Condominium and Super-Condominium: How They Integrate

A super-condominium has two levels of management that are distinct but connected: the individual building, which handles the parts internal to the building, and the complex, which handles the assets and services common to several buildings under Article 1117 bis of the Italian Civil Code. Understanding how these two levels integrate is the key to orderly management and to avoiding double charges and disputes.

Two managements, two sets of accounts

The underlying principle is separation: the individual building's condominium has its own meeting, its own manager, its own tables and its own accounts; the super-condominium has distinct ones, referring only to the assets common to several buildings. The two sets of accounts must never be mixed, because each answers to different criteria and different parties.

This separation lets each owner distinguish what they pay for their own building, such as the roof or the stairs, from what they pay for the complex, such as the driveway or a shared system. It is the basis of transparency towards the participants.

How the super-condominium share enters the building's accounts

The point of contact between the two levels is the super-condominium share. The complex meeting approves the sharing of expenses common to several buildings and assigns each building its share; this share then flows into the individual condominium's accounts, which allocate it internally among its own owners. The owner thus receives a single overall statement, but supported by two managements.

The super-condominium share must appear in the condominium's accounts transparently, so that each owner can trace their charge back to the complex expense that generates it.

The double allocation to owners

An owner in a super-condominium is generally the recipient of a double allocation: that of their own condominium, for the parts internal to the building, and that derived from the super-condominium, for the assets common to the complex. The two allocations use different tables, because the bases differ: the individual building's thousandths for the internal parts, the super-condominium's thousandths for the assets common to several buildings.

• Individual condominium allocation: roof, stairs, facade and the building's internal parts.
• Allocation derived from the super-condominium: driveway, gate, garden, systems common to several buildings.
• Distinct tables for the two levels, never a single table for everything.
• A single payment notice to the owner, but with items traceable to each level.

Coordination between managers

In large complexes the super-condominium manager and the individual buildings' managers are different parties. Coordination is essential: the complex manager tells each condominium its share and the deadlines, while the individual buildings' managers enter it in their own accounts and collect it from the owners. Delays or communication errors turn into arrears and tension between the managements.

When participants exceed sixty, coordination also runs through the representatives designated by each condominium under Article 67 of the implementing provisions, who bring their building's position to the super-condominium meeting.

Arrears and collection between the two levels

Collecting super-condominium shares follows a chain: the individual condominium must pay the complex its share regardless of whether its own owners have paid. If a building is late, the super-condominium manager acts against that condominium, while the condominium manager acts internally against the defaulting owners. Keeping the two collections aligned prevents delays from piling up.

The most common mistakes

• Mixing the individual building's accounts with those of the super-condominium.
• Failing to show the super-condominium share transparently in the condominium's accounts.
• Using a single table for internal parts and assets common to several buildings.
• Neglecting coordination between the complex manager and the individual buildings' managers.

Integrating the two levels with software

Management software for multi-building structures lets you keep the individual condominiums' and the super-condominium's accounts separate, calculating each building's share and reporting it transparently in the condominium's accounts. AmministraPro manages condominiums and super-condominiums with multiple tables and produces separate statements for each level, so the double allocation stays clear for the manager and the owners. You can see how it works on the features page or compare the plans in the pricing section.