Acquisto della casa venduta all’asta e sorte delle spese condominiali non pagate dal precedente proprietario

Prendiamo in considerazione un argomento che è molto in voga oggi ovvero: la casa viene venduta all’asta: chi paga le spese condominiali?

Quando il ricavato della vendita dell’immobile non è sufficiente per poter soddisfare i creditori procedenti, ci si domanda se, in ambito condominiale, sia il nuovo acquirente ad essere tenuto all’adempimento dei debiti condominiali nei confronti dell’amministratore e dei condomini e, dunque, se lo stesso subentri nei diritti ed obblighi spettanti ad un condomino.

Iniziamo ad analizzare il principio di legge e la regola normativa. La garanzia principale per il condominio di recuperare parte delle spese non pagate dal condomino moroso è quella concessa dal quarto comma dell’art. 63 delle disposizioni attuative del codice civile che, mantenendo inalterata, dopo la riforma del 2012, la responsabilità solidale tra il vecchio e il nuovo proprietario, dispone che: “chi subentra nei diritti di un condomino è obbligato, solidalmente con questo, al pagamento dei contributi relativi all’anno in corso ed a quello precedente”.

Per quanto riguarda i soggetti su cui incombe l’obbligazione, stante la previsione generica della norma (“chi subentra”), la dottrina e la giurisprudenza concordano nel far rientrare in tale categoria, oltre al nuovo acquirente, anche l’aggiudicatario dell’immobile a seguito di procedura esecutiva o concorsuale.

Sulla questione in esame è significativa la pronuncia della Suprema Corte di Cassazione secondo cui “le obbligazioni dei condomini di concorrere nelle spese per la conservazione delle parti comuni si considerano obbligazioni propter rem, perché nascono come conseguenza della contitolarità del diritto sulle cose, sugli impianti e sui servizi comuni.

Alle spese per la conservazione per le parti comuni i condomini sono obbligati in virtù del diritto (di comproprietà) sulle parti comuni accessori ai piani o alle porzioni di piano in proprietà esclusiva.

Pertanto, queste obbligazioni seguono il diritto e si trasferiscono per effetto della sua trasmissione” (Cass. 18 aprile 2003 n. 6323).

E, dunque, l’acquirente risulterà essere obbligato in solido con il venditore per le spese condominiali sorte nell’anno precedente e in quello nel corso del quale si è verificata la vendita.

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