Short-Term Rental Rules in Rome for American Property Owners
Rome requires all short-term rental operators (affitti brevi) to hold a national codice identificativo (CIN) and display it on all listings and advertising. There are no Centro Storico-specific restrictions in Rome as of early 2026, unlike Florence where new registrations in the Centro are severely restricted. The regulatory direction in Rome is toward tightening, not easing.
Current National Requirements
Italy's 2024 national short-term rental legislation applies across all of Italy including Rome. The key requirements:
- Obtain a codice identificativo nazionale (CIN) from the Ministero del Turismo before listing on any platform (Airbnb, Vrbo, Booking.com)
- Display the CIN on all listings, advertisements, and at the property entrance
- Comply with national safety requirements including fire extinguishers, CO and smoke detectors, and first-aid kit
- Report guest arrivals to the local police authority (Questura) within 24 hours of check-in
- Pay cedolare secca flat tax of 21% on gross rental revenue for affitti brevi, or alternatively file under the ordinary IRPEF progressive tax regime
Rome Municipal Rules
The City of Rome has discussed introducing zone-specific restrictions on affitti brevi in the historic centre, following Florence's approach, but has not implemented them as of early 2026. Short-term rental registrations in Rome's historic neighbourhoods including the Centro Storico, Trastevere, and Prati are currently available to qualifying properties. The trajectory of municipal regulation is toward restriction, not liberalisation. Buyers making a long-term financial case dependent on short-term rental income should factor in the possibility that restrictions in their specific neighbourhood could be introduced within their ownership horizon.
The Condominio Restriction Risk
The condominio regolamento (building rules) can restrict or prohibit short-term rental use independently of municipal regulations. This is separate from the municipal registration process and must be verified for any buyer with rental intentions. Some older Roman buildings have such restrictions embedded in their regolamento. Request the regolamento before signing any preliminary contract and have your attorney review it specifically for short-term rental language.
How to Verify Before You Buy
- Confirm the CIN registration status of any property currently operating as an affitti breve
- Verify that the CIN is attached to the property, not solely to the current owner as an individual
- Request the condominio regolamento and have your attorney review it for rental restrictions
- Confirm with a local specialist whether any zone-specific restrictions are currently pending for the specific address
All verifications should be completed before the compromesso is signed.
Frequently Asked Questions
Can I do short-term rentals in Rome's Centro Storico?
Yes, as of early 2026. Rome has not implemented Centro Storico-specific restrictions comparable to Florence. National CIN registration is required. The regulatory direction is toward tightening, and restrictions may be introduced. Verify current rules for the specific address before purchase.
Can the condominio restrict short-term rentals even if the municipality permits them?
Yes. The condominio regolamento can restrict or prohibit affitti brevi independently of municipal regulations. Always review the regolamento for any Rome apartment purchase where rental income is part of your plan.
How is short-term rental income taxed in Italy for American owners?
Non-resident owners of Rome apartments can elect the cedolare secca flat tax at 21% of gross rental revenue for affitti brevi under 30 days. This is generally the most efficient Italian tax option. The interaction with US IRS obligations requires a US international tax attorney.