Assets Common to Several Buildings: Road, Gate, Garden

In multi-building complexes the most common shared assets are the internal access road, the automatic gate, the garden and the outdoor lighting. They are parts common to all the buildings under Article 1117 bis of the Italian Civil Code, which extends condominium rules to complexes with several buildings. Managing them requires clear rules of use, orderly maintenance and expense sharing consistent with Article 1123.

Which assets are common to the whole complex

Common to the whole complex are the assets serving several buildings or the access to and enjoyment of the shared areas. Classification depends on the asset's actual purpose, not on its location. A road leading to a single building is not common to all, whereas the driveway that distributes towards all the buildings is.

• Internal roads and driveways giving access to the buildings.
• Vehicle and pedestrian gate with its opening system.
• Garden, flower beds and green areas common to the complex.
• Outdoor lighting system for the common areas.
• Pavements, courtyards and shared forecourts.

Using the common assets

Each owner may use the common assets under Article 1102, provided they do not alter their purpose and do not prevent the others' equal use. The super-condominium rulebook can set more precise rules on timetables, access, parking on the forecourts and conduct in the garden, always respecting everyone's equal right. Uses that withdraw the asset from its common function remain forbidden.

The use of the gate and manoeuvring areas deserves particular attention, as it affects the safety and accessibility of the whole complex: remotes, badges and opening systems must be managed tidily so as not to hinder access for residents and emergency services.

Sharing expenses under Article 1123

Expenses for maintaining and running the assets common to several buildings follow Article 1123: proportion to value for general expenses, sharing by use when assets serve the buildings unequally. The road and gate, for example, may serve some buildings more than others depending on position, and in that case sharing by use is fairer than by thousandths.

The super-condominium's thousandths (millesimi) tables turn these criteria into shares. Keeping separate tables for the different assets lets them reflect real use: the garden table can differ from the road or lighting table.

Who decides on maintenance

Ordinary maintenance of the road, gate, garden and lighting is handled by the super-condominium manager and resolved by the meeting with ordinary majorities. Extraordinary works, such as resurfacing the road or replacing the gate system, require higher majorities. Improvements, such as building new areas or systems, follow the rules specific to improvements.

Safety and liability

Assets common to several buildings must be kept in safe condition. A faulty gate, a pothole in the road or an untended tree in the garden can cause damage for which the common management answers as custodian. The super-condominium manager must therefore ensure maintenance, checks and adequate insurance cover for the complex's common parts.

The most common mistakes

• Sharing road expenses by thousandths when use clearly differs between buildings.
• Failing to separate tables for assets with different use, such as garden and gate.
• Neglecting maintenance of the gate and lighting, creating safety risks.
• Confusing ordinary maintenance and improvements and getting the majorities wrong.

Managing common assets with software

Management software lets you link each common asset to its own table and accounts, sharing the expenses of road, gate, garden and lighting among the buildings according to real use and tracking maintenance. AmministraPro manages structures with several buildings and multiple tables and produces separate statements for condominium and super-condominium, so every common asset stays clear and verifiable. You can see how it works on the features page or compare the plans in the pricing section.