A condominio is a form of shared ownership in Italy, where multiple property owners share use of common facilities like pools, gardens, parking, and stairs. It is managed by an administrator (amministratore di condominio) and is a legal entity with its own bank account and tax number. You fully own your home or apartment but also share responsibility for maintenance of communal areas. This setup is similar to a condominium (condo) in the US or co-propriété in France, offering shared maintenance and management of the building.
As a matter of fact, condominium living is a standard in Italy, especially in urban areas. However, condominium fees can be confusing, particularly to expats or first-time property buyers. But no worries! We’ve prepared a small guide to provide an overview of condominium fees in Italy, their structure, legal requirements, and valuable details.
Whether you live in Italy, work in Italy, or are buying real estate, this information will help you grasp the cost of owning a condominium.
What Are Condominium Expenses?
In Italy, a condominium (condominio) is a block of flats or complex where two or more owners hold the title to common areas, such as corridors, lifts, gardens, and terraces. Condominium charges are the charges for maintaining the common areas in operation and for managing such areas. Such charges are divided proportionally among the owners according to the millesimal tables (tabelle millesimali).
According to Italian law (Civil Code, Articles 1117–1139), all owners of a condominium are bound by law to reimburse these expenses, even if they are not using the common parts.
Types of Condominium Expenses
But are all the condominium expenses the same? Sure, no! They are generally categorized into two main types: ordinary expenses (spese ordinarie) and extraordinary expenses (spese straordinarie).
Ordinary Expenses
Ordinary expenses cover the day-to-day maintenance and operation of the building. These are recurring costs and typically include:
- Cleaning and upkeep
- Utilities
- Administrative fees like payments to the condominium administrator (amministratore di condominio) for managing the building’s affairs
- Insurance including coverage for the building’s structure and common areas
- Routine maintenance like servicing elevators, boilers, and other shared systems.
Extraordinary Expenses
These are not ongoing expenses, but they primarily arise for major repairs, upgrades, or renovations. These costs are typically approved in condominium meetings and may be for the following:
- Structural repairs
- System upgrades
- Improvements
Generally, extraordinary expenses are shared among owners in proportion to their millesimal share, and failure to pay can result in legal action, including liens against the property.
How Are Condominium Fees Calculated?
Condominium fees are calculated using the millesimal tables (tabelle millesimali), which assign a value to each unit in the building. It’s a value that represents the unit’s proportional share of the total property. For example, if your unit is placed on 5% of the entire value, then you are paying 5% of the condominium costs. Just to note, fees are usually paid monthly or quarterly, according to the condominium regulations.
Millesimal tables are established during building construction and can only be modified with the agreement of a united vote by all the owners.
Average Costs of Condominium Expenses
The rate of condominium fees in Italy is quite diversified depending on the size, area, and facilities of the building. Here are some estimates:
- Maintenance costs like €50 to €300 per month.
- Unconventional charges from a few hundred to a few thousand euros, depending on the scheme.
If you live in a high-end condominium with a gym and concierge service, you will certainly be paying higher charges than a normal building with minimal facilities. In major cities such as Rome or Milan, condominium fees will be higher due to the additional maintenance and service fees.
Who is the Condominium Administrator?
All these processes are overseen by the condominium administrator (amministratore di condominio). He or she plays a crucial role in managing condominium expenses. Their responsibilities include:
- Collecting fees from owners.
- Organizing maintenance and repairs.
- Keeping financial records.
- Called and managed condominium meetings.
Owners have the right to review the financial statements and vote on major expenses during annual meetings. The administrator is also responsible for issuing a detailed financial statement that outlines all income and expenses for the condominium. This document is essential for transparency and accountability.
The Legal Aspect
Italian law (Civil Code, Articles 1117–1139) governs condominium expenses and articulates the owners’ obligations and rights. Key points are:
- All of the owners must contribute their corresponding share of regular and extraordinary expenses.
- Major expenses are voted upon by owners at condominium meetings. A majority vote usually suffices for approval, but some decisions (e.g., altering millesimal tables) need to be unanimous.
- Failure to pay condominium charges can subject one to legal proceedings, including liens upon the premises and additional interest.
FAQ
- Can I Refuse to Pay Extraordinary Expenses?
No. All owners are legally required to pay extraordinary expenses as they are for the benefit of the entire building.
- What Happens If I Don’t Pay My Fees?
If you fail to pay your condominium fees, the administrator may sue for the collection of the money. This may include charging interest or placing a lien on your property.
- Are Condominium Fees Tax-Deductible?
Yes, in certain cases. If you are renting your house, you can subtract a portion of the fees as a business expense. Consult a tax advisor for details.
Italian condominium charges are included in the ownership of a property, which involves the cost of maintenance of common areas and ensuring that the building remains in good condition. Understanding how the condominium charges work, contacting the Accounting Bolla for expert help, and attending condominium meetings can all assist you in managing your financial commitment well.
Are you interested in this subject? Then check our related articles here, Main house: what is it? What benefits?, Buying a house in Italy: What to be careful about and Non-rented property: IMU and IRPEF rules and regulations.
