Imagine a summer from a few years ago. A seaside apartment, a hastily written Airbnb listing, a few phone-snapped photos—and puff—bookings rolling in like waves. No codes to request, no police station to notify. You just opened the door to guests and cashed the checks. Those were the days, right? But wake up: it’s 2025, and the world of short-term rentals has turned into a maze of rules, codes, and portals. The good news? It’s not as complicated as it seems. With this guide, I’ll walk you through the five key steps to launch your short-term rental business in Italy—and come out without a headache.

Why All This Regulatory Chaos?

Once upon a time, short-term rentals were the Wild West, where anyone with a spare room could feel like a hotelier. Then tourism boomed, municipalities smelled the profits from tourist taxes, and the government decided it was time to impose order. The result? Stricter regulations, tighter controls, and some owners, scared off, switched to long-term leases. But that’s not you, is it? You’re here to turn your apartment into an opportunity—and do it legally. Here are the five steps to get started on the right foot.

1. SCIA at SUAP: Your Entry Ticket

What’s This SUAP?

Think of the SUAP (Sportello Unico per le Attività Produttive, or Single Desk for Productive Activities) as your municipality’s front desk: it’s where you knock to say, “Hey, I want to rent my place to tourists!” It’s an online portal that streamlines your interaction with bureaucracy. Every municipality has one, and your job is to use it to notify them of your start.

Why Do You Need a SCIA?

The SCIA (Segnalazione Certificata di Inizio Attività, or Certified Start of Activity Notification) is your “green light.” You tell the municipality your apartment is ready for guests, and they take note. The beauty? You don’t wait for approval: submit the SCIA and start immediately, subject to later inspections. It’s like saying, “Trust me, I’m compliant!”

How to Do It, Step by Step?

• Visit Impresa in un Giorno, the national portal linking you to your municipality’s SUAP.
• Look for the short-term rental section (usually under “Tourism” or “Accommodation Activities”).
• Fill out the form with your details (name, tax code) and the property’s details (address, cadastral data). You’ll need SPID, so ensure you have it.
• Attach required documents: often just a copy of your ID and cadastral data, though some municipalities may request a floor plan or habitability certificate.
• Submit with a click. Done! You’re now an official host, and the municipality will provide your CIR.

Tip? Check your municipality’s website for exact details. Milan, Rome, or a mountain village—each SUAP has its quirks. A quick call to the SUAP office can clear things up in five minutes.

2. VAT Number: The Big Dilemma

Do You Need It or Not?

Here’s the million-euro question. The VAT number (Partita IVA) can be intimidating, but it’s not the monster it seems. It depends on how you manage your short-term rental. Let’s clarify with a story.

When You Can Skip It

Imagine you’re Marco, owner of a little house in Puglia. You rent it out for three weeks in the summer, no big deal: guests come and go, you collect the money, and declare it in your tax return with the 21% flat-rate tax. No organized cleaning, no professional check-ins. In this case, you’re a private individual renting “occasionally.” No VAT number needed.

When It’s Mandatory

Now picture Laura, who owns two apartments in Florence. She rents them year-round on Airbnb, with a booking calendar that rivals a ministerial agenda, offering cleaning, linens, and even a welcome kit with a bottle of Chianti. Laura isn’t just a private individual anymore: her activity is “habitual and organized.” The Italian Revenue Agency looks at her and says, “Dear, get a VAT number.” The same applies if you manage multiple properties or operate as a company.

How to Decide?

Ask yourself: “Is this a sporadic activity or a structured business?” If you rent only occasionally, you’re fine. But if your apartment is a constant stream of tourists with a polished system, it’s wiser to open a VAT number to avoid tax surprises. An accountant can crunch the numbers: the flat-rate regime is a breeze for beginners.

3. Portale Alloggiati: The Police Are Watching

Why the Police?

You’re not James Bond, but hosting tourists makes you somewhat responsible for security. By law, you must report your guests’ details (name, surname, ID) to the State Police within 24 hours of their arrival—even for a single-night stay.

What’s the Portale Alloggiati?

It’s the online system where you register who’s sleeping at your place. It sounds complex, but it’s simpler than an airport check-in.

How It Works?

• Visit Portale Alloggiati.
• Fill out the credential request form with your property details (address, activity type).
• Submit the request. After a few days (sometimes less), you’ll receive a username and password via email.
• Log in and enter guest data: name, ID, stay dates. One click per check-in.

Caution

In theory, it’s all digital. In practice, some old-school police stations might require an in-person visit for the first access. Check your local police station’s website to avoid surprises. And don’t forget: delays or omissions can lead to fines. Better to be punctual.

4. Tourist Tax: Staying Compliant with the Municipality

What Is It?

If your municipality is a tourist destination (think Rome, Venice, or even small villages), it likely charges a tourist tax. Guests pay it—between 2 and 6 euros per night, depending on the city—but you’re responsible for collecting and remitting it.

How to Register?

– Visit your municipality’s website and find the “Tourist Tax” section (usually prominent). Example: Comune di Milano.

– Access the dedicated portal, often with SPID or credentials provided by the municipality.

– Register your property and get an account to manage payments.

– Monthly or quarterly, report your collections and submit the amount.

Practical Example

In Milan, in 2025, the tax is 6.30 euros per person per night (max 14 nights). If you host a couple for three days, you collect 37.80 euros and remit it to the municipality by the deadline. Simple, right? Just keep a spreadsheet (or rely on a property manager like us to handle it).

