Supercondominio: definition, management and meeting

A supercondominio is the situation created when several buildings or several autonomous condominiums share some common parts or services, such as an entrance driveway, a centralised heating system, a car park or a sewage network. Each building remains a condominium in its own right, but the assets shared by all give rise to a higher-level management. The 2012 reform gave this figure an explicit legal basis with article 1117 bis of the Italian Civil Code.

The definition under article 1117 bis of the Civil Code

Article 1117 bis extends the condominium rules to all cases in which several property units or buildings, or several condominiums of units or buildings, have common parts under article 1117. This is the provision that recognises the supercondominio: where assets and services are common to several buildings, the condominium rules apply, as far as they are compatible.

The supercondominio requires no formal deed of constitution: it arises in fact the moment the assets common to several buildings come into use. It is therefore important to distinguish what is common to a single building from what is common to the whole complex, because all the management rests on this distinction.

Typical common parts and services

• Driveways, courtyards and internal roads giving access to the various buildings.
• Centralised heating, water or sewage systems serving several buildings.
• Green areas, car parks and shared common rooms.
• Electrical substations, lifts or concierge services for the whole complex.

How management of the supercondominio works

The supercondominio has its own organs, distinct from those of the individual condominiums: a meeting that decides on the parts and services common to the complex, and an administrator who manages them. The costs of the assets common to all are shared among the buildings under the general criteria of article 1123, based on dedicated millesimal tables for the supercondominio. The costs of a single building instead remain internal to that condominium.

In practice an owner may receive two allocations: one from their own condominium, for the roof or stairs of their building, and one from the supercondominio, for the driveway or the system shared by all. Keeping the two sets of accounts separate is essential for clarity and to avoid disputes.

The supercondominio meeting

The supercondominio meeting decides on the ordinary management of the parts common to all condominiums and on the appointment of the administrator. When participants are few, all owners may take part directly. Extraordinary decisions, such as improvements to the assets common to the complex, instead involve all participants under the majorities proper to those matters.

The representative rule beyond sixty participants

When the participants in the supercondominio total more than sixty, the law introduces a simplifying rule: for the ordinary management of the parts common to several condominiums and for the appointment of the administrator, each condominium must designate its own representative to the supercondominio meeting. This keeps the meeting manageable even in very large complexes.

The representative rule applies to ordinary management and to the appointment of the administrator. For other decisions, individual owners remain involved.

The representative is chosen by the meeting of their own condominium and brings to the supercondominio meeting the position already formed within it. It is a liaison figure, not an agent free to decide against the instructions received.

The notice of meeting must be correctly addressed to the designated representatives and, in their absence, the procedure for their appointment must be followed. A flaw in the notice or in the chain of delegations is among the most frequent causes for challenging supercondominio resolutions, which is why the formal side should not be neglected.

Supercondominio, partial condominium and property complex

The supercondominio must be distinguished from other nearby figures. In a partial condominium, some assets serve only part of the owners within the same building. In a property complex with fully autonomous assets, instead, there may be no common part at all and therefore no supercondominio. The dividing line is always the actual presence of parts or services common to several buildings.

The distinction is not merely theoretical: it determines which rules apply, how the meeting is called and how costs are shared. Misqualifying the situation, treating as a supercondominio what is a simple set of autonomous buildings, or the reverse, leads to resolutions and allocations that are easily challenged. In doubtful cases it is best to reconstruct precisely the ownership of the assets and their actual use for common service.

The most common management mistakes

• Mixing the costs of a single building with those common to the complex.
• Failing to prepare separate millesimal tables for the supercondominio.
• Ignoring the representative rule beyond sixty participants.
• Calling the meeting incorrectly, with a resulting risk of challenges.

Managing a supercondominio with software

Management software helps keep the accounts of the individual buildings separate from those of the supercondominio, applying the correct tables to each and producing distinct allocations. AmministraPro handles complex structures with several buildings and several tables, so the administrator keeps each level clear and verifiable and produces separate statements for the condominium and for the supercondominio. You can see how it works on the features page or compare the plans in the pricing section.