La revoca dell’amministratore e la validità delle delibere in caso di assemblea condominiale autoconvocata.
L’amministratore di condominio, nominato dall’assemblea dei condòmini ai sensi degli artt. 1129, co 1, e 1135, co 1, n. 1, c.c., dura in carica un anno e può essere revocato in ogni tempo dall’assemblea stessa. La revoca dell’amministratore di condominio può avvenire per una molteplicità di motivi delineati all’interno degli articoli 1129 e 1131, co 4, del codice civile. In particolare, la revoca può essere deliberata dai condòmini con la maggioranza prevista per la sua nomina o con le modalità previste dal regolamento condominiale, oltre che dall’autorità giudiziaria.
Tra i vari compiti che la legge attribuisce all’amministratore di condominio vi è quello di convocare l’assemblea con avviso comunicato a tutti i condòmini almeno cinque giorni prima della data fissata per l’adunanza. In base all’art. 66 delle disposizioni attuative del codice civile l’assemblea deve essere convocata annualmente per le deliberazioni contenute all’interno dell’art. 1135 c.c., ma può anche essere convocata in via straordinaria quando l’amministratore lo ritiene necessario o quando ne sia fatta richiesta da almeno due condòmini che rappresentino un sesto del valore dell’edificio. La norma in questione specifica, altresì, che decorsi inutilmente dieci giorni dalla richiesta, i condòmini possono provvedere direttamente alla convocazione.
Preso atto del quadro normativo di riferimento, per verificare la validità delle delibere adottate all’esito di un’assemblea condominiale che non sia stata convocata dall’amministratore, ma dai singoli condòmini, è d’uopo analizzare quali siano i casi in cui potrebbe rendersi necessaria una assemblea in autoconvocazione.
Orbene, non v’è dubbio che ciò si renda necessario nelle ipotesi di assenza dell’amministratore di condominio o quando lo stesso abbia cessato l’incarico per perdita dei requisiti di onorabilità, ma quid iuris nel caso in cui l’amministratore sia ancora in carica? In base ad una prima analisi dell’art. 66 delle disposizioni attuative del codice civile risulta evidente che l’autoconvocazione dell’assemblea risulti essere ammissibile e necessaria nel caso in cui l’amministratore non faccia seguito alla richiesta dei condòmini. L’amministratore, infatti, a partire dalla ricezione della richiesta ha dieci giorni di tempo per convocare l’assemblea, ma sul punto è bene precisare che detta convocazione è una facoltà e non un obbligo dell’amministratore e che quest’ultimo, ove intenda dar seguito alla richiesta, è tenuto a convocare l’assemblea straordinaria entro dieci giorni, ma non è necessario che essa si svolga in questi termini. Quanto a quest’ultima specificazione, tuttavia, occorre dare atto di quanto precisato dalla dottrina più attenta secondo cui, in base ad un’interpretazione teleologica della norma, lo svolgimento non deve essere fissato eccessivamente in là nel tempo atteso che ciò finirebbe per frustrare la ratio dell’istituto e, cioè, quella di consentire la riunione dei condòmini per discutere di questioni urgenti che hanno reso necessaria, per l’appunto, la convocazione di un’assemblea di carattere straordinario. Alla luce di quanto appena esposto, dunque, l’assemblea in autoconvocazione sarà ammissibile anche quando si sia resa necessaria per deliberare la revoca di un amministratore ancora in carica che, a fronte della richiesta da parte dei condomini, abbia convocato l’assemblea straordinaria per una data eccessivamente lontana nel tempo e, conseguentemente, non più funzionale a soddisfare l’interesse dei condomini circa la discussione di una determinata questione condominiale.
Riassumendo, in base all’art. 66 delle disposizioni attuative del codice civile, l’avviso di convocazione dell’assemblea straordinaria deve essere inviato dall’amministratore entro il termine di dieci giorni dalla richiesta dei condòmini interessati, l’assemblea può tenersi anche oltre questo termine, ma, in accordo con la dottrina prevalente, deve comunque tenersi in data tale da non frustrare l’interesse dei condòmini sotteso a detta richiesta, in caso contrario, i condòmini potranno riunirsi in autoconvocazione.
Con particolare riferimento alla revoca dell’amministratore, come sopra rilevato, essa può essere deliberata in ogni tempo sia dall’assemblea che dall’autorità giudiziaria nei casi previsti dalla legge e, più in generale, in caso di gravi irregolarità nello svolgimento delle attività amministrative di sua competenza.
Con riguardo al profilo procedurale, poi, sono stati sollevati nel tempo dei dubbi circa la necessità di ritenere detto procedimento assoggettato all’istituto della mediazione obbligatoria e ciò per l’apparente contrasto tra l’art. 71 quater delle disposizioni attuative del codice civile, introdotto dalla l. n. 220/2012, e l’art. 5, co 4, lett. f), del dlgs n. 28/2010.
L’art. 71 quater delle disposizioni attuative del codice civile, infatti, precisa che per “controversie in materia di condominio” devono intendersi, tra le altre, quelle degli artt. da 61 a 72 delle disposizioni per l’attuazione del codice, tra cui evidentemente rientra anche l’art. 64 relativo al procedimento di revoca dell’amministratore di condominio. Dall’altro lato, l’art. 5, co 4, lett f) del dlgs n. 28/2010 esclude espressamente che il tentativo di mediazione sia condizione di procedibilità per i procedimenti in camera di consiglio, tra i quali rientra proprio – e nuovamente – il procedimento di revoca dell’amministratore di condominio. L’art. 64 delle disposizioni attuative del codice civile, invero, dispone che detto procedimento si svolge di fronte al Tribunale che provvede in camera di consiglio, con decreto motivato, sentito l’amministratore in contraddittorio con il ricorrente.
Come osservato anche dalla dottrina e dalla giurisprudenza prevalenti, dunque, il procedimento di revoca dell’amministratore di condominio, in virtù della deroga prevista dall’art. 5 del dlgs n. 28/2010, fuoriesce dalla ipotesi di mediazione obbligatoria, pur essendo a tutti gli effetti una controversia in materia condominiale e, quindi, in linea generale, soggetta al procedimento di mediazione come condizione di procedibilità per l’azione in giudizio.
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