Practical regulations
Supercondominium: rules and practical management
When several independent buildings share common assets or services, such as a courtyard, a purification plant or an access road, Italian law applies the supercondominium regime set out in article 1117 bis of the Civil Code. No special founding act is required: the situation arises in fact whenever these shared parts exist across distinct buildings, each with its own condominium administration. Practical management, however, requires attention to points that a single condominium never faces: calculating the super millesimal table, appointing representatives for the general assembly, and allocating costs correctly across the different buildings. Management software built for this structure, such as AmministraPro, helps keep the different accounting layers separate without errors.
What article 1117 bis of the Civil Code establishes
Article 1117 bis, introduced by the 2012 condominium reform, extends condominium rules to every case in which several real estate units or buildings, while remaining administratively autonomous, share assets or services listed in or comparable to those in article 1117: green areas, internal roads, technical plants, rooms used for shared services.
The rule does not require a constitutive resolution: the supercondominium exists simply because those common parts are shared across distinct buildings. This means many residential complexes with several separate blocks, existing for years, fall under this regime even if it was never formally recognized, with practical consequences for calling assemblies and appointing an administrator once participants exceed eight units.
Super millesimal shares: calculation and purpose
Super millesimal shares form a table distinct from the millesimal table of each individual building: they express the proportional weight of each building relative to the overall value of the parts shared by all buildings, not the position of a single unit within its own block.
Costs relating to parts shared by several buildings, for example maintenance of a centralized plant or a shared green area, must be allocated according to these super millesimal shares, not simply split evenly by number of buildings, which would produce a result disconnected from actual use. Common mistakes in practice include:
Applying the millesimal table of a single building to the whole complex, ignoring the real weight of the other buildings. Splitting costs by number of staircases instead of by super millesimal shares when the latter are available. Confusing costs exclusive to one building with costs genuinely shared by all, inflating the general allocation without justification.
Representatives and the supercondominium assembly
When supercondominium participants exceed sixty units, article 67 of the implementing provisions requires each individual condominium, through its own assembly, to appoint a representative to take part in decisions concerning parts shared across buildings, avoiding unmanageable general assemblies with hundreds of participants.
The representative votes according to the instructions received from their own condominium and within the limits of the mandate granted: acting beyond those limits exposes the general resolution to challenge by the represented owners. It is therefore essential that the minutes appointing the representative clearly state the scope of the mandate and any authorized spending limits.
Managing the supercondominium in the software
On the operational side, the main difficulty is keeping the different accounting layers separate and consistent: each individual condominium's accounts and the supercondominium's accounts, without duplicating expenses or mixing up allocation tables.
AmministraPro manages condominiums and supercondominiums in a single view, allowing several real condominiums to be linked to one supercondominium, applying the super millesimal table distinctly from each building's own millesimal shares, and rejecting automatic allocation if the super millesimal shares have not been entered, avoiding an equal split that would not be legally correct. This reduces the risk of reporting errors, which remain among the most frequent sources of disputes between owners of different buildings.
Frequently asked questions
Is a complex with several blocks always a supercondominium?
Not automatically. It is a supercondominium when the blocks, while remaining administratively autonomous, share assets or services common to all of them, such as a green area, a technical plant or an internal road, under article 1117 bis of the Civil Code. If each building has nothing in common with the others, they remain separate and distinct condominiums, with no supercondominium regime applying.
Does the supercondominium need its own administrator?
Appointing a supercondominium administrator becomes mandatory once total participants exceed eight units, by application of the general condominium rules referenced in article 1117 bis. The role can be filled by the administrator of one of the individual condominiums or by a different professional specifically appointed to manage the shared parts and the related separate accounting.
How are super millesimal shares calculated if they do not yet exist?
Super millesimal shares must be established through a dedicated allocation deed, based on the proportional value of each building relative to the parts shared by all of them, similarly to how ordinary condominium millesimal tables are formed. In the absence of this table, some management software such as AmministraPro flags the anomaly and does not apply an equal split, which would not be legally correct.
Can the condominium representative decide everything alone?
No. The representative appointed under article 67 of the implementing provisions votes at the supercondominium assembly within the limits of the mandate received from their own condominium assembly. If they vote beyond those limits, the general resolution remains open to challenge by the represented owners, which is why the mandate should always be defined precisely in the minutes granting it.
Are supercondominium costs added to those of the single condominium?
They remain two distinct allocation layers: costs relating to parts shared by all buildings are allocated among owners according to the super millesimal shares, while ordinary costs of the single building continue to follow that condominium's own millesimal table. Keeping them separate in reporting, with the help of software such as AmministraPro, avoids confusion in statements and disputes between owners of different buildings.
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