Rectifying thousandths tables: the Article 69 cases

The general rule: rectification by unanimity

Article 69 of the implementing provisions states that the proportional values of the individual units expressed in the thousandths table can be rectified or amended unanimously. This is the baseline rule: amending the thousandths directly affects the extent to which each owner shares in expenses and votes at the meeting, so it requires everyone's consent.

Unanimity is needed, for example, when owners want to adopt sharing criteria different from the legal ones or to revise by agreement the weights of the units without there being an error or a structural change. In these cases there is no majority route.

It is worth recalling that, under the consolidated interpretation, the initial approval of tables that merely translate the legal criteria into fractions does not require unanimity but a qualified majority; the unanimity of Article 69 concerns instead their rectification or amendment outside the two typical cases we will see.

First case: error in the table

The first case in which one can proceed by majority is error. When the proportional values result from an error, the table can be rectified, even in the interest of a single owner, with the majority provided by Article 1136, second paragraph.

The relevant error is an objective one that produced a divergence between the actual value of the unit and the one reported in the table, for example a badly calculated surface, a coefficient applied incorrectly, or a wrong starting figure. A different assessment of opportunity or a changed subjective appraisal is not enough.

Rectification for error aims to restore the table to the correct proportion between values, and for this reason the law allows it by simple majority, without requiring the consent of whoever would benefit from keeping the erroneous figure.

Second case: changed conditions and alteration over one fifth

The second case arises when, due to changed conditions of a part of the building, as a consequence of raising a floor, an increase of surfaces, or an increase or decrease of the units, the proportional value of a unit, even of a single owner, is altered by more than one fifth. Here too the majority of Article 1136, second paragraph, is sufficient.

The one-fifth threshold is decisive: changes that alter the proportional value by less do not open the way to revision by majority. The alteration must derive from an objective event that changed the physical makeup of the building, not from a mere trend in the real estate market.

In this case the rule specifies that the related cost of the revision is borne by whoever caused the variation: whoever raises, extends or modifies the units and triggers the alteration of values takes on the technical expenses of updating the table.

• General rule: rectification or amendment by unanimity
• Error in the values: rectification by Article 1136 second-paragraph majority
• Alteration over one fifth from changed conditions: revision by majority
• Cost of the revision from changed conditions: borne by whoever caused the variation

Procedure, effects and software support

In practice the manager who finds an error or a relevant alteration calls the meeting, putting the rectification of the table on the agenda, attaches the technical report documenting the error or the change, and submits the new table for approval with the required majority. An amendment adopted without the Article 69 conditions or with the wrong majority is invalid and challengeable.

The effects of the rectification normally apply for the future, affecting subsequent allocations, while they do not automatically overturn already approved reports, subject to different assessments on items still open. This is why it is important to date precisely the entry into force of the new table.

A management software such as AmministraPro lets you keep the history of the thousandths tables, apply the new version from a given date and recalculate allocations on the new values without altering already closed accounting years, keeping the changes traceable. The features are described on the features page and the plans on the pricing page.

Frequently asked questions