How to manage a horizontal condominium

What counts as common in a horizontal condominium

Article 1117 of the Civil Code lists common parts by function, not by building shape: internal access roads, gates and fencing, common green areas, external lighting, and any shared water, gas, or drainage networks fall under this article whenever they serve two or more units, exactly as a staircase would in a vertical building. The list is not exhaustive, so a shared irrigation system or a common parking area follows the same logic if it serves multiple owners.

What differs in practice is proportion: a horizontal condominium typically has fewer truly shared structural elements (no common roof over all units, no single facade) and more shared infrastructure and open space. This means the administrator must map common parts carefully at the outset, because owners sometimes assume a private driveway or a boundary wall is common when it legally is not, or the reverse.

Building tables that reflect real use of shared roads and networks

Millesimal tables (tabelle millesimali) under article 68 of the implementing provisions of the Civil Code must reflect the value of each unit relative to the whole. For horizontal condominiums, a general property table is often paired with one or more use tables when a shared road, gate, or network serves only some of the units, as allowed by article 1123, second paragraph, which ties cost distribution to the extent each owner actually uses the common part.

This matters because charging every owner equally for a private lane that reaches only three houses out of fifteen would not reflect the criterion set by article 1123. Building separate use tables at the outset, rather than after a dispute, avoids the recurring complaint that some owners pay for something they never use.

Accounting and cost allocation for shared infrastructure

Ordinary maintenance of shared roads, gates, and networks (resurfacing, gate motor servicing, pipe repairs) is billed according to the relevant table and reported in the annual financial statement (rendiconto condominiale) the administrator must present each year under article 1130 bis. Extraordinary works, such as replacing an entire shared drainage line, typically require an assembly resolution with the majorities set by article 1136.

Because horizontal condominiums often have irregular or occasional shared expenses (a stretch of road resurfaced every several years, a gate replaced after decades), it helps to keep a clear expense history per common part rather than a single undifferentiated ledger, so owners can verify why a charge appears in a given year. Software such as AmministraPro supports management with separate tables per shared part, digital accounting, and assembly tools, which is useful precisely because a horizontal condominium tends to have several distinct cost centers rather than one building-wide one.

Assemblies and communication when owners are spread across separate units

The assembly remains the decision-making body under articles 1135 and 1136, with the same convocation and majority rules as any condominium. In practice, horizontal condominiums often see lower attendance because owners live in physically separate houses and may feel less involved in day-to-day building life than residents sharing a stairwell.

Clear, timely communication (agenda, financial statement, and any use table changes sent well ahead of the meeting) and a channel for quick updates between assemblies help keep owners informed about the state of shared roads, gates, and networks, reducing the sense of distance that a scattered layout can create.

Frequently asked questions