And many parts of Italy are pushing back against the rising number of short-term rentals with new rules / and steep penalties for those who don’t follow them.
READ ALSO: Short-term rentals in Italy: the rules in every region for owners
Here’s what’s changed if you’re renting out property in Italy in 2026.
Self check-in rules have changed – again
The rules on using key boxes have changed several times in recent years, and have been altered again following a court ruling at the end of 2025.
Hosts can no longer use key boxes alone to check in guests, and must verify their identities visually, either in person or via video link devices such as outdoor video intercoms.
You can still offer remote check-ins if you use devices that allow you to visually verify guests’ identities match the booking details, though the ministry has yet to publish more detailed guidance.
New business rules for multiple properties
If you have three or more short-term rentals, you must now register for VAT and operate as a business. The threshold for registering as a business dropped from four properties to two on January 1st, 2026 under the new budget law.
READ ALSO: Six measures in the 2026 budget that affect foreigners in Italy
The two-tier flat-rate tax (cedolare secca) remains unchanged: 21 percent on your first rental property and 26 percent on additional ones, despite talk of raising it.
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More regions may limit rentals
Italian local authorities are now free to bring in new limits on rentals in areas with “high tourist density” after Tuscany set a legal precedent in December 2025.
Emilia Romagna is already preparing similar rules to Tuscany’s and more parts of the country are expected to follow suit.
Florence banned new tourist rentals in its historic centre
Florence banned new tourist rentals in its Unesco-protected historic centre in May 2025.
If you already have a registered rental in the centro storico, you can continue operating, but new listings are not permitted.
Milan’s tourist tax increase for the Winter Olympics
Due to the Winter Olympics, Milan has raised its tourist tax for 2026. Short-term rentals and B&Bs now charge €9.50 per person per night. This applies to accommodation within 30km of Olympic venues and is in effect for 2026 only.
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What hasn’t changed
Despite the new restrictions, the basic national requirements remain the same:
CIN (national identification code): All short-term rentals must have a CIN, displayed on the property’s front door and on all online listings. Register on the Tourism Ministry’s database. Properties without a valid CIN face fines of up to €8,000. You’ll also need to include your CIN on your annual income tax return.
Guest registration: You must register all guests via the Alloggiati Web portal within 24 hours of check-in.
READ ALSO: Step by step: How to get Italy’s identification code for holiday rentals
Safety requirements (introduced November 2024): Properties must have working smoke detectors, carbon monoxide detectors and fire extinguishers.
Tax rates: The flat-rate tax on short-term rental income remains at 21 percent on your first rental property and 26 percent on additional properties. You may also need to collect local tourist taxes on behalf of your municipality.