Super-Condominium Thousandths Tables: How They Form

The super-condominium's thousandths (millesimi) tables are the tool that shares the expenses of assets and services common to several buildings among the buildings of the complex. They are distinct from the individual condominiums' tables and are formed on the basis of the criteria of Article 1123 of the Italian Civil Code, recalled for the super-condominium by Article 1117 bis. A correct table is the premise for fair allocations and for resolutions that are hard to challenge.

What they are for and how they differ from a condominium's

The individual condominium's tables share the expenses of the parts internal to the building, such as the roof or the stairs, among that building's owners. The super-condominium's tables instead share the expenses of the assets common to several buildings among the buildings of the complex. These are two distinct levels that must never be confused: using a single table for everything leads to wrong allocations.

In a super-condominium the sharing base is not the individual owner but, at first, the building: you establish how much each building weighs on the common assets, and each building's share is then allocated internally among its owners according to that condominium's tables.

How the tables are formed

Formation starts from estimating the value of the units and buildings and their relationship with the common assets. For general expenses you look at proportional value; for assets serving the buildings unequally you consider use and the actual benefit each building draws. The table turns these elements into thousandths, that is shares out of one thousand.

• Estimating the value of the complex's units and buildings.
• Identifying the common assets and their purpose in serving the buildings.
• Applying the criteria of Article 1123: value for general expenses, use for differentiated services.
• Turning them into thousandths and forming distinct tables for the different assets.
• Checking consistency with the rulebook and with the individual condominiums' tables.

Why distinct tables per service are needed

Not all common assets serve the buildings equally. The road may serve the buildings farther from the entrance more, the heating system weighs according to consumption, the garden may concern everyone uniformly. That is why good practice keeps distinct tables for the different services, so each allocation reflects real use. A single general table would risk making a building pay more than it actually uses.

The criteria of Article 1123

Article 1123 sets three criteria: proportion to value for the expenses of upkeep and enjoyment of the common parts; sharing by use when an asset serves the buildings unequally; charging only the buildings concerned when an asset serves only some of them. The super-condominium's tables apply these criteria to the assets common to several buildings, distinguishing between general expenses, differentiated services and partial assets.

Approving the tables

Tables that merely apply the statutory sharing criteria, without departing from them, are declaratory in nature and can be approved by the meeting with the majority of Article 1136 second paragraph. Tables that instead depart from the criteria of Article 1123, for example exempting a building or altering the weights, are contractual in nature and require every participant's consent. The distinction is decisive for the resolution's validity.

Revision and correction

Tables can be revised or corrected when an error in their formation emerges or when the conditions of the buildings or common assets change significantly, for example through the construction of new parts or the detachment of a building. Revision brings the shares back to current reality and prevents outdated allocations from causing disputes. It is a task not to be postponed when the complex changes.

Managing the tables with software

Management software for multi-building structures lets you set up distinct tables for each of the super-condominium's common assets, apply the criteria of Article 1123 and recalculate shares when the complex changes. AmministraPro manages condominiums and super-condominiums with multiple tables and produces separate statements for each level, so every allocation matches the correct table and can be verified by the owners. You can see how it works on the features page or compare the plans in the pricing section.