Practical guide
How to coordinate several condominiums in a supercondominium
Coordinating several condominiums in a supercondominium is above all an organisational challenge. Each building has its own management, its own meeting and its own priorities, but some assets and services must be managed together. The law, in particular Article 1117 bis of the Italian Civil Code and Article 67 of the implementing provisions, provides the legal framework, but success depends on method: clear roles, orderly communication between buildings, a shared deadline calendar and defined procedures for managing conflicts. This guide proposes an operational approach to make coordination work without friction among the participating buildings.
Step 1: clarify roles and management levels
Coordination starts by clearly distinguishing the two management levels: that of each building, with its own manager and meeting, and that of the supercondominium, which concerns only the common assets and services. Confusing the two levels is the main source of dysfunction: a work on common assets decided by a single building, or an internal expense charged to the common management, immediately generate conflict.
When participants exceed sixty, Article 67 of the implementing provisions introduces the figure of each building's representative for ordinary management and the appointment of the supercondominium manager. Defining who does what at each level, and who represents whom, is the first step of any effective coordination.
Step 2: set up orderly communication between buildings
Coordination lives on communication. A structured channel is needed between the supercondominium manager and the representatives or managers of the individual buildings, with rules on how notices, quotes, minutes and reports circulate. Fragmented communication, made of informal messages and partial information, is the most common cause of misunderstanding and distrust between buildings.
- Identify a contact person for each building, representative or manager, as a stable point of contact
- Standardise the documents that circulate between the buildings, such as notices of meeting, quotes and reports
- Set firm timings for transmitting relevant information, respecting the legal deadlines for notices
- Document important communications by means that prove receipt, as required by Article 66 for meeting notices
Step 3: build a shared deadline calendar
A supercondominium has many interwoven deadlines: meetings of the individual buildings and of the supercondominium, year-end closings, scheduled maintenance of common systems, safety checks, tax and contractual deadlines. Coordinating these appointments avoids overlaps and delays that fall on all buildings.
A shared calendar, with the common deadlines and those of the individual buildings that affect supercondominium management, makes it possible to plan meetings and resolutions in good time. For example, the appointment of representatives must be finalised before the supercondominium meeting, otherwise the constitution is vitiated.
Step 4: manage conflicts between buildings in a structured way
Conflicts between buildings are natural when different interests meet over common assets. The key is to manage them with defined procedures rather than case by case. Many disputes arise from allocations perceived as unfair or from decisions taken without adequate information: preventing them with transparent criteria and timely communication is more effective than resolving them afterwards.
When the conflict concerns the validity of a resolution, the tool of challenge under Article 1137 of the Italian Civil Code remains, but going to court is the last resort. For condominium disputes, an attempt at mediation is also required as a condition of admissibility: a path often preferable to preserve the relationships between buildings that will have to keep coexisting.
Step 5: centralise management information
Coordination becomes much simpler when information is centralised and accessible: each building's accounting position towards the common management, the resolutions adopted, the state of maintenance, the upcoming deadlines. Having a unified picture reduces friction because each building can transparently verify its own position.
Management software such as AmministraPro lets you manage a supercondominium with separate views for each building, keep a deadline calendar, track resolutions and common accounting and share information with the representatives. The features for coordination and document management are described on the /funzioni page, while the available plans are listed on /prezzi.
Frequently asked questions
Does each building in the supercondominium keep its own manager?
Yes. Each building keeps its own management and meeting for internal matters, while the supercondominium has management dedicated only to the assets and services common to several buildings. The two levels remain distinct: a building cannot decide alone on common assets, and supercondominium management does not enter the internal matters of the individual buildings. When participants exceed sixty, Article 67 of the implementing provisions provides for the appointment of a supercondominium manager.
How do you avoid the meetings of the various buildings overlapping?
With a shared deadline calendar that brings together the meetings of the individual buildings, those of the supercondominium, the year-end closings and the common maintenance. Advance planning is especially important because some obligations are sequential: for example, the appointment of the individual buildings' representatives must be finalised before the supercondominium meeting, otherwise the constitution of the meeting is vitiated and the resolutions are challengeable.
Who acts as the link between the supercondominium and the individual buildings?
The stable point of contact is normally each building's representative, provided for by Article 67 of the implementing provisions when participants exceed sixty, or the individual building's manager. A clear contact for each building, together with standardised documents and firm timings for transmitting information, is what makes communication orderly and avoids the misunderstandings and distrust between buildings that are the most common source of friction in coordination.
How do you manage conflicts between buildings over common assets?
The best route is to prevent them with transparent allocation criteria and timely communication, because many disputes arise from allocations perceived as unfair or from decisions taken without adequate information. When the conflict concerns the validity of a resolution, challenge under Article 1137 of the Italian Civil Code remains, but for condominium disputes mediation is also required as a condition of admissibility, often preferable to preserve the relationships between buildings destined to coexist for a long time.
How can coordination between several condominiums be made easier?
By centralising management information in a unified, accessible picture: each building's accounting position towards the common management, the resolutions, the state of maintenance and the deadlines. Management software such as AmministraPro lets you manage a supercondominium with separate views per building, keep a deadline calendar, track common accounting and share information with the representatives. The features are described on the /funzioni page and the plans on /prezzi.
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