Buying an Apartment in Italy: Condominium Costs to Check
On the Italian Riviera most homes are in a condominio, a building with shared parts run by an administrator (amministratore) and an owners' meeting (assemblea). From the day of completion you become a member, and Italian law decides what you may inherit from the seller.
1. The seller's unpaid fees: current and previous year
If the seller has not paid their share, the condominium can claim it from the buyer too, but only for the current management year and the one before (art. 63(4), implementing provisions of the Italian Civil Code). Older debts remain the seller's alone. If you pay instead of the seller, you can claim it back from them.
2. Major works already decided
Roof, façade, lift: according to the Italian Supreme Court, the cost falls on whoever owned the flat when the meeting approved the works, even if the work or payment comes after completion. Beware of "in principle" resolutions that leave the real decision to a later meeting: if that meeting is after completion, you pay. Buyer and seller can agree otherwise, but only in writing in the preliminary contract, and only between themselves.
3. The document to ask for
The administrator must issue, on request, a statement of payments due and any pending disputes (art. 1130 no. 9 Civil Code). With the minutes of the last meetings and the budget, it tells you in advance about debts or upcoming works.
4. The building rules (regolamento)
Read them before you sign, especially if you plan to let the flat or work from it. Contract-based building rules can ban some uses, such as short-term lets, and bind you if they are registered in the land registry or referred to in your deed.
5. After completion: notify the administrator
The seller remains liable with you until the administrator receives a certified copy of the deed (art. 63(5)). Send it straight away, also to receive meeting notices.
6. Challenging a resolution
A resolution in breach of the law or the building rules can be challenged within 30 days (art. 1137); for absent owners, from receipt of the minutes.
Not the same as at home
In Italy a buyer can become liable for the seller's condominium arrears by law, whatever the rules in your country. Always ask for the administrator's statement before making an offer.
How we work
Since 2003 Aquamarina Real Estate has helped international buyers in Sanremo, Bordighera and across the Riviera di Ponente. Before any offer we ask the administrator for the payment situation and recent minutes, and the preliminary contract states who pays what.
Call +39 0184 26.16.87 or visit us in Sanremo, Via Roma 32, and Bordighera, Via Vittorio Emanuele 302.
Read also: The Compromesso: Signing a Preliminary Contract in Italy · Taxes and Costs of Buying a Home in Italy · Properties for sale
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This guide is for information only and does not replace advice from a notary or lawyer.