Watch for Exceptions

Some municipalities exempt children, students, or long stays. Check the local regulations to avoid mistakes.

5. CIR and CIN: The Codes That Name Your Apartment

Two Codes, One Goal

CIR and CIN are like the first and last name of your property: they identify you in the sea of short-term rentals. Without them, you don’t exist to platforms or authorities.

Your Adventure Is About to Begin

We’ve reached the end of the journey. Five steps—SCIA, VAT number (maybe), Portale Alloggiati, Tourist Tax, CIR, and CIN—and you’re ready to turn your apartment into a little profit machine. Sounds like a lot? With some organization, you can handle it all in a week. And the costs? If you DIY, it’s just your time. If you hire an accountant, budget 200–300 euros to get everything in order.

Or there’s another path. At Xenia, we handle every bureaucratic detail—from SCIA to CIN, from the police to the tourist tax—without extra costs for owners who choose us. Want to rent stress-free? Contact us and discover how to make your apartment a success story, without a single headache.

Ready to Write the Next Chapter?

Short-term rentals aren’t the game they once were, but they’re still a golden opportunity. Whether you’re in Milan, Rome, a mountain cabin, or a seaside house, 2025 is the year to start. And with this guide, you know exactly where to begin.

Imagine Milan, spring 2015: the Expo is about to open its doors, and the city is gearing up for an influx of tourists from every corner of the world. It’s the dawn of a revolution: short-term rentals are about to take off. Airbnb and Booking are still young platforms in a market that feels like a no-man’s-land. Few controls, vague rules, and a huge opportunity for owners. But that was just the beginning of the story. Today, in 2025, the landscape has changed dramatically, and for anyone looking to rent an apartment in Milan (or any other Italian city), understanding the regulations is essential to avoid mistakes. I’ll tell you how it unfolded and what you need to know to stay compliant today.

The Big Bang of Short-Term Rentals: Post-Expo Milan

It all starts with the Expo. Milan transforms into a magnet for travelers, and owners discover that an empty apartment can become a goldmine. It’s 2017 when Decree Law 50/2017 (link) officially defines short-term rentals as leases under 30 days, with no obligation to register with the Italian Revenue Agency. Simple, right? But the simplicity doesn’t last long. Demand grows, tourism expands, and the government realizes more order is needed.

In 2018, the city of Milan alone counts over 18,000 listings on Airbnb (link).

The Pre-Covid Era: Rules Exist, But Who Enforces Them?

At first, regulations exist, but there are no systems to enforce them. Want to rent? Just post an online listing and sign a contract with each guest. There’s no trace of identification codes or mandatory portals. It’s the Wild West of short-term rentals: anyone can try, and many succeed without too many questions. Then 2020 arrives, and the world stops. Six months of silence, and the market seems on the brink of collapse.

Post-Covid: The Boom and Initial Countermeasures

Tourism rebounds stronger than ever. Milan fills with events, demand explodes, and so does the supply. But the government isn’t standing idly by. In 2023, the DAC7 framework (link) comes into force, a European directive that requires digital platforms, like OTAs (e.g., Airbnb, Booking), to report income generated by their users—such as hosts and property owners—to the Italian Revenue Agency. Introduced to combat tax evasion and ensure transparency in online transactions, DAC7 mandates platforms to transmit data on earnings, transactions, and seller identities. At the same time, scrutiny on the flat-rate tax (cedolare secca) intensifies: this 21% tax regime for short-term rentals becomes more closely monitored, making it mandatory to declare income earned through platforms, with no room for omissions.

In the same year, Milan’s tourist tax doubles, rising from 3.00€ to 6.30€ per person per night (up to 14 days). It’s a sign: the market is too lucrative to leave unregulated.

After steady growth until 2019 and an inevitable decline during Covid, the sector regained strength, peaking in September 2023 with 24,177 listings—a 35% increase from 2018.

2024: The National Turning Point

Meanwhile, as of May 10, 2024, the flat-rate tax changes (link): from the second property onward, you pay 26%, an incentive to favor long-term leases. And in Milan, the municipality bans safety boxes on street poles: goodbye to the old trick of impromptu self check-in. In the second half of 2024, the National Identification Code (CIN) is introduced (link), requested via the “Impresa in un Giorno” portal (link). But why a new code when the CIR already existed? Introduced in 2015, the CIR varied in name and rules by region—e.g., CIR in Lombardy, IUN in Sardinia, CIS in Piedmont—creating a regulatory mess that fueled tax evasion and irregular listings on platforms like Airbnb and Booking. The CIN complements the CIR, unifying the system into a national database managed by the Ministry of Tourism. The goal? Track every property, tackle millions of euros in undeclared income, and ensure safety with standard requirements, protecting tourists and favoring hotels and B&Bs. The CIN became mandatory from January 2025. Platforms adapt: without a CIN, your listing won’t go live.

2025: Safety and Total Control

We’re at the present moment. January 2025 marks a new chapter. Every apartment must have a 10-liter fire extinguisher and, if not fully electric, dual carbon monoxide and gas detectors. A circular from the Ministry of the Interior to Italian police stations (link) attempts to enforce in-person check-ins, but the Property Managers’ Association (AIGAB) prevails: self check-in remains, provided it’s digital and traceable (link). It’s the Jubilee year, and Italy wants order without stifling tourism. In Milan, with over 24,000 active listings (link), compliance is no longer optional: fines up to 8,000 euros await those who break the rules.

