One platform for condominium administration and smart building operations in Italy
Unitify connects video intercoms, access control, cameras, meter readings and a resident app into one system, and keeps expense data organized per owner throughout the year, so the export for the administrator’s filing is a report, not a reconstruction. Anything that exposes an API or SIP interface is connected under the project: intercoms, access controllers, barriers with plate recognition, lift access, cameras, meters and smart-home devices in apartments.
Built for how a studio di amministrazione actually runs a condominio
One platform built for how a studio di amministrazione actually runs a condominio.
Payment rails already in use
Quote condominiali collection runs on the payment rails Italian owners already use for recurring bills. Card payments run through Unitify’s integrated Stripe acquiring.
SEPA credit transfer (bonifico)
The standard bank transfer across the EU’s SEPA area, which includes Italy, for one-off payments or owners not on direct debit.
SEPA Direct Debit (SDD)
The standard direct debit rail across the EU’s SEPA area. Owners authorize a mandate once; collection then runs automatically each period.
Stripe
Card payments processed through Unitify’s Stripe integration.
Built around the Civil Code's condominium articles, verified against the primary source
Each item links to the primary source, not a summary.
Dedicated condominium bank account (art. 1129 of the Civil Code)
The administrator must route all money received and paid on the condominium’s behalf through a dedicated bank or postal current account held in the condominium’s own name, and every owner can inspect and copy the periodic statement through the administrator. Not opening or using that account, or mixing condominium and personal funds, is listed in the Civil Code itself as a grave irregularity that can cost the administrator the mandate. Where there are more than eight co-owners and the assembly does not appoint an administrator, a court appoints one on any owner’s application.
Art. 1129 Civil Code, Normattiva ↗Annual rendiconto within 180 days (arts. 1130 and 1130-bis)
The administrator must prepare an annual rendiconto every year, a ledger, a financial summary and an explanatory note on ongoing contracts and pending matters, and convene the assembly to approve it within 180 days. Owners may inspect and copy the supporting documents at any time, and the records must be kept for ten years.
Arts. 1130 and 1130-bis Civil Code, Normattiva ↗Filing with the Agenzia delle Entrate by 16 March
Each year, by 16 March, the administrator sends the Agenzia delle Entrate, electronically through Entratel or Fisconline, the prior year’s data on common-area renovation and energy-efficiency spending with each owner’s share, so it can flow into residents’ pre-filled tax returns. This is the deadline currently in force, not a fixed date guaranteed by law forever; it should be re-checked every filing cycle.
Agenzia delle Entrate, condominium filings ↗Assembly notice (art. 66 of the implementing provisions)
The notice, stating the agenda specifically, must reach entitled parties at least five days before the first-call date, by registered post, certified email (PEC), fax or hand delivery. The second call cannot fall on the same calendar day as the first, and video-conference participation is allowed with the consent of the majority of condòmini.
Art. 66 implementing provisions, Normattiva ↗The hardware layer, wired into your platform
Intercom, access, video, meters and EV charging connect through mini apps, alongside your requests and billing.
Digital intercom
Calls go straight to the resident’s phone. Entry by app, BLE tag or face.
Access control
Contactless entry by phone or tag. Vehicle access by plate recognition.
Video surveillance
Live cameras, digital archives and plate recognition at the gate.
Meter telemetry
Readings come from residents in the app, from a file or over the API from your metering system. Smart meters that expose an interface are connected under the project.
EV charging
Stations on the map, sessions booked, billed and tracked in the app.
Building management
Ventilation, heating, lifts and other systems monitored from one dashboard, with instant alerts.
Devices, orchestrator, resident app
Devices
Intercoms, access control, cameras, meters, EV chargers and building systems, from any vendor.
Orchestrator
Unitify connects every device to one dashboard. New hardware plugs in as a mini app, nothing gets replaced.
Resident app
One app for doors, meters, intercom calls and charging. No fifth login to remember.
Questions administrators ask
What is a rendiconto condominiale?
The annual financial report the administrator prepares and presents to owners: a ledger, a financial summary and a note on ongoing contracts and pending matters, approved by the assembly within 180 days.
What is the condominium current account?
The dedicated bank or postal account, held in the condominium’s own name, through which all money received and paid on the condominium’s behalf must pass. Every owner can review the periodic statement through the administrator.
When does the administrator report expenses to the Agenzia delle Entrate?
By 16 March each year, the administrator electronically files the prior year’s data on common-area spending, with each owner’s share.
How much notice does the assembly need?
At least five days before the first-call date, with the agenda stated specifically, delivered by registered post, PEC, fax or hand delivery.
What does Unitify do for the administration studio?
Keeps a record of charges and payments for each unit that every owner can inspect, prepares per-owner statements, sends automatic reminders, and keeps a per-building account view ready for preparing the rendiconto and for exporting the expense data the administrator uses for their own filings.
Can you connect the intercom or access hardware we already have?
Usually yes. If the panel, controller, camera or meter exposes an integration interface (an API, SIP, ONVIF or a Modbus or M-Bus gateway), we connect it to the resident app under the project. Barriers with plate recognition, lift access and in-apartment smart home are handled the same way, as project work. Hardware with no interface cannot be connected, and we check the exact model before you commit.
From the blog
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