Category
Maintenance
Ordinary and extraordinary works, common areas, contracts and system safety. How to plan interventions, approve works, manage suppliers and worksites, and allocate costs correctly among owners.
119 articles
The Seasonal Maintenance Calendar for a Condominium
Each season brings different maintenance needs. Here is a practical calendar, season by season, to manage a condominium without emergencies and with spread-out costs.
ReadMonitoring energy consumption in a condominium
Monitoring the energy consumption of the common parts is the first step to cutting it. Here are the tools to use, what the rules say about metering and how to turn data into efficiency decisions.
ReadReplacing Water Rising Mains in a Condominium: A Guide
Common vertical pipes age and start to leak. Replacing the rising mains is an extraordinary work that requires a resolution, correct sharing and organisation. Here is how to tackle it.
ReadConstruction Contracts for Condominium Works: Useful Clauses
A carefully drafted condominium construction contract reduces disputes and delays. Here are the clauses a prudent building manager should always include, from labor compliance checks to late penalties.
ReadPeriodic inspections of shared systems and earthing in condominiums
Shared building systems, in particular the earthing system, are subject to mandatory periodic inspections in Italy. Here is who must handle them, at roughly what frequency, and which records the property manager needs to keep.
ReadInstalling a brand new elevator in an Italian condominium: required majorities
Building an elevator where none existed before requires specific voting majorities, often reduced when the goal is removing architectural barriers. Here is how the resolution works and how costs are split among owners.
ReadStorage battery for condominium solar power
A storage battery lets you use in the evening the solar energy produced during the day, raising the self-consumption of the shared solar system. Here is how to assess its value, how it is resolved and how the cost is split.
ReadElectric vehicle charging stations in a condominium: rules and resolution
Electric vehicle charging stations in a condominium can be installed by the individual owner or by the meeting. Here are the Civil Code rules, the majorities required, how expenses are allocated and the tax incentives.
ReadWater Leak Damage in a Condominium: Who Is Liable and How
An infiltration damages the neighbour, but whose fault is it? Liability depends on where the leak starts and who has custody of the system. Here are Article 2051, the burden of proof and how to obtain compensation.
ReadHeating System Logbook and Efficiency Checks in Condominiums
A centralised heating system requires an installation logbook and energy efficiency checks. A guide to DPR 74/2013, the efficiency stamp, and the manager's responsibilities.
ReadStairwell handrails and railings: maintenance
Stair handrails and railings are safety elements as well as decorative. Let's look at maintenance duties, parapet requirements and how the cost is shared.
ReadThe Works Contract in Condominiums: Defects and Warranties
Signing a good works contract means knowing what happens if the work is defective. We look at obligations, the defects warranty, reporting deadlines and ten-year liability.
ReadCondominium lift maintenance: obligations and inspections
Condominium lift maintenance is required by law. Here are the role of the qualified maintainer, the biennial periodic inspections and the administrator's obligations.
ReadScaffolding for Facade Works: Safety and Thefts in a Condominium
The scaffolding erected for facade works makes it easier to reach the apartments. Here are the safety duties, the anti-intrusion measures and who is liable in case of theft.
ReadDetaching From Centralized Heating for an Independent Boiler
Detaching from a centralized heating system is possible as long as it does not cause thermal imbalance or extra costs for the other owners. Here is how to assess and manage it correctly.
ReadSolar Thermal Panels on the Condominium Roof
Installing solar thermal panels on a shared condominium roof is a right granted to each owner, but it must be exercised while respecting the building's appearance and structural safety. Here are the practical rules.
ReadDrinking Water Quality in Condominiums: Tanks and Checks
After the meter, water flows through the building's internal network, where it can lose quality. Neglected tanks and old pipes are the critical points. Here are the responsibilities, checks and good maintenance practices.
ReadExtraordinary works in a condominium: resolutions, majorities and the special fund
Extraordinary works in a condominium require a resolution of the meeting with specific majorities and, as a rule, a special fund. Here are the Civil Code rules and the mistakes that make a resolution void.
ReadThe Condominium as Client: Site Safety, DURC and Duties
By entrusting works to a firm, the condominium becomes the client and the manager takes on its duties. We look at the DURC, technical suitability, safety coordinator and liability.