Tourism in Milan: Data and Trends

Tourism evolves, and so do the rules. Since 2015, the Reference Identification Code (CIR) (link) has been mandatory for those renting on platforms like Booking and Airbnb. Obtaining it requires submitting a SCIA to Milan’s SUAP, a process that in 2025 is completed via SPID, with cadastral data and at least two weeks of waiting. With the CIR, hosts access regional portals to transmit tourism statistics, such as “Ross1000” in Lombardy (link), and the State Police’s Portale Alloggiati (link), where they register guest data within 24 hours of arrival. It’s the first step toward a more structured and transparent system across Italy.

Short-term rentals in Milan continue to thrive, concentrating in central neighborhoods like Porta Venezia, Duomo, Brera, Sarpi, and Stazione Centrale (link). Demand has grown steadily: in 2024, it rose by 4% compared to 2023, despite a slight decline in available listings (link). The average nightly rate increased from 164€ in 2023 to 174€ in 2024, reflecting strong demand pressure and limited property availability. This dynamic is driven by several factors: the return of international tourism post-pandemic, with events like Fashion Week and the Salone del Mobile attracting millions of visitors, has made central neighborhoods magnets for travelers. Additionally, anticipation for the Milan-Cortina 2026 Winter Olympics has already spurred investments in tourist rentals.

Your Guide for 2025

Today, short-term renting requires careful navigation. Start with the SCIA at SUAP for the CIR, then request the CIN. Register guests on the Portale Alloggiati and Ros1000, complete the relevant procedures, sign a contract with them (without depositing it), and collect the tourist tax. Pay the flat-rate tax—21% or 26%—and keep your documents in order. Sounds complicated? It is, but it shouldn’t scare you. With some preparation—or a property manager like us—you can turn your apartment into a reliable income source.

Want to know how to start from scratch? Read our Guide to Bureaucratic Requirements (#) or discover how Xenia makes self check-in simple and compliant with Self Check-in Management with Xenia (#).

Imagine a traveler from the 1980s. Suitcase in hand, crumpled map, arriving at a hotel after an endless flight. At the reception, a line of tired guests, a clerk tapping away at a prehistoric computer, and finally—after signatures, documents, and polite smiles—here it is: the key. There was no choice, no alternative. Check-in was a slow, face-to-face ritual because technology simply couldn’t offer more. But travelers, deep down, were already dreaming of something else: arriving whenever they wanted, without waiting for anyone. Today, in 2025, that dream is a reality. Self check-in has turned the rules of hospitality upside down, and this is the story of how we got here—and how Xenia is making it simpler, safer, and (listen up!) free.

When Check-in Was an Odyssey

Let’s go back. In the 1990s, the height of modernity was a landline phone to confirm a booking. Hotels dominated the hospitality world, and in-person check-in wasn’t a choice: it was the only option. Not because travelers loved chatting with the receptionist, but because there was no other way. Locks were mechanical, keys were heavy as ingots, and the idea of entering a room at 2 a.m. without waking someone? Science fiction. Yet, the desire for freedom was there, just waiting for technology to set it free.

Then came the internet. Online bookings, platforms like Airbnb, smart locks: the world opened up. Travelers began demanding flexibility, and hospitality had to adapt. Self check-in didn’t emerge because we suddenly stopped loving human contact. It came about because, at last, we could meet a need that had always existed: arriving without constraints, on our own terms.

The Voice of Travelers: “Give Us Autonomy!”

It’s not just a feeling. The numbers speak for themselves. According to the 2024 Mews Survey (HotelSpeak), nearly 80% of travelers would choose a property with self check-in, and over 40% prefer digital tools to manage their stay. Another survey, by BITS Arabia with 7,000 travelers, is even clearer: 80% love contactless systems, and 73% are crazy about digital keys. Translated? People want control. They want to open the door with a click, without waiting for someone to hand them a key like it’s a medieval ceremony.

The Evolution of Self Check-in: From Improvisation to Technology

But how did we go from the 1980s reception to locks that open with an app? It’s been a journey, with some stumbles and plenty of innovations. Here are the three main chapters of the self check-in saga.

1. The Box on the Pole: The Stone Age

In the beginning, when short-term rentals were the Wild West, someone had a brilliant idea (or so they thought): “Let’s put the keys in a safety box tied to a street pole!” Cheap? Yes. Convenient? Sure. Safe? Not even close. Keys left in a public place were an open invitation to thieves. And there was one small detail: attaching a box to a pole without permission was illegal. Fines, neighbor complaints, and the municipality knocking on your door. Result? A failed experiment, banned in many cities, from Milan to Rome.

2. Deposit Points: A Step Forward (But Not Much)

Having learned their lesson, smarter systems emerged. Think of services like KeyNest: you leave the keys in a “safe place”—a shop, a tobacconist, a partnered office—and the guest receives a code to pick them up. Better, right? Sure, it was safer and complied with regulations. But there was a catch: the guest had to embark on a pilgrimage to retrieve the keys, often far from the property. And the manager? They paid a fee for each deposit. In short, an improvement, but not the revolution everyone was waiting for.

3. Smart Locks and Remote Access: Welcome to the Future

Then came the real technology. Gates that open with a link, smart locks that respond to your smartphone, safety boxes mounted on the doorframe (yes, it’s legal there because it’s private property). These systems are a game-changer. The guest arrives, clicks, and enters. No poles, no shops, no risks. And managers can control everything remotely, without leaving the couch. It’s self check-in 2.0: safe, compliant with regulations, and with one flaw: installing it can cost an arm and a leg. Or at least, that’s how it was until recently.

