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 (#).