ReadSummer Air Conditioning Maintenance in a Condominium
Before the heat, central cooling systems should be checked and cleaned. Here is the summer maintenance worth doing in a condominium, across efficiency, safety and cost allocation.
ReadCentral condensing boiler: replacing it in a condominium
Switching to a condensing boiler cuts the consumption of the shared thermal plant. Here is the reference framework, how the replacement is resolved and how the cost is split among owners.
ReadReplacing common-area light fittings with LED
Replacing old fittings with LED cuts common-area consumption. Let's see when it is maintenance, when an improvement, who decides and how it is shared.
ReadAutomatic Gates in Condominiums: Safety and Maintenance
An automatic gate is a machine subject to precise safety requirements. Here is what the Machinery Directive and the UNI standards require, and why maintenance is mandatory.
ReadPlaster Detaching from the Facade: Damage and Liability
Plaster and masonry detaching from the facade endanger people and property. Here is who is liable for the damage, what the manager must do and how the costs are split.
ReadCondominium heat pump: how it works and costs
A condominium heat pump replaces the boiler with a more efficient electric system. Here is how it works, why metering is still needed and how consumption is split.
ReadDamage from falling trees in a condominium: liability
A tree or branch that falls on a car or a person raises a liability question. Here is how custodian liability under Article 2051 works, when the fortuitous event applies and how to prevent the risk with maintenance and insurance.
ReadMeeting Refusal on Barriers: Protections for the Disabled
When the meeting refuses to remove architectural barriers, the owner with a disability is not without protection. Besides the right to act at their own expense, there is the anti-discrimination action of Law 67/2006. We look at the remedies.
ReadCondominium Water Connection: Single or Individual Contract
Water can reach the condominium through a single main meter in the common entity's name or through individual accounts for each dwelling. The two options change bills, sharing and liability. Here is how to find your bearings.
ReadAdapting Condominium Lobbies and Entrances for Access
The entrance is the first obstacle for those with mobility difficulties. Thresholds, narrow doors and insufficient manoeuvring spaces are barriers that targeted works overcome. We look at technical requirements, resolution and cost allocation.
ReadCondominium TV Antenna: Rules, Costs and Disconnection
The centralised antenna is a common installation with precise rules on costs, installation, and disconnection. Here is how the costs are shared and what rights individual owners have.
ReadWaste management and the bin area in a condominium
The waste area is often a source of decay and disputes. Let's see how to organise it under the municipal rules, who pays for cleaning and how it differs from the waste tax.
ReadRoof Leaks into the Top-Floor Apartment in a Condominium
When water leaks from the common roof into the apartment below, the damaged owner is entitled to repair and compensation. Here is who pays for the works and the damage.
ReadCleaning and Disinfecting Water Tanks in a Condominium
Drinking-water storage tanks require periodic cleaning and disinfection to ensure hygiene and health safety. Here is what the condominium manager needs to know.
ReadReplacing common-part windows in a condominium
The windows of stairwells and common rooms are condominium parts: replacing them improves efficiency and safety. Here is how to tell common from private frames, how it is resolved and who pays.
ReadCondominium outdoor paths and paving
Uneven paths and degraded paving cause falls and liability. Here is how to manage maintenance, root damage, accessibility and drainage of shared outdoor areas, with resolutions and cost allocation.
ReadProgress Payments and Retention in Condominium Works
Paying by progress states and withholding a retention protects the condominium. We look at how progress states are structured, retention percentages and release at testing.
ReadDistrict heating in a condominium: costs and split
District heating brings heat to the building from a city network. Here is how it works in a condominium, why metering is still mandatory and how costs are split.
ReadEnergy Certification of the Common Parts of an Italian Condominio
The energy performance certificate does not only cover individual units, it can also apply to the building as a whole. Here is when it is required, who requests it, and how it is used in practice by condominium administrators.
ReadCentralized TV Antenna in Italian Condominiums: Installation and Costs
A centralized TV antenna is a shared system that receives and distributes the broadcast signal to every unit in the building. Here is how installation is decided, how costs are split, and what room is left for individual dishes.
