Condominium fees with an empty apartment: what you actually have to pay

Owning an empty apartment does not mean you can stop paying condominium fees. Italian law distinguishes between expenses related to the preservation and management of the building — which remain the owner's responsibility — and expenses related to the use of services, which fall to the tenant when one is present. Understanding this distinction helps you manage costs better and avoid surprises at the condominium meeting.

The basic principle: who uses, who owns

The Italian Civil Code establishes that condominium fees are divided between the owner of the property unit and the person occupying it as a tenant. When the apartment is empty and there is no lease agreement in place, all expenses — both those normally borne by the owner and those normally borne by the tenant — fall on the only party involved: the owner.

This point often causes confusion: the absence of an occupant does not make condominium obligations disappear — it concentrates them. The property owner is liable to the condominium for the full amount.

The expenses that never change

Some items in the condominium budget relate to the structure and common areas of the building, regardless of how the individual units are used. This category typically includes:

• Ordinary and extraordinary maintenance of stairs, façades, roofs and foundations
• Building insurance
• The condominium administrator's fee
• Lighting and cleaning of common areas
• Lift maintenance (structural share)

These items remain the owner's responsibility regardless of any other circumstance: whether the apartment is occupied, rented out or has been empty for years.

Where a reduction may apply

Some expenses tied to the actual consumption of condominium services — central heating, communal water, concierge service — can generally be reduced or waived when the unit is unoccupied, provided that the condominium regulations or a resolution of the owners' meeting expressly allow it. In buildings with central heating, for example, it is possible to request the disconnection of your own system or separate heat metering: in that case the variable share is reduced, while the fixed share (maintenance and depreciation of the communal system) remains due.

Before taking any reduction for granted, it is always worth reading the condominium regulations and checking what they provide for. In the absence of specific rules, the general criterion based on ownership shares (millesimi) applies, with no automatic discounts.

The tax impact: IMU and deductions

An empty apartment also has tax consequences. In many Italian municipalities — including Todi — homes other than the primary residence are subject to IMU (municipal property tax), and in some cases the municipality may apply a higher rate to properties left vacant for extended periods, to encourage owners to put them on the rental market. Rates vary from one municipality to another and can change every year with the budget resolution: it is always advisable to check directly on your municipality's website or with an accountant.

Arrears and liability towards the condominium

A concrete risk for those who own an empty apartment is unplanned condominium arrears. Charges continue to accrue, and the building administrator can issue an injunction order even for relatively modest amounts. If a prolonged period of non-use is expected, it is advisable to inform the administrator and agree on a regular payment plan, avoiding the accumulation of arrears.

If you are weighing what to do with an empty apartment in the Todi area or in Umbria — selling it, renting it out or renovating it — our office can help you carry out a practical assessment of the situation, from market value to managing fixed costs. A consultation with someone who knows the area first-hand is often the most direct way to make an informed decision.