Risposte ai quesiti (a cura della redazione)
Page 395
D Quesito da Bari
R Il primo problema da risolvere è se il divieto di “destinare gli appartamenti ad uso di stanze mobiliate da affitto” si applichi ai bed & breakfast e, quindi, se questi siano assimilabili (ai fini che qua interessano, come sembra doversi rite- nere) alle “stanze mobiliate da affitto” di cui al regolamento. In ogni caso va evidenziato che, per quanto nel quesito si fa presente nella specie, il divieto è stabilito da un regolamento espressamente definito di “natura assembleare”, il che - in mancanza di altri elementi di giudizio in fatto (come l’eventuale circostanza che il divieto in parola sia stato deliberato dalla totalità dei condòmini successivamente all’approvazione del regolamento) - rende la limitazione di cui trattasi non opponibile alla condomina intenzionata a svolgere nei locali di sua proprietà l’indicata attività di bed & breakfast. È principio pacifico in giurisprudenza e in dottrina, infatti, che un regolamento di origine assembleare non possa limitare il godimento delle proprietà esclusive dei singoli condòmini. Per giudici ed interpreti, limitazioni del genere possono essere validamente imposte solo da un regolamento di natura contrattuale, da un regolamento, cioè, approvato con il consenso di tutti i partecipanti al condominio, oppure espressamente richiamato nei singoli atti di acquisto, qualora predisposto dall’originario unico proprietario dell’intero edificio (in tal senso, cfr., ex multis, Cass. sent. n. 3848 del 27 giugno 1985 e Cass. sent. n. 4632 del 12 maggio 1994; in dottrina, fra gli altri, R. Triola, Come si amministra un condominio, 2004, e AA.VV., Trattato del condominio, 2008). Ciò detto, occorre comunque sottolineare in argomento che la descritta destinazione - ancorché non sindacabile - non deve ovviamente comportare pregiudizievoli invadenze alla proprietà altrui o comune. Tale condizione, infatti, è un principio che informa tutti i rapporti condominiali (cfr., ex multis, la citata pronuncia della Cassazione n. 3848/85 e, in dottrina, fra gli altri, AA.VV., op. cit.) e che vale, pertanto, anche per il caso che ci occupa.
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