ReadWater Infiltration from a Terrace in an Italian Condominium: Who Is Liable
Water infiltration originating from a terrace or roof deck often involves several parties: the owner with exclusive use, the condominium as custodian, and the owners of the damaged units below. Understanding the cost split and liability criteria prevents drawn-out disputes.
ReadInstalling a Video Intercom in an Italian Condominium
Switching from a traditional intercom to a video intercom requires an assembly resolution, careful attention to privacy rules for recorded footage, and clear criteria for splitting costs among owners.
ReadStairwell Cleaning in Italian Condominiums: Outsourced Contract or Doorman?
Stairwell cleaning can be handled by the doorman, by a directly hired employee, or by an outsourced contractor. Each option carries different obligations for the property manager and different cost allocation rules among owners.
ReadPest and Rodent Control in Italian Condominiums
Insects and rodents in common areas are a hygiene and safety issue the property manager must handle promptly, balancing preventive treatments, urgent interventions, and cost allocation among owners.
ReadAsbestos in common areas: census and management
Asbestos does not always have to be removed at once: if it is intact, the law requires it to be surveyed, its state assessed and kept under control. Here are the condominium's duties.
ReadGutter and Downpipe Maintenance in Italian Condominiums
Gutters and downpipes are common parts that require periodic maintenance: when neglect causes damage, understanding who is liable and how to organize cleaning prevents infiltration and disputes among owners.
ReadReplacing and Upgrading a Condominium Elevator to Meet Safety Standards
Condominium elevators age and safety standards evolve: understanding when routine maintenance suffices, when a safety upgrade is required, and when full replacement makes sense, along with the majorities and cost allocation involved.
ReadPhotovoltaic Systems on Condominium Common Parts in Italy
Installing a photovoltaic system on a condominium's common parts in Italy can be centralized or reserved to a single owner. Here is what majorities are needed, what article 1122-bis says, and how costs are split.
ReadExternal Wall Insulation in Italian Condominiums: Resolutions and Majorities
External wall insulation for condominiums is an energy efficiency innovation that benefits from reduced majorities compared to purely decorative work. Here is how to organize the resolution, manage distances and split the cost.
ReadFences and pedestrian gates in a condominium: rules
Fences and pedestrian gates enclose and protect the common area. Here is who is responsible, how to manage keys and access control, what resolutions are needed for rebuilds and changes, and how to allocate costs.
ReadNon-Invasive Water Leak Detection in Condominiums
Before breaking walls and floors it pays to locate the leak with non-destructive techniques. Here are the main methods, when to use them, who pays for detection and how it fits into the condominium's insurance.
ReadRenovating a Condominium Facade in Italy: Permits and Resolutions
Renovating a condominium facade in Italy almost always requires a building permit and a valid assembly resolution. Here is what permits are needed, how the vote works, and how costs are split among owners.
ReadBoiler room costs: how they are split
The boiler room generates recurring and extraordinary costs. Here is how to tell ordinary from extraordinary heating maintenance and correctly allocate each item.
ReadAccessibility for the Blind in Condominiums: Devices
Architectural barriers are not only physical. For those who cannot see or see poorly, tactile and acoustic signals, colour contrasts and continuous handrails matter. We look at which measures make a condominium accessible and how to resolve them.
ReadWorks Supervision and Testing on Condominium Sites
The works supervisor controls execution, testing certifies correct completion. We look at duties, appointment and why to keep them separate from the contractor.
ReadExternal Thermal Insulation on a Condominium Facade: Rules and Costs
Insulating the facade with an external thermal coat cuts consumption but affects the building's appearance. Here are the required majorities, the decorum limit and how the cost is shared.
ReadGas shut-off and safety of common systems
A gas leak or a non-compliant system requires immediate action. Here is how to handle the safety shut-off and the maintenance of the common gas systems.
ReadFire Safety in Condominiums: CPI, SCIA and Garages
Large garages and tall buildings are subject to fire-safety obligations. A guide to the SCIA, the former CPI, the DPR 151/2011 thresholds, and the manager's duties.
ReadRoof insulation in a condominium: how it is done
Insulating the roof reduces heat loss from above and improves comfort on the top floors. Here are the available techniques, how the works are resolved and how the cost is split among owners.
