Practical guide
How to split staircase maintenance costs
Staircases are among the common parts most subject to maintenance work, and splitting their costs follows a specific rule that differs from the general ownership share criterion. Article 1124 of the Italian civil code sets a mixed criterion that considers both the value of each unit and its floor height relative to the staircase. Understanding how this works prevents disputes at assembly meetings and in the financial statement, especially in buildings with ground floor shops or units that do not use the staircase the same way as others. This guide covers the rule, the typical cases that raise questions and how management software can automate the calculation while reducing manual errors.
The criterion under Article 1124 of the civil code
Article 1124 of the Italian civil code expressly governs the maintenance and replacement of staircases, as well as lifts, establishing that the related costs are split among unit owners half in proportion to the value of each unit, meaning the general ownership shares, and half in proportion to the height of each floor from the ground.
This criterion is based on the idea that residents on upper floors use the staircase more than those on the ground floor or first floor, so they should contribute more to its upkeep, while the general ownership share component still reflects every owner's interest in preserving the common asset.
The rule applies both to ordinary maintenance costs, such as cleaning, minor step repairs or repainting the stairwell, and to extraordinary maintenance and full reconstruction, such as rebuilding the staircase or replacing structural steps, with no difference in treatment between the two.
How it is calculated: half by ownership share, half by floor height
The practical calculation requires two separate tables: the general ownership share table, already set out in the condominium bylaws, and a dedicated floor height table that the property manager must prepare, assigning each unit a coefficient proportional to its vertical distance from the ground.
In practice, the total cost is split into two halves: the first half is allocated according to the general ownership shares, the second half according to the floor height shares. The total amount owed by each unit owner is the sum of these two calculated portions.
Some recurring practical cases: ground floor or basement units that do not use the staircase to reach their own unit are still required to contribute the general ownership share portion, but can be excluded from the floor height portion when they draw no benefit from it, according to well established case law. Shops with direct street access that do not open onto the stairwell may also be exempted from the general ownership share portion for this specific item, when the bylaws or an assembly resolution expressly provide for it, consistent with Article 1123. Penthouses and top floor units bear the highest floor height share, since they cover the entire staircase run.
- Ground floor or basement: contributes to general ownership shares, excluded from floor height if it does not use the staircase
- Shops with direct street access: may be exempted even from the general share if the bylaws provide for it
- Penthouses and top floor: highest floor height share
Common mistakes and disputes at assembly meetings
The most common mistake is applying only the general ownership share table to staircase work while ignoring the floor height component: this practice, still common in buildings managed without dedicated tools, exposes the resolution to challenge because it does not comply with the legal criterion.
A second mistake concerns automatically excluding the ground floor from any contribution: case law distinguishes between the general ownership share portion, which is always due unless expressly waived in the bylaws, and the floor height portion, from which the ground floor can be excluded only if it genuinely draws no benefit from the staircase.
To avoid disputes, the property manager should attach a detailed breakdown to the financial statement, showing the two components separately along with the height coefficients used, so that every owner can verify their own share is correct.
Automating the calculation with management software
Manually calculating two separate tables for every staircase intervention, multiplying by the total cost and summing the shares across dozens of unit owners is prone to errors, especially when height coefficients change or specific units need to be excluded.
Software such as AmministraPro lets you set up the floor height table as a dedicated table alongside the general one, automatically applies the Article 1124 mixed criterion to staircase maintenance costs, and produces a financial statement that shows the two components separately for each unit owner, cutting calculation time and reducing the risk of disputes at assembly meetings.
Frequently asked questions
Does the Article 1124 split apply only to extraordinary staircase maintenance?
No. Article 1124 of the Italian civil code applies to both ordinary and extraordinary maintenance as well as full reconstruction of staircases, with no distinction between the two: in both cases the cost is split half according to the general ownership shares and half according to floor height.
Does the ground floor have to pay for staircase maintenance costs?
The ground floor generally contributes to the portion calculated on general ownership shares, since it still has an interest in preserving the common asset. It can be excluded only from the floor height portion when it can show it draws no benefit from the staircase, for example when it has a separate access it does not use.
Who calculates the floor height shares used for the split?
It is generally up to the property manager, with technical support if needed, to prepare the floor height table by assigning each unit a coefficient proportional to its vertical distance from the ground. The table should then be approved or at least shared at the assembly meeting together with the calculation criterion used.
Can the condominium bylaws depart from the Article 1124 criterion?
Yes, contractual condominium bylaws, approved unanimously or accepted in the purchase deed, can set out a different criterion from the legal one. In the absence of an express and valid waiver, the mixed legal criterion under Article 1124 applies.
Can condominium management software calculate this split automatically?
Yes, software such as AmministraPro lets you set up the floor height table alongside the general ownership share table and automatically applies the Article 1124 mixed criterion to staircase maintenance costs, producing a financial statement that shows the two components separately for each unit owner.
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