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Italy has completely overhauled its short-term rental regulations starting in 2025, introducing mandatory national registration codes and stricter local rules that will significantly impact Airbnb hosts.
The new nationwide system requires all property owners to obtain a CIN (National Identification Code) and comply with minimum stay requirements, safety standards, and enhanced tax reporting. Popular tourist cities like Rome, Venice, Florence, and Milan have implemented additional restrictions including night caps, minimum two-night stays, and in-person check-in requirements that go beyond the national framework.
If you want to go deeper, you can check our pack of documents related to the real estate market in Italy, based on reliable facts and data, not opinions or rumors.
Italy's 2025 Airbnb rules require mandatory CIN registration for all properties and impose minimum two-night stays in major tourist cities.
Hosts face fines of €800-€8,000 for non-compliance, while platforms must remove listings without valid CIN codes.
| Requirement | National Rule | Tourist Cities Additional Rules |
|---|---|---|
| Registration | Mandatory CIN code for all properties | Local municipal registration required |
| Minimum Stay | No national minimum (except tourist cities) | 2-night minimum in historic centers |
| Night Limits | No national annual cap | City-specific caps (varies by location) |
| Check-in Rules | Standard platform procedures | In-person check-in required (Venice) |
| Safety Requirements | Smoke detectors, fire extinguishers | Enhanced safety documentation |
| Tax Rate | 21% withholding tax on income | €1-€7 per night tourist tax |
| Penalties | €800-€8,000 fines for violations | Additional municipal penalties |
What are the exact new rules in Italy starting in 2025 for Airbnb and other short-term rentals?
Italy implemented comprehensive national regulations for short-term rentals effective January 1, 2025, centered around a mandatory National Identification Code (CIN) system.
Every property used for short-term rentals must obtain a unique CIN through the Ministry of Tourism's official online portal. This code must be displayed prominently in all online listings and physically posted at the property entrance.
The regulations establish minimum safety requirements including functioning smoke detectors, fire extinguishers, and emergency exit information. Popular tourist destinations with historic centers now enforce a mandatory two-night minimum stay requirement, though small towns under 5,000 residents are exempt from this rule.
Platform operators like Airbnb are legally required to verify CIN codes and remove non-compliant listings. They also automatically collect and remit tourist taxes ranging from €1 to €7 per night depending on the municipality.
These rules apply uniformly to all short-term rental platforms, not just Airbnb, creating a standardized regulatory framework across Italy's vacation rental market.
Do these rules apply nationwide or are there different restrictions depending on the city or region?
The CIN registration system and basic safety requirements apply nationwide to all Italian municipalities, but significant variations exist at the local level.
Major tourist cities including Rome, Venice, Florence, Milan, and Naples have implemented additional restrictions beyond the national framework. These enhanced measures often include stricter licensing requirements, additional municipal registration processes, and specialized local permits.
Venice requires in-person guest check-ins and has implemented annual night caps for rental properties. Milan prohibits key lockboxes in public areas and requires detailed guest registration. Florence restricts new short-term rental permits in designated historic zones.
Smaller municipalities and rural areas typically follow only the basic national requirements without additional local restrictions. Coastal tourist areas may have seasonal limitations during peak summer months.
Property owners must research and comply with both national regulations and their specific municipality's additional requirements to remain fully compliant.
How many nights per year will I legally be allowed to rent out my property on Airbnb after 2025?
No universal annual night limit exists under Italy's national short-term rental regulations as of 2025.
However, individual municipalities have the authority to establish their own annual caps, and many popular tourist destinations are actively implementing or considering such restrictions. Venice has already imposed annual limits on rental nights for properties in certain zones.
Rome is evaluating proposals for annual caps in historic districts, while Florence has suspended new permits in the city center, effectively limiting expansion of short-term rentals. Milan and other major cities are exploring similar measures to balance tourism with resident housing needs.
The trend suggests more cities will introduce annual night limits in 2025 and beyond, particularly in areas experiencing over-tourism concerns. Property owners should monitor their local municipality's regulations as these policies continue evolving.
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Do I need a specific license or registration number to list my property on Airbnb in Italy under the new rules?