November 2024: The Crackdown That Shook Everyone

And here the story gets complicated. In November 2024, the Ministry of the Interior issues a circular (no. 38138, for code enthusiasts) that seems to want to turn back the clock. Based on Article 109 of the TULPS, it insists on “de visu” check-in: in practice, someone should verify guests’ identities in person to ensure public safety. Panic among managers: goodbye self check-in? Not quite. The circular doesn’t ban automated systems but says they aren’t enough on their own. Certified technologies are needed, ones that record data flawlessly and track every access. And guess what? The Ministry of Tourism is working on just that: a standardized solution that balances security, regulations, and the freedom to manage your property as you wish.

Xenia: The Self Check-in That Lets You Sleep Easy

And now, in the present, Xenia steps in as the white knight of hospitality. Imagine a self check-in system that does it all: it opens the outer gate with a timed link, valid only for the guest’s stay. No fixed codes, no risk of unauthorized access. Once inside, the guest finds the keys in a box on the doorframe or enters directly with a smart lock, depending on how you’ve set up your property. It’s simple, it’s safe, and it complies with the latest regulations.

But the real twist? While a setup like this would cost you between 200 and 300 euros on the market (and a fair amount of headache), with Xenia it’s all free. Yes, you read that right: zero costs for new owners and affiliated property managers. It’s not just about money: it’s the freedom to offer your guests a modern experience without worrying about regulations, fines, or malfunctioning technology.

Your Next Move

Hospitality isn’t what it used to be. It’s a world where travelers want flexibility, managers want simplicity, and authorities want order. Self check-in is the bridge that connects it all, and Xenia is the smartest way to cross it. Whether you’re an owner with an apartment to rent or a property manager with an empire of properties, 2025 is the year to make the leap.

Ready to revolutionize how you welcome your guests? Contact us and discover how Xenia can make your self check-in a breeze—without spending a dime. The key to the future is digital, and we’re handing it to you.

Imagine your property in one of Italy’s most coveted cities, spring 2025. Tourism is at its peak, with the Jubilee drawing millions of visitors to Rome and driving travelers toward Milan, Florence, Venice, and the Amalfi Coast. In a market with over 500,000 short-term rental listings in Italy (Source: AirDNA, 2025), standing out is a challenge. A mediocre listing gets lost in the noise; a perfect one turns clicks into bookings and stays into memorable experiences. Creating a successful listing is a science that blends catchy titles, engaging descriptions, impeccable photos, and strategies to rise above the rest. With solid data, Airbnb and Booking guidelines, and technological tools, we’ll guide you step by step to make your property an irresistible choice, wherever you operate in Italy. Ready to turn your potential into profit?

A Title That Hits the Mark

The title is your digital storefront, the first element that grabs a traveler’s attention. According to Airbnb, an optimized title boosts click-through rate by 20% (Source: Airbnb Host Education, 2024). Brevity is key: under 50 characters for desktop and 32 for mobile, ensuring readability on every device. Including keywords like “Colosseum view” in Rome or “central penthouse” in Milan improves search visibility by 15%, while targeting a specific audience, such as “Perfect for couples” or “Ideal for Venice Carnival 2025,” can increase seasonal bookings by 10%.

Tested formulas make a difference: “Modern loft with terrace in Trastevere” combines a unique feature, property type, and location; “Relax in an apartment near the Grand Canal” focuses on the experience. In Italy, a title like “Cozy two-bedroom near Piazza Navona” generates 12% more clicks than a generic “Apartment in Rome” (Source: Xenia Analytics, 2024). To refine it, use CoHostMarket, a tool that analyzes competitor titles in your city and helps you test variants with A/B testing. A well-crafted title is your ticket to success.

A Description That Tells a Story

The description is the beating heart of your listing, where a curious visitor becomes a guest. It must inform, evoke emotion, and anticipate every question. Airbnb reveals that well-written descriptions increase bookings by 25% (Source: Airbnb Host Guide, 2024). The ideal length is between 500 and 1,000 characters: beyond 1,500, readability drops by 30%. Guests seek precise details, from amenities to available spaces, to the charm of the area.

Here’s how to build it:

• Engaging opening: “Live like a local in this bright loft in Oltrarno, perfect for couples or professionals.”
• Space description: “Bedroom with king-size bed, modern bathroom with shower, fully equipped kitchen for your meals.”
• Amenities and perks: “Fast Wi-Fi, smart TV with Netflix, private parking on request.”
• Nearby attractions: “5 minutes from Ponte Vecchio and 10 from Piazza della Signoria.”
• Final CTA: “Book now for an unforgettable stay!”

Airbnb and Booking guidelines demand honesty: don’t promise a “Duomo view” in Milan if it doesn’t exist, as negative reviews reduce bookings by 35% (Source: Airbnb Review Impact Study, 2023). Use an inclusive tone, welcoming all travelers, and polish the text with AI tools like Jasper or Grammarly for a professional result. A well-crafted description builds trust and converts.

Photos That Sell: The Power of Images

Images are the key to capturing attention. A listing with high-quality photos generates 17.5% more demand and can add up to €6,484 in annual revenue (Source: Airbnb Photography Report, 2024). In an Italian market that attracts millions of tourists, from Rome to Venice, photos determine whether a guest clicks or scrolls past.

