Genoa Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Genoa

To legally operate a short-term rental in Genoa, an aspiring investor must:

• Register your property with the Liguria Region's online "Regional Tourist Detector" platform and obtain a CIR (Codice Identificativo Regionale) code that must be displayed on all listings. This involves submitting a declaration of tourist use.
• Ensure your property is located in an area zoned for short-term rentals. In some residential zones, a change of use permit may be required.
• Meet specific property standards for safety, habitability, and guest amenities as outlined in Regional Law No. 32/2014.
• Collect and remit the tourist tax of €1-3 per person per night to the Municipality of Genoa, up to a maximum of 8 nights.
• Provide a written short-term rental contract for guests to sign at check-in for stays under 30 days.
• Submit detailed guest information, including passport details, to the state police's Alloggiati Web portal within 24 hours of check-in.

As of 2022, there were 2,665 entire home Airbnb listings in Genoa, earning an average of €1,289 per month. However, the city has stopped issuing new CIR codes in some central areas to limit the growth of short-term rentals.

Short-Term Rental Licensing Requirements in Genoa

To obtain a CIR code and legally rent short-term in Genoa, property owners must submit the following to the Liguria Region:

1. Completed online declaration of tourist use, including property details, maximum guest capacity, and contact information
2. Proof of ownership, such as a title deed or property registry extract
3. Floor plan showing room layout, sizes, and amenities
4. Certificate of habitability confirming the property meets health and safety standards
5. Application fee

If the property is located in a zone where short-term rentals require a change of use permit, additional documentation demonstrating compliance with zoning regulations may be required.

CIR codes must be renewed annually and are non-transferable. Random inspections may be conducted to ensure ongoing compliance.

Failure to obtain proper licensing can result in fines of up to €20,000. One Airbnb host was threatened with daily penalties for renting without a CIR code after neighbors complained about noise and trash issues.

Required Documents for Genoa Short-Term Rentals

In addition to the CIR code application, short-term rental hosts in Genoa must have the following documents available:

1. Copy of the CIR code certificate from the Liguria Region
2. Written short-term rental contract template for guest stays under 30 days
3. Emergency contact information and evacuation plan
4. House rules covering guest behavior, noise, trash disposal, etc.
5. Complaint management procedure outlining how issues will be handled
6. Guest registration form collecting passport details of all occupants over the age of 18

Authorities may request these documents during inspections. Non-compliance can result in fines or CIR code revocation.

Hosts must also keep a register of all bookings, including dates, guest names, and passport information, for at least 5 years. This may be subject to audit by the Guardia di Finanza tax police.

Genoa Short-Term Rental Taxes

Short-term rental operators in Genoa must collect and remit the following taxes:

1. Tourist tax of €1-3 per person per night, up to 8 nights, paid to the Municipality of Genoa
2. Income tax on net rental profit at the applicable marginal rate (23-43%) or flat 21% rate under the cedolare secca regime, filed annually
3. Regional (up to 3.3%) and municipal (up to 0.8%) income tax surcharges
4. VAT of 10% if providing hotel-like services such as breakfast or daily cleaning

Detailed records of all income and expenses must be kept for tax purposes. Hosts earning over €5,000 annually must register as a business and obtain a VAT number.

Non-compliance with tax obligations can result in significant penalties and interest charges. Some hosts use specialist short-term rental accounting software to automate reporting.

With an average Airbnb revenue of over €1,200 per month in Genoa, proper tax management is essential to maximize profits while staying compliant.

Genoa-Wide Short-Term Rental Rules

In addition to CIR code and tax requirements, Genoa has several city-wide rules for short-term rentals:

1. Rentals are limited to 30 days per guest
2. Entire properties must be rented, not individual rooms, unless the owner lives on-site
3. Properties must meet habitability and safety standards, with proper ventilation, lighting, sanitation, and fire protection
4. Detailed guest information must be submitted to state police within 24 hours of check-in
5. Guests must be provided a written rental contract to sign at arrival
6. Anti-squatting measures like security deposits are recommended to avoid "okupas" refusing to leave
7. Tourist tax of €1-3/night per person must be collected and remitted to the city
8. Noise and disturbances impacting neighbors are prohibited

Violations can result in fines up to €20,000 or CIR code suspension. In one case, an Airbnb was banned from hosting after repeated complaints of wild parties.