Yes, obtaining a CIN (Codice Identificativo Nazionale) through the Ministry of Tourism's official registration portal is mandatory for all short-term rental properties in Italy.
| Registration Type | Required For | Process |
|---|---|---|
| National CIN | All properties nationwide | Online Ministry of Tourism portal |
| Rome Municipal Registration | Properties in Rome | City hall tourism office |
| Venice Tourism License | Properties in Venice | Municipal tourism department |
| Florence Historic Zone Permit | Historic district properties | UNESCO zone authorization |
| Milan Business Registration | Professional hosts (3+ properties) | Chamber of Commerce filing |
| Coastal Area Seasonal Permit | Beach destination properties | Regional tourism board |
| Tourist Tax Registration | All hosts collecting taxes | Municipal revenue office |
Professional hosts managing multiple properties must obtain specific business registration codes and may face additional compliance requirements including tax agent responsibilities.
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What kind of taxes will I be required to pay on Airbnb income in Italy after 2025, and at what rates?
Airbnb hosts in Italy face a 21% flat tax withholding on rental income, automatically deducted by the platform and remitted to Italian tax authorities.
Tourist taxes ranging from €1 to €7 per night per guest are collected directly by Airbnb and transferred to local municipalities. Rome charges €6 per night for luxury properties, while smaller towns typically charge €1-€2 per night.
Hosts must declare their CIN and rental income in annual tax filings even when Airbnb handles withholding. Professional hosts managing multiple properties may face additional business tax obligations and VAT requirements.
Income from short-term rentals exceeding €5,000 annually may trigger requirements for formal business registration and higher tax rates. Property owners should maintain detailed records of all rental income, expenses, and tax payments for compliance purposes.
Regional taxes may apply in certain areas, particularly during high-tourism seasons when municipalities impose additional levies on accommodation providers.
Are there fines or penalties if I don't comply with the new Airbnb rules in Italy, and how much are they?
Non-compliance with Italy's short-term rental regulations results in substantial financial penalties ranging from €800 to €8,000 per violation.
Failure to obtain or display a valid CIN triggers automatic fines of €800 for first offenses, escalating to €3,200 for repeat violations. Operating without proper safety equipment or documentation incurs penalties between €1,600 and €4,800.
Tax evasion related to rental income carries fines equal to 120-240% of unpaid taxes, plus interest charges. Missing tourist tax payments result in penalties of €500-€2,000 depending on the municipality and duration of non-compliance.
Platform operators face their own penalties for listing non-compliant properties, creating additional pressure for hosts to maintain proper registration. Cities may also revoke rental permits for serious or repeated violations.
Local municipalities can impose additional fines for city-specific violations, such as unauthorized key lockboxes in Milan or improper guest registration in Venice.
Do these rules apply equally to homeowners, tenants, and landlords, or are there differences?
Italy's 2025 short-term rental regulations apply uniformly to all types of property users, but specific compliance responsibilities vary based on legal relationship to the property.
Homeowners bear full responsibility for CIN registration, tax compliance, and safety requirements. They must obtain all necessary permits and maintain proper insurance coverage for rental activities.
Tenants wishing to sublet through Airbnb must obtain explicit written permission from property owners and ensure lease agreements allow short-term rentals. Both tenant and landlord become jointly liable for regulatory compliance and tax obligations.
Professional property managers operating multiple listings face enhanced requirements including business registration codes and potential tax agent responsibilities. They must maintain detailed records for all managed properties and ensure each unit meets safety standards.
Landlords remain ultimately responsible for property compliance even when delegating management to third parties, creating shared liability structures for rental violations.
Can I rent out more than one property on Airbnb in Italy, or is there a new limit on the number of listings?
No national limit exists on the number of properties an individual can list for short-term rental in Italy under the 2025 regulations.
However, hosts managing three or more properties must register as professional operators and obtain specific business codes through the Chamber of Commerce. This classification triggers additional tax obligations and enhanced reporting requirements.
Major tourist cities are implementing their own restrictions on multi-property hosts. Florence has suspended new permits in historic zones, effectively capping existing operators. Venice is considering limits on the total number of properties per host in certain neighborhoods.
Professional operators face stricter scrutiny from tax authorities and must maintain detailed financial records for all properties. They may also be required to serve as tax agents for certain transactions.
The trend toward limiting multi-property ownership suggests more cities will introduce caps in 2025-2026, particularly in areas experiencing housing shortages or over-tourism concerns.
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Are there special rules for popular tourist cities like Rome, Florence, Venice, or Milan compared to smaller towns?
Major Italian tourist destinations have implemented significantly stricter regulations beyond the national framework, creating a two-tier system of short-term rental governance.
