I am not an Italian real estate expert, but I have had plenty of recent experience in moving in Rome. When I mentioned recently that we had considered signing an 8-year lease, some people outside of Italy seemed surprised. I thought I would share a quick guide to rental agreements in Italy.
Many Italian rental agreements are designed to protect the renter. For this reason, leases tend to be longer-term to avoid unnecessary rent hikes or evictions. It can be quite difficult to evict renters, actually, so landlords are known for being cautious. However, longer-term agreements offer tax breaks on rental income so they do have so incentive to offer them.
First, what do you need to rent in Italy? At the most basic level, you need Italian or international ID (such as your passport) and a codice fiscale (tax ID). You may see some listings which specify “solo referenziati.” This does not mean that you need “references” e.g. from former landlords. Instead, it more means you need to show proof of income. This could be a work contract or proof of a sufficient bank balance.
Most Common Rental Contracts in Italy
Transitorio
Transitory leases usually cannot be used to establish residency. They typically last 3-18 months and are not automatically renewed. This is essentially a short term lease.
3+2
These are a pretty common lease. The initial period is 3 years, and it then automatically renews for 2 more years at the same terms, so long as none of the parties objects to the automatic extension. You can terminate the lease early with 3-6 months notice (depending on what you negotiate into the lease agreement).
4+4
This is similar to a 3+2 but the period is 4 years, renewing for another 4 years automatically if none object. One thing to keep in mind is that the longer the rental agreement, the less likely it is that the apartment will be furnished. You may have to buy an entire kitchen (appliances and cabinets) or install light fixtures. Your contract should specify what is included in the house (see more below).
All the rental agreements, regardless of duration, should include:
- The names and codice fiscale of renters and landlords
- The exact address of the property
- If it is being rented furnished or unfurnished
- The exact rent
- The required notice period to terminate the agreement
- Subleasing terms/exclusions
- Optional: an annex of the expense that each party will be responsible for in terms of bills and maintenance etc
I had no contract, or transitorio rental agreements, for the first 4.5 years of my life in Italy. For my first 3+2, I negotiated a 2 month “diplomatic” notice period for terminating. For our second 3+2, we instead focused on negotiating the rent down and accepted the six month notice period. We figured that now that we have two kids, our timelines for major moves will be thought out pretty far in advance.
A few other things to know about renting in Italy:
- Your contract is only binding once it is registered with the Agenzia delle Entrate (the tax body in Italy). You will need the registered copy of the lease to do things like apply for residency.
- If you want to rent just a room, your contract will likely be informal. You will need a letter from the landlord to do things like apply for residency.
- Asking for a deposit of 2 months rent is common. This should be returned to you, minus expenses incurred by the landlord, after you move out.
- If you find an apartment that is represented by an agency, you will typically pay them one months rent as a finders fee. The good news is that they take care of all of the considerable paperwork.
- Asking for cash payments of more than €1000 is not legal. If you are being asked that, you are renting under the table.
- To give notice, you can’t simply email your landlord. You need to send a registered letter so you have proof they received your notice. You can find an example of the form letter here.
Italy renters- do you have anything to add or clarify?
Fantastic information! I’m building out a e-folder of all the details and tips people are posting like yours so when I do move I have a good understanding of what to deal with. Thank you for putting this together!
Thanks for this information . What is meant by transitory leases are not usually able to be used to establish residence. Does this mean that there are some exceptions? Thank you
I would also like to know the answer to this question!
Hi Natalie,
My wife, son, and I are moving to Rome next week. I’m intrigued by you not having a rental contract for the first 4.5 years in Italy. What did that look like? Where you parsing together Airbnb’s? I really appreciate the clarity of negotiating for termination notice, as we will only be in Italy for 2 or 3 years.
Thanks!
