SOA OS23 is the Italian public works qualification category that certifies a company’s technical, financial, and organisational capacity to carry out demolition works. Under the New Public Procurement Code (Legislative Decree 36/2023), OS23 has become a strategic tool that allows contracting authorities to prioritise safety, execution speed, and reliability over the lowest bid.
Demolition Has Become a Legal Decision, Not a Price Exercise
Demolition used to be treated as a technical precondition to construction. Today, under Italy’s new procurement regime, it is a legal and strategic choice.
With the entry into force of D.Lgs. 36/2023, contracting authorities are no longer judged primarily on price selection but on results. Safety incidents, delays and failed execution now carry institutional consequences. In this context, SOA OS23 has shifted from a niche qualification to a decisive selection lever.
What Does SOA OS23 Cover Under the Current Legal Framework?
SOA OS23 corresponds to the category “Demolizione di opere” covering:
- Total or partial demolition of civil and industrial buildings
- Controlled dismantling of load-bearing structures
- Mechanical, hydraulic, and high-risk demolition methods
- Site clearance activities directly linked to demolition
While the category originates from Annex A of DPR 207/2010, its practical enforcement today is governed by Legislative Decree 36/2023 and its Annexes which reframe qualification as proof of execution reliability, not mere eligibility.
How SaaS is Revolutionizing OS23 Documentation
In 2025, the “technical capacity” required for OS23 isn’t just about owning jackhammers; it’s about data integrity. Leading Italian firms are moving away from paper files and using specialized SaaS platforms to manage the rigorous audit trails required by the new code.
- TeamSystem Construction: The go-to Italian SaaS for managing the Giornale di Cantiere (Site Log) and ensuring all demolition phases are documented for SOA audits.
- ACCA’s usBIM: A cloud-based platform that allows firms to link demolition sequences to BIM models, proving technical “execution reliability” to authorities.
- STR Vision CPM: Used by General Contractors to automate the complex cost-to-personnel ratios (15% turnover rule) required to maintain OS23 status.
How the “Principle of Result” (Art. 1) Changed the Role of OS23
Article 1 of D.Lgs. 36/2023 introduced the Principle of Result (Principio del Risultato), a cornerstone of the new code.
Under this principle:
- Contracting authorities are legally protected when they choose solutions that maximise safety, speed, and successful execution
- The lowest price is no longer the dominant legal shield
- Technical and organisational reliability can justify selecting a higher-cost bidder
Strategic implication:
Choosing an OS23-qualified contractor is now defensible in law, even if a cheaper, non-qualified bidder exists. OS23 becomes a risk-mitigation instrument, not a formality.
Is SOA OS23 Mandatory Under the New Code?
Formally, OS23 is not universally mandatory. Operationally, it increasingly is.
Under Decree 36/2023, authorities may:
- Require OS23 where demolition is structurally relevant
- Penalise offers relying on generic OG categories for demolition
- Restrict subcontracting of demolition activities
In practice, medium and large public projects treat OS23 as a baseline requirement, especially in urban, safety-critical or time-compressed works.
Who Needs SOA OS23 in 2025?
If demolition represents a material share of contract value, authorities increasingly expect direct OS23 ownership, not delegation. OS23 is effectively required for companies performing:
- Structural demolition of public buildings
- Industrial plant dismantling
- Demolition in dense urban or sensitive environments
- Selective demolition tied to recycling and waste separation
Numerical Requirements That Authorities Actually Verify
One of the biggest gaps in competitor content is the lack of quantitative precision. Current SOA assessments for OS23 typically verify:
OS23 Requirements: Regulatory Thresholds vs Strategic Impact
| Requirement Area | 2025 Regulatory Threshold | SaaS Advantage (Automation) |
| Technical Equipment | Min. 2% of total turnover | Use Fleet Management SaaS to track high-reach excavator ROI. |
| Personnel Costs | Min. 15% of turnover (≥40% manual) | Payroll AI flags if manual labor ratios drop below compliance. |
| Work History | 90% of requested class value | Digital Document Vaults provide instant proof for 15-year audits.Direct evidence of completed demolition projects over the last 15 years. |
| Financial Solidity | Net worth / turnover ratio | Core to “reliability” scoring under the Principle of Trust (Art. 2). |
| Safety Exemption | Class III or higher | Safety SaaS (like StruxHub) automates site access for OS23 firms. |
These thresholds are not symbolic they are actively used to exclude weak bidders.
