Practical guide
Thousandth tables: how they are formed and revised
Thousandth tables (tabelle millesimali) translate the proportional value of each unit relative to the whole building into numbers, and much of a condominium's financial life rests on those numbers, from expense allocation to assembly quorum calculations. They are not fixed forever: Italian civil law sets precise criteria for forming them and equally precise conditions for revising them when the building's actual situation changes. Understanding when a revision is mandatory, when it is merely advisable, and which majority applies avoids long and costly disputes. This guide walks through article 69 of the implementing provisions of the civil code and shows how management software can make an administrator's work on this topic more solid.
How thousandth tables are formed
Thousandth tables are formed following the criteria of article 1118 of the Italian civil code: the thousandth value of each unit is calculated in proportion to its value relative to the whole building, taking into account surface area, floor height, exposure, natural light and other elements affecting the property's commercial value.
The technical calculation is normally entrusted to a licensed professional (surveyor, architect, engineer), who drafts the expert report with the coefficients applied unit by unit. The tables are then attached to the condominium bylaws.
When thousandth tables do not already derive from an existing instrument (such as the contractual bylaws drafted by the developer), their approval, under article 69 of the implementing provisions, requires unanimous consent of all owners if it constitutes an act that modifies the proportional values of the properties, while their mere verification or correction of an error can be approved with the majority set out in the second paragraph of the same article.
When revision is mandatory: article 69 disp. att. c.c.
Article 69 of the implementing provisions identifies two situations in which the tables can, indeed must, be revised even against the wishes of some owners, with the majority set by article 1136, second paragraph, of the civil code (majority of those present representing at least half the value of the building):
The first case is when the tables are shown to result from an error, for example an original technical miscalculation or incorrect cadastral data accepted without verification. The second case is when, due to changes in the condition of part of the building following the addition of a floor, an increase in surface area, or an increase or decrease in the number of units, the proportional relationship between the values of individual floors or portions of floors has been altered by more than one fifth.
Typical examples include adding a floor that creates new units, merging two apartments into one, splitting a unit into several properties, or an extension that significantly changes the surface area of a portion. In all these cases, revision is not a discretionary choice of the assembly but a legal obligation, which any interested owner can pursue in court if the assembly fails to act.
Who can request revision and how it proceeds
Any owner can request a revision of the tables when one of the conditions set out in article 69 of the implementing provisions is met. The request is first brought to the assembly: if it fails to decide or rejects the request despite the legal conditions being present, the interested owner can turn to the courts, which will ascertain the error or the alteration beyond one fifth and order the revision by judgment, effectively substituting for the assembly's will.
It is important to distinguish revision for an objective error or alteration, which follows the eased majorities of article 69, from a consensual change to the thousandths as an act of the owners' contractual autonomy (for example an amicable agreement on a different use of a common space), which instead requires unanimity because it affects real property rights.
Thousandth tables in the management software: daily practical use
In day-to-day management, thousandth tables are not a document to file away and forget: they are the calculation engine behind every expense allocation, and for this reason a platform like AmministraPro keeps them as structured data linked to each unit, allowing different tables to be applied to different expense categories, such as a general table for ordinary expenses and a specific table for the elevator under article 1124 of the civil code.
When a revision is approved or ordered by a court, updating the thousandths in the software in a traceable way prevents subsequent statements from being calculated on old values, a mistake that generates disputes across multiple financial years. Keeping the history of tables in AmministraPro, with the effective date of each version, makes it possible to reconstruct precisely which table was in force at the time of any given expense resolution.
Frequently asked questions
What majority is required to approve thousandth tables for the first time?
If the tables do not already derive from an existing instrument, such as the contractual bylaws attached to the first purchase deed, their approval as an act affecting the proportional value of the properties requires unanimous consent of all owners, since it touches real property rights. Different is the case of revision for an objective error or alteration under article 69 of the implementing provisions, which instead follows the eased majority of article 1136, second paragraph, of the civil code.
When does the obligation to revise thousandth tables arise?
Article 69 of the implementing provisions sets the obligation to revise in two cases: when the tables are shown to result from an ascertained error, or when, due to the addition of a floor, an increase in surface area, or a change in the number of units, the proportional relationship between individual floors or portions of floors has been altered by more than one fifth. In both cases revision can be requested even by a single owner and, if the assembly fails to act, ordered by a court.
Can an owner object to the revision of thousandth tables?
If the conditions set by article 69 of the implementing provisions genuinely exist, an error or an alteration beyond one fifth, revision is a legal obligation and cannot be blocked by a contrary vote from one or more owners: the resolution is approved with the eased majority set by the rule and, if the assembly reaches a deadlock, an interested owner can turn to the courts. Different is the case of a voluntary change not linked to an objective error or alteration, which requires unanimity and can therefore be blocked by dissent.
How should software handle updating tables after a revision?
The update should be tracked with the effective date of the new table, while keeping the previous version accessible for statements already closed. In AmministraPro, thousandth tables are data linked to each unit and each expense type, so future allocations automatically use the new values while historical documentation remains consistent with what was approved at the time.
Are the tables for stairs and elevators the same as the general expense table?
No. Expenses for stairs and elevators follow the special criterion of article 1124 of the civil code, half in proportion to the value of individual units and half in proportion to each floor's height above ground, which differs from the general criterion of article 1123 used for ordinary building maintenance expenses. Management software that handles multiple tables, such as AmministraPro, allows the correct thousandth table to be applied to each expense line without manually recalculating allocations every time.
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