- Rome: Requires municipal registration plus CIN, charges €6 per night tourist tax, and is evaluating annual night caps in historic districts
- Venice: Mandates in-person guest check-ins, implements annual rental night limits, and requires special permits for historic zones
- Florence: Suspended new short-term rental permits in UNESCO historic center, requires enhanced safety documentation, and charges premium tourist taxes
- Milan: Prohibits key lockboxes in public areas, requires detailed guest registration, and mandates business registration for multi-property hosts
- Naples: Implements seasonal restrictions during peak summer months and requires additional fire safety certifications for historic buildings
Smaller towns under 5,000 residents are exempt from minimum stay requirements and typically impose only basic CIN registration and safety standards. Rural areas face minimal additional restrictions beyond national regulations.
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Do I need to meet safety, insurance, or energy-efficiency requirements to keep hosting on Airbnb in Italy after 2025?
Yes, Italy's 2025 regulations establish comprehensive safety and documentation requirements for all short-term rental properties.
Mandatory safety equipment includes functioning smoke detectors in all sleeping areas, fire extinguishers accessible to guests, and clearly posted emergency exit information in multiple languages. Properties must provide emergency contact numbers and local emergency service information.
Insurance requirements vary by municipality, but most major cities now require proof of appropriate liability coverage for rental activities. Professional hosts typically need commercial insurance policies rather than standard homeowner coverage.
Energy efficiency certifications are required in certain regions, particularly for properties in historic districts or buildings constructed before 1990. These certificates must be updated every 10 years and included in rental documentation.
Historic properties face additional requirements including structural safety assessments and compliance with UNESCO heritage preservation standards where applicable.
Will Airbnb itself enforce these rules by blocking or removing listings that don't comply in Italy?
Yes, Airbnb and other short-term rental platforms are legally required to verify CIN codes and automatically remove non-compliant listings from their platforms.
The platform conducts regular audits of Italian listings to ensure CIN display compliance and proper registration. Properties without valid CIN codes receive automatic delisting notices with 30-day correction periods.
Airbnb now handles tourist tax collection and remittance directly, automatically calculating appropriate rates based on property location and guest count. The platform also verifies minimum stay requirements for listings in designated tourist zones.
Hosts receive automated notifications about compliance deadlines and regulatory updates affecting their specific locations. The platform maintains databases of municipal requirements and updates listing templates accordingly.
Non-compliant hosts may face suspension of their accounts until proper documentation is provided, creating strong incentives for regulatory adherence.
How do I register or declare my Airbnb activity in Italy step by step so I stay fully compliant after 2025?
Complete compliance with Italy's short-term rental regulations requires following a specific multi-step process involving national and local registration.
- Access the Ministry of Tourism portal: Visit the official CIN registration website and create an account using your tax code (codice fiscale)
- Submit property documentation: Upload property ownership documents, floor plans, and proof of address for each rental unit
- Complete safety certification: Document installation of required safety equipment including smoke detectors and fire extinguishers
- Obtain CIN code: Receive your unique National Identification Code within 15-30 business days of application submission
- Register with local municipality: Complete additional registration requirements specific to your city or region
- Update all listings: Add CIN codes to all online platform listings and create physical displays for property entrances
- Set up tax compliance: Ensure platform withholding is properly configured and prepare for annual tax filing requirements
- Maintain ongoing compliance: Monitor local regulation changes and renew certifications as required by your municipality
Professional hosts managing multiple properties must additionally register with the Chamber of Commerce and may need to obtain business VAT numbers depending on annual revenue thresholds.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Italy's 2025 Airbnb regulations represent the most comprehensive overhaul of short-term rental rules in the country's history, establishing clear national standards while allowing local municipalities to implement additional restrictions.
Property investors should carefully evaluate these new compliance costs and operational requirements when assessing the viability of short-term rental investments in Italian real estate markets.
It's something we develop in our Italy property pack.
Sources
- WeOrizon - New Fiscal Laws for Airbnbs in Italy
- Studio Paci - Short-term Rentals 2025 Italy CIN Safety Tax Compliance
- Idealista - Could Italy Ban Airbnb Rentals
- Airbnb Help - Registration Requirements Italy
- TravelNest - How to Stay Compliant with Italy's New Vacation Rental Law
- Rental Scale Up - Airbnb to Collect Taxes in Italy
- Your Overseas Home - Property Rental Rules Italy 2025
- PriceLabs - Short-term Rental Laws in Italy