The 2024–2025 Game Changer: The “Patente a Crediti” Exemption
As of 1 October 2024, Italy introduced the Patente a Crediti (credit-based safety license) for construction sites.
Critical insight:
Companies holding an SOA certification of Class III or higher are exempt from this new obligation.
For OS23 holders, this means:
- Reduced administrative burden
- Fewer site access restrictions
- Stronger positioning in time-sensitive tenders
This exemption alone has turned OS23 into a defensive compliance asset in 2025.
PNRR Projects: Why OS23 Is Quietly Becoming a Trust Proxy
Under the PNRR (National Recovery and Resilience Plan), especially Mission 2 – Green Revolution, demolition is no longer treated as waste generation. It is framed as resource harvesting.
The New Code requires:
- DNSH (Do No Significant Harm) reporting
- Traceability of demolition materials
- Alignment with circular economy objectives
In my experience, PNRR audits are failing firms not on the demolition itself but on the lack of a ‘Do No Significant Harm’ (DNSH) compliant waste report. OS23 certification is often the first thing auditors look for to assume DNSH competency.
The “Subcontracting” Limit mentions that the New Code (Art. 119) allows for “Cascade Subcontracting,” but for high-risk categories like OS23 contracting authorities are increasingly using their power to restrict it to ensure only the qualified firm does the work.
Observed outcome:
OS23 holders that integrate digital tracking for recycling and environmental metrics are currently seeing up to 30% higher success rates in PNRR-funded tenders.
Where Digitalisation Strengthens OS23 Compliance
Although not legally mandatory, digital tools increasingly support OS23 credibility:
- BIM models for controlled demolition sequencing
- Digital waste registers for DNSH compliance
- GIS mapping for proximity, vibration, and safety analysis
In audits I’ve observed digitally mature OS23 firms face fewer challenges and faster evaluations because their compliance evidence is already structured.
Common OS23 Failures Under the New Code
The most frequent exclusion triggers are governance-related:
- Excessive reliance on non-OS23 subcontractors
- Equipment declared but not owned or available
- Personnel cost ratios below threshold
- Certification lapses during execution
Under D.Lgs. 36/2023, these are no longer treated as minor irregularities.
Final Verdict: OS23 Is Now a Strategic Shield
SOA OS23 is no longer a technical footnote.It is a strategic shield under the New Public Procurement Code.
It enables authorities to:
- Apply the Principle of Result confidently
- Reduce execution and safety risk
- Defend procurement decisions legally
For contractors, OS23 now determines access, speed and trust especially in PNRR-funded works. Those who treat it as paperwork will fall behind. Those who treat it strategically will dominate.
FAQs
Which law governs SOA OS23 today?
Operationally, Legislative Decree 36/2023 and its Annexes, which replaced the 2016 Code.
Why does Art. 1 matter for OS23?
It allows authorities to prioritise qualified, reliable contractors over cheaper but riskier alternatives.
Does OS23 exempt companies from the Patente a Crediti?
Yes, companies with SOA Class III or higher are exempt.
Is OS23 required for PNRR projects?
Not automatically, but it is increasingly required or strongly favoured.
Does OS23 apply outside Italy?
No, but it signals compliance with one of Europe’s strictest procurement systems.
Proaibox Tech Tip: If you are an Italian firm aiming for PNRR-funded demolition projects, do not rely on manual waste reporting. Use DNSH-compliant SaaS reporting tools to automate the traceability of demolition materials. Auditors in 2025 are much more likely to approve “resource harvesting” credits when the data is provided in a structured digital format rather than a scanned PDF.
