Complex-condominium features: what the software must offer

Two management levels in a single tool

The feature that defines software suited to the complex condominium is the ability to manage two levels: that of the individual buildings, each with its own accounts, and the overarching level of the assets and services common to all. Article 1117-bis of the Italian Civil Code extends the rules on the condominium to structures comprising several buildings, and management must reflect this articulation without forcing the manager to keep separate, disconnected spreadsheets.

An adequate platform should allow each condominium to be consulted and managed as an autonomous entity, but also to move up to the complex-condominium structure for common decisions and expenses. The ability to switch between the two levels while keeping data consistent is what distinguishes a tool genuinely designed for the complex condominium from one awkwardly adapted from single-building logic.

Allocating common expenses across the buildings

The core of managing the complex condominium is the allocation of common expenses. Expenses relating to assets and services shared by all the buildings must be split according to the complex-condominium thousandths, while expenses specific to each building remain internal to the single condominium. Software must handle distinct millesimal tables for the two levels and apply the correct criterion according to the nature of the expense.

The quality of the feature is measured by its ability to attribute a common expense only to the buildings that actually use the asset or service, where the structure provides for this. Not all assets are common to all buildings: an adequate tool must be able to limit the allocation to the condominiums concerned, avoiding charging a building costs from which it derives no benefit, as the allocation principle of Article 1123 requires.

Consolidated accounting without double counting

The accounting management of the complex condominium requires the consolidation of data. The manager must be able to see the overall position of the structure, aggregating the positions of the individual buildings, but without double counting that would distort the totals. Adequate software builds the consolidated statement from the same base data of the component condominiums, so that the overall picture is always consistent with the individual statements.

This feature is delicate because a consolidation built on divergent sources produces wrong totals. A reliable tool must derive the consolidated figures automatically and consistently, avoiding the manager having to rebuild them by hand by adding up heterogeneous schedules. Consistency between each building's statement and the consolidated statement of the complex condominium is the most important quality criterion in this area.

Meetings, a single register and reporting

Complex-condominium meetings follow partly specific rules. For the ordinary management of common assets and for appointing the complex-condominium manager, the implementing provisions provide for forms of representation of the buildings, and software should support the calling and minuting of these meetings taking account of the multi-level structure. The management of overarching meetings must be coordinated with those of the individual condominiums.

A single register of owners, representing their position across the different levels, and separate reporting for the complex condominium and for the individual buildings complete the picture. Being able to produce distinct reports helps the manager account both for the overall management and for that of each building. AmministraPro manages the complex condominium as a multi-level structure, with distinct allocations and consolidated accounting: the /funzioni and /prezzi pages describe the available features and the plans through which to activate them.

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