential improvements: specific rules for dissenters
- Convening or majority flaws: grounds for challenge
- Mandatory mediation before some condominium lawsuits
⚠️ Penalties & fines
Not paying validly resolved charges makes the owner a defaulter: the condominium can obtain an immediately enforceable injunction and proceed to recover the debt, with interest and costs; the defaulting owner can also be suspended from common services capable of separate enjoyment. If you think a resolution is unlawful, the right path isn't to stop paying, but to challenge it in time (30 days for voidable ones) before the judge, after any mediation. Always keep the convening notices and the minutes of the meetings. Against a defaulting manager you can request their removal.
📎 Official sources
- Normattiva · Civil Code (condominium, meeting and resolutions, art. 1136 ff.) →
- Normattiva · Law 220/2012 (condominium reform) →
- Ministry of Justice · Civil mediation →
❓ Frequently asked
Must I comply with a resolution even if I voted against?
Yes. Resolutions validly adopted by the meeting, with proper convening and the legal majorities, bind all owners, including the absent and dissenting. You can't refuse to pay or comply; you can, however, challenge them if you think they're unlawful.
How can I object to a resolution?
By challenging it before the judge, in time. Voidable resolutions (procedural flaws, abuse of power) must be challenged within 30 days; void ones (contrary to law or on matters outside competence) can be challenged at any time. Mediation is often required first.
What happens if I don't pay the condominium charges?
You become a defaulter: the condominium can obtain an immediately enforceable injunction and recover the debt with interest and costs. The defaulting owner can also be suspended from using common services capable of separate enjoyment. It's best not to accumulate arrears.
How are condominium expenses shared?
By thousandths of ownership, per the thousandth tables, save the specific criteria for some expenses (e.g. lift or heating use). Sharing resolutions must respect the legal criteria and the condominium rules.
By when must I challenge a resolution?
Voidable resolutions must be challenged within 30 days: from the resolution date if you were present, from notification of the minutes if absent. Void resolutions, instead, can be challenged at any time. Respect the deadlines to not lose the right.
🔎 Common searches
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