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Local Italy
5 days ago
- Business
- Local Italy
EXPLAINED: How Florence has changed its rules on tourist lets in 2025
New rules clamping down on Airbnb and other short-term tourist rentals came into force in Florence on May 31st after being approved by city authorities earlier that month. The new regulations introduced a highly controversial ban on new tourist rentals in Florence's UNESCO-protected historic centre (centro storico). This is a measure that the city council first attempted to pass two years ago, but was later suspended due to staunch opposition from landlords and a spate of legal challenges. The current ban, which aims to curb the rising number of long-term rentals in central Florence amid a chronic housing crisis, only applies to new lets, thus excluding existing facilities. The May 31st rules also give city authorities powers to extend the ban on new tourist rentals beyond the UNESCO-protected city centre at a later date should they deem it necessary. Five-year rental permits Under the new rules, owners looking to rent out their properties to tourists must also apply for and receive a permit (autorizzazione) before they can start renting – though there is an exception. Owners who legally rented out their properties in 2024 are exempted from permit requirements for three years (until the end of 2027). Permits have a five-year validity period and are tied to the property, meaning they become void in the event of a sale. Properties that aren't rented out to tourists over a 12-month period automatically lose their permits, unless they are rented under longer, non-tourist contracts, for at least 30 days at a time. Minimum property size and safety requirements Florence's new rules on tourist rentals also set out minimum spatial requirements. Properties must be at least 28 square metres in size, with bedrooms, bathrooms and kitchens also subject to minimum requirements. You can find further details here (page 4). Besides size-related regulations, tourist lets must also comply with a series of safety provisions, including the installation of carbon monoxide detectors and fire extinguishers (a minimum of one every 200 square metres of floor area). Other requirements for owners Under the new rules, owners of tourist rentals must provide multilingual instructions, bags and bins for waste sorting, as well as a guide on how to behave in the building, on local public transport, and in the city centre. There's also an additional requirement for owners to clearly display useful emergency numbers (police, ambulance, fire service, etc.) within the property. City-wide 'key box ban' and National Identification Code (CIN) These two measures came into force prior to the implementation of the rules approved in May – but still apply. As of February 25th, owners of holiday rentals in Florence are no longer allowed to use 'key boxes' (combination-protected lock boxes containing the keys to a property) to allow guests to check into their accommodation remotely. The city-wide measure aims to protect Florence's 'urban decorum' and its 'historical and architectural heritage' while also responding to 'public safety concerns related to the need to identify guests [...] in person,' according to city authorities. Besides a ban on the use of key boxes, owners of tourist rentals in Florence are also subject to the Italy-wide requirement to hold a National Identification Code (CIN). The CIN – a personal identification code tying a property to its owner – was introduced by Giorgia Meloni's government in September last year in a bid to tackle tax evasion. All owners of holiday rentals in Italy are required to have their own CIN code and must display it on their property's front door or doorbell so as to make it clearly visible from the outside. The code must also be included on any online or social media listing, including on platforms such as Airbnb and Booking. What happens next? The new regulations, which are intended to curb the rapidly expanding number of holiday lets across the city and make more homes available for locals amid a severe housing crisis, have been met with anger by property owners and holiday rental managers in the Tuscan capital. Lorenzo Fagnoni, president of Property Managers Italia and CEO of Apartments Florence, called the crackdown on tourist rentals 'illogical and discriminatory', vowing to oppose it 'with every possible legal instrument." Tuscan regional councillor Marco Stella said that property owners' associations would file an appeal with the Regional Administrative Tribunal (TAR), warning of incoming 'legal chaos'. Though there is currently no available information on when Tuscany's TAR may rule on the matter, a decision backing owners' appeal may lead to the suspension or even repeal of the tourist let regulations. For the time being, however, the rules are set to remain in place, with individuals found to be illegally letting their properties facing fines of between €1,000 and €10,000.
