Practical guide
Ownership thousandths and use thousandths: the differences
In a condominium people often speak of thousandths (millesimi) as if they were a single value, but two distinct families exist with different functions. Ownership thousandths measure the proportional value of each unit against the whole building and are used for voting at the meeting and for expenses of common interest to all. Use thousandths, instead, measure the usefulness that a specific common part offers to each unit and are used to share the expenses of services enjoyed to different degrees. Confusing them produces incorrect allocations and voidable resolutions. This guide clarifies the difference, referring to Articles 1123 and 1124 of the Italian Civil Code, and shows when to apply each type.
Compared
| Criterion | Ownership thousandths | Use thousandths |
|---|---|---|
| What they measure | The proportional value of the unit against the whole building | The usefulness of a specific common part for each unit |
| Legal basis | Art. 1123 first paragraph and Art. 68 disp. att. | Art. 1123 second paragraph and Art. 1124 |
| What they are for | Voting at the meeting and expenses common to all | Sharing expenses of differentiated-use services |
| Expense examples | Facade, roof, main door, overall insurance | Staircases, elevator, heating, water |
| How they are calculated | On surfaces and unit value coefficients | On use coefficients such as floor height or demand |
Ownership thousandths
Ownership thousandths express the proportional value of each unit compared to the overall value of the building, reduced to one thousand. They are calculated from the makeup of the unit, that is from the surfaces, corrected with coefficients that account for elements such as floor, exposure, intended use and light, under the criteria referred to by Article 68 of the implementing provisions.
These thousandths have a dual function. On one side they measure the weight of each owner in the vote at the meeting, where majorities are counted by heads and by thousandths. On the other they are the basis for sharing expenses of common interest to all, under the first paragraph of Article 1123.
The ownership thousandths table is the one traditionally attached to the condominium regulation and is the starting point of every other table.
Use thousandths
Use thousandths do not measure the value of the unit but the usefulness that a given common part offers to each. They serve to share the expenses of things intended to serve owners to different degrees, under the second paragraph of Article 1123.
The clearest example is staircases and the elevator, for which Article 1124 requires sharing half of the expense by value and half by floor height: the height component is a typical use thousandth, because it reflects how much each unit uses the staircase according to its position.
Other use thousandths concern heating, built on demand coefficients or on consumption where metering exists, and water, set on occupants or measured consumption. Every differentiated-use service has its own dedicated use table.
When to use one or the other
The practical rule is simple: if the expense concerns the building as a whole and everyone benefits equally, ownership thousandths apply; if the expense concerns a service or common part used to different degrees, the use thousandths of the relevant table apply.
Two units with the same ownership thousandths can therefore bear different shares on a staircase or heating expense, because they use it differently. Conversely, for facade maintenance the shares always follow value, regardless of use.
Confusing the two types is one of the most frequent mistakes: applying ownership thousandths to a differentiated-use expense, or vice versa, produces shares that do not comply with the law and challengeable resolutions under Article 1137.
- Expense common to all: ownership thousandths
- Differentiated-use service expense: use thousandths
- Voting at the meeting: always ownership thousandths
Managing both types correctly
A well-managed condominium keeps ownership tables and use tables distinct and associates each expense category with the correct table. The report should indicate, for each item, which type of thousandths was applied, so that every share is verifiable.
The complexity grows in buildings with many services and in super-condominiums, where use and group tables multiply and the risk of applying the wrong type increases. Manual management on separate sheets soon becomes hard to check.
A management software such as AmministraPro lets you handle ownership thousandths and use thousandths together, associate expenses with their respective tables and generate transparent reports that show the criterion applied item by item. The features are described on the features page and the plans on the pricing page.
Frequently asked questions
What is the difference between ownership thousandths and use thousandths?
Ownership thousandths measure the proportional value of the unit against the whole building and are used for voting and for expenses common to all. Use thousandths measure the usefulness a specific common part offers to each unit and are used to share the expenses of services enjoyed to different degrees, such as staircases, elevator and heating.
Which thousandths are used to vote at the meeting?
Voting at the meeting is always based on ownership thousandths, not on use ones. The majorities required by Articles 1136 and following are counted by number of owners and by value thousandths. Use thousandths matter only for sharing the expenses of differentiated-use services, not for forming the majorities.
Do two units with the same thousandths always pay the same?
No. Two units with the same ownership thousandths pay the same only for expenses common to all, such as the facade. For differentiated-use expenses, such as staircases or heating, the shares follow use thousandths and can differ, because they reflect how much each unit actually uses that service.
How are use thousandths calculated?
They are calculated on the use criterion relevant to the common part: floor height for staircases and the elevator under Article 1124, demand or consumption for heating, occupants or measured consumption for water. The coefficients are usually normalized on a per-thousand basis, like ownership thousandths, but start from use parameters rather than value.
Does software distinguish the two types of thousandths?
Yes. A management software such as AmministraPro lets you manage ownership tables and use tables separately, associate each expense category with the correct table and generate reports that indicate the type of thousandths applied to each item. This reduces the risk of applying the wrong criterion and makes the shares verifiable.
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