Supercondominium Assembly and the Appointment of Representatives

When a residential complex consists of several independent buildings that nonetheless share certain assets, such as the access driveway, a purification plant or a common green area, Italian law refers to it as a supercondominium (supercondominio). Its assembly follows special rules designed precisely to avoid forcing hundreds of owners to physically gather every time a decision is needed on assets shared by every building. Understanding how the supercondominium assembly and its representatives work is essential for anyone managing this kind of complex.

What a supercondominium is

A supercondominium arises when several buildings, each organized as an independent condominium with its own assembly and its own administrator, share certain assets or services common to the whole complex. No special founding deed is required: the supercondominium exists as a matter of fact whenever assets are objectively shared among multiple buildings, such as internal roads, parking areas, centralized technical systems, green spaces or a concierge service serving the entire development.

The sixty-participant threshold

A specific rule applies once the number of participants in the supercondominium exceeds sixty. Above this threshold, for the ordinary management of assets and services shared by all buildings, each individual condominium no longer sends every one of its owners to the supercondominium assembly; instead it appoints one representative who acts on behalf of the whole building in that forum. The purpose is to avoid unmanageable meetings with hundreds of entitled participants, while still preserving each building's representation.

Below the sixty-participant threshold, by contrast, all owners from every building may attend and vote personally at the supercondominium assembly, unless the regulations provide otherwise.

How the representative is appointed

Each condominium's representative is appointed by that building's own assembly, under the ordinary majority rules applicable to management decisions. The representative does not have to be the condominium's administrator, although in practice the choice often falls on that person for continuity of management, but it can equally be an owner specifically delegated to the task. The appointing resolution should clearly state the limits of the mandate given, particularly for decisions involving significant expenditure.

The limits of the representative's powers

The representative does not hold an unlimited mandate: the role covers ordinary management of assets and services shared by all buildings in the complex. For more significant decisions, particularly those exceeding ordinary administration or having a major impact on shared assets, it remains preferable, and sometimes necessary, to inform the individual building's own assembly, even when the resolution is formally passed by the representative at the supercondominium level.

• Ordinary management of assets shared by all buildings
• Maintenance of driveways, gates, centralized systems
• Allocation of shared costs among the various buildings
• Liaison with the supercondominium administrator, if one is appointed

The supercondominium administrator

A supercondominium may have its own administrator, distinct from those of the individual buildings, tasked with managing assets common to the whole complex. This role covers maintenance of shared supercondominium areas, collection of contributions from the various buildings either through their representatives or directly from individual owners depending on how the structure is organized, and convening the supercondominium assembly when required.

Allocating costs among buildings

A delicate practical issue is allocating costs relating to supercondominium assets among the different buildings. The general criterion refers to each building's proportional value within the complex, calculated through dedicated supercondominium apportionment tables, distinct from the tables used within each individual condominium, which apply only to costs internal to that building.

Notices and convening the assembly

Once participants exceed the sixty threshold, notice of the supercondominium assembly must be sent to the appointed representatives rather than to every individual owner, considerably simplifying the administrative burden of sending notices. It remains good practice, though, for each representative to promptly inform the owners of their own building about the outcome of resolutions, to keep the management of shared assets transparent.

The representative mechanism does not reduce owners' rights. It makes manageable an assembly that would otherwise gather hundreds of people to decide matters that are often technical and routine.

Managing a supercondominium means coordinating multiple buildings, multiple assemblies and different cost allocation criteria, a task made considerably easier by software built for condominium management. AmministraPro supports the management of complex structures such as supercondominiums, with dedicated tools described on the features page and plans outlined on the pricing page.