Condominio Superbonus works after the credit transfer stop

The Superbonus condominio credit transfer block has become a central issue for administrators who managed, or are still managing, renovation sites started in previous years. The general stop on transferring the tax credit and on the invoice discount has radically changed how condominiums can finance subsidized works, shifting the immediate financial burden onto individual owners who, with limited exceptions, must now advance the sums and recover them through direct tax deduction within the limits set by law.

What changed with the credit transfer block

Until a certain point, the Superbonus allowed owners to turn the tax deduction into an immediate discount applied on the invoice by the contractor, or to transfer the tax credit to banks or other financial entities, obtaining liquidity without having to advance the full cost of the works. With the legislative measure that blocked these two options, aside from the residual exceptions provided for specific situations already underway, the main route has gone back to being a direct deduction claimed in the tax return, spread over several years.

Exceptions for sites already underway

Lawmakers provided some exceptions so as not to retroactively penalize those who had already started the paperwork before the block, for instance when certain notifications or building permits had already been filed by the dates set out in the rule. Checking whether a given condominio falls under one of these exceptions is a delicate step that requires the support of the technician and the accountant following the project, because the eligibility conditions are specific and must be checked case by case against the documentation already produced.

Effects on ongoing works

For sites already underway, the credit transfer block puts the condominio in front of a real liquidity problem: contractors need to be paid according to the state of progress of the works, the SAL reports, and if it is no longer possible to transfer the credit or obtain the discount, owners have to find the funds themselves, often through ordinary bank financing or installments agreed with the contractor. The administrator is responsible for closely monitoring the condominium's cash position and prompting timely payments, to prevent delays from jeopardizing the continuation of the site.

Direct deduction and how it is managed

With direct deduction, each owner recovers their own share of the expense in their tax return, based on the applicable percentage and the millesimal allocation of the shared expense. This means the tax benefit is no longer immediate but spread out over time, and it requires the taxpayer to have sufficient tax liability to actually use the deduction. For owners with low or insufficient taxable income, this change can significantly reduce the real value of the benefit compared with the past.

Progress reports and documentation

Even without the credit transfer option, it remains essential to properly document the progress of the works through SAL reports, with completion percentages certified by the technician in charge. Keeping technical and accounting documentation in order is what allows the deduction to be claimed correctly at tax return time and to withstand any checks by the tax authorities. The condominium administrator, while not personally responsible for each owner's individual deduction, plays an important coordinating role in keeping invoices, traceable bank transfers and certifications properly filed.

Assembly resolutions for the remaining works

When a Superbonus site needs to continue after the credit transfer block, the assembly must resolve on how to source the funds needed to complete the works, considering collective financing solutions or leaving each owner to arrange payment individually. The resolution should be clear on payment deadlines and on the consequences of default, because a site stalled for lack of funds generates additional costs and liability toward the contractor.

• Check with the technician and accountant whether the site falls under an exception to the block.
• Monitor the condominium's cash position and promptly prompt owner payments.
• Document the SAL reports precisely so the direct deduction is not jeopardized.
• Have the assembly resolve on how and when the remaining funds will be raised.

A well managed renovation site

In this new scenario, transparency in the financial management of the Superbonus site matters even more than before: owners want to know clearly how much they have already paid, how much they still owe, and what stage of progress the requested payments correspond to. Timely reporting, kept separate from ordinary management, helps prevent disputes and maintain trust between owners and administrator during a phase that has become financially more demanding.

Condominium management software can help keep Superbonus site cash flows separate from ordinary management, with dedicated statements and traceability of each owner's payments. AmministraPro makes it possible to manage accounting and communications for extraordinary works clearly: you can see how it works on the features page or compare plans in the pricing section.