Local regulations in Florence and Venice in 2026: Why choose long-term rentals

Italy has always been a dream destination for travelers from all over the world, but for real estate owners, the year 2026 marks a real turning point. At Roomlala, we are observing a profound transformation in the rental market on the peninsula. Faced with tourist overcrowding and the housing crisis affecting residents, Italian municipalities have decided to crack down. Short-term rentals, once perceived as a true financial windfall, are now governed by unprecedentedly strict rules.

Whether you own an apartment with a view of the Ponte Vecchio or an unoccupied room near Saint Mark's Square, the landscape has changed. The new Florence rental regulations and the 2026 Venice housing law are completely redesigning profitability strategies. Administrative, tax, and logistical constraints are piling up to the point of discouraging even the most motivated hosts. Fines for non-compliance have become deterrents, and the day-to-day management of a tourist property is now akin to an obstacle course.

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It is in this complex context that many owners are turning to a solution that is both more serene and equally profitable: long-term rentals, particularly renting rooms to students or young professionals. In this detailed article, we will decode for you the recent restrictions imposed by major Italian cities and demonstrate why renting a room for several months has become the best Airbnb Italy alternative. Get ready to rethink your real estate investment with peace of mind.

Understanding the new 2026 rental regulations in Florence and Venice

Italian historic centers are suffocating under the weight of mass tourism. To bring their neighborhoods back to life and allow residents to find housing, mayors have taken drastic measures. It is crucial to fully understand these local regulations, which differ from one city to another but share a common goal: to drastically limit short-term rentals.

Florence: The expansion of the freeze and the end of keyboxes

Florence's rental regulations reached a new milestone in June 2026. To avoid the spillover effect that pushed investors to buy just outside the historic center, the municipality has extended the ban on new short-term rental permits beyond the historic center, now encompassing zones A3 and A4. This strong measure, recently validated by the Regional Administrative Court (TAR) of Tuscany, means in practice that it has become almost impossible to obtain a new license for tourist rentals in these highly sought-after sectors.

But that's not all. Florence has also declared war on the famous keyboxes. Once hung by the dozen on the grilles of Florentine palaces, they are now strictly prohibited in the city center. This ban forces owners to provide a physical check-in for every guest, which significantly increases daily management. No more autonomous arrivals at midnight: you must be present or pay for an expensive concierge service that will eat into your profit margin.

Let's take a concrete example: an owner located in the San Frediano district (zone A3) who wanted to turn their apartment into a seasonal rental in 2026 is now refused authorization. If they decide to rent illegally, they expose themselves to major financial penalties. For them, the only legal and viable option is to turn to longer leases, thereby escaping this municipal freeze while ensuring a regular income without having to run around to drop off keys every weekend.

The 2026 Venice housing law: The 120-day cap

In Venice, the situation is just as tense. La Serenissima, threatened by the exodus of its inhabitants, has implemented the famous 2026 Venice housing law. This regulation imposes extremely strong constraints on owners. The flagship measure is the establishment of a strict 120-day-per-year cap for basic tourist rentals. In other words, your property can only be rented on short-term platforms for a maximum of one-third of the year.

This 120-day limitation literally destroys the business model of many investors. What do you do with your property for the remaining 245 days? Leaving it empty incurs charges (condominium fees, taxes, maintenance) with no income. Annual profitability on classic platforms collapses. Furthermore, the Venetian municipality carries out rigorous cross-checks with reservation platform data to track excesses, making any fraud impossible.

Imagine you own a beautiful independent room in the Cannaregio district. With the 120-day limit, your annual income is capped. However, if you choose to rent this same room to a student from Ca' Foscari University for a duration of 10 months, you bypass this tourist limitation. You thus maximize your occupancy rate over the entire year, all while actively participating in the revitalization of the Venetian social fabric.

The Italian national framework: CIN, VAT number, and safety

Beyond the local restrictions specific to each municipality, the Italian government has also tightened the screws at the national level. At Roomlala, we want to warn you about these new obligations that transform short-term rentals into a genuine professional activity, with all the administrative constraints that this implies.

The mandatory CIN and the VAT threshold

Since 2026, the Italian state has made it strictly mandatory to obtain and display the CIN (National Identification Code) for any tourist rental. This code, issued by the Ministry of Tourism, must appear on all your online listings, under penalty of heavy fines. The goal is to fight against the underground economy and ensure perfect traceability of rental income. Obtaining this CIN requires filling out multiple forms and proving the compliance of your accommodation.

Even more impactful: the new tax rule regarding multiple property management. From now on, managing three or more properties as short-term rentals automatically requires opening a VAT number (Partita IVA), i.e., adopting a professional status. This involves paying social security contributions (INPS), keeping strict accounting records, invoicing with VAT, and losing the tax advantages linked to traditional wealth management (such as the 'cedolare secca' in certain cases).

For example, a family that inherited three small studios in Rome or Florence and rented them out occasionally on Airbnb suddenly finds themselves reclassified as a business. Accounting and tax costs explode, making the operation much less attractive. By switching to long-term rentals in Italy, these same owners can maintain their status as private landlords, avoid opening a VAT number, and continue to benefit from simplified taxation.

