Short-Term Rental Rules in Rome and Florence: What Buyers Must Confirm
Florence has significantly restricted new short-term rental registrations in the Centro Storico since 2023. New registrations for a newly purchased apartment in the restricted zone are now extremely difficult to obtain. Rome has not implemented equivalent restrictions as of early 2026, but is moving in the same direction. Verify rental eligibility for any specific address before purchase — not after signing a compromesso.
Florence: The Most Restrictive City in Italy
Florence moved earlier and more aggressively than any other major Italian city to restrict short-term rentals in its historic centre. The current regime designates the Centro Storico as a Zona di Attenzione for short-term rental saturation. New registrations for affitti brevi (short-term rentals, bookings under 30 days) in the restricted zone are either suspended or subject to local authority discretion, making new approvals extremely difficult.
Properties that held a valid registration before the restriction date may continue operating. Those existing registrations have genuine value: they allow the property to be rented legally, which newly purchased properties in the same zone generally cannot. A seller advertising a property with an active short-term rental registration and established rental history is offering a premium asset. Verify independently that the registration is active, attached to the property (not the seller personally), and transferable to a new owner.
Rome: National Requirements and Evolving Local Rules
Italy introduced national short-term rental legislation requiring all operators of affitti brevi nationwide to obtain a codice identificativo nazionale (CIN) and display it on all listings. For Rome specifically, the national CIN requirement applies to all short-term rental properties. Rome has not implemented Centro Storico-specific restrictions equivalent to Florence's as of early 2026, but the direction is toward tightening, not easing.
How to Verify Before You Buy
For Florence: Confirm whether the property has an active codice identificativo regionale (CIR) and verify with the Comune di Firenze whether the address is in a Zona di Attenzione or equivalent restricted designation. If the property does not have an existing registration, confirm directly whether a new registration is currently obtainable for that specific address.
For Rome: Confirm the property has an active codice identificativo nazionale (CIN). Review the condominio regolamento for any building-level restrictions on short-term rental use — some Roman buildings have such restrictions independently of municipal regulations.
Both verifications should be completed before the compromesso is signed.
The Alternative: Long-Term Rental
For buyers blocked by Florence restrictions, the long-term rental market in both cities is strong. Italian long-term rental contracts (canone concordato) offer lower rent in exchange for reduced income tax rates, producing stable, predictable income with far less management overhead and no tourist registration requirements.
Frequently Asked Questions
Can you do short-term rentals in Florence Centro Storico?
New registrations in the restricted zone are significantly constrained since 2023. Properties with existing active registrations may continue. Obtaining a new registration for a newly purchased apartment in the Centro Storico is now extremely difficult. Verify the specific address before purchase.
Can the condominio restrict short-term rentals even if the municipality allows them?
Yes. The condominio regolamento can restrict or prohibit short-term rental use independently of municipal regulations. Some older Roman and Florentine buildings have such restrictions. This is a separate check from the municipal registration process and must be reviewed for any buyer with rental intentions.