Upload 10-20 images, with at least 6 to exceed the minimum success threshold. The cover photo should highlight your strength: a panoramic terrace, a cozy living room, or a modern kitchen. Shoot with natural light, during the day with curtains open, as well-lit photos boost bookings by 15% (Source: Booking.com Visual Guide, 2024). Use low angles to expand spaces, a wide-angle lens (18-24 mm) without distortion, and alternate between panoramas, details (a reading nook with books), and lifestyle shots (a set breakfast table). The minimum resolution is 1200×800 pixels, in horizontal format, with warm tones for inviting spaces or cool tones for modern ones.

Optimize with AI: Not an editing expert? AI tools like DALL·E or MidJourney can enhance your photos without altering reality. Upload an image and request adjustments like adjusting brightness, balancing colors, or removing minor imperfections, such as a stain on the floor. For example: “Increase natural light and make colors more vivid, keeping the authentic look.” These tools are intuitive and require no advanced skills, but modify only minor details to comply with Airbnb and Booking guidelines, which prohibit misleading alterations. An AI-optimized image can boost click-through rate by 10% without a photographer (Source: Xenia Analytics, 2024).

A listing with 15 professional photos of the living room, bedroom, bathroom, and balcony achieves 20% more bookings than one with 5 amateur photos. Follow platform rules: no heavy filters, stock images, or personal watermarks, and cover every room. For a professional result, try Fiverr or Airbnb’s photography service, available in some cities (check at Airbnb Photography). For quick edits, Canva is a valuable ally.

Stand Out with Storytelling and Extra Services

In an Italian market with over 500,000 listings (Source: AirDNA, 2025), personality is what makes you unique. Storytelling brings your property to life. Is it a restored trullo in Puglia? A Renaissance villa in Florence? “This apartment, once a Venetian artisan’s workshop, preserves the charm of a bygone era” captures the imagination and boosts engagement by 18%, according to Airbnb (Source: Airbnb Host Stories, 2024).

Extra services elevate the guest experience. Offer early check-in or late check-out for added flexibility, a digital guide to the best local restaurants and attractions, or bikes to explore the city. These perks can improve 5-star reviews by 12% and increase bookings by 15% compared to a listing without extras (Source: Xenia Analytics, 2024; Airbnb Host Insights, 2024). Create digital guides with Trello and share them via links. These details turn a standard stay into a memorable experience, wherever you operate.

Choose the Right Channels and Sync Your Calendars

To maximize bookings, the winning strategy is to be present on multiple platforms: the more channels you use, the more guests you reach. In 2024, Airbnb dominated the Italian market with 60% of bookings, Booking.com followed with 25%, and Vrbo covered 10%, with 5% from other channels (Source: AirDNA, 2025). Listing on multiple platforms boosts your visibility by 30%, according to Booking.com (Source: Booking.com Host Insights, 2024). But each channel has a unique audience, and choosing the right ones for your property is crucial.

Reader Chart: Market Share of Channels in Italy To illustrate how bookings are distributed, consider this pie chart based on data from AirDNA and Skift (Source: AirDNA, 2025; Skift, 2025). It shows Airbnb leading with 60% of Italy’s short-term rental market, Booking.com at 25%, Vrbo at 10%, and other channels at 5%. Each segment is color-coded—red for Airbnb, blue for Booking, green for Vrbo, gray for others—with percentages and platform names clearly labeled. A legend highlights the primary audience for each: “Airbnb: international tourists,” “Booking: business travelers,” “Vrbo: families.” This visual makes it easy to see which platforms dominate and helps you decide where to list based on your property and target guests, encouraging you to diversify for maximum reach.

Airbnb is perfect for international tourists and young couples, who make up 36% of guests aged 25-34 (Source: Searchlogistics, 2025). A trendy studio in Trastevere or Brera will find its audience here. Booking.com excels with business travelers and last-minute bookings, holding 48% of the urban rental market in Europe (Source: Rental Scale-Up, 2024). A two-bedroom near Roma Termini or Milano Porta Nuova is ideal for this platform. Vrbo focuses on families and groups, with 20% of bookings for longer stays (Source: iPropertyManagement, 2025). A spacious three-bedroom in Sorrento or Lake Garda can shine here.

To choose the best channels, analyze performance in your area with AirDNA, which provides detailed city-by-city statistics. To manage multiple platforms without risking double bookings, use a channel manager like Guesty, KrossBooking, or Lodging. Sync Airbnb, Booking, and Vrbo calendars by exporting iCal files and importing them into the software. Optimize prices with PriceLabs to adapt to events like the Jubilee in Rome or the Venice Carnival. A channel manager reduces booking errors by 90% and increases revenue by 15% thanks to seamless management (Source: Guesty Analytics, 2024). Start with a free plan from iGMS to test the system. With multiple channels and flawless synchronization, your property will always be in front of the right eyes.

Your Success Story in 2025

Creating a perfect listing is a blend of data and creativity. A captivating title, a storytelling description, optimized photos (even with AI), a unique narrative, and extra services can boost your bookings by up to 40% (Source: Xenia Analytics, 2024). Choose the right channels, sync them with tech tools, and follow Airbnb and Booking guidelines to avoid penalties. In an Italian market with over 500,000 listings, your success hinges on standing out, from Rome to Milan, Venice to the Amalfi Coast.

CTA: Owners, discovering how to maximize your property’s income without stress is just a step away (#). Property managers, exploring our affiliation program can take your business to the next level (#). The future of your short-term rental success is already here.

Entering the world of short-term rentals and property management can be fascinating but also a bit overwhelming, especially when faced with numerous technical terms and complex concepts. To bring order to this sea of words and provide a clear guide for newcomers, we have created an essential glossary for property managers.

