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Tolleranze costruttive e il salvacasa

2026-04-10 17:50

Studio Ingegneria Lerda

Edilizia,

Tolleranze costruttive e il salvacasa

Tolleranze costruttive dopo il Decreto Salva Casa

Tolleranze costruttive dopo il Decreto Salva Casa: cosa cambia davvero

 

Per anni una parte enorme dei problemi edilizi non è nata da abusi clamorosi, ma da difformità minime come una parete spostata di qualche centimetro, un’altezza leggermente diversa da quella di progetto, una finestra realizzata in posizione non perfettamente coincidente con gli elaborati depositati. 

 

Erano situazioni spesso modeste, ma capaci di dare problemi durante le compravendite, pratiche edilizie e verifiche sullo stato legittimo degli immobili. Il Decreto Salva Casa, cioè il d.l. 69/2024 convertito nella legge 105/2024 ed entrato in vigore nel testo coordinato il 28 luglio 2024, è intervenuto proprio qui, riscrivendo in parte la disciplina delle tolleranze contenuta nell’art. 34-bis del DPR 380/2001.

 

Il primo punto da chiarire è molto importante: le tolleranze costruttive non sono una sanatoria e non sono un condono. 

 

La logica della norma è diversa, alcune lievi difformità, se restano entro determinati limiti, non costituiscono proprio violazione edilizia. In altre parole, il legislatore riconosce che tra progetto e costruito può esistere uno scarto fisiologico, dovuto a rilievi, materiali, tecniche costruttive o aggiustamenti di cantiere, senza che questo trasformi automaticamente l’immobile in un abuso. 

 

Le linee guida del MIT del 30 gennaio 2025 insistono molto su questo punto: il tecnico non “sana” nulla, ma dichiara la sussistenza dei presupposti della tolleranza, anche ai fini dell’attestazione dello stato legittimo.

 

La regola generale resta quella storica del 2%. L’art. 34-bis prevede infatti che il mancato rispetto dell’altezza, dei distacchi, della cubatura, della superficie coperta e di ogni altro parametro della singola unità immobiliare non costituisca violazione edilizia se contenuto entro il limite del 2% rispetto alle misure previste nel titolo abilitativo. Questa è ancora oggi la soglia ordinaria.

 

La vera novità del Salva Casa riguarda invece gli interventi realizzati entro il 24 maggio 2024. 

 

Per questi casi il legislatore ha introdotto un regime speciale più favorevole, con soglie differenziate in base alla superficie utile dell’unità immobiliare: 2% oltre i 500 mq, 3% tra 300 e 500 mq, 4% tra 100 e 300 mq, 5% sotto i 100 mq e 6% sotto i 60 mq. 

 

 

 

La ragione è evidente, in un alloggio molto piccolo anche pochi centimetri incidono percentualmente molto più che in un immobile grande, e per questo il legislatore ha deciso di ampliare il margine di tolleranza soprattutto sulle unità di dimensioni ridotte.

 

Qui però arriva una precisazione importante, le nuove soglie dal 2 al 6% non valgono indistintamente per tutto. Le linee guida MIT chiariscono che, quando la difformità riguarda le misure minime in materia di distanze o di requisiti igienico-sanitari, la soglia applicabile resta sempre quella del 2%, sia per interventi precedenti sia per interventi successivi al 24 maggio 2024. 

 

Quindi il regime “allargato” non può essere usato per giustificare qualsiasi scostamento che tocchi temi sensibili come distanze legali o parametri igienico-sanitari.

 

Un altro aspetto importante è il modo in cui si calcola la superficie utile per applicare il regime speciale. Conta la sola superficie assentita con il titolo edilizio che ha autorizzato l’intervento, al netto di eventuali frazionamenti successivi. Questo evita un uso distorto della norma: non si può prendere oggi un immobile diviso in più unità e sostenere che, essendo diventate piccole, ciascuna goda automaticamente di una tolleranza maggiore. Il riferimento resta il titolo originario.

 

Facciamo un esempio pratico. Immaginiamo un appartamento di 85 mq realizzato prima del 24 maggio 2024. In quel caso la soglia speciale può arrivare al 5%. Se il progetto assentito indicava, ad esempio, una certa superficie o una certa altezza interna e lo scostamento reale rientra entro quel margine, la difformità può ricadere nella tolleranza costruttiva e quindi non costituire illecito edilizio. 

 

Diverso invece il caso in cui lo scostamento riguardi, per esempio, la distanza minima da un confine o una misura minima igienico-sanitaria: lì non si applica il 5%, ma si torna al 2%. 

 

È proprio questo uno dei punti su cui oggi serve più attenzione tecnica, perché il rischio di confondere i due piani è altissimo.