ReadCondominium Green Space Maintenance in Spring
In spring, condominium greenery comes back to life and needs care. Here is how to plan pruning, mowing and making trees safe, across safety, contracting and liability.
ReadCleaning glass and common surfaces in a condominium
Entrance-hall glazing, stairwell windows and common surfaces need periodic cleaning. Let's see how the service is organised, who pays and which obligations follow.
ReadIrrigation system for the condominium garden
An efficient irrigation system keeps the shared greenery healthy and cuts water waste. Here is how to handle design, maintenance, consumption and cost allocation among owners, with the resolutions you need.
ReadArchitectural Barriers: Limits of Usability and Decorum
The right to accessibility is strong but not unlimited. Article 1120 of the Italian Civil Code prohibits making common parts unusable and impairing safety, stability and decorum. We look at how these limits are balanced.
ReadParapets and railings in condominiums: safety
Shared balconies, stairs and terraces are protected by parapets and railings. If they are non-compliant or deteriorate, the fall risk becomes a serious liability.
ReadFrom central to independent heating: how to convert
Switching from a central to independent heating is an owners' meeting decision, different from an individual disconnection. Here are the majorities, the procedure and the practical consequences.
ReadWater System and Pump Set: Legionella Risk in Condominiums
Tanks, pressure pump sets, and hot-water networks can foster legionella. Here is how to assess the risk, maintain the water system, and what obligations the manager has.
ReadSpring Checks in a Condominium After Winter
Spring is the right time to assess the damage left by winter and plan the work. Here is a practical guide to the condominium's seasonal inspection.
ReadComparing Quotes for Condominium Works: A Guide
Comparing three quotes is not enough if the offers are not uniform. We look at how to set up the request, build the comparison table and justify the choice at the meeting.
ReadRising Damp in Condominium Walls: Who Is Responsible
Mould, crumbling plaster and stains at the base of walls often come from rising damp. Understanding where the water comes from is the first step to establishing who pays for works and damage.
ReadSafety signage in condominium common areas
Exits, extinguishers, prohibitions: safety signage guides behaviour and escape routes. In a condominium it must follow precise standards and stay legible over time.
ReadDoormats and stair runners in a condominium: rules
Doormats and runners improve cleanliness and comfort, but they touch on safety, appearance and use of common parts. Let's see what the individual can do and what the meeting decides.
ReadOutdoor lighting in a condominium: common areas and LED
Well-lit paths, gardens, parking and entrances improve safety and decorum. Here is how to plan maintenance, assess the switch to LED, comply with light pollution rules and allocate costs.
ReadWater Meter Calibration in Condominiums: When It Is Needed
An ageing meter measures ever worse and distorts the balancing charges. Here is the difference between calibration, legal metrology verification and simple internal sharing, and how to manage replacements and costs in a condominium.
ReadDisconnecting from central heating: imbalance and costs
Article 1118 of the Italian Civil Code allows disconnection from central heating only without significant imbalance or extra cost. Here is the burden of proof and the residual costs for the disconnected owner.
ReadAccessibility Works at the Single Owner's Expense
If the meeting refuses or stays inactive, the owner with a disability can remove barriers at their own expense. We look at the procedure under Article 2 of Law 13/1989 and Article 1121, the limits and the others' later participation.
ReadCollective self-consumption in a condominium with solar
With collective self-consumption the owners share the energy produced by the common solar system and earn an incentive on the energy self-consumed. Here is how to set up the configuration and split benefits and costs.
ReadFire extinguishers in condominiums: maintenance
An extinguisher works only if it is maintained. In a condominium surveillance, checks, overhaul and testing follow precise rules: here is how to manage them without missing deadlines.
ReadCondominium Earthing: Periodic Inspection Under DPR 462/01
The common-area earthing system must be inspected periodically. DPR 462/2001 sets the frequency, the authorised bodies, and the manager's responsibilities. Here is how to handle it.
ReadThe Works Specification in Condominiums: What to Include
A well written specification makes quotes comparable and the site manageable. We look at what the condominium works specification must contain and the protective clauses.
ReadPerimeter Walls in a Condominium: Maintenance and Costs
The perimeter walls that enclose and support the building are common parts by law. Here is when their maintenance falls on all owners and what exceptions exist.