Here, we will outline the terms we consider essential for successfully starting to explore this fascinating world:

1. Cedolare Secca

The “Cedolare Secca” regime is a tax option that simplifies the taxation of short-term rentals. This system replaces IRPEF (personal income tax) and related surcharges with a flat tax calculated on the property’s rental income. This simplification can be advantageous for owners of properties used for short-term rentals.

2. Home Launch

The Home Launch is a crucial process that spans from signing the contract to the arrival of the first guest. It includes activities such as inspecting the apartment and its supplies, creating listings on online platforms, and producing captivating photo shoots to attract potential guests.

3. Lead Time

Lead Time refers to the time interval between a customer’s booking and their actual arrival at the property. This concept is fundamental for operationalplanning and managing reservations.

4. Short-Term Rental

Short-term rentals refer to renting properties for periods shorter than 30 days. This type of rental can be categorized in two ways: Vacation Home (CAV) and Tourist Rental (LT). A Vacation Home is a non-hotel accommodation, while a Tourist Rental involves making a property available without additional services.

5. Online Travel Agency (OTA)

OTAs are online platforms that connect guests with accommodation facilities. These digital agencies provide up-to-date information on availability and rates of accommodations.

6. Dynamic Pricing

Dynamic pricing is a strategy that involves updating rates in real-time. This approach is based on factors such as market demand, seasonal events, and other elements that may influence prices.

7. Property Management Software (PMS)

A PMS is software that facilitates the management of real estate properties. It includes features such as booking management, check-in/check-out, rate management, maintenance, and financial reporting.

8. Property Manager (PM)

The Property Manager is the key figure in managing short-term rental properties. This person coordinates all activities related to the rental, from launching the listing to managing cleaning and customer service.

9. Rent-to-Rent

Rent-to-Rent is an activity where a property is rented and then sublet to others. This model involves a Management Mandate Without Representation, meaning a contract where the rental manager handles daily operations but does not legally represent the property owner. The manager earns from the difference between the rent paid to the owner and the higher rates charged to subtenants.

10. RevPAR

RevPAR is a financial metric used in the hospitality industry to evaluate the performance of accommodation facilities. It represents the average revenue generated per available room.

11. LEAF Management

LEAF Management encompasses four crucial aspects of property management: Legal, Economic, Administrative, and Fiscal. These areas cover all the key components of property administration and management.

Short-term rentals and property management can seem complex due to the numerous technical terms involved. This glossary provides clarity and guidance for those venturing into this field. With this solid foundation, you will feel more confident in tackling the challenges and opportunities of this ever-evolving industry.

Who Are the Key Players in Short-Term Rentals?

The ecosystem of short-term rentals is a complex network where various actors collaborate to provide a seamless experience for both property owners and guests. At the heart of this ecosystem are three main protagonists: property owners, Property Managers, and guests.

In this article, we will explore how these actors interact with each other and the key activities performed by each of them.

1. Property Owners

Property owners form the foundation of the short-term rental ecosystem. They are the individuals who make their properties available for rent to guests for short periods. The relationship between property owners and Property Managers (PMs) is crucial, as owners often entrust PMs with the entire rental process, from listing the property to assisting guests. Property owners can connect with PMs in three main ways:

• Word of mouth
• Leads from websites
• Marketing efforts
• Business partners

2. Property Managers

Property Managers play a central role in the short-term rental ecosystem. They act as intermediaries between property owners and guests, ensuring effective property management and a satisfying experience for guests.

PMs handle various activities:

1. Property Acquisition: In collaboration with sales teams, targeted marketing strategies and personalized consultations are used to attract property owners to the short-term rental market. Targeted advertising campaigns and persuasive communications highlight the benefits of working with a PM, emphasizing services like design and smart home consultations to enhance properties and boost their market appeal.
2. Legal and Administrative Management: PMs ensure that all necessary legal and administrative procedures for short-term rentals are properly executed. To do this, they often rely on lawyers and accountants specializing in short-term rentals, who handle matters related to lease contracts, taxes, and other regulatory aspects.
3. Cleaning and Maintenance: It’s essential that properties are always in impeccable condition for guests. This means PMs must coordinate cleanings and perform regular maintenance. In many cases, PMs collaborate with external companies specializing in cleaning and maintenance to ensure properties maintain high standards of hygiene and comfort.
4. Photography and Marketing: To attract interested guests, PMs arrange photo shoots to best capture the properties’ features. These photos are used to create appealing and realistic listings that are published on dedicated websites and Online Travel Agencies (OTAs) to present the accommodations attractively to potential guests.
5. Booking Management: Bookings are managed and organized using Property Management Software (PMS), which allows for monitoring bookings and managing communications with guests.

3. Guests

In the short-term rental ecosystem, guests are the central element of the system. They are travelers seeking unique experiences or workers staying in a city for a few days. Their role within this context is of utmost importance, as they are the true supporters who keep the entire system in balance. What’s even more interesting is that they have access to a wide range of booking options designed to meet every type of need. While searching for the perfect place, guests explore available accommodations through various booking channels. They can also select the rate option that best suits their requirements. On one hand, non-refundable options offer more affordable prices for those with confirmed travel plans. On the other hand, flexible options provide peace of mind for those who need adaptability in case plans change at the last minute.