Local Italy
23-06-2025
- Business
- Local Italy
EXPLAINED: Italy's new rules for short-term lets in 2025
Local authorities in many parts of Italy are pushing back against the rising number of short-term rentals new rules and steep penalties — but that doesn't mean you can't make a business out of renting your home or apartment. Listing your home on services like Airbnb and may seem easy, but with more than half a million active listings as of last year, Italian authorities are taking a closer look at each new offering. In this heavily regulated sector, fines for non-compliance can run as high as €10,000 — so you'll want to make sure you get it right. Here's a look at what has changed for short-term rental operators across Italy and from region to region. How do I legally rent out my property on Airbnb? A big change in 2025 is the introduction of a single National Identification Code (CIN) across the country, in addition to varying regional and local requirements to notify authorities. To get a CIN, you need to apply to the Italian tourism ministry using their Tourist Accommodation Database (BDSR). Your CIN will need to be displayed on any online listing and in the accommodation itself. Failing to do so could mean a fine of up to €5,000. The CIN will also need to be included on your annual income tax return (more on that below). All short-term accommodations are now also required to include smoke and carbon monoxide detectors in high-risk areas, and have portable fire extinguishers located on the property. The old rules still apply — you will also need to inform your local municipality that you are starting a short-term rental business by filing a segnalazione certificata di inizio attività, or SCIA, with your local one-stop shop for business services, called the SUAP (Sportello Unico Attività Produttive). (Here's a template.) In some regions, doing so will also give you a second identifier code that you will be required to include alongside your CIN in advertising. Guest registration You still need to register all guests via the Alloggiati Web portal within 24 hours of checking in. You can apply for login credentials for this portal while filing your SCIA at the SUAP, or at your local Questura. Airbnb still advises that you also provide every guest with a written short-term rental contract, signed by both parties when they arrive. As long as guests' stays don't stretch beyond 30 days, and as long as you don't provide additional services like breakfast or guided tours, the property is considered a short-term rental (locazione breve) and not an accommodation facility (struttura ricettiva), which are subject to stricter requirements. If you're providing accommodation for more than 30 days at a time, you need to register your contract with the tax office (Agenzia delle Entrate). This website provides more information. What about taxes? More and more municipalities have added tourist taxes of a few euro per day. You will need to find out the exact rate from your local authority. As of last year, Airbnb collects these taxes automatically at the point of booking and remits them on your behalf. Airbnb and other platforms will also withhold taxes that you will need to pay as part of your annual income tax return. This is charged as a flat 21 percent rate on all income from rental properties. At the end of the year, they'll issue a tax statement known as a certificazione unica showing the total amount withheld and remitted to the Agenzie delle Entrate for the year. See more details for each Italian region below. Abruzzo In Abruzzo, you can rent up to a maximum of four units, and all must include a kitchen and sanitary facilities. No room rentals are allowed. You also need to register with SITRA, the region's online tourism tracking system, which will mean a visit to your local SUAP or municipal office (use this form to apply for credentials). You'll also receive a unique identifier, called a CIR, that you need to include on all your posts and advertisements, alongside your CIN. It also must be used to communicate the number of guests staying at your place within 10 days of the start of every month. In addition, Abruzzo requires that you post a maximum price list for the year in a common area of your rental. You don't need to stick to these prices, but if you go above them, your customers can demand you lease at that rate. Aosta Valley The Aosta Valley requires that you file a SCIA at the local office, and adds the requirement of an in-person inspection within 60 days. You can provide a reception, but all other hotel services are forbidden. If your property is located in a condominio, you need to inform the building's administrator within 30 days of filing your SCIA. You'll receive a CIR that needs to be displayed alongside your CIN on all advertisements. Tourist numbers must be reported by the fifth day of every month via the Locazioni Turistiche platform. Basilicata Basilicata requires that you file a SCIA at the local office (the form is here). If you're not clear what category of establishment you fall into, you can request classification by filing this form with all your details. Within 90 days, the province and municipality should issue an authorization to start renting. You need report the total number of guests from the previous month by the tenth of the following month using the region's SIST online reporting system. To gain access, you need to file this form with the receipt you should have received from the local office. Unlike many other regions, Basilicata also requires you get insurance for civil liability in the event of any injury to guests, and report its annual renewal to the municipality. Basilicata also still requires operators to report their maximum prices for the year to the province. This needs to be done by September 30th of the previous year, or within one day of receiving your