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.