This is a great site
I’m in the middle of renting an apartment in Rovigo I’m applying for dual citizenship I have an attorney all papers are in order the attorney found us the apartment for 9 months
We we surprised by the condition
Being let’s say not so good like scotch taped shower and broken toilet seat are we asking too much ? We asked to have this fixed and landlord said No
! Now we are here and in a bind any advice as to where to search
Thanks Everyone or Any Ine 😊
Hi Natalie, I have also stayed in Italy for 4years now without a proper contract, only agreements. I have just moved to a new place but the contract offered to me is a Transitorio contract of 18 months, registered with Agenzia Entrate. I have to register this apartment to obtain a certificate or residence, as a work requirement. Please do you think a letter from the lanlord would aid the registration of this contract with the commune? Thanks
I am not sure that transitorio contracts qualify for residency. These are usually offered to avoid tenants taking residency.
Hi Natalie,
Thanks for this post. As someone who is moving to Florence this year and is on the hunt for an apartment, it was super helpful. I have a quick question, were you able to qualify for a transitional contract? From what I’ve been seeing online, they seem to be for non-residents that are planning to be abroad temporarily. I’m technically an Italian citizen (because I have duel citizenship) but I’m moving there without an employment contract. This seems to exclude me from renting places that specify the contracts are transitional.
Wondering if you have any experience with tackling similar roadblocks? The rental process is proving to be a bit more complicated than I anticipated but seeing that other people, like yourself, that have navigated through it gives me hope that its possible.
What happens if my company orders me to relocate to another city and I only give two months notice? Do I lose my security deposit? Thanks for any feedback.
You would have to negotiate a different kind of contract. If you have a short term lease, you may be able to have just one month notice
A very easy to understand explanation. Many thanks!
Is there a penalty when you break your contract and leave early? If so, what is that penalty usually like?
No penalty if you give the agreed notice
Hi Natalie,
thank you for sharing! – Could you maybe provide us with some direction: we are in the midst of renting an appartment in Milan supported by an agency. Now we are being asked to pay the amount of 2 months rent before even having signed (nor seen) a rental contract. Can this be considered “normal” or should we suspect fraud? – Of course you are not a lawyer and I am not asking for legal advice, I am just confused as German law differs considerably from this practice. Thank you in advance!
Sabine
Hi Nathalie,
Thanks a lot for the info
I was wondering if you knew a way out of a tenancy agreement ?
I scared to get accepted for 2 offers and that I would have to pay the agency fees twice
Do you know a way out?
if you get to the point of signing, then you will have to pay! But you can make an offer and see which is accepted
Hi Natalie,
I am recently retired and planning to live in Rome for 3 months (what is allowed without visa). However, I am having a difficult time finding an apartment that isn’t extremely expensive. Most of the websites are for “vacation rentals” and charge over $100 a night and want payments up front. Or the websites are for long term rentals (2+3). Do you have any suggestions of a website that I can use to find an apartment for 3 months that is reputable? Or an agency that I can work with to view apartments prior to paying any deposits? Best, Fausta
Unfortunately, these are the two common extremes because short term rentals know that demand is high for people on vacations. You can try looking on sabbatical websites, or uniplaces.
Hi, thank you for this valuable info!
My question is: how long is the process for finding a property (using an agent) and securing the rental contract? I want to apply for an Elective Residency visa and need to have a rental contract for the application. I’m trying to make a timeline of when to do what! Tganks
It depends on what you are looking for! You can certainly sign on the same day you find the property you want. Then it takes around a week for the contract to be registered.
hey! great info, thanks. Just wondering with regards this line :
“I had no contract, or transitorio rental agreements, for the first 4.5 years of my life in Italy. ” ….so, there is another way of renting or you just weren’t renting at all for the first 4.5yrs? TIA 🙂
We did it more under the table — which also still happens! But both parties have less protection so I don’t recommend it.
When you say “did it under the table” did this affect you getting your permesso di soggiorno? I am currently applying for my permesso di soggiorno as I just moved over on a one year working holiday visa and had to apply (as stated by the rules of the visa) within 8 days of landing. Unfortunately the place that I am renting is not acceptable within the guidelines of the residency permit… feeling very confused haha
A permesso and residency are slightly different — for residency you definitely need a registered contract.
What does WITH OBLIGATION OF RESIDENCE mean exactly can you leave the apartment for 180 days to live somewhere else but keep paying the rent?
You would not keep paying rent — residency is required for certain civil and bureaucratic entitlements and processes.