Housing: renting and buying

Contract types

Residential leases are governed by law 431/1998. The most common contract is the 4+4 free-rent lease: it lasts four years and renews automatically for another four, with the rent set freely by the parties. The 3+2 agreed-rent lease lasts three years plus two and has a rent within bands defined by local agreements between landlord and tenant associations in each municipality; in exchange the landlord gets tax breaks, so it is often cheaper for the tenant. The transitional contract covers documented temporary needs and lasts at most eighteen months; the contract for university students living away from home lasts from six to thirty-six months. Short lets (under thirty days) follow different rules and do not entitle the tenant to register residence.

Registration, deposit, agency

Every contract longer than thirty days must be registered with the Agenzia delle Entrate within thirty days of signing, normally by the landlord; an unregistered contract is void and does not allow the tenant to register residence or claim tax deductions. Registration tax is split equally between landlord and tenant, unless the landlord opts for the cedolare secca, a substitute flat tax on the rent that absorbs it and freezes ISTAT increases for the whole term. The security deposit cannot exceed three months' rent (law 392/1978, art. 11) and must be returned at the end, net of any damage. If an estate agency is involved, the commission is also owed by the tenant and is generally around one month's rent, to be checked in the mandate. Be wary of anyone asking for money before you have seen the property or signed the contract.

Finding a home and registering residence

Listings are found on national property portals, in neighbourhood agencies and, for rooms, in university groups; in the tightest cities (Milan, Bologna, Rome, Florence) demand exceeds supply and landlords often ask for a payslip or an Italian guarantor. Those arriving without an employment contract can offer to pay several months in advance or a bank guarantee. Residence is registered at the municipality with the registered contract: this is the step that opens access to a family doctor, the identity card and municipal services.

Buying as a foreigner

EU citizens buy without restriction. Non-EU citizens can buy if they are legally resident with a permit that allows it, or if their country grants reciprocity to Italian citizens; the Ministry of Foreign Affairs publishes country sheets. The deed is signed before a notary, who also checks the origin of the funds; purchase costs (taxes, notary, any agency) are significant and differ depending on whether the property is a primary home with registered residence or not. Reference prices by zone are in the Agenzia delle Entrate's OMI quotations.

Signing a lease

1. Check the landlord and the property

   Ask for the landlord's ID and the cadastral record or title deed; check that the floor plan matches and that installations and the energy performance certificate (APE) exist.

2. Read the contract

   It must state the type (4+4, 3+2, transitional, student), term, rent, deposit, split of condominium charges, ISTAT clause or cedolare secca, and termination rules. Early termination by the tenant normally requires six months' notice.

3. Sign and pay the deposit and first month

   Pay by traceable bank transfer, never in cash without a receipt; the deposit cannot exceed three months' rent.

4. Check registration

   Within thirty days the landlord registers the contract; ask for a copy of the registration receipt, needed for residence and tax deductions.

5. Draw up a handover report

   Photograph the state of the property and note the meter readings; this is what gets the deposit back at the end.

6. Register residence at the municipality

   With the registered contract and your ID, file the residence declaration; the municipality verifies that you live there and updates the register.