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Opere condonate: legittime e ristrutturabili?

2026-05-01 08:00

Studio Ingegneria Lerda

Edilizia,

Opere condonate

Opere condonate: legittime e ristrutturabili?

Opere condonate: legittime e ristrutturabili? Cosa cambia dopo il Consiglio di Stato n. 2848/2026

 

Per molto tempo, sulle opere condonate è rimasto un dubbio pratico molto pesante: un immobile oggetto di condono può essere trattato come un immobile pienamente legittimo, oppure resta un immobile “tollerato”, su cui si possono fare solo interventi limitati?

 

La sentenza del Consiglio di Stato n. 2848 del 9 aprile 2026 prende posizione in modo netto e afferma un principio molto importante: l’immobile oggetto di condono edilizio, letto alla luce dell’art. 9-bis, comma 1-bis, del d.P.R. 380/2001, acquisisce piena legittimità urbanistica e può essere assoggettato a tutti gli interventi edilizi consentiti per gli immobili legittimamente assentiti, inclusa la ristrutturazione edilizia, e non è limitato ai soli interventi manutentivi.

 

Il riferimento normativo di base: lo stato legittimo

 

Il punto centrale sta nell’art. 9-bis, comma 1-bis, del d.P.R. 380/2001, cioè la norma sullo stato legittimo. Oggi questa disposizione dice che lo stato legittimo dell’immobile è quello stabilito dal titolo che ne ha previsto la costruzione o che l’ha legittimata, oppure dal titolo che ha disciplinato l’ultimo intervento sull’intero immobile o sull’intera unità immobiliare, purché in quel procedimento l’amministrazione abbia verificato i titoli pregressi.

 

La stessa norma, dopo le modifiche più recenti, richiama anche il ruolo dei titoli in sanatoria e di altri elementi concorrenti alla dimostrazione dello stato legittimo.

 

È proprio su questa base che la sentenza 2848/2026 costruisce il suo ragionamento: il condono edilizio non viene più letto solo come atto che evita la demolizione, ma come titolo che entra nello stato legittimo dell’immobile e ne consolida la legittimità urbanistico-edilizia.

 

Il punto della sentenza: il condono non è solo “non demolibilità”

 

La novità più importante della sentenza è che supera un’impostazione più restrittiva, secondo cui il condono servirebbe essenzialmente a evitare la demolizione o a consentire la commerciabilità del bene, ma non basterebbe a trattare l’immobile come pienamente legittimo ai fini dei nuovi interventi edilizi.

 

La massima ufficiale pubblicata dal Consiglio di Stato, invece, afferma espressamente che l’immobile condonato può essere interessato anche da ristrutturazione edilizia, e quindi non resta confinato ai soli interventi manutentivi o conservativi.

 

Questo si collega direttamente anche alla definizione di ristrutturazione edilizia contenuta nell’art. 3, comma 1, lettera d), del d.P.R. 380/2001, che descrive questa categoria di intervento come trasformazione dell’organismo edilizio mediante un insieme sistematico di opere, fino ad arrivare, nei casi previsti dalla legge, anche alla demolizione e ricostruzione con determinate condizioni.

 

Se l’immobile condonato entra pienamente nello stato legittimo, allora può costituire base anche per questa categoria di interventi, sempre nei limiti della disciplina vigente.

 

Il confronto con l’orientamento precedente

 

La sentenza 2848/2026 si colloca in discontinuità rispetto a un orientamento più prudente, emerso in particolare con la sentenza Consiglio di Stato n. 482/2025, che era stata letta come favorevole alla tesi dell’immobile condonato sì commerciabile e non demolibile, ma non pienamente assimilabile a uno ordinariamente assentito.

 

La decisione del 2026 si muove in senso opposto e rafforza la lettura secondo cui il titolo in condono è pienamente rilevante ai fini della legittimità urbanistica dell’immobile.

 

Il collegamento con il condono edilizio come titolo

 

Per capire bene la portata del principio, bisogna ricordare che il condono edilizio nasce da leggi speciali, come la legge 47/1985, la legge 724/1994 e il d.l. 269/2003 convertito nella legge 326/2003, che hanno disciplinato diverse finestre temporali di sanatoria straordinaria. Quando il procedimento si chiude positivamente, si forma un titolo che sana quelle opere abusive nei limiti stabiliti dalla legge speciale applicabile.

 

È questo titolo che, secondo la sentenza 2848/2026, va oggi letto come titolo pienamente idoneo a fondare lo stato legittimo.

