Types of condominium: classification and applicable rules

The condominium is a single legal figure, but it appears in different forms depending on the structure of the property and the number of owners. The most useful classification distinguishes the vertical condominium, the horizontal one, the minimal condominium, the partial condominium and the super-condominium. In all cases the basic rules are those of Articles 1117 and following of the Italian Civil Code, but some practical rules change according to the type. Knowing the differences helps to manage common parts, expenses and meetings correctly.

Vertical condominium: the classic model

The vertical condominium is the one that comes to mind spontaneously: a building developed in height, divided into floors and apartments belonging to different owners, with common parts such as the foundations, the main walls, the stairs, the roof and the lift. It is the typical form directly addressed by the Civil Code rules. The presumptions of common ownership in Article 1117 and the allocation criteria in Articles 1123, 1124 and 1126 were designed precisely for this structure.

Horizontal condominium: villas and terraced houses

The horizontal condominium arises when units develop horizontally, such as adjoining villas or terraced houses, each autonomous but with some parts in common. The Court of Cassation has clarified that the presence of common parts listed in Article 1117, such as the access driveway, the gate, the parking, the garden, the sewer or water network, is enough to constitute a condominium, regardless of development in height. The same rules as the vertical condominium apply to this type, insofar as they are compatible with the absence of a single building.

Minimal condominium: only two owners

The minimal condominium is the one formed by only two owners. Despite the small number, condominium rules apply: there are common parts, contribution obligations and rules on decisions. The real practical problem of the minimal condominium is the possible decision deadlock when the two owners do not agree, since no majority can be formed. In these cases, for necessary management acts, the solution is recourse to the judicial authority, which decides in place of the blocked meeting.

Partial condominium: common parts serving only a group

The partial condominium is not a separate building but a situation internal to the condominium: some parts serve only a portion of the building and not all owners. This is the case of a staircase or a system serving only some units. For those parts, expenses fall solely on the owners who benefit, under Article 1123, third paragraph, and only the owners concerned take part and vote in the related decisions. It is an important figure so that everyone does not pay for what serves only a few.

Super-condominium: several buildings, shared common assets

The super-condominium is the structure linking several distinct condominiums, each autonomous, that share assets or services common to the whole complex: driveways, systems, green areas, a caretaker service. Each condominium keeps its own meeting and administration, while specific rules exist for managing the higher-level assets, including appointing representatives of the individual condominiums for decisions on the ordinary administration of common services. Sharing of common expenses follows the proportional values of the condominiums that benefit.

• Vertical: building in height, full Civil Code rules
• Horizontal: villas or terraced houses with common parts under Art. 1117
• Minimal: two owners, deadlock resolved by the judge
• Partial: parts serving only one group, expenses and vote to those concerned
• Super-condominium: several condominiums with higher-level common assets

Why classification matters in management

Identifying the correct type is not a theoretical exercise: it determines who pays expenses, who votes on decisions and which millesimi tables to use. A classification error leads to wrong allocations and to challengeable resolutions. In many complexes several figures coexist, for example a super-condominium made up of horizontal condominiums that internally contain parts subject to partial condominium.

Managing different types with consistent tables and allocations is easier with a tool that models each condominium with its real structure. With AmministraPro the administrator sets up vertical, horizontal, minimal, partial condominiums and super-condominiums with their respective tables and allocation rules, reducing errors. The available features are on the /funzioni page and the plans, sized on the managed condominiums, on the /prezzi page.