Hosts are responsible for guest behavior and property condition. Having comprehensive house rules and screening procedures is critical to avoid issues.

Does Genoa Strictly Enforce Short-Term Rental Rules?

Based on host experiences shared in forums, Genoa has been increasingly strict in enforcing short-term rental regulations in recent years.

Several hosts have reported surprise inspections, large fines, and CIR code revocations for failing to fully comply with requirements like guest registration and tax remittance.

The city actively monitors short-term booking platforms like Airbnb and has issued violation notices to unlicensed properties. One host noted some owners avoid notifying authorities about problem guests to keep operating without a CIR code.

Compared to other Italian cities, Genoa is considered average in its enforcement. While not as strict as places like Rome or Florence, the city is under pressure to crack down as short-term rentals impact housing availability.

However, some non-compliant properties still operate under the radar. Hosts are advised to carefully weigh the risks and fully comply with all rules to avoid issues.

How to Start a Short-Term Rental Business in Genoa

To legally start a short-term rental business in Genoa, individuals must follow these standard procedures:

1. Confirm that the property is in an eligible zone and meets habitability standards
2. Register the property with the Liguria Region and obtain a CIR code
3. Prepare required documents like a rental contract template, house rules, and guest registration form
4. Set up collection and remittance of the tourist tax to the city
5. Determine a pricing and marketing strategy, taking into account demand seasonality, occupancy rates, and promotions to attract guests
6. Implement guest screening and check-in procedures, including submitting passport details to state police
7. Arrange cleaning, maintenance, and restocking between stays
8. Comply with income tax and VAT obligations, engaging an accountant if needed
9. Maintain detailed records of all bookings, income, and expenses
10. Monitor guest reviews and address any complaints promptly to avoid violations

Careful planning and attention to regulatory compliance is essential for short-term rental success in Genoa. Joining a host club or engaging a property manager can provide valuable support.

Who to Contact in Genoa about Short-Term Rental Regulations

For the most current information on short-term rental regulations in Genoa, contact:

Comune di Genova (Genoa Municipality)
Ufficio Sviluppo Economico e Commercio (Economic Development and Commerce Office)
Via di Francia, 1 16149 Genova
Phone: +39 010 557 2485
Email: sviluppoeconomico@comune.genova.it
Website: http://www.comune.genova.it/content/regolamento-le-strutture-ricettive

The municipality's website has detailed information on short-term rental rules, CIR code applications, and tourist tax requirements.

For complex matters, engaging a local lawyer specializing in tourism and property law is recommended. The Genoa Bar Association can provide referrals.

Industry groups like Host B&B Italia and property manager associations can also offer peer advice and advocacy for short-term rental operators.

What Do Airbnb Hosts in Genoa Think About the Regulations?

Based on posts in forums like Airbnb Community Center, Booking.com Partner Hub, and Reddit, Genoa hosts have mixed views on the short-term rental regulations:

"The CIR code process is a hassle, but I got it done. Collecting the tourist tax is annoying, but I just add it to the nightly rate." (Airbnb host)

"I've been renting without a CIR code for years with no problems. The city doesn't have the resources to really enforce it." (Booking.com host)

"My neighbor complained about my Airbnb guests, and now I'm facing huge fines. Don't risk it, get the license!" (Reddit)

"The 21% flat tax scheme saves me a lot compared to normal income tax. And I can still deduct expenses like cleaning and maintenance." (Airbnb host)

"The regulations are getting stricter every year. I'm thinking of switching to long-term rentals to avoid the headaches." (Booking.com host)

Common themes are the burden of compliance, the risks of operating illegally, and the impact of growing enforcement on the market.

While some hosts still skirt the rules, the potential consequences are severe. Getting proper licensing and professional advice upfront is strongly recommended.

Overall, short-term rentals can be profitable in Genoa for hosts who invest the time to understand and follow the regulations. However, as the city tries to balance tourism growth and housing needs, the landscape is likely to keep evolving.

Disclaimer: While we here at BNBCalc strive to keep all of our city regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each city and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.