Nel corso della mia esperienza professionale i motivi più ricorrenti di impugnazione delle delibere condominiali sono i seguenti:
- In tema di condominio negli edifici, debbono qualificarsi nulle le delibere dell’assemblea condominiale prive degli elementi essenziali, le delibere con oggetto impossibile o illecito, le delibere con oggetto che non rientra nella competenza dell’assemblea, le delibere che incidono sui diritti individuali sulle cose o servizi comuni o sulla proprietà esclusiva di ognuno dei condomini, le delibere comunque invalide in relazione all’oggetto (Cass. Civ., Sez. Un., n. 4806/2005);
- Il processo verbale dell’assemblea condominiale è annullabile se non è riportato il verbale dell’assemblea di prima convocazione e non vi è nemmeno un richiamo alla mancata costituzione dell’assemblea di prima convocazione. Sul punto la Corte di Cassazione statuisce quanto segue: “La necessità della verifica del negativo esperimento della prima convocazione non comporta la necessità di redigere un verbale negativo, ma attiene alla validità della seconda convocazione la quale è condizionata dall’inutile e negativo esperimento della prima, in questo caso per completa assenza dei condomini; la verifica di tale condizione va espletata nella seconda convocazione, sulla base delle informazioni orali rese dall’amministratore, il cui controllo può essere svolto dagli stessi condomini i quali o sono stati assenti alla prima convocazione, o, essendo stati presenti, sono in grado di contestare tali informazioni; pertanto, una volta accertata la regolare convocazione dell’assemblea, l’omessa convocazione del verbale che consacra la mancata riunione dell’assemblea in prima convocazione non impedisce che si tenga l’assemblea in seconda convocazione, né la rende invalida (Cassazione, sez. II, 25 marzo 2019, n. 8275)”;
- Le decisioni assunte nell’assemblea condominiale sono annullabili per irregolare convocazione dell’assemblea qualora gli avvisi di convocazione siano stati inoltrati via e-mail senza che fosse stato richiesto ai destinatari alcun riscontro sul ricevimento del messaggio di posta elettronica (Trib. Roma, sent. n. 12727/21 del 23 luglio 2021);
- In materia di condominio negli edifici, la violazione del diritto di ciascun condomino di esaminare, a sua richiesta e secondo adeguate modalità di tempo e di luogo, la documentazione attinente ad argomenti posti all’ordine del giorno di una successiva assemblea condominiale, determina, in quanto incidente sul procedimento di formazione delle maggioranze assembleari, l’annullabilità della delibera di approvazione dei medesimi (Cass. civ. n. 13350/2003);
- Se all”assemblea condominiale ha partecipato un soggetto estraneo e privo di legittimazione, la cui partecipazione ha influito sullo svolgimento della discussione e sull’esito della votazione, sono invalide le decisioni in tale sede assunte (Cass. civ. n. 11943/2003);
- Nel condominio negli edifici, poiché la redazione del verbale dell’assemblea costituisce una delle prescrizioni di forma che devono essere osservate al pari delle altre formalità richieste dal procedimento collegiale (avviso di convocazione, ordine del giorno, costituzione, discussione, votazione, ecc.) e la cui inosservanza importa l’impugnabilità della delibera, in quanto non presa in conformità alla legge (art. 1137 c.c.), una volta che l’assemblea sia stata convocata, occorre dare conto, tramite la verbalizzazione, di tutte le attività compiute, anche se le stesse non si sono perfezionate e non siano state adottate deliberazioni, allo scopo di permettere a tutti i condomini, compresi quelli dissenzienti ed assenti, di controllare lo svolgimento del procedimento collegiale e di assumere le opportune iniziative (Cass. civ. n. 5014/1999).
L’Avvocato Daniele Aliprandi, con Studio Legale a Ferrara, offre assistenza e consulenza legale in materia di diritto condominiale
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