How to manage shared common assets in a supercondominium

Step 1: identify the common assets precisely

The first step is to establish clearly which assets are actually common to several buildings and to which buildings. Article 1117 of the Italian Civil Code lists common parts by way of example, but in a supercondominium the identification must be anchored to the title deeds, the conveyances and any regulations: an asset may be common to all buildings, or only to some.

A recurring mistake is to assume that an asset is jointly owned without verifying its title. Before setting up management it is worth drawing up a list of the shared assets indicating which buildings each one serves, because both the allocation criteria and the rights of use and vote depend on this.

Step 2: plan ordinary and extraordinary maintenance

Maintenance of the shared common assets is among the supercondominium's management tasks. Ordinary maintenance falls within the manager's powers under Article 1130 of the Italian Civil Code, while significant extraordinary maintenance works must be resolved by the meeting and may require setting up a special fund under Article 1135.

• Schedule ordinary maintenance of the common systems and areas, keeping a register of works and deadlines
• Bring extraordinary works to the meeting, with quotes and clear allocation criteria among the buildings
• Set up, where required, the special fund for extraordinary works equal to the amount of the works, as required by Article 1135
• Keep the technical documentation and certifications of the shared systems, also useful for safety checks

Step 3: regulate the use of common assets among the buildings

The use of common assets is governed by Article 1102 of the Italian Civil Code: each participant may use them provided they do not alter their purpose and do not prevent the others from making equal use. In a supercondominium, where users belong to different buildings, it is useful for the regulations to set shared rules of use, for example for common parking areas, green areas or technical rooms.

Rules of use prevent the typical conflicts between buildings, such as the exclusive occupation of common spaces by the owners of a single building. Where use is potentially conflicting, it is best to define objective criteria and, if necessary, rotations, so that no building prevails over the others.

Step 4: allocate liability correctly

Managing common assets entails liability, including liability for damage caused by assets in custody under Article 2051 of the Italian Civil Code. In a supercondominium it is important to be clear who has the custody and maintenance of each shared asset, so as to correctly identify liability in the event of damage to third parties or to the participants themselves.

Orderly documentation of maintenance works and periodic checks is not only good administration: it is proof that the manager has fulfilled the custody obligations, a decisive element in any dispute.

Step 5: keep orderly document management

Identification of assets, maintenance contracts, minutes of resolutions on works, system certifications, register of deadlines: the volume of documents in a supercondominium with several shared assets is considerable. Keeping everything orderly and accessible is the condition for effective management and for responding promptly to requests from the participating buildings.

Management software such as AmministraPro lets you catalogue the shared common assets, schedule maintenance with deadline trackers, archive contracts and certifications and link each work to the related resolutions and expenses. The features for property and maintenance management are described on the /funzioni page, while the plans are listed on /prezzi.

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