authorization. You can change prices beginning in June, so long as you tell the province by March 1st. Calabria Since 2015, Calabrian law has allowed specifically for 'apartments for tourist use', a category designed for Airbnbs. As long as you rent no more than three units, for no longer than six months at a time, you can apply to operate in this category. You're still required to notify your local municipality at least a week before your first guests arrive. You must do this before April 1 if your property is located on the seaside, or November 1 if it is located elsewhere. SIRDAT system. Campania To start renting in Campania, you'll need to notify the municipality by certified electronic mail (PEC). You can rent out up to four units. You'll receive a regional Codice Univoco Strutture Ricettive (CUSR) for use on booking sites and in advertisements. You also need to communicate details of arriving/departing customers at the region's tourist surveyor website, and upload details of your maximum prices by October 1st at this website. You can't provide any additional services, or your property will be classed as 'extra-hotel accommodation' and subjected to additional requirements. Several municipalities also require that you notify the local sportello unico per le attività produttive (SUAP) or the local city offices. In Sorrento, you're also required to submit detailed blueprints and technical reports, alongside a €150 fee. Emilia-Romagna Emilia-Romagna has stricter structural requirements than many other regions. You can find the law governing them here. You need to submit technical reports indicating health and safety compliance alongside a comunicazione di inizio attività (CIA) to the local SUAP before you can rent. You can only rent a maximum of three properties, for no more than six consecutive months. Afterwards, you'll need to record the number of stays in a month using the province's Ross1000 system. Logins are provided by your provincial office. Your maximum prices also need to be displayed using this form. Friuli-Venezia-Giulia Like many other states, Friuli-Venezia-Giulia insists you provide minimal services to qualify as a short-term rental. Even providing cleaning partway through a stay will change your status to a 'furnished house for tourist use' (unità abitative ammobiliate ad uso turistico), subjected to stricter requirements. You'll need to submit a SCIA to your local SUAP to get started. Once you're renting, you need to report the usual tourist statistics via the region's , and to maintain a current price list in a public area of the house or apartment, specifying that those prices may vary. You also have the option of requesting a star classification using a points-based scale described in Annex I of this regional law. It's mandatory if you meet the higher standard of a furnished house for tourist use. Once you have a classification from the region, you must include it in any ads you publish. Lazio Lazio has limited short-term rentals to a maximum of two units per owner, per city. These units must include a living room and kitchen and conform to health and safety requirements. Rome has additional structural requirements for minimum square footage, windows, and daylight that you can read here. To rent, you need to file a form with the local SUAP, and notify the Lazio region's territorial tourist offices via mail or certified email (PEC). You will also need to register using the ROSS 1000 system for a regional code you must display in all your advertising. Lazio also requires you report the number of tourists staying at your property. You need to use your identifier code (CIR) to request a login on this portal, and must report each month's numbers by the fifth of the following month. Lazio's fines for failing to adhere to these rules are steep — thousands of euros for each time you fail to report. View of apartment buildings in Italy's Isola del Giglio, off Tuscany's coast. Photo by Federico Burgalassi on Unsplash Liguria In Liguria, Airbnbs are most likely categorized as 'furnished apartments for tourist use' (AAUT), though they must meet structural requirements outlined here. You can rent no more than three units across the region, and for no more than 30 days at a time. Registration of new rentals is now done via the ROSS 1000 platform here — you can see what kind of information you need to submit in this sample form here. Registering will give you an identifier code called a CITRA number to be used in all advertisements and postings — not doing so can incur a €3,000 fine. You need this number before you can report guest details to the police. You also need to report the number of tourists that have stayed with you via the Removcli portal. Unfortunately, the instructions for this are only available in Italian and somewhat complex, but the regional government does provide a list of compatible software that you will need to use to track your stays. If your property is inspected, you'll also need to have on-site proof of your electrical system certification, gas system compliance, heating system certification and consent to lease from any co-owners. Lombardy Lombardy has minimum structural requirements for short-term rentals you will need to adhere to. You can find them here. In Sirmione, this includes an additional requirement to provide at least one parking space per unit. You'll need to submit a more detailed floorplan with your SCIA. You'll need to register by filing a SCIA at your local SUAP, and will receive a CIR you can use to access the ROSS 1000 portal to report tourist flows. This must be reported by the fifth of every month, or you could incur heavy fines. Even if you have no guests, you need to report your visitor numbers monthly. Your CIR also must be displayed, alongside your CIN, in all advertisements and online posts. In Bellagio, you must also send this form to the