ReadUnit numbering and name plates in a condominium
Interior numbers and name plates improve order and deliveries. Let's see who decides, how privacy applies and how the cost of standardisation is shared.
ReadChildren's play area in a condominium: safety and rules
A condominium playground needs compliant equipment, impact-absorbing surfaces and periodic checks. Here are the UNI EN 1176 and 1177 standards, the inspection levels and how liability and costs are handled.
ReadWheelchair Access Ramp in Condominiums: Gradient and Rules
The ramp is often a condominium's first accessibility work: it removes the steps at the entrance. Decree 236/1989 sets gradient, width and landings, while Law 13/1989 facilitates the meeting resolution.
ReadThermostatic valves in a condominium: how they work
Thermostatic valves let you regulate heat room by room and measure consumption. Here is how they work, when they are mandatory and how installation is approved.
ReadRenewable energy community in a condominium: how it works
A renewable energy community lets a condominium produce and share clean power while earning an incentive from the GSE. Here is the legal framework, the resolutions required and the practical steps to set one up.
ReadMain Meter vs Sub-Meters: How to Share the Water Difference
The total of the readings on the private meters almost never matches the main meter. That difference has precise technical causes and must be shared with a fair, resolved criterion. Here is how.
ReadEmergency lighting in condominium stairwells
When the power fails, emergency lights guide people toward the exit. In the condominium stairwell they must be efficient and checked regularly.
ReadThe Condominium's Planned Maintenance Programme
A planned maintenance programme turns sudden repairs into anticipated, funded works. Here is how to build it step by step, across common parts, deadlines and the owners' meeting.
ReadBalcony Front Panels in a Condominium: Who Pays
Front panels are the vertical bands on the front of balconies. Whether their maintenance falls on the owner or on the whole condominium depends on their aesthetic function. Here are the criteria.
ReadStairlifts in Condominiums: Rules and Installation
A stairlift is often the fastest solution when a lift cannot be built. We look at the difference between platform and seat stairlifts, the technical requirements of Decree 236/1989, meeting quorums and cost allocation.
ReadCommon-Area Electrical System: Conformity and DM 37/2008
The electrical system serving stairs, entrance halls, courtyards, and common rooms must be compliant and kept safe. A guide to DM 37/2008, the declaration of conformity, and the manager's duties.
ReadFelling a dangerous tree in a condominium
An unstable or diseased tree in the shared garden is a risk to people and property. Here is who can decide on felling, what meeting resolution is needed, when a municipal permit is required and how costs are shared.
ReadCondominium mailboxes: installation and cost sharing
Mailboxes are a common feature that is often overlooked. Let's see who decides on installation or replacement, how the cost is shared and which rules apply to names and appearance.
ReadVoluntary and involuntary heating consumption
Central heating costs split into a consumption share and a fixed share. Here is the difference between voluntary and involuntary consumption and the 50% rule introduced by Legislative Decree 73/2020.
ReadSpecial Fund for Extraordinary Works: Duty and Rules
Approving extraordinary works without setting up the special fund can flaw the resolution. We look at the Article 1135 duty, the amount, the progress-payment method and the accounting.
ReadEscape routes and emergency exits in a condominium
Stairs, entrance halls and shared corridors are the building's escape routes. Keeping them clear and working is not a courtesy but a safety duty with precise liabilities.
ReadPreventing Frozen Pipes in a Condominium in Winter
Winter frost can burst common pipes and meters, causing flooding and unexpected costs. Here are the prevention measures, useful interventions and who is liable in a condominium.
ReadEnergy audit of a condominium: what it is for
An energy audit photographs the building's real consumption and identifies the most convenient measures. Here is how it works, how it differs from the EPC and why it is the first step of every condominium retrofit.
ReadCondominium Lift: Periodic Inspections Under DPR 162/99
A condominium lift requires a two-yearly periodic inspection and ongoing maintenance. Here is what DPR 162/99 requires, who carries out the checks, and which documents the manager must keep.
ReadHeat metering in a condominium: legal obligations
Heat metering is mandatory for central heating systems and district heating. Here is who must install it, by when, and what a non-compliant condominium risks.
ReadUnstable Cornice in a Condominium: What the Manager Must Do
A cornice about to detach is an immediate hazard for people and property. Here is what the condominium manager must do, the power to act without a meeting, and who is liable for the damage.
