Practical guide
How to manage a supercondominium with software
A supercondominium exists when several independent buildings, each with its own condominium association, share common assets or services such as a courtyard, a centralized heating system, a shared playing field, or a gatehouse. Article 1117 bis of the Italian Civil Code extends ordinary condominium rules to these complexes, with a few particularities: a dedicated millesimal table for assets shared across buildings, an assembly held through representatives once the number of unit owners exceeds sixty, and the need to keep the accounting of each individual condominium separate from the consolidated accounting of the supercondominium. Managing all of this with separate spreadsheets multiplies the risk of errors. Software built for this structure keeps the data in one place while preserving the accounting separation the law requires.
What changes compared to a single condominium
A supercondominium is not a new entity that replaces the individual condominiums: it is an additional layer that manages only the assets and services shared across several buildings. Each building keeps its own administrator (or the same administrator can serve several buildings), its own ordinary millesimal table, and its own accounting for expenses exclusive to that building.
Software for this setup must correctly represent two levels: the condominium, with its own tax code if it has one, and the supercondominium that aggregates them. Confusing the two levels, for example charging an elevator maintenance expense of a single building to every building in the supercondominium, is an error that generates disputes and challenged assembly minutes.
Shared millesimal tables and how expenses are split across buildings
For assets and services that serve multiple buildings, such as the access driveway, a shared green area, or a centralized plant, a specific millesimal table is needed, often called the supercondominium table, distinct from the millesimal table of each individual building.
Correctly built software should let this table be entered as a separate dataset and should reject, or at least flag, any calculation that tries to split a supercondominium expense using equal shares per building or the millesimal quotas of a single condominium instead of the shared table: these are different calculation bases, and the relevant rule is article 1123 read together with article 1117 bis.
In practice the software should always distinguish three types of expense: one exclusive to a building, split with that condominium's ordinary millesimal quotas; one common to all buildings, split with the shared table; and any mixed expenses, which should be broken down into the two components before being charged.
Representatives and the supercondominium assembly
When the number of unit owners across the supercondominium exceeds sixty, the law provides that the assembly is held through representatives designated by each condominium, rather than with the direct participation of every individual owner. Each condominium elects its own representative during its ordinary assembly, and that representative votes on behalf of the building at supercondominium assemblies.
Software managing several linked buildings should track who the designated representative of each condominium is, the duration of the appointment, and allow separate notices and minutes to be generated for the building assembly and for the supercondominium assembly, avoiding mixing the two agendas.
Automatic generation of meeting notices and minutes, a feature available in AmministraPro, becomes especially useful here because it reduces the risk of errors when managing multiple assembly calendars and different recipients at each level.
Separate and consolidated accounting: how the software should behave
Supercondominium accounting must remain distinct from that of each individual condominium, with its own bank accounts where needed, but at the same time the administrator needs a consolidated view to understand overall exposure, late payments across all buildings, and the status of financial statements.
Good software handles this with a layered architecture: each condominium has its own chart of accounts and its own financial statement, the supercondominium has its own chart of accounts for expenses shared across buildings, and a consolidated dashboard shows the status of everything together without mixing the accounting entries.
AmministraPro follows exactly this principle: it lets you create real condominiums linked to a supercondominium, one for each distinct tax code as the legal distinction between condominium and supercondominium requires, applies automatic allocation of shared expenses using the shared millesimal table when present, and refuses the automatic calculation if this data is missing, avoiding incorrect charges based on equal shares.
Frequently asked questions
Does a supercondominium have its own tax code?
It depends on the case. If the supercondominium only manages assets and services shared across buildings without a significant asset base or its own bank account, it often operates without a distinct tax code, charging expenses directly to the individual condominiums. When the supercondominium has a significant autonomous financial management, for example with its own employees or a dedicated bank account, it is advisable that it obtain its own tax code, just as each condominium that composes it has its own if distinct. The practical rule used in management software is that a single tax code identifies a condominium, while several linked tax codes identify a supercondominium.
Who convenes the supercondominium assembly?
The supercondominium assembly is convened by the supercondominium administrator, if one has been appointed, or, in the absence of a dedicated figure, by the administrators of the individual condominiums according to the procedures set out in the supercondominium regulation or the general condominium rules referenced by article 1117 bis. The meeting is attended by the representatives designated by each condominium once the total number of unit owners exceeds sixty, otherwise each owner can attend directly.
How is the cost of centralized heating shared across several buildings split?
If the heating plant serves several buildings of the supercondominium, the expense should be split according to the shared millesimal table, that is the specific table for assets common across buildings, not according to the ordinary millesimal quotas of a single condominium nor in equal parts among the buildings. If the centralized plant has individual heat metering devices, the variable share for actual consumption is added to the fixed share allocated according to the millesimal quotas, following the general rules on heat accounting.
Can software manage both the single condominium and the supercondominium in the same account?
Yes, and it is the most efficient solution for an administrator following several linked buildings. In AmministraPro, for example, you create the supercondominium and then add the real condominiums that compose it, one for each distinct tax code: each condominium keeps its own accounting, its own financial statement, and its own ordinary millesimal table, while the supercondominium separately manages expenses shared across buildings using the shared millesimal table, and a single view shows the consolidated status of the whole structure.
What happens if the shared millesimal table is missing?
Without a shared millesimal table formally approved by the assembly, the allocation of expenses common across buildings lacks a correct calculation basis, and an automatic charge based on equal shares or on other tables risks being challengeable before the assembly or in court. For this reason well designed software should refuse the automatic calculation when the shared table is missing, flagging to the administrator the need to have it approved before proceeding with charges, rather than generating an allocation on arbitrary grounds anyway.
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Accounting, thousandths-based cost splitting, meetings, communications and artificial intelligence in a single Italian software, compliant with UNI 10801 and GDPR.