Practical guide
Who pays the ground-floor expenses in a condominium
The owner of a ground-floor unit has a particular position in the allocation of expenses. They do not use the stairs to reach the upper floors, nor the lift, so the law reduces or excludes their share for the portion tied to the use of these systems. They remain liable, however, for the preservation costs of common parts that concern them too, such as the roof, load-bearing walls, foundations and general services. The key is Article 1124 of the Italian Civil Code for stairs and lifts and the criteria of Article 1123 for other items. This guide clarifies, item by item, what a ground-floor resident pays and what they do not.
Stairs and lift: the rule of Article 1124
Article 1124 provides that the maintenance and replacement costs of stairs and lifts split half by ownership thousandths and half in proportion to the height of each floor from the ground. The ground-floor owner, who does not go up, therefore contributes to a much smaller extent than the upper floors.
One often misunderstood point must be clarified: the ground floor is not entirely exempt. The share calculated on ownership thousandths, meaning the half tied to preservation of the common asset, remains owed even by those who do not use the stairs, unless the regulation provides an express exemption. In practice it is exempt from the portion proportional to height, which reflects use.
Expenses the ground floor pays anyway
Many common parts serve the whole building, ground floor included, and their expenses split by thousandths under Article 1123 paragraph 1. The ground-floor owner is fully liable for them.
- Roof and flat roof terrace that cover and protect the whole building.
- Load-bearing walls, foundations and structural frame.
- Facade and architectural decorum of the building.
- Sewage system and common ducts that also serve the ground floor.
- The condominium manager's fee and general management costs.
- Comprehensive building insurance.
The case of the roof and load-bearing walls
A recurring doubt concerns the roof: why should the ground floor pay for it if it does not live directly beneath it? The answer lies in the function of the covering, which protects the stability and preservation of the whole building, and therefore the ground-floor unit too. The roof is a common part under Article 1117 and its expense splits by thousandths among everyone.
The same applies to load-bearing walls and foundations: they are structural elements that support the whole building. The ground floor, indeed, rests directly on foundations whose integrity concerns it directly. There is therefore no exemption for these items, which follow the general rule of allocation proportional to property value.
Courtyards, gardens, entrance halls and entrances
For the entrance hall, main door and entrances the ground floor is often the first user, having to cross them to reach its own unit. The related expenses follow thousandths or use, without particular exemptions. Common courtyards and gardens are generally split by thousandths, subject to regulation clauses or use tables.
Some cases deserve attention. If the ground floor has an independent access directly from the street and does not use the common entrance hall, an exemption provided by the regulation may exist for that specific item. Absent a clause, however, co-ownership of the common part entails the duty to contribute to its preservation.
Setting the ground-floor shares correctly
Managing the ground floor's partial exemptions requires distinct tables: one for preservation, one for the use of stairs and lift, with the application of the Article 1124 formula. Calculating them by hand is an easy source of errors, especially when there is more than one ground-floor unit or there are exemptions from the regulation.
With software such as AmministraPro you can set up separate tables by thousandths and by floor height, apply the exemptions provided by the regulation and generate allocations that correctly reflect the ground floor's position. The features are described on the /funzioni page and the plans on the /prezzi page.
Frequently asked questions
Does the ground floor pay the lift expenses?
Partly. Article 1124 splits the expense half by ownership thousandths and half by floor height. The ground floor is exempt from the height-proportional portion, tied to use, but normally remains liable for the thousandth share relating to preservation, subject to regulation exemptions.
Why does the ground floor pay for the roof?
Because the roof is a common part under Article 1117 and protects the stability and preservation of the whole building, including the ground-floor unit. Its expense splits by thousandths among all owners under Article 1123 paragraph 1, with no exemption for the ground floor.
Is the ground floor exempt from the stair expenses?
Not entirely. It is exempt from the portion proportional to floor height, which reflects the use of going up, but remains liable for the half calculated on ownership thousandths for preservation of the asset, unless the regulation provides an express exemption.
If the ground floor has an independent entrance, does it pay the hall?
It depends on the regulation. If a clause provides an exemption for those who do not use the common hall having direct access from the street, the exemption applies. Absent a clause, co-ownership of the common part entails the duty to contribute to its preservation.
How do I manage ground-floor exemptions with software?
You need distinct tables for preservation and for use, with the Article 1124 formula. AmministraPro lets you set up tables by thousandths and by floor height, apply the regulation's exemptions and generate correct allocations: the features are on /funzioni and the plans on /prezzi.
Try AmministraPro
Accounting, thousandths-based cost splitting, meetings, communications and artificial intelligence in a single Italian software, compliant with UNI 10801 and GDPR.