Practical regulations
What is a supercondominium
A supercondominium describes the situation where several buildings, each with its own condominium autonomy, share certain common parts or services: an access driveway, a courtyard, a centralized heating plant, a shared gatehouse. It is not a larger condominium, but a group of distinct condominiums linked by additional shared assets beyond those internal to each building. Italian law codified this figure in the 2012 condominium reform, with article 1117 bis of the Civil Code, clarifying a matter that case law had long debated. Understanding whether a complex falls into this category changes how meetings are called, how majorities are calculated and how management is organized, with direct practical consequences for residents and for the property manager.
The definition under article 1117 bis
Article 1117 bis of the Italian Civil Code, introduced by the 2012 reform, states that condominium rules apply, where compatible, whenever multiple units or buildings, or multiple condominiums of units or buildings, share common parts under article 1117.
The essential feature is therefore the presence of shared assets or services connecting otherwise independent buildings: without this element there is no supercondominium, even if the buildings are physically close or part of the same development.
Typical examples of supercondominium common parts include access driveways and courtyards, shared parking areas, external lighting systems, heating or hot water plants serving multiple buildings, shared green areas and, in some cases, a centralized gatehouse or concierge service.
When it arises and how it differs from a simple condominium
A supercondominium arises automatically the moment several autonomous buildings come to share a common part, without needing any separate founding document: it is a factual consequence of shared assets existing across multiple buildings.
The main practical difference from a simple condominium concerns governance: in supercondominiums with more than sixty participants, the law allows, and in practice often makes it advisable, to appoint a representative for each building or group of buildings, who attends supercondominium meetings in place of individual owners, except for resolutions of general interest.
Each individual condominium keeps its own separate meetings and accounting for the common parts not shared with the other buildings: a supercondominium does not remove the management autonomy of the condominiums that compose it, it adds a further layer for the additional shared assets.
Representatives and supercondominium meetings
When participants exceed the threshold of sixty, each component condominium appoints its own representative through a resolution passed with the majorities set out in article 1136, and that representative attends the supercondominium meeting carrying the decisions taken at the level of the individual building.
The representative cannot decide independently on matters for which their own condominium meeting has not given a mandate: they must relay the instructions received, and resolutions that change apportionment tables or affect individual rights still require a broader resolution.
Managing multiple meetings, multiple apportionment tables, the ones internal to each building plus the supercondominium table for shared assets, and multiple budgets in a coherent way requires careful coordination. Software such as AmministraPro supports exactly this structure, keeping separate registries and cost apportionments for each building linked to a single supercondominium management layer, reducing the risk of double charging expenses.
The supercondominium administrator
The supercondominium administrator can be the same administrator already managing one or more of the component condominiums, or a separate figure appointed only for the shared common parts: the choice depends on the supercondominium meeting and the organizational needs of the complex.
Their duties, as in a simple condominium, include calling meetings, collecting contributions for expenses relating to shared supercondominium parts, keeping accounting separate from that of the individual buildings, maintaining shared plants and areas, and handling related tax obligations such as annual data communications and withholding on contracted works where applicable.
Accounting transparency toward residents of all involved buildings remains a core obligation here too: reporting must let each owner clearly distinguish expenses belonging to their own condominium from those attributable to the supercondominium.
Frequently asked questions
Does a supercondominium have its own separate apportionment table?
Yes. In addition to the apportionment tables internal to each building, which govern that condominium own expenses, the supercondominium has a dedicated table for assets and services shared by all buildings, calculated in proportion to the value of the units relative to the whole complex. The two tables remain distinct and must be managed separately in the accounts.
Is unanimous consent required to create a supercondominium?
No, a supercondominium does not require a founding document or a constitutive resolution: it arises automatically from the factual situation where several autonomous buildings share common assets or services under article 1117 bis of the Civil Code. It is a legal qualification of an existing situation, not an agreement to be approved.
How is the supercondominium meeting called when there are many participants?
When supercondominium participants exceed sixty, the law provides for the appointment of a representative for each component condominium, who attends the supercondominium meeting on behalf of their building according to the mandate received from that building own meeting. Below this threshold, all owners may attend directly.
Do major maintenance costs for one building fall on the entire supercondominium?
No, expenses relating to parts exclusive to a single building, such as its facade or internal stairwells, remain the responsibility of that building owners alone. Only expenses relating to assets genuinely shared by multiple buildings, such as a shared access driveway or a centralized plant, are split among all supercondominium participants.
Can management software help administer a supercondominium?
Yes, managing a supercondominium means keeping multiple registries, multiple apportionment tables and multiple budgets consistent with one another. Platforms such as AmministraPro let you manage individual condominiums and the supercondominium layer within a single environment, with automatic apportionments correct for each expense type and separate reporting for each building, reducing the risk of manual errors when splitting costs.
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