Fire prevention in shared condominium garages

The shared garage, with its vehicles, fuels and sometimes technical plant, is one of the highest fire-risk areas in a condominium. When the covered surface exceeds the threshold set by fire-safety rules, the activity becomes subject to Fire Brigade oversight and triggers a set of documentary and management duties. The condominium manager, who has custody of the common areas, must know these obligations to avoid exposing the building to penalties and liability in the event of a fire.

When the garage is subject to Fire Brigade oversight

Garages fall among the activities listed in Presidential Decree 151/2011, which governs fire-prevention procedures. The reference threshold relates to the covered surface: above a certain size the activity must be classified and made subject to a Certified Notification of Start of Activity (SCIA) for fire safety, with periodic checks. Larger garages fall into the categories subject to stricter controls. Below the minimum threshold the formal duties do not apply, but the general duties of safety and sound maintenance still stand.

The design and management of fire safety refer to the Fire Prevention Code (Ministerial Decree of 3 August 2015) and the dedicated vertical technical rule for garages (Ministerial Decree of 15 May 2020), which governs escape, compartmentation, ventilation and protection systems according to the features of the premises.

The main duties

• Assessing the classification of the activity under Presidential Decree 151/2011 based on surface and features.
• Filing the fire-safety SCIA with the provincial Fire Brigade command when required, with technical documentation drawn up by a qualified professional.
• Periodic renewal of the fire-safety attestation or conformity within the terms set for the category.
• Keeping the register of checks on safety systems and equipment.
• Maintaining extinguishers, emergency lighting, any detection systems and signage.

The bans to enforce in the parking boxes

Many fires start from the wrong behaviour of individual owners. In the boxes and manoeuvring lanes it is necessary to ban the storage of unrelated combustible materials (cardboard, furniture, tyres in quantity, paints), the storage of LPG cylinders and the non-compliant charging of vehicles or batteries. Charging stations for electric cars must be installed according to technical rules and with verified systems. Blocking transit routes and exits is especially dangerous because it hinders escape and rescue operations.

Cost allocation and resolutions

Works on the shared garage are shared among the owners who use it, in proportion to the thousandths (millesimi) of the common part concerned, under the criteria of Articles 1123 and following of the Italian Civil Code. Fire-safety upgrade works, when required by law, are mandatory maintenance: the owners' meeting resolves on them with the ordinary majorities of Article 1136, but the manager may independently order urgent works under Article 1135, subject to reporting to the next available meeting.

The manager's liability

Article 1130 of the Italian Civil Code requires the manager to deliver the common services and to preserve the common parts. Neglecting the garage's fire-safety duties may amount, besides the Fire Brigade's administrative penalties, to liability for damage to persons or property arising from the fire. It is therefore essential to keep the schedule of obligations up to date and to retain the technical documentation.

Keeping deadlines and documents under control

In practice the greatest risk is losing track of deadlines: fire-safety renewals, periodic checks, meeting minutes and maintenance contracts. With management software such as AmministraPro the manager files certifications and minutes in an orderly way and receives automatic alerts on safety deadlines. The features for document and compliance management are on the /funzioni page, while the plans and their costs are described in /prezzi.