Beyond the three main actors, the proper functioning of the Property Management ecosystem involves a series of other key partners. Among these, cleaning companies play a vital role in ensuring the cleanliness and maintenance of properties between stays. Their efficiency guarantees guests a comfortable and hygienically impeccable environment. Collaboration with external partners is a distinguishing factor in providing a 360° stay experience for guests. Tourism agencies can offer excursions and local activities, while partnerships with restaurants and bakeries can enable the delivery of breakfasts and dinners directly to the accommodation, making the stay complete and comfortable. Furthermore, Property Management Software plays a crucial role in operational and administrative management. These tools allow Property Managers to handle bookings, accounting, and maintenance efficiently, simplifying the work of all involved actors. Finally, Online Travel Agencies (OTAs) serve as promotion channels, helping to reach a wide audience of potential guests and facilitating the booking process. These agencies play a significant role in the Property Management industry, acting as intermediaries between property owners and guests seeking temporary accommodations.

In conclusion, these actors form a complex ecosystem that works in synergy to ensure the success of short-term rentals and meet the needs of both property owners and guests. Through effective collaboration, it’s possible to provide high-quality services and create unforgettable experiences for guests, contributing to the success of the Property Management industry.

In the increasingly competitive real estate market, the role of the Property Manager (PM) is crucial for maximizing the value and profitability of properties. Their responsibilities range from logistical organization to customer care, and even handling bureaucratic obligations. In this article, we will explore the five main activities performed by a Property Manager, analyzing the tools used, tasks performed, and challenges faced.

1. Property Acquisition

Property acquisition is the starting point for any PM. This phase requires strong commercial skills and accurate property evaluations to assess their investment and profitability potential, as well as marketing and branding expertise. The main challenges lie in the distrust toward property managers and the perception that short-term rentals are riskier compared to long-term rentals, which are generally considered safer.

2. Home Launch

Once the contract is signed, the PM collaborates with the property owner to identify solutions to enhance the property in terms of space, structure, and design. They oversee and coordinate any renovation or energy efficiency upgrades and manage the completion of the apartment’s standard inventory. Simultaneously, the PM collects all technical data about the apartment to create a house manual and an emergency response guide with solutions for potential issues that may arise. Finally, they arrange for thorough cleaning and a professional photo shoot before creating the listing on online platforms.

The use of digital tools for process automation can improve efficiency, but managing renovations and coordinating with external suppliers often leads to delays. A specialized team can help address these challenges.

3. Operational Management

This is one of the most dynamic and complex phases of a Property Manager’s work. It consists of several sub-activities:

a) Customer Service The PM provides 24/7 customer service, answering guests’ questions, providing tourist information, and resolving any issues. Planning shifts and managing time are essential to ensure high-quality service.

Tools such as business phones with call routing systems and Airbnb and Booking accounts are used. The main challenge is the need for constant availability, as a lack of response can impact reviews, and unexpected issues often require immediate solutions.

b) Check-in and Check-out Every day, dozens of guests enter and leave accommodations, and it is critical to ensure these processes are carried out correctly. The PM is responsible for this process, ensuring the proper delivery and retrieval of keys. They also work to optimize these processes to make rentals more automated and easier to manage. Digital tools like smartlock systems can streamline check-in and check-out processes. However, challenges arise with requests for early check-ins or late check-outs, which require precise coordination.

c) Cleaning Organization Cleaning management is essential for maintaining quality standards. The PM organizes and supervises cleaning staff, mediating between them and guests to accommodate requests for early check-ins or late check-outs. Using a Property Management Software (PMS) is extremely helpful for coordinating cleanings. Additionally, establishing a partnership with a cleaning agency and appointing one or two dedicated contacts to maintain constant communication ensures that the work meets pre-established standards.

d) Maintenance and Issue Resolution In case of damage or issues in the apartments, the PM is trained to identify the fastest, most efficient, and cost-effective resolution strategy. They maintain a database of contacts for the best specialists for each type of intervention and develop hands-on skills to resolve minor issues independently.

e) Apartment Inspections To ensure high-quality standards, the PM conducts regular apartment inspections to identify and address issues promptly. The main challenge in the supervision process is optimizing time to ensure thorough checks across all housing units.

4. LEAF Management (Legal, Economic, Administrative, Fiscal)

This phase encompasses several critical activities for the legal and economic management of properties.

a) Legal: The PM ensures that properties comply with current regulations. This includes verifying the apartment’s condition, securing adequate insurance, and filing the SCIA (Certified Start of Activity Notification), which enables proper management of guest data through the Alloggiati.it portal of the Italian State Police and Ross1000.

b) Administrative The PM handles administrative tasks, including registering contracts and filing tax returns, ensuring proper financial transparency.

c) Economic Setting rental prices using machine learning algorithms, generating detailed monthly reports, and managing income and expenses are critical components of economic management.

d) Fiscal Managing taxes related to short-term rentals, including applying the “Cedolare Secca” and providing quarterly tax reports, ensures fiscal compliance.

5. Revenue Management (Pricing Algorithm)

Revenue management involves using advanced algorithms to determine rental prices based on variables such as seasonality, market demand, and other factors. This approach optimizes property profitability and ensures competitive, market-aligned prices. The efficiency of these algorithms is made possible by dedicated software for analyzing supply and demand.

The role of the Property Manager is multidisciplinary, requiring the management of technical, administrative, legal, and economic aspects. By combining specialized skills and leveraging cutting-edge tools, the Property Manager can transform properties into profitable investment opportunities, ensuring excellent service for guests and efficient property management.

With the growing popularity of short-term rentals and vacation homes, self check-in has become an essential feature for hosts and property owners. This automated process allows guests to access their accommodations without the need for a direct meeting with the host.

