Thermostatic valves in a condominium: how they work

Thermostatic valves are devices fitted to radiators to automatically regulate the flow of hot water according to the desired room temperature. In a condominium with central heating they let each dwelling control its own heat and, together with the allocators, measure how much it consumes. Their installation is an integral part of the thermoregulation and metering obligation set by Legislative Decree 102/2014, and requires an owners' meeting resolution that the manager must handle correctly.

How a thermostatic valve works

The thermostatic valve replaces the old manual radiator knob. It has a sensor that detects the room temperature and gradually closes the water passage when the room reaches the set value, reopening it when the temperature drops. In practice the radiator stops heating when it is not needed, cutting waste. The owner sets a numeric scale corresponding to increasing temperatures, choosing a different comfort level for each room.

Valves and allocators: two distinct functions

The two devices should not be confused. The thermostatic valve regulates heat, that is, thermoregulation. The allocator, fitted to the body of the radiator, measures consumption, that is, indirect metering. Together they make it possible both to control heating and to split the cost by actual consumption. In systems with horizontal distribution, instead of allocators, heat meters can be used that directly measure the energy entering the apartment.

When they are mandatory

Installing thermostatic valves and metering systems is mandatory in buildings with a central system or district heating, unless a technician certifies that the work is technically impossible or not cost-effective. The legal obligation, originally set at 31 December 2016 and postponed to 30 June 2017, remains binding for condominiums not yet compliant. Failure to install exposes the building to administrative fines between 500 and 2,500 euro.

The owners' meeting resolution

Since this is a legally mandated intervention, installing valves and meters can be approved with the ordinary majorities required for maintenance of the system, without the reinforced majorities needed for improvements. The manager puts the choice of system, the quotes and the spending plan on the agenda. It is useful to attach the technical documentation to the minutes and, where necessary, the report justifying any exclusion of individual dwellings.

Benefits for the condominium

Beyond meeting the legal obligation, valves and allocators bring concrete benefits:

• Less waste thanks to room-by-room regulation
• Fairer cost allocation, proportional to real consumption
• Greater living comfort with adjustable temperatures
• Transparency in condominium heating bills
• Better overall energy efficiency of the building

Maintenance and replacement

Valves and allocators must be kept efficient and periodically checked. Allocators run on batteries and have a limited lifespan: when they expire they must be replaced so they keep providing reliable readings. More recent rules also require devices to be readable remotely, with compliance completed by 2027: models not fit for remote reading will gradually be replaced. The manager must track these deadlines and schedule the work so the system does not fall out of compliance.

AmministraPro lets you record the installed devices, keep track of allocator replacement deadlines and import readings for the annual heating allocation. See how to manage maintenance and metering of the system on /funzioni and choose the plan that best suits your practice on /prezzi.