Quindi il punto non è dire genericamente “c’è stato un condono”, ma verificare che esista un titolo in condono efficace, che sia chiaro che cosa ha sanato e che lo stato attuale dell’immobile coincida con quel perimetro.

Giustiziaamministrativa.it

 

Cosa cambia in pratica

 

Operativamente cambia molto. Se un immobile condonato entra nello stato legittimo, allora non va più considerato, in via generale, come un immobile “di serie B”. Può diventare base per nuove pratiche edilizie, comprese quelle che riguardano interventi più incisivi della semplice manutenzione.

 

Questo significa, per esempio, che su un immobile condonato si può ragionare in termini di CILA, SCIA o, nei casi previsti, di titoli edilizi più forti, non partendo da un presupposto di illegittimità, ma da una base legittima.

 

Naturalmente, il nuovo intervento deve sempre rispettare il d.P.R. 380/2001, la pianificazione urbanistica comunale, gli eventuali vincoli paesaggistici e la disciplina settoriale applicabile.

 

Non significa “liberi tutti”

 

Questo va detto chiaramente. La sentenza non afferma che il condono consenta qualsiasi trasformazione futura.

 

Dice una cosa diversa: ciò che è stato condonato entra nello stato legittimo e può essere trattato come base legittima per i successivi interventi edilizi.

 

Restano quindi fermi almeno quattro punti:
il condono deve essere esistente ed efficace; lo stato di fatto deve corrispondere a quanto effettivamente condonato; i nuovi interventi devono rispettare la disciplina vigente; eventuali parti non coperte dal condono non diventano automaticamente legittime solo perché l’immobile, nel suo complesso, è stato oggetto di una pratica di condono.

 

Questa è una conseguenza diretta sia del principio sullo stato legittimo sia della logica del titolo in sanatoria straordinaria.

Lavoripubblici.it

 

Il rafforzamento normativo del 2025

 

La direzione della sentenza è coerente anche con il quadro normativo più recente. La legge 30 dicembre 2025, n. 199, in vigore dal 1° gennaio 2026, ha modificato l’art. 5, comma 10, del d.l. 70/2011, includendo espressamente anche gli immobili oggetto di condono edilizio nel perimetro degli interventi di riqualificazione e rigenerazione urbana, considerando i volumi sanati o condonati come base di riferimento legittima per tali operazioni.

 

Questo non coincide automaticamente con la sentenza 2848/2026, ma va chiaramente nella stessa direzione.

 

Due casi pratici

 

Primo caso: immobile condonato e ristrutturazione interna importante.
Se l’immobile è assistito da un titolo in condono chiaro e lo stato dei luoghi corrisponde a quanto condonato, la sentenza del 2026 rafforza la possibilità di trattarlo come base per una vera ristrutturazione edilizia, non limitandolo alle sole manutenzioni.

 

Questo, sul piano operativo, semplifica la lettura del presupposto legittimante dell’intervento.

Secondo caso: immobile condonato e intervento di rigenerazione o riqualificazione.

 

Qui il rilievo è ancora più evidente, perché la combinazione tra la sentenza 2848/2026 e la modifica legislativa del 2025 rende più forte la tesi secondo cui i volumi condonati non sono automaticamente esclusi dai processi di trasformazione ammessi sugli immobili legittimi, sempre nei limiti della disciplina urbanistica e degli eventuali vincoli.

 

Il punto tecnico che resta decisivo

 

Nonostante l’apertura giurisprudenziale, resta fondamentale la verifica documentale. Prima di impostare qualsiasi nuova pratica, il tecnico deve accertare.:
      - l’esistenza del titolo in condono;

-          il contenuto del titolo; gli elaborati grafici e le eventuali prescrizioni; la corrispondenza tra stato attuale e opere condonate;

-          l’assenza di ulteriori difformità successive.

Questo perché il principio affermato dal Consiglio di Stato opera nei limiti di ciò che è stato davvero condonato, non oltre.

 

Chiudendo

 

La sentenza Consiglio di Stato n. 2848/2026 segna un passaggio importante perché supera la visione dell’immobile condonato come immobile limitato ai soli interventi manutentivi.

 

Il quadro che emerge oggi, anche alla luce dell’art. 9-bis del d.P.R. 380/2001 e delle modifiche normative del 2025, è più chiaro: il titolo in condono, se effettivo e correttamente ricostruito, fonda lo stato legittimo dell’immobile e lo rende ristrutturabile come qualunque altro immobile legittimamente assentito.

 

Non è un “liberi tutti”, ma è certamente una svolta molto rilevante nella lettura tecnico-giuridica delle opere condonate.

 

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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