 

Prendiamo un caso molto frequente: durante il sopralluogo per una compravendita emerge che un tramezzo interno è stato realizzato con qualche centimetro di differenza rispetto alla tavola progettuale, oppure che una porta interna è stata leggermente spostata. Se siamo davanti a una minima irregolarità esecutiva, soprattutto per interventi realizzati entro il 24 maggio 2024, la disciplina oggi è più elastica rispetto al passato. 

 

Le linee guida MIT ricordano che, oltre alle tolleranze costruttive in senso stretto, il Salva Casa ha ampliato anche le tolleranze esecutive, includendo irregolarità geometriche, modifiche di finitura, diversa collocazione di impianti e opere interne, irregolarità di muri interni ed esterni, diversa ubicazione delle aperture interne, manutenzioni ordinarie difformi, errori progettuali corretti in cantiere ed errori materiali di rappresentazione.

 

Facciamo un altro esempio pratico. Un appartamento presenta una finestra interna leggermente traslata rispetto al progetto, oppure una diversa distribuzione di alcune partizioni non strutturali, senza alterazione sostanziale dell’organismo edilizio. In casi del genere non sempre serve parlare di abuso o di sanatoria: prima va verificato se quella difformità rientra nelle tolleranze esecutive. 

 

È una differenza enorme, perché cambia completamente il percorso tecnico-amministrativo da seguire.

 

C’è poi il caso, molto comune negli edifici datati, delle plurime difformità. Magari una rientra nella soglia di tolleranza e un’altra no. Anche qui le linee guida sono utili: se la difformità interessa due parametri distinti e solo uno dei due rientra nei limiti, la tolleranza può essere riconosciuta solo per la parte che effettivamente resta dentro la soglia. Non è quindi un meccanismo “a pacchetto” che assorbe tutto. 

 

COSA CAMBIA PER I PROPRIETARI?

 

Un passaggio che spesso interessa direttamente i proprietari è quello documentale. Le tolleranze, non essendo una sanatoria, vengono dichiarate dal tecnico nella modulistica di nuove istanze, comunicazioni o segnalazioni edilizie, oppure con una dichiarazione asseverata allegata agli atti di trasferimento, di costituzione o scioglimento di diritti reali. Tradotto in linguaggio semplice: se stai vendendo, comprando o regolarizzando un immobile, la questione delle tolleranze entra ormai in modo diretto nella ricostruzione dello stato legittimo.

 

Una operazione possibile è quella di Fare una sanatoria, per opere non in tolleranza, oppure eseguire opere che richiedano una CILA e nella modulistica inserire anche tutte le opere in tolleranza indicando specificatamente ogni elemento. 

 

Esiste però anche un limite temporale che va provato. Per beneficiare del regime speciale delle tolleranze ante 24 maggio 2024, il privato deve dimostrare che l’intervento è stato effettivamente realizzato entro quella data. Le linee guida MIT indicano come prova principale la fine lavori o, quando questa non sia disponibile, la documentazione utile ai sensi dell’art. 9-bis del Testo Unico. 

 

È bene ricordare che la tolleranza non si presume, si dimostra.

 

Attenzione poi a due ulteriori profili spesso trascurati. 

 

Il primo è quello sismico: nelle zone sismiche, salvo quelle a bassa sismicità espressamente escluse, il tecnico deve attestare anche il rispetto delle prescrizioni della disciplina antisismica per gli interventi ricadenti nell’art. 34-bis. 

 

Il secondo riguarda i diritti dei terzi: la norma precisa che l’applicazione delle tolleranze non può comportare limitazione dei diritti dei terzi. In sostanza, il fatto che una difformità sia tollerabile sul piano edilizio non cancella automaticamente eventuali questioni civilistiche o privatistiche.

 

Va ricordato inoltre che il quadro cambia in presenza di immobili vincolati. Le linee guida MIT chiariscono che le tolleranze costruttive del comma 1-bis, cioè quelle speciali per opere realizzate entro il 24 maggio 2024, possono valere anche per immobili sottoposti a vincolo, e in determinati casi non richiedono autorizzazione paesaggistica se ricorrono le condizioni richiamate dal DPR 31/2017. 

 

Più restrittivo è invece il discorso sulle tolleranze esecutive “ampliate”: per gli immobili tutelati, quel regime specifico non opera e occorre muoversi con gli strumenti ordinari.

 

 

 

Studio Ingegneria Lerda

Studio di Ing. Civile da 40 anni operante nel settore

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Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$id_old_blog is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$is_in_sitemap is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$created_at is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$blog_post_fk is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

Deprecated: Creation of dynamic property blogmanager\post::$language_code is deprecated in /datastore/componenti.flaviofazio.com/html/manager/BlogManager/classes/post.php on line 388

ATTENZIONE!
Le informazioni contenute nel presente contributo sono fornite esclusivamente per finalità informative e divulgative. Esse non costituiscono consulenza tecnica, legale o professionale, né possono essere interpretate o utilizzate come parere riferito a casi concreti.


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