Florence · Legal & Compliance

Florence Short-Term Rental Rules for Americans: The Centro Storico Ban, CIN Registration, and What to Verify Before You Buy

Florence's short-term rental rules are the most consequential regulatory factor distinguishing Florence from Rome for American buyers. The Centro Storico ban for new non-resident purchasers eliminates affitti brevi income as a carrying cost offset for the majority of properties American buyers are attracted to. Understanding exactly what the restriction covers, what existing-registration transfers involve, and where Oltrarno eligibility begins and ends is the most important pre-offer research for any Florence buyer with rental intentions.

The Centro Storico Restriction: The Precise Legal Position

Florence's municipality designated the historic centre as a Zona di Attenzione for short-term rental saturation. The restriction, effective 2025, prohibits new affitti brevi registrations for non-resident property owners within the designated zone. The zone boundary broadly corresponds to the historic centre within the old city walls -- the Duomo, Uffizi, Santa Croce, Santa Maria Novella, and Ponte Vecchio areas.

The restriction targets new registrations -- it does not automatically void registrations that were active and valid at the time the restriction took effect. Existing registered operators can continue to operate. The question that matters for buyers is whether an existing registration on a property being sold can transfer to the new owner.

The Three Scenarios for Buyers with Rental Intentions

The National CIN Requirement

Italy's Law 191/2023 created the codice identificativo nazionale (CIN) -- a national registration system for all short-term rental operators, effective 2024. This applies to all Italian short-term rentals regardless of city or neighbourhood. In Florence, the CIN requirement layers on top of (or in some cases replaces) the Tuscan CIR system. An operator with a valid, transferable CIR also needs CIN registration to be fully compliant.

CIN registration requires a codice fiscale, property safety certifications (smoke and CO detectors, fire extinguisher), and an APE energy performance certificate. Registration is completed online through the Italian Ministry of Tourism portal. An Italian commercialista or property manager handles the process for non-resident owners. Operating without a displayed CIN number carries fines of up to 5,000 EUR per listing.

Oltrarno STR Status: Not a Simple Yes

The common assumption is that Oltrarno is the STR-eligible alternative to the restricted Centro Storico. This is partially correct but imprecise in a way that matters. The restricted zone boundary does not follow the Arno precisely. Some addresses in the northern part of Oltrarno -- closest to the Ponte Vecchio and Ponte Santa Trinita -- fall within the restricted zone. Some addresses deeper in Oltrarno, further from the Arno, are outside it.

The only way to know whether a specific Oltrarno address is inside or outside the restricted zone is address-level verification with the Comune di Firenze. This is not a neighbourhood-level determination. Your attorney obtains this confirmation before any offer on a property where STR use is planned. An Oltrarno property whose address falls within the restricted zone is subject to the same prohibition as a Centro Storico property.

The Condominio Layer: The Restriction Municipal Rules Cannot Override

Even where the municipality and the CIR/CIN framework permit short-term rentals at a specific Oltrarno address, the condominio building can independently prohibit them. The condominio regolamento (building rules document) is enforceable independently of municipal regulation. An assembly vote to prohibit affitti brevi in the building is binding on all current and future owners.

In Florence's historic buildings, condominio restrictions on short-term rentals have become more common as resident owners vote to limit tourist disruption. A building that permitted short-term lets when it was primarily owner-occupied may have voted a prohibition as the occupancy mix changed. Review the current regolamento and the last three years of assembly minutes for any discussion or vote on short-term rental activity before any offer with rental intentions.

The Tourist Tax in Florence

Florence imposes a tassa di soggiorno (tourist tax) on overnight stays. The rate in Florence as of 2026 runs approximately 5 to 7 EUR per person per night depending on accommodation category. This is paid by guests and is not rental income to the owner -- but the operator is responsible for collecting it and remitting it to the Comune di Firenze on a quarterly basis. Most non-resident owners delegate this obligation to their property manager. Non-compliance is the operator's legal responsibility.

Florence vs Rome: The STR Comparison That Matters for American Buyers

Factor	Florence Centro Storico	Florence Oltrarno	Rome (any district)
STR status for new non-resident purchasers	Prohibited	Verify by address	Permitted with CIN
Existing registration transfer	Potentially -- verify municipally	N/A if outside restricted zone	N/A -- new registration available
National CIN required	Yes (if registration exists)	Yes	Yes
Condominio ban risk	Yes -- review regolamento	Yes -- review regolamento	Yes -- review regolamento
Legislative direction	Already restricted; stable	Risk of further restriction	Permissive now; may tighten

The practical implication: for buyers whose financial model depends on short-term rental income to offset carrying costs, Rome currently offers what Florence's Centro Storico no longer does. Oltrarno in eligible addresses is a middle position -- viable for now, but requiring address-level confirmation and carrying the risk that Florence's restriction zone may expand in future regulatory updates.

The Pre-Purchase STR Compliance Checklist

• Zone boundary verification: Obtain written confirmation from the Comune di Firenze of whether the specific property address falls within or outside the restricted zone. This is an address-level check, not a neighbourhood-level assumption.
• CIR registration status: For Centro Storico properties, obtain confirmation of whether an active CIR registration exists and written municipal confirmation that it transfers to the new owner. Both confirmations required -- existence and transferability are separate questions.
• Condominio regolamento: Review the full text for any short-term rental prohibition. Review three years of assembly minutes for any discussion or vote on the topic. A building that has debated but not yet voted is a forward risk.
• APE certificate: Confirm an energy performance certificate exists for CIN registration. Commission from a geometra before closing if absent.
• Safety equipment: Smoke detectors, CO detectors, fire extinguisher -- physical requirements for CIN compliance that must be in place before the first booking.

Frequently Asked Questions