Practical guide
Managing several thousandths tables in the same condominium
A condominium is rarely managed with a single table. Alongside the general thousandths table there coexist use tables, such as staircases, elevator, heating and water, and group tables for parts serving only some units. The difficulty is not so much building each table as correctly matching each expense to the relevant table and keeping allocations consistent over time, without double counting or shares assigned to those not liable. This guide covers how to organize the coexistence of several tables, which expenses go on each one, and how to avoid the typical mistakes, referring to Articles 1123 and 1124 of the Italian Civil Code.
How many and which tables in a condominium
The general ownership table is always present and serves for expenses of common interest to all, such as maintenance of the facade, roof, main door and overall building insurance, under the first paragraph of Article 1123.
Use tables concern common parts serving to different degrees: staircases and elevator under Article 1124, central heating, water and, in general, any service where the usefulness varies from unit to unit, under the second paragraph of Article 1123.
Group, or partial, tables govern parts or systems intended to serve only a portion of the building, under the third paragraph of Article 1123: the maintenance of one of two staircases, of a courtyard giving access to only some, or of a system serving a single wing falls only on the group concerned.
Matching each expense to the right table
The heart of multi-table management is mapping: each expense category must be associated with one and only one sharing table. Before recording an expense the manager must ask who benefits from it and to what extent, to choose whether to apply the general table, a use table or a group table.
Some typical matches: staircase cleaning and elevator maintenance go on the staircase and elevator table, common boiler maintenance on the heating table, facade maintenance on the general one, the repair of staircase A of wing A on that group's table.
A well-made mapping should be documented, so that anyone can reconstruct why a given item ended up on a given table. It is this traceability that withstands disputes at the meeting and challenges to allocation resolutions.
- Facade, roof, main door, overall insurance: general table
- Staircases and elevator: use table Art. 1124
- Heating and water: dedicated use tables
- Staircase, courtyard or system serving a group: partial table
Typical mistakes and how to avoid them
The first mistake is using the general table for everything: convenient but unlawful for differentiated-use and group expenses, with voidable resolutions. The second is double counting, when the same expense is assigned partly to one table and partly to another without a clear rule, generating overlapping shares.
A third mistake concerns group tables: assigning a partial expense to the whole condominium, or conversely charging a group for an expense that is instead common to all. Checking who actually benefits from the common part is therefore decisive.
To prevent these mistakes it helps to have a written rule mapping expense categories to tables, updated when systems or the building structure change, and a final check that the sum of the shares of each allocation equals the total expense of the relevant item.
The role of software in multi-table management
Managing many tables by hand is the main source of errors in complex condominiums, because every change in coefficients, consumption or building composition requires recalculating several mutually consistent allocations. A spreadsheet soon becomes unmanageable and hard to verify.
Dedicated software lets you define all the tables once, link each expense category to the correct table and generate allocations automatically, with the guarantee that each share derives from the right table and that the total always adds up.
A management software such as AmministraPro lets you handle general, use and group tables in the same condominium, associate expenses with their respective tables and produce reports that show the criterion applied for each item, useful also in super-condominiums with variable-geometry common parts. The features are described on the features page and the plans on the pricing page.
Frequently asked questions
How many thousandths tables can a condominium have?
There is no fixed number. Every condominium has at least the general ownership table, then as many use tables as there are common parts serving to different degrees, such as staircases, elevator, heating and water, and group tables for parts serving only some units. In complex buildings and super-condominiums the tables can be numerous.
How do I decide which table an expense goes on?
You must establish who benefits from the expense and to what extent. If it concerns everyone equally you use the general table, if it concerns a common part serving to different degrees you use the relevant use table, if it concerns only a group of units you use that group's partial table. It is the practical application of the three paragraphs of Article 1123.
What is a group or partial table?
It is the table that shares the expenses of a part of the building intended to serve only some owners, such as one of two staircases, a courtyard with limited access or a system serving a single wing. This is provided by the third paragraph of Article 1123: the expense falls only on the group that benefits from it, not on the whole community.
How is double counting between tables avoided?
By associating each expense with a single sharing table and defining a written rule mapping categories to tables. A useful final check is to verify that, for each item, the sum of the calculated shares equals the total expense. If an expense must be split across several tables, the split should be defined with explicit, documented criteria.
Does software help manage several tables together?
Yes. A management software such as AmministraPro lets you define general, use and group tables in the same condominium, link each expense category to the correct table and generate allocations automatically, with the total always adding up. The reports show the table and criterion applied to each item, also simplifying the management of super-condominiums.
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