How to organise the thousandths tables of a supercondominium

Step 1: understand the two-level allocation

The distinctive feature of a supercondominium is that common expenses are allocated in two steps. In the first, the expense relating to a common asset or service is split among the participating buildings using the supercondominium thousandths tables, which measure the weight of each building. In the second, each building splits its share among its own owners with its internal tables.

Confusing the two levels, for example by applying a building's internal tables directly to an expense common to all, produces incorrect allocations and challengeable resolutions. Understanding and keeping the two steps separate is the basis of the whole organisation of the tables.

Step 2: build the supercondominium tables

The supercondominium tables express in thousandths the value of each building relative to the complex, in relation to the common assets and services. The value must be determined with objective criteria, taking into account the size and characteristics of each building, consistent with the valuation principles for condominium tables recalled by the provisions of the Italian Civil Code.

Since not all buildings necessarily use the same services, more than one supercondominium table is often needed: a general table for the assets common to all, and specific tables for the services shared only by some buildings, such as a system that does not serve the entire complex.

Step 3: differentiate tables by type of expense

Article 1123 of the Italian Civil Code imposes different criteria depending on the type of expense, and this is reflected in the tables. It is necessary to distinguish the tables that allocate general expenses by thousandths from those that allocate services by use.

• A general supercondominium table for the expenses of preservation and enjoyment of the assets common to all buildings, allocated in proportion to value
• Specific tables for the services the buildings use to a different extent, allocated by use under Article 1123 paragraph 2
• Tables referring only to the buildings served, for assets or systems intended to serve part of the complex under Article 1123 paragraph 3
• For consumption-based services, such as heating, criteria compliant with the UNI 10200 standard rather than pure thousandths

Step 4: approve or correct the tables

Thousandths tables that merely apply the legal allocation criteria are declaratory in nature and can be approved with the majority of Article 1136 paragraph 2, according to the settled view that distinguishes tables that merely implement the legal criteria from those of a contractual nature. Tables that derogate from the legal criteria, instead, are contractual in nature and require the consent of all participants.

Article 69 of the implementing provisions governs the correction and modification of the tables: they can be corrected, even by majority, when an error emerges or when the proportional value of the units changes by more than one fifth as a result of raisings, surface increases or other significant modifications. In a supercondominium the correction must be coordinated on both levels, between buildings and internally.

Step 5: apply the tables consistently in management

Once set up and approved, the tables must be applied consistently to every allocation, year after year. Each common expense must be linked to the correct table according to its nature, so the owner can always reconstruct the composition of their share, first as part of their building and then as an individual.

Manually managing a two-level table structure, with several types of expense and several buildings, is complex and error-prone. Management software such as AmministraPro lets you set up the supercondominium tables and each building's internal tables, link each expense to the right table and produce clear, verifiable allocation statements. The features are described on the /funzioni page and the plans on /prezzi.

Frequently asked questions