tourism offices of Como province to receive access to the ROSS 1000 portal. Keep in mind that if you provide any additional services, your status may change and you may be required to purchase insurance and establish maximum prices. Marche Marche allows you to rent three or fewer properties for a maximum of three months to one person or six months in a year without incorporating. You file this form with your local municipality to get started. You will receive a regional identification code (CIR) that you must use to list your property in the Istrice-ROSS 1000 system, where you will report tourist flows. Guest details must be reported within five days of their stay. Failing to include your CIR on postings will incur a fine of up to €500. Molise Molise does not have specific regulations for Airbnbs or similar rentals yet. Other short-term rentals and accommodation facilities are usually required to display their prices and services, and forms are provided on the regional website for communicating that data to the regional government. Without clearer information, we'd recommend you visit your local offices and ask if you need to file a SCIA. You will need to visit your local Questura to get credentials for the Allogati web service if your municipality can't provide them. Piedmont In Piedmont, your rental is most likely to be categorized under ' case ed appartamenti vacanze ' or CAV, unless you rent for less than 30 consecutive days. To get started, you need to register using a SCIA through an online portal. You'll receive a CIR that must be displayed on all listings, or you could be fined up to €5,000. Tourist numbers must be reported via the region's Ross 1000 platform by the 10th day of every month — even if you had no guests in the preceding 30 days. Puglia You must register your Airbnb online at the website with your personal information and the specifications of your accommodation. You'll then be emailed a unique identifier called a CIS. This needs to be included in all your promotional materials — or face a fine of up to €3,000. Tourist data must also be registered via SPOT, the region's tourist tracking portal, by the 10th day of every month. The region has published a user guide for the platform here. If you have more than three properties in the region, your status may change to that of a 'holiday home and apartment', subject to stricter requirements, including the communication of prices to the region. Sardinia To begin renting, you need to notify the municipality using the online form located here. You'll receive a classification and an 'IUN' identification code. A number of cities additionally request notification using their own local forms and points of contact. These are available from the Airbnb website, here. (Scroll down to find the email addresses where forms must be sent.) Occasional Rental Register. You need to report statistics about the tourists you're hosting to the SIRED statistics system. You have to request access from the regional tourism department. Sicily Sicily's tourism law remains unclear about the categorization of short-term rentals, but there is still an expectation that operators will notify their municipality of new properties and report visitor numbers. The first step is to go to your local SUAP and submit a SCIA outlining your business. If approved, you'll receive a code you can use to login to the Turistat portal, where tourist flows are recorded. Guest counts must be reported within 24 hours of arrival or departure. Tuscany You'll need to specify info such as the number of rooms available, and where they will be advertised. Not doing so can incur a fine. You're obligated to report tourist numbers monthly, though the platform used varies from town to town. Many cities also require you to register with MoTouristOffice, a tourism management platform. A list of these cities can be found on Airbnb's website. In addition, Florence has recently implemented new regulations to help control the flood of tourism in the region. This includes a requirement to provide multilingual instructions and bags for waste sorting, and a guide on how to behave in the building, on public transit, and in the city center. Properties are subject to more detailed spatial requirements, and fines of up to €10,000 apply for non-compliance. Trentino Alto Adige Trentino Alto Adige allows you to rent up to three properties without incorporating. You need to declare your intentions to rent and register with your local SUAP. You're also required to use the unique identifier they will assign you, called a CIPAT, in all your advertising. Umbria In Umbria you can rent up to two properties while remaining classified under ' case ed appartamenti per le vacanze '. You need to file this form with the SUAP before you can start renting. You're also required to record statistics about your guests via the Turismatica website, by the fifth of each following month. 'It is important to remember that communication must always be made, even in the absence of movement', the website notes, or you could be fined between 1,000 and 4,000 euros. Veneto In Veneto, you are required to first register with the region using this online form. That will give you the necessary information to access the ROSS 1000 reporting platform, where you can fill out another form. You'll receive a CIR that must be used in all communications within 30 days. Uniquely, Veneto also requires this be displayed outside the door on a white plaque reading locazione turistica (tourist rental), or on the button panel in shared buildings. Visitor numbers must be reported via ROSS 1000 by the fifth day of every month. Not doing so can incur a hefty fine. Some municipalities also require that you notify their offices. In Jesolo, Padua, Venice, Verona, and Vicenza, you're required to notify the municipality via the SUAP before you can begin operation.
