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

Italy has always been a dream destination for travellers from all over the world, but for property owners, 2026 marks a real turning point. At Roomlala, we are observing a profound shift in the rental market on the peninsula. Faced with over-tourism and the housing crisis affecting locals, Italian municipalities have decided to crack down. Short-term rentals, once seen as a real financial windfall, are now governed by unprecedented, strict rules.

Whether you own an apartment with a view of the Ponte Vecchio or an empty room near St. Mark's Square, the situation 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 a deterrent, and the daily management of a tourist property is now akin to an obstacle course.

Read also: Regulation of 2026 holiday rentals in Spain: The guide for hosts, Canada 2026 rental law: Why long-term room rentals are becoming essential over Airbnb and Reform of residential leases in Wallonia (Autumn 2026): The new benefits for shared housing

It is in this complex context that many owners are turning towards 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 decrypt the recent restrictions imposed by major Italian cities for you and show you why renting a room for several months has become the best Airbnb Italy alternative. Get ready to rethink your property investment with peace of mind.

Understanding the new rental regulations in Florence and Venice in 2026

Italian historic centres are suffocating under the weight of mass tourism. To bring life back to their neighbourhoods 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 ban and the end of keyboxes

Florence rental regulations took a new step forward in June 2026. To avoid the spillover effect that pushed investors to buy just outside the city centre, the municipality extended the ban on new short-term rental permits beyond the historic centre, now encompassing zones A3 and A4. This strong measure, recently validated by the Regional Administrative Court (TAR) of Tuscany, means in practical terms that it has become almost impossible to obtain a new licence 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 forbidden in the city centre. This ban forces owners to provide a physical welcome for every guest, which significantly increases daily management. No more self-check-ins 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 being refused authorisation. If they decide to rent illegally, they face major financial penalties. For them, the only legal and viable option is to turn to longer leases, thereby escaping this municipal ban while ensuring a regular income without having to run around handing over keys every weekend.

The 2026 Venice housing law: the 120-day cap

In Venice, the situation is just as tense. The 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 introduction of a strict cap of 120 days per year 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 for many investors. What do you do with your property for the remaining 245 days? Leaving it empty creates expenses (co-ownership fees, taxes, maintenance) with no income. Annual profitability on traditional platforms is collapsing. Furthermore, the Venetian municipality carries out rigorous cross-checks with data from booking platforms to track overages, making any fraud impossible.

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

The Italian national framework: CIN, Partita IVA and safety

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

The mandatory CIN and the Partita IVA threshold

Since 2026, the Italian state has made it strictly mandatory to obtain and display the CIN (Codice Identificativo Nazionale) for all tourist rentals. This code, issued by the Ministry of Tourism, must appear on all your online listings, under penalty of severe fines. The goal is to fight against the shadow 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 concerning multiple property management. From now on, managing three or more properties as short-term rentals automatically requires the opening of a Partita IVA, which means adopting professional status. This involves paying social security contributions (INPS), keeping strict accounting, invoicing with VAT, and losing the tax benefits linked to classic 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 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 rental in Italy, these same owners can maintain their status as private landlords, avoid opening a Partita IVA, and continue to benefit from simplified taxation.

Increasingly strict safety standards

Tourist rental in Italy is 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 out 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 if the extinguisher's expiry date has passed during an inspection, the owner risks administrative closure of their listing and heavy financial sanctions. These logistical constraints are in addition to managing cleaning, laundry, and communication with increasingly demanding travellers.

By opting to rent a room in a homestay for stays 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 nit-picky inspections and material obligations as hotel or para-hotel structures. You are renting living space in your primary or secondary residence with standard housing regulations, which significantly lightens your mental load.

Why long-term rental in Italy is the best alternative

Faced with this avalanche of restrictions, many owners feel helpless. However, 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 property income in Italy while regaining a real quality of life.

Financial stability and peace of mind

The main advantage of long-term rental 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 yourself a fixed and guaranteed income over a long period. Your budget is predictable, which is ideal for paying off a mortgage or anticipating work.

Furthermore, 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, or washing bed sheets at a frantic pace. The tenant makes the place their own, maintains their living space, and becomes a real housemate. It is an invaluable time-saver for owners who have a busy professional or family life.

Take the case of an owner in Milan who spent on average 15 hours a week managing her listings, answering messages, welcoming tourists, and doing the 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 over the year, with zero rental vacancy and zero cleaning costs, her net profitability is actually higher.

Renting a student room in Italy: the transitional contract explained

To rent a student room in Italy or host temporary workers in complete legality, Italian law offers a wonderful tool: the transitional contract (contratto transitorio). This type of lease, lasting from 1 to 18 months, is specially designed to meet temporary housing needs. It allows for complete escape from tourist restrictions (such as the Florentine ban or the 120-day Venetian cap) because it is residential rental and not tourist rental.

However, it is important to note a point of caution: to establish a transitional contract, the law requires specific supporting documents. 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 (generally 10% instead of 21%).

Imagine you are hosting an international student who has come to study design in Florence for a university year. With a student transitional contract (contratto transitorio per studenti universitari), you perfectly meet their need for housing while securing your legal situation. You benefit from reduced taxation on your rental income, you help a young person settle into the city, and you shield 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 one is 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 with 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 precisely the type of profile you wish to host, whether it be a discreet 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 guarantee you serious tenants. You have the possibility to exchange with them at length 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 organise 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 needed to adapt your rates according to the requirements of your municipality. You keep full control over the accepted duration of the stay, the amount of the rent, and the house rules. By joining our community of hosts, you are opting for human management, which is respectful of local laws and 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 for valuing your property assets while avoiding administrative hassles.