Practical guide
How to set the budget of a multi-building complex
A multi-building complex (supercondominio) is the structure linking several buildings that share common assets, systems or services, such as an access driveway, external lighting, a green area or a water tank. Its budget is more articulated than that of a single condominium because it must estimate the costs common to all buildings, split them between the buildings by a proportional criterion and then pass them on to the individual owners of each building. The rules rest on Article 1117-bis of the Italian Civil Code, which extends the condominium rules to assets common to several buildings. This guide shows how to build this budget on two levels.
What sets the multi-building budget apart
In a multi-building complex there are two levels of expenditure. The first is that of costs genuinely common to all the buildings, concerning the complex's assets and services: maintenance of internal roads, external lighting, care of the shared greenery, shared systems, the fee of the complex manager. The second level is that of each building's own costs, which stay in the budget of the individual condominium.
The complex budget concerns only the first level. The sums so determined are then attributed to each building according to an allocation table between the buildings, and within each building shared among the owners according to that building's thousandths. It is a cascading mechanism that must be kept orderly to avoid errors.
Allocation between buildings and to owners
Article 1117-bis of the Italian Civil Code makes the condominium rules applicable to assets common to several buildings. Common costs are allocated in proportion to the value of the owned parts, so a thousandths table of the complex is adopted, weighting each building by its overall value, and then the internal allocation of each building is applied.
In practice, the total common cost is first split between the buildings according to the complex table, giving the share charged to each building. That share is then divided among the building's owners according to their internal thousandths table. It is essential that the two tables be consistent and up to date, because an error at the first level propagates to all the owners downstream.
- Level 1: costs common to the whole complex
- Split between buildings by complex thousandths
- Level 2: building share split by internal thousandths
- Consistency and updating of both tables
Sample budget structure
The complex budget can be organised by listing the common items with their estimated annual amount and a grand total. This is followed by a table showing how the total is distributed between the buildings according to the complex thousandths, with the share charged to each building. Each condominium then receives its own internal allocation of that share.
This double representation matters for transparency: every owner must be able to trace their share back to the original common cost. Two meetings are involved, that of the complex to approve the common budget and that of each building for its own costs, with specific representation rules when the owners are very numerous.
Bodies and meetings
When the participants in the complex are numerous, the management of assets and services common to all buildings can be handled through representatives of the individual condominiums, under the rules of the implementing provisions of the Italian Civil Code. The common budget is approved by the complex meeting or by the designated representatives, depending on the matter.
For the manager it is essential to distinguish competences clearly: decisions on the parts common to all buildings follow one path, those on a single building's parts another. Recording in the common budget costs concerning only one building, or vice versa, generates allocation defects and possible disputes.
Managing the complex budget with software
The two-level cascading allocation is the most delicate part and the most prone to manual error. Management software that handles the multi-building complex automatically applies the table between buildings and then the internal allocation, keeping traceability from the common cost down to the individual owner's share, and produces consistent instalments at all levels.
With AmministraPro you can set the complex budget, manage the between-building and internal tables and generate allocations and instalments on two levels without manual recalculation. The features are described on the /funzioni page and the plans on the /prezzi page.
Frequently asked questions
What does a multi-building complex budget include?
Only the costs common to the whole complex of buildings: maintenance of internal roads, external lighting, care of the shared greenery, shared systems and the fee of the complex manager. Each building's own costs stay in the budget of the individual condominium.
How are the complex's costs allocated?
Under Article 1117-bis of the Italian Civil Code the condominium rules apply to assets common to several buildings. The common cost is first split between the buildings by complex thousandths, then each building's share is split among its owners by internal thousandths.
How many meetings are needed?
Usually two levels: the complex meeting, or the designated representatives, approves the budget of costs common to the whole complex; each building's meeting approves its own costs. Competences must be kept distinct to avoid defective resolutions.
Why is table consistency so important?
Because the allocation is cascading: an error in the between-building table propagates to all the owners downstream. The two tables, the complex one and each building's internal one, must be consistent and up to date to ensure correct shares.
Can a single building's costs go in the common budget?
No. Recording in the common budget costs concerning only one building, or conversely putting common costs in an individual condominium's budget, generates allocation defects and possible disputes. Competences and expenditure plans must be kept clearly distinct.
Try AmministraPro
Accounting, thousandths-based cost splitting, meetings, communications and artificial intelligence in a single Italian software, compliant with UNI 10801 and GDPR.