Condominium maintenance: what it is, obligations and differences between ordinary and extraordinary maintenance

Why condominium maintenance is essential

Condominium maintenance is an essential activity to ensure safety, efficiency and value for shared buildings. Careful maintenance management reduces the risk of unexpected failures, protects residents’ health and prevents costly emergency repairs. Scheduling regular inspections also means responding to the needs of those who live or work in the building, such as medical offices or commercial activities, where service continuity is crucial.

What condominium maintenance is

Condominium maintenance includes all activities required to keep the common areas of a building in good condition, such as staircases, elevators, systems and green areas. These activities are regulated by the Italian Civil Code (art. 1117 and following) and specific technical standards. The goal is to prevent damage, ensure safety and guarantee the proper functioning of shared spaces.

Ordinary maintenance: definition, examples and obligations

Ordinary maintenance refers to all routine activities and minor works needed to maintain the efficiency of common areas. Typical examples include:

• Regular cleaning of staircases, entrances and courtyards
• Inspection and maintenance of elevators
• Replacement of light bulbs and small electrical components
• Periodic inspection of heating and plumbing systems
• Minor repairs to doors, intercoms and locks

The administrator can authorize and manage these interventions without assembly approval, if they are included in the annual budget. Costs are shared among owners based on ownership shares (millennial values).

Main benefits:

• Prevention of failures and service interruptions
• Improved safety for residents and visitors
• Cost savings thanks to fewer urgent and expensive interventions

Extraordinary maintenance: definition, examples and obligations

Extraordinary maintenance includes more complex and costly interventions, often required to renew, improve or restore important parts of the building. Some examples are:

• Roof or façade renovation
• Full replacement of electrical, plumbing or heating systems
• Installation of new elevators or security systems
• Structural interventions on staircases, slabs or foundations

These works require approval by the condominium assembly and often specific building permits (CILA, SCIA). Costs are usually shared according to ownership shares, unless otherwise decided by the assembly.

Main benefits:

• Increase in property value
• Improved energy efficiency and reduced consumption
• Greater structural safety and regulatory compliance

Obligations and responsibilities of the administrator

The administrator has a legal duty to take care of the maintenance of common areas, as established by articles 1130 and 1135 of the Civil Code. In case of omission or delay, they may be held civilly and criminally liable for damage to people or property. They must act promptly, especially in case of reported hazards or malfunctions.

Cost allocation and tax aspects

Maintenance costs are shared among owners based on ownership shares or, for some systems (e.g. central heating), according to actual consumption. The UNI 10200 standard regulates energy cost allocation. Some works may benefit from tax incentives (renovation bonus, eco-bonus).

Common areas: what they include and why maintenance is important

Common areas include:

• Staircases and landings
• Elevators
• Courtyards, gardens and green areas
• Centralized systems (heating, water, electricity)
• Facades and roof

Regular maintenance of these areas ensures safety, aesthetics and value for the entire building, preventing degradation and risks for occupants.

Specific benefits and vertical use cases: practical examples

Periodic maintenance offers tangible benefits in different contexts, especially where service continuity is essential:

• Critical systems (elevators, boilers, water pumps): scheduled inspections reduce the risk of unexpected failures and service interruptions, avoiding inconvenience for residents and economic damage.
• Medical equipment in buildings with healthcare offices: regular maintenance of defibrillators, wheelchairs and life-saving devices is essential for patient safety. Nurses and operators can promptly report anomalies, enabling quick interventions and preventing emergency situations.
• Safety systems (fire protection, video surveillance): periodic checks ensure that systems are always operational when needed, reducing legal risks and protecting people and property.
• Digital management of reports: the use of apps or dedicated software allows residents and operators to quickly report faults or anomalies, speeding up issue handling and resolution. This approach improves collaboration between administrators, technicians and residents, reducing downtime and increasing user satisfaction.

Remember: structured and proactive maintenance not only prevents emergencies but protects health, safety and the value of the entire condominium.

FAQ about condominium maintenance

• What is the difference between ordinary and extraordinary maintenance? Ordinary maintenance covers routine activities, extraordinary maintenance involves complex or structural works.
• When is the assembly required? For extraordinary works or expenses not included in the budget.
• What happens in case of emergency? The administrator can intervene immediately and inform the assembly afterward.
• Who pays the costs? All owners, according to ownership shares or actual consumption.

How digitalization improves condominium maintenance

Adopting digital tools for condominium maintenance management makes it possible to monitor system conditions in real time, automate reports and optimize interventions. A digital system allows document archiving, deadline scheduling and activity coordination between administrators, technicians and residents, reducing errors and delays.

Summary and practical advice

Effective condominium maintenance is the key to preventing problems, ensuring safety and enhancing property value. Scheduling regular inspections, involving residents and adopting digital solutions are decisive steps toward modern and responsible condominium management.