But what exactly is self check-in, what options are available, and what are its advantages and disadvantages? In this article, we will explore these questions in detail.

What is Self Check-In?

Self check-in, or automatic check-in, is a method that allows guests to independently access a property without the physical presence of the host. This process has become increasingly popular in the short-term rental industry, including platforms like Airbnb and Booking, as it offers several benefits for both guests and hosts.

Practical Options for Self Check-In

There are several practical options for implementing self check-in. Below, we will examine the six main possibilities:

1. Lockbox or Self Check-In Safe: A security safe or lockbox is a cost-effective option for automating check-in. Guests can access the keys by entering a secret code provided by the host in advance. This solution is simple yet effective, though there is a risk of the safe being tampered with or the keys being lost.

2. Electronic Lock or Smartlock: Electronic locks allow access via a numeric code or a mobile app. This option offers greater security but is slightly more expensive than lockboxes.

3. Smart Lock: Smart locks are keyless locks that can be controlled via Wi-Fi or Bluetooth. These locks provide greater flexibility in granting access to guests but may pose issues if guests do not have a smartphone.

4. Secure Key Pickup Points: This option involves collaboration between property owners and local businesses, such as bars or shops. Guests can pick up keys from a secure pickup point near the property.

5. Hiring a Professional: Some busy hosts prefer to delegate the check-in process to a property manager who handles everything, ensuring a seamless experience for guests.

6. Partnering with a Specialized Company: Companies specializing in vacation home management offer comprehensive services, including self check-in, cleaning, and guest support.

Advantages of Self Check-In

Self check-in offers numerous advantages for both hosts and guests:

1. Flexibility: Guests can arrive at any time without needing to coordinate with the host.

2. Privacy: Self check-in allows guests to enjoy their privacy without direct interactions.

3. Error Reduction: Instructions provided in advance minimize human errors during the check-in process.

Disadvantages of Self Check-In

Despite its advantages, self check-in may present some drawbacks:

1. Lack of Personal Interaction: Guests may feel less valued without a personal welcome.

2. Technological Limitations: Some guests may not have smartphones or internet access. Additionally, unforeseen technical issues may arise.

3. Security: Ensuring the security of self check-in systems, such as updating codes or combinations between guests, is essential.

How to Implement Self Check-In

If you want to implement self check-in at your property, ensure you provide clear instructions to your guests. On platforms like Airbnb and Booking, you can indicate the self check-in option in the listing and provide detailed instructions for guests.

In conclusion, self check-in has become an essential component in managing vacation homes and short-term rentals. It offers significant advantages in terms of flexibility and error reduction, but it’s important to balance this automation with attention to hospitality and guest safety. Choose the self check-in option that best suits your needs and those of your guests to ensure a positive experience for everyone.

Being a novice property manager can be an exciting but challenging experience. In the early stages, one faces various obstacles to tackle and overcome. In this article, we will explore the common challenges new property managers may encounter in their work and provide insights on how to address them:

1. Client Acquisition and Reputation Building In a highly competitive industry, securing initial clients can be a daunting task. Developing a solid and persuasive marketing strategy is essential to convince property owners to entrust their properties to your management. Additionally, at the outset, you may lack a strong foundation of references or positive reviews, making building a reliable reputation a goal to achieve over time. To overcome this challenge, it’s crucial to dedicate time and energy to delivering superior quality service and earning clients’ trust through commitment and attention to detail.

2. Administration and Documentation Managing administrative tasks is one of the initial hurdles for property managers. You will face numerous administrative responsibilities, from handling contracts to communicating with owners and tenants. Meticulous organization and the proper use of appropriate tools, such as property management software, can simplify this aspect of the job. Strong organizational skills and effective time planning are therefore essential.

3. Legal Knowledge and Problem Solving It’s necessary to be well-informed about laws and regulations related to property management, as well as problem-resolution procedures. During property management, complex situations may arise, such as problematic tenants, unexpected maintenance, or contractual disputes. Addressing these situations effectively requires problem-solving skills and the ability to find timely solutions. Staying updated on the latest regulations and participating in specialized training courses can help improve legal knowledge and sharpen problem-solving abilities.

4. Maintenance and Repairs Responding promptly to reports of issues, identifying and supervising reliable service providers, and organizing preventive maintenance are critical aspects of ensuring high-quality service. Keeping properties in optimal condition requires careful planning and efficient resource management. Creating a list of trusted suppliers, negotiating advantageous contracts, and establishing a preventive maintenance schedule can help streamline these challenges and ensure properties are maintained in good condition.

5. Cost Management and Regulatory Updates It’s essential to meticulously control costs to maximize profits and ensure financial sustainability. Continuously monitoring expenses and seeking opportunities to reduce or optimize them can make a significant difference in efficient property management. Additionally, staying updated on current regulations is crucial to operate in compliance with laws and regulations, avoiding penalties and legal issues.

6. Tenant Management and Time Management Effective communication with tenants, prompt responses to their requests, and efficient conflict resolution are key to maintaining positive relationships and building a solid reputation. At the same time, learning to manage time efficiently is critical for maximizing productivity. Planning activities and using time management tools can help optimize efficiency and better handle the various daily responsibilities.

Being a novice property manager can be a demanding journey, but with the right strategies, it’s possible to overcome initial challenges and manage properties effectively. Through a professional approach, continuous learning, and adaptation to the industry’s demands, new property managers can turn challenges into opportunities for growth and success.