Condominium regulation
What is a condominium thousandth
The condominium thousandth (millesimo) is the numerical expression, on a base of one thousand, of each unit s proportional value relative to the value of the whole building. It does not measure floor area in square meters but the relative market value of the unit, taking into account floor level, exposure, natural light, ancillary spaces and intended use. The thousandths of all units in a building always add up to one thousand. This value, established by article 1118 of the Italian Civil Code and recorded in the millesimal table required by article 68 of the implementing provisions, serves two main purposes: splitting common expenses among owners and calculating the constitutive and deliberative quorums of owners meetings. Understanding how it works prevents disputes over expense splits and makes management more transparent, including with software such as AmministraPro that applies the correct tables automatically.
Definition and legal basis
Article 1118 of the Italian Civil Code establishes that each owner s right over common parts is proportional to the value of their own unit, unless a different title provides otherwise. The millesimal table, governed by article 68 of the implementing provisions of the Civil Code, translates this principle into a number expressed in thousandths: the sum of all shares in a building is conventionally equal to 1000.
The technical calculation is based on the proportional value of the units, not their raw floor area: a bright top floor penthouse can have a higher thousandth value than a larger but semi basement apartment. When applied, the reference technical criteria are those of the UNI 10801 standard, which lists the coefficients for floor level, orientation, elevation, ancillary features and state of maintenance to be considered when drafting the table.
Who drafts the table and when it is revised
The millesimal table is generally drafted by a qualified surveyor, architect or engineer appointed by the assembly, or more often during the initial cadastral registration of the building by the developer. Once approved, article 69 of the implementing provisions allows it to be corrected or amended, even at the request of a single owner, mainly in two cases: when an essential calculation error is proven, or when, due to later events, the proportional value of one or more units has changed by at least one fifth (for example after additional floors, subdivisions or mergers of units).
Revising the table generally requires unanimous consent among owners when it results from a negotiated agreement, while in the cases of error or a change of at least one fifth covered by article 69 it can also be decided by the assembly or, in case of dispute, by a court.
Use in expense splitting
The general millesimal table is the reference for splitting the costs of preserving and managing the common parts listed in article 1117 of the Civil Code: the building structure, roof, stairs, facades, shared systems. Different tables exist depending on the nature of the expense: article 1123 of the Civil Code provides specific splitting criteria for assets that serve owners to different degrees, such as an elevator or centralized heating, which can differ from the general table.
In practice, a well run building can have several millesimal tables active at the same time: the general table for ordinary preservation costs, and usage tables for services such as elevator, heating or stairwell cleaning, calculated with criteria other than the unit s value alone. Management software such as AmministraPro allows all these tables to be loaded and applied automatically to expense splits, reducing the risk of manual calculation errors that often trigger disputes among owners.
Use in meeting quorums
Beyond expense splitting, thousandths are the tool used to calculate the constitutive and deliberative quorums required by article 1136 of the Civil Code: for a meeting to be validly held on first call, and for resolutions to be approved, a double quorum is needed, based both on the number of attendees and on the thousandths they represent. This means each owner s vote weighs in proportion to their millesimal share, not simply by headcount.
Knowing one s own thousandth is therefore essential to assess one s decision making weight in the assembly, not only to understand how much one will pay toward an extraordinary expense such as a facade renovation or work on the electrical system.
Frequently asked questions
Does the condominium thousandth match the apartment s floor area
No. The thousandth expresses the proportional value of the unit relative to the whole building, not its floor area. In the technical calculation, when the UNI 10801 standard is followed, factors such as floor level, exposure, natural light, ancillary features and state of maintenance are considered. A smaller apartment with higher quality features can therefore have a higher thousandth value than a larger one in less favorable conditions.
Who can request a change to the millesimal table
Article 69 of the implementing provisions of the Civil Code allows the table to be corrected or amended, even at the request of a single owner, when an essential error in the original calculation is proven or when, due to added floors or other changes, the proportional value of some units has changed by at least one fifth. Absent these conditions, a change generally requires the agreement of all owners.
Are thousandths used only to split expenses
No, they serve a double purpose. They are used to split common expenses under article 1118 of the Civil Code, but they are also the unit of measure for the constitutive and deliberative quorums of assembly meetings required by article 1136: for a meeting to be valid and for a resolution to pass, a certain threshold of thousandths represented is required in addition to a minimum number of attendees.
Is there only one millesimal table per building
Not necessarily. Besides the general table, which refers to the preservation costs of common parts listed in article 1117 of the Civil Code, article 1123 provides different splitting criteria for assets and services used to different degrees by owners, such as an elevator or centralized heating. A building can therefore have several tables active at the same time, each dedicated to a specific expense category.
Can condominium management software help manage thousandths
Yes. Platforms such as AmministraPro allow the general millesimal table and any specific usage tables to be loaded, applying them automatically to expense splits and to quorum calculations when a meeting is convened. This reduces manual calculation errors, one of the most frequent causes of disputes among owners, and makes every split more transparent for the administrator and the owners.
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