ReadApproving Extraordinary Works: Quorum and Meeting Rules
Approving extraordinary works requires the right quorum and a careful procedure. We look at majorities, notice, agenda and the flaws that make a resolution voidable.
ReadTree distances from the boundary in a condominium
High trees at three metres, low trees at one and a half, hedges and shrubs at half a metre: Article 892 of the Italian Civil Code sets planting distances for condominium greenery too. Here is how it applies and what the neighbour can do.
ReadLaw 13/1989: Architectural Barriers in Condominiums
Law 13/1989 and its technical regulation, Ministerial Decree 236/1989, form the legal framework for making private buildings accessible. In condominiums they affect meeting majorities, cost allocation and the individual owner's right to act at their own expense.
ReadHidden Leak on the Rising Main: Who Pays in a Condominium
The rising main serving several units is common property. When a hidden leak occurs there, repair and damages follow precise sharing rules. Here is how to draw the line between common and private pipework and who pays.
ReadSwitching Central Heating On and Off in a Condominium
Turning central heating on and off follows the periods and daily hours set by climate zone in Presidential Decree 74/2013. Here are the rules, the possible exemptions and what the condominium manager must do.
ReadFire prevention in shared condominium garages
The shared garage is one of the highest fire-risk areas in a condominium. Here is when the Fire Brigade's oversight applies, which bans hold for parking boxes and how the manager should act.
ReadPainting the stairwell and entrance hall: who pays
Painting the stairwell and entrance hall is one of the most common decorative works. Let's look at who decides, how the cost is shared and which Civil Code articles govern the split.
ReadThe condominium risk assessment document (DVR)
The condominium risk assessment document (DVR) is prepared when the condominium has employees. Here is when it is mandatory, what it must contain under Legislative Decree 81/2008 and what changes with caretakers and contracts.
ReadAsbestos removal in an Italian condominium: duties and costs
Asbestos removal in a condominium is not always mandatory, but it becomes a duty when the material is deteriorated. Here is what the law says, the methods of intervention, how costs are allocated and how disposal takes place.
ReadThe condominium heating system logbook
The heating system logbook is the identity card of the heating plant. Here is when it is mandatory, who fills it in for a condominium and what responsibilities the administrator has.
ReadThe central condominium boiler: management and maintenance
The central boiler serves the whole building and its management touches metering, expense allocation, an owner's disconnection and maintenance. Here is how it works and what the administrator needs to know.
ReadInspecting the earthing system in an Italian condominium
The earthing system of the common parts must be inspected periodically. Here is when the condominium earthing system inspection is mandatory, how often it must be done, who carries it out and who is responsible.
ReadPruning trees in a condominium: rules and timing
Pruning trees in a condominium involves meeting decisions, legal distances, expense allocation and liability for damage. Here are the rules, the right seasons and who is liable if a branch falls.
ReadWaterproofing the condominium terrace
Waterproofing a condominium terrace is a delicate job both technically and in how expenses are split. Here is who pays, how article 1126 of the Civil Code works and how it is resolved at the owners' meeting.
ReadCondominium fire safety systems: duties and maintenance
Extinguishers, hydrants and alarm systems in a condominium must be managed under precise rules. Here is when they are mandatory, what the decree of 25 January 2019 says and how to organise periodic maintenance.
ReadMaintenance of the condominium water booster pump: duties, checks and costs
The booster pump (autoclave) ensures the right water pressure on upper floors, but needs regular checks. Here are the duties, types of work, legionella risk and how costs are shared.
ReadCondominium roof maintenance and replacement in Italy
Condominium roof maintenance affects the covering of the whole building. Here is when the roof is a common part, how costs are divided, the case of the exclusive use roof terrace and the majorities required.
ReadBringing the common-parts electrical system up to standard
The electrical system of the common parts must be safe and compliant. Here is what the CEI 64-8 standard and DM 37/2008 require, who issues the declaration of conformity and what the administrator is responsible for.
ReadMaintenance of the condominium electrical system
Maintenance of the condominium electrical system involves both safety and liability. Here are the CEI 64-8 standards and decree 37/2008, how often to run checks and what falls to the administrator.
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