Practical regulations
Managing an owner of several units in the same building
It is common for one person, a company or an estate to own two, three or more units in the same building: an apartment plus a cellar and a garage, or several flats bought over time. This does not create a special legal category, but it does change how the meeting counts votes, how the administrator allocates expenses and how communications must be organized. Getting these mechanics wrong produces void resolutions or wrong statements. This guide explains how voting weight is calculated, how expenses stay tied to each unit rather than to the person, and how a platform like AmministraPro keeps the accounting clean when one owner sits on several units at once.
How voting works when one person owns multiple units
Article 1136 of the Civil Code requires a double majority to validate most resolutions: a majority of the attending owners AND a majority of the shares (millesimi) they represent. An owner of several units is still one person for the head count, but their shares are the sum of the millesimi attached to every unit they own. This can give a single owner disproportionate weight on the shares side of the majority even though they count as one head, which is exactly what the law intends: shares reflect the size of the property interest, heads reflect the plurality of people.
In practice the meeting register and the attendance sheet must show one line per owner with the combined millesimi, not one line per unit. Delegations complicate this further: if the multi-unit owner also holds a proxy for another owner, the two millesimi packages sum again, and Article 67 of the implementing provisions caps how many proxies a single delegate can hold in larger buildings.
Millesimi and cost tables stay tied to the unit, not the person
Ordinary and extraordinary expenses under Article 1123 are allocated by unit according to its millesimi, independent of who owns it. A person owning three apartments receives three separate charge lines, one per unit, because heating consumption, ordinary maintenance shares and any special tables (elevator, stairs, roof) are computed unit by unit and can differ if the units sit on different floors or staircases.
This means the administrator cannot simply multiply a single quota by the number of units the person owns: each unit may carry a different millesimi value and may or may not benefit from a given service (a ground floor unit typically does not pay elevator costs). Keeping the ledgers separate per unit, even for the same owner, is what makes the accounting defensible if the owner sells one unit but keeps the others.
Communications and the register of owners
The register of owners kept under Article 1130 must record every unit with its own data: cadastral reference, millesimi and any real right involved. If the same person owns several units, their contact details should still be entered once per unit reference, so that convening notices, minutes and payment reminders for each unit can be tracked and proven separately, especially useful if a unit is later sold or transferred.
AmministraPro supports this structure directly: it keeps one card per real estate unit, links every card to the owner's registry profile so votes and combined millesimi are computed correctly in the assembly module, and produces per-unit statements for accounting and tax purposes. This avoids the common manual error of merging everything into one client record and losing the per-unit expense history.
Practical situations to watch
When ownership changes only for one unit: if the multi-unit owner sells one of the units, only that unit's outstanding balance and future charges transfer with the sale under Article 63 of the implementing provisions, since the incoming owner is jointly liable for the current and prior year's unpaid ordinary charges tied to that unit. The other units the person still owns are unaffected and keep their own balances. Keeping unit-level ledgers from day one, as described above, makes this split immediate instead of requiring a manual reconstruction at the transfer.
Frequently asked questions
Does an owner with several units get more votes at the assembly?
No, they remain one person for the head count required by Article 1136 of the Civil Code, but their share of the millesimi majority is the sum of the shares attached to every unit they own. Since most resolutions need both a majority of heads and a majority of millesimi, a multi-unit owner can carry significant weight on the shares side while still counting as a single head.
Can the administrator send a single combined invoice for all units owned by the same person?
It is best practice to keep expense statements separate per unit because millesimi tables, service eligibility (like elevator or heating) and payment history differ unit by unit. A combined statement makes it harder to prove the correct allocation if a dispute or a partial sale arises later. Software such as AmministraPro generates per-unit statements while still letting the administrator see the owner's full picture.
What happens to unpaid charges if the owner sells one of several units?
Under Article 63 of the implementing provisions, the buyer of that specific unit becomes jointly liable with the seller for the unpaid ordinary charges of the current and the preceding year attached to that unit. The owner's other units, and any charges tied to them, are not affected by that sale and remain under the original owner's name.
How should the register of owners record a person who owns multiple units?
The register kept under Article 1130 of the Civil Code should list every unit as its own entry with its cadastral data and millesimi, even when the owner is the same natural or legal person across several entries. This keeps convening notices, votes and payment records traceable per unit, which matters if one unit is later sold, inherited or rented separately from the others.
Does owning several units change how quorum is calculated for calling a meeting?
Quorum for validly holding a meeting also combines both attendee count and millesimi represented, so a multi-unit owner's presence contributes their combined shares to the millesimi side of the quorum while still counting as one attendee. This is why accurate, unit-by-unit millesimi tables, correctly summed per owner, are essential before any meeting is convened.
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