Practical regulations
Managing a building leaving a supercondominium
A supercondominium exists when several buildings, each with its own condominium administration, share certain common assets or services: a courtyard, a centralized heating system, a green area. Article 1117 bis of the Italian Civil Code extends condominium rules, including those on common parts, to these arrangements. When a building leaves, meaning it stops taking part in the shared management, an informal notice is not enough: specific resolutions are required, the residual common parts need to be redefined, and separate accounting must remove any ambiguity about outstanding expenses and credits. This guide covers the practical steps for administrators and owners, and how a platform like AmministraPro can simplify the administrative side of the transition.
When an actual leaving occurs
A building leaves the supercondominium when it stops using the common assets or services shared with the other buildings: for example, if it installs its own autonomous heating system instead of relying on the centralized one, or if a shared access point is replaced by an independent one. This is not an automatic exit from co-ownership of parts that remain objectively common by their function, such as a courtyard still serving multiple buildings: on those, the co-ownership tie remains unless structural changes alter their function.
It is essential to distinguish two levels: leaving a shared SERVICE (heating, concierge, maintenance of a specific system), which the individual building can decide with adequate notice and technical checks, and changing the intended use of common PARTS, which requires a supercondominium assembly resolution with the majorities required for innovations or changes of intended use.
The required resolutions
The correct path generally involves several distinct resolutions, each with a precise role in legitimizing the departure and regulating its effects on the other buildings in the supercondominium.
- A resolution by the individual building's assembly approving the request to leave the shared service, accompanied by a technical report confirming no additional burden falls on the other buildings, a requirement drawn by analogy with article 1118 paragraph 4 of the Civil Code on disconnecting from centralized systems
- A resolution by the supercondominium assembly, or at minimum a formal notice backed by the administrator's verification, acknowledging the departure and regulating its effects on the millesimal tables, outstanding expenses, and any adjustment works needed on the remaining systems
- If the departure also changes the intended use of common parts, for instance closing a shared passage, a resolution with the qualified majorities required by article 1136 for innovations is needed, not a simple ordinary majority
Residual common parts and article 1117 bis
Article 1117 bis clarifies that condominium rules also apply when multiple units or buildings, even with separate administrations, share systems or services. After the departure, it is necessary to precisely redefine which assets remain objectively common to all remaining buildings and which were tied only to the building that left: a frequent mistake is leaving references in the supercondominium regulation to systems or areas that no longer actually serve all participants, generating future disputes over expense allocation.
Good practice is to update the supercondominium regulation and the millesimal tables at the same time as the departure, explicitly indicating which shares remain valid for the residual assets and which lapse for the building that left.
Separate accounting and outstanding credits
Leaving does not extinguish obligations already accrued: the departing building remains liable for expenses tied to resolutions approved before it left, including any installments for extraordinary works already resolved. It is essential to prepare a closing statement specific to the departing building, clearly separating past obligations from the new arrangement, so that subsequent payments are not confused with residual ones.
On this front, a digital condominium accounting system such as AmministraPro genuinely helps: tracking payments by individual unit and being able to isolate a single building within a supercondominium view makes it easier to produce the closing statement the departure requires, with less room for error than a manually managed spreadsheet.
Frequently asked questions
Can a building leave the supercondominium with a simple written notice?
Generally not. Leaving a shared SERVICE, such as centralized heating, requires a resolution by the interested building's assembly accompanied by a technical report showing no additional burden on the remaining systems, following the principle set out in article 1118 paragraph 4 of the Civil Code for disconnecting from systems. If the departure also changes the intended use of common parts, a supercondominium resolution with the qualified majorities required by article 1136 for innovations is needed. An informal notice, without resolutions and technical verification, exposes the building to challenges from the others.
Does the departing building still have to pay expenses resolved before it left?
Yes. Obligations tied to resolutions approved before the departure remain due, including any installments for extraordinary works already resolved on the building or on shared common parts. The departure only takes effect going forward: this is why a dedicated closing statement is essential, clearly separating what came before from the new arrangement, avoiding ambiguity over what has already been paid and what remains owed.
What happens to the millesimal tables after the departure?
They need to be updated to reflect the new composition of the residual common assets: millesimal shares calculated including the departing building are no longer correct for allocating expenses on the assets that remain common to the remaining buildings. Good practice is to prepare new tables at the same time as the resolution acknowledging the departure, explicitly stating which assets remain common and which buildings they refer to, to avoid future disputes over expense allocation.
Does the supercondominium regulation need to be amended after a departure?
Yes, it is strongly advisable. Article 1117 bis extends condominium rules to arrangements with multiple buildings and separate administrations that share common assets or services: if the regulation keeps referring to systems or areas that no longer serve all participants, it creates interpretive ambiguity and potential disputes over future expense allocation. Updating the regulation together with the millesimal tables at the time of the departure closes the matter in an orderly way.
How can separate accounting be tracked reliably after the departure?
Past expenses and payments need to be clearly isolated from the new arrangement, with a closing statement dedicated to the departing building. A digital condominium management platform such as AmministraPro allows payments and expenses to be tracked by individual unit and by individual building within a supercondominium, which makes it easier to produce the separate statement these cases require, reducing the error risk typical of manual spreadsheet management.
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