How to Draft Millesimal Tables for an Italian Condominio

Drafting the millesimal tables of an Italian condominio is a technical exercise that establishes the proportional value of each unit relative to the whole building, and this value underpins both voting rights at the assembly and the allocation of shared expenses. It is not an arbitrary calculation or a simple division by the number of units: it follows criteria set by the Civil Code and established technical practice, and requires the involvement of a licensed professional. Here is how the millesimi of a condominio are determined and what happens after the professional completes the work.

What millesimal tables are and what they are for

Millesimal tables express, in thousandths, the value of each unit relative to the value of the whole building, which by convention is set at one thousand. They serve two main purposes: calculating each owner's share of voting power at the assembly, where majorities are measured both by number of owners and by millesimi, and determining each owner's share of the cost of maintaining common areas, except where the law or the bylaw sets different criteria tied to actual use of the asset.

Calculation criteria: surface area and coefficients

The basic criterion for drafting millesimal tables starts with the surface area of each unit, measured according to standardized technical rules that account for the intended use of the various spaces. Corrective coefficients are then applied to the surface area, reflecting factors such as the floor level of the unit, its orientation, natural light, access to balconies or terraces, and generally every element affecting the relative value of the unit compared with the others. The result is therefore not a simple proportion of square meters, but a weighted value reflecting the comparative merit of each property within the same building.

• Measuring the surface area of each unit under standardized technical criteria.
• Applying coefficients for floor level, orientation and natural light.
• Coefficients for the presence of balconies, terraces or other accessory features.
• Normalizing the resulting values so the total adds up to one thousand millesimi.

The role of the surveying professional

Drafting millesimal tables requires specific technical expertise and is entrusted to a licensed professional, typically a surveyor, architect or engineer with experience in condominio matters. The professional carries out measurements of each unit, applies the coefficients set by established practice, and produces a report showing, for each unit, the calculated surface area, the coefficients applied and the final millesimal value. Careful work at this stage reduces the risk of later disputes, since every value can be traced and verified back to the underlying survey data.

Approving millesimal tables at the assembly

Once prepared by the professional, millesimal tables must be approved by the condominio assembly. For the first adoption of tables in a condominio that has none, case law has clarified that the qualified majority required for ordinary management resolutions is sufficient, whereas unanimity was previously considered necessary: this shift has made it easier for condomini that had never formalized their tables to fill that gap. The situation is different when revising or amending tables that already exist and were previously approved, which requires the unanimous consent of the owners or, alternatively, a court finding of the error or change justifying the revision.

When millesimal tables can be amended

Millesimal tables can be corrected or amended when it turns out they were drafted based on an error, or when the building's original conditions have changed materially, for example following an added floor, an extension, or significant structural changes that alter the proportional value of individual units. In these cases the amendment can happen with the consent of all the owners concerned, or through a court proceeding establishing the error or the changed circumstances requiring revision, protecting anyone who would otherwise bear a share of costs no longer matching the real value of their unit.

Millesimal tables are not set in stone: they can be revised where an error is established or where the building's conditions have changed materially.

Attachment to the condominio bylaw

Once approved, millesimal tables are attached to the condominio bylaw, of which they form an integral part. This attachment formalizes the link between the document governing condominio life and the proportional values underlying voting rights and cost allocation. Keeping the tables together with the bylaw and the condominio's other foundational documents, such as the founding deed and the assembly minutes approving their adoption, is essential for management transparency and for responding quickly to any request for clarification from the owners.

Why digital management helps keep millesimal tables in order

In daily practice, correctly applying millesimal tables to budgets and financial statements requires a tool that reliably links each unit's millesimi to cost allocation, avoiding manual errors that could trigger disputes. AmministraPro lets you upload approved millesimal tables and use them automatically in cost allocations, keeping every change traceable over time. You can see how it works on the features page or compare the available plans on the pricing page.