Increasingly strict safety standards

Tourist rentals in Italy are now subject to safety standards worthy of professional hospitality. In 2026, the law requires the mandatory installation of combustible gas and carbon monoxide detectors in all accommodation rented by the night. In addition, the presence of portable fire extinguishers, checked regularly by approved professionals, has become an unavoidable legal obligation.

These upgrades come at a significant cost and require constant maintenance. If a detector breaks down or the expiration date of the fire extinguisher is passed during an inspection, the owner risks administrative closure of their listing and heavy financial penalties. These logistical constraints are added to the management of cleaning, laundry, and communication with increasingly demanding travelers.

By opting to rent a room in a homestay for durations of several months, the regulatory framework is much more flexible. Although the safety of your tenants remains an absolute priority, you are not subject to the same nitpicking inspections and material obligations as hotel or para-hotel structures. You are renting living space in your primary or secondary residence with standard housing codes, which significantly eases your mental load.

Why long-term rental in Italy is the best alternative

Faced with this avalanche of restrictions, many owners feel helpless. Yet, a particularly advantageous solution is available to them. At Roomlala, we are convinced that the transition to medium and long-term stays is the key to sustaining your real estate income in Italy while regaining a real quality of life.

Financial stability and peace of mind

The main advantage of long-term rentals in Italy lies in stability. No more stress about empty calendars in the low season, last-minute cancellations, or price wars against fierce competition. By renting your room by the month or by the year, you ensure a fixed and guaranteed income over a long period. Your budget is predictable, which is ideal for paying off a mortgage or anticipating renovations.

Moreover, daily management is radically simplified. Renting a room to a young professional or a student means the end of incessant check-ins and check-outs. You no longer have to manage cleaning the room every three days, nor wash bed sheets at a frantic pace. The tenant makes the place their own, maintains their living space, and becomes a real roommate. This is an invaluable time-saver for owners who have a busy professional or family life.

Let's take the case of a homeowner in Milan who spent an average of 15 hours a week managing her listings, answering messages, welcoming tourists, and cleaning. By deciding to rent her guest room to a young nurse on a fixed-term contract for 12 months, she got her weekends back. Her monthly income is slightly lower than the nightly rate in high season, but smoothed out over the year, with zero vacancy and zero cleaning costs, her net profitability is actually higher.

Renting student rooms in Italy: The transitional contract explained

To rent student rooms in Italy or host temporary workers legally, Italian law offers a wonderful tool: the transitional contract (contratto transitorio). This type of lease, with a duration ranging from 1 to 18 months, is specifically designed to meet temporary housing needs. It allows for the total evasion of tourist restrictions (like the Florentine freeze or the Venetian 120 days) since it concerns residential and not tourist rental.

However, it is important to note a point of caution: to establish a transitional contract, the law requires precise documentation. The tenant must prove the temporary nature of their stay (school certificate, fixed-term employment contract, internship). Furthermore, in municipalities with more than 10,000 inhabitants (such as Florence, Venice, Rome, or Milan), this contract must often respect rent caps, called 'canone concordato', set by local agreements. In exchange for this capped rent, the owner benefits from ultra-advantageous taxation via the 'cedolare secca' at a reduced rate (usually 10% instead of 21%).

Imagine that you are hosting an international student who came to study design in Florence for an academic year. With a student transitional contract (contratto transitorio per studenti universitari), you perfectly meet their housing need while securing your legal situation. You benefit from reduced taxation on your rental income, you help a young person integrate into the city, and you protect yourself from the wrath of the municipality. It is a win-win system par excellence.

How Roomlala supports you in this transition

Changing rental models can seem intimidating, especially when you are used to tourist platforms. At Roomlala, we have designed our platform to make this transition as easy as possible. We connect owners with free rooms to a qualified community of tenants looking for stays of a month or more. Our intuitive interface allows you to publish your listing in a few clicks and target exactly the type of profile you wish to host, whether it be a quiet student or a dynamic young worker.

Safety and trust are at the heart of our approach. Unlike passing tourists, our users are looking for a real place to live. We verify the profiles of our members to ensure you have serious tenants. You have the possibility to exchange extensively with them via our secure messaging system before accepting a booking. You can thus ensure the compatibility of your lifestyles, request the necessary documents to establish your transitional contract, and organize a virtual or physical meeting.

We know that Italian regulations, particularly the calculation of the 'canone concordato', can seem complex. Although Roomlala does not replace a legal or tax advisor, our platform offers you the flexibility necessary to adapt your rates according to the requirements of your municipality. You retain full control over the accepted length of stay, the rent amount, and the rules of your home. By joining our community of hosts, you are opting for a human management style that respects local laws and is deeply rooted in the sharing economy.

In conclusion, the year 2026 marks the end of the golden age of unregulated tourist rentals in Italy. The cities of Florence and Venice are showing the way for public authorities to take back control, making Airbnb-type rentals increasingly restrictive. Faced with Florence rental regulations, the national CIN, and the 2026 Venice housing law, the best strategy for owners is adaptation. Renting a room long-term with Roomlala is no longer just an Airbnb Italy alternative: it has become the smartest, safest, and most ethical choice to add value to your real estate assets while avoiding administrative hassles.