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

Starting a Short-Term Rental Business in Naples

To legally operate a short-term rental business in Naples, you must follow these key requirements:

• Register your property with the Campania Region's online "Regional Tourist Detector" platform to obtain a CIR (Codice Identificativo Regionale) code that must be displayed on all listings.
• Submit a certified start of activity report (SCIA - Segnalazione Certificata di Inizio Attività) to the Naples municipality.
• Provide a written short-term rental contract to guests for stays under 30 days.
• Collect and remit the tourist tax of €3 per person per night for a maximum of 14 nights to the Naples municipality.
• Register guest information, including passport details, with the state police's Alloggiati Web portal within 24 hours of check-in.
• Limit rentals to entire properties, not individual rooms, unless the owner resides on-site.
• Ensure the property meets habitability standards and is properly equipped for tourist use.

One Naples Airbnb host advised becoming friends with neighbors, installing security cameras, and avoiding renting to families with kids to prevent "okupas" (squatters) from refusing to leave. Fines for non-compliance can reach €600,000.

As of July 2022, Naples had 4,665 Airbnb listings, with 49% entire homes earning up to €1,289 per month. However, new licenses are becoming harder to obtain as the city cracks down on illegal rentals to combat over-tourism and protect housing for residents.

Short-Term Rental Licensing Requirements in Naples

To legally rent your property short-term in Naples, you must:

1. Register on the web portal of the Naples Police Headquarters to communicate guest data.
2. Obtain a CIR (Codice Identificativo Regionale) code from the Campania Region's online "Regional Tourist Detector" platform and display it on all listings.
3. Submit a certified start of activity report (SCIA) to the Naples municipality.
4. Provide a written short-term rental contract for stays under 30 days.
5. Collect the tourist tax of €3 per person per night and remit it quarterly to the Naples municipality.

Other key requirements include limiting rentals to entire properties, meeting habitability standards, and registering detailed guest information with the state police's online portal.

Failure to comply can result in hefty fines. One Naples host reported that some owners avoid notifying police about squatting guests so they can hire a company to harass them into leaving, rather than going through a formal eviction.

With Naples receiving over 4 million tourist arrivals annually, the city is trying to balance the economic benefits of short-term rentals with the need for affordable housing. Obtaining a new license is becoming increasingly difficult as officials prioritize residential needs.

Required Documents for Naples Short-Term Rentals

To register your short-term rental in Naples, you will need to provide the following documents:

1. Passport or government ID of the property owner
2. Proof of ownership, such as a title deed or property registry extract
3. Cadastral data and floor plan of the property
4. Certificate of habitability (certificato di abitabilità) confirming the property meets health and safety standards
5. Certified start of activity report (SCIA) submitted to the Naples municipality
6. CIR (Codice Identificativo Regionale) code obtained from the Campania Region's online platform
7. Written short-term rental contract template for guest stays under 30 days
8. Receipt of registration on the Naples Police Headquarters web portal for communication of guest data
9. Receipt of payment of the initial tourist tax to the Naples municipality

Additional documents like an energy performance certificate may be required in some cases. Using a lawyer or property manager is recommended to ensure all paperwork is properly filed.

Once registered, you must display your CIR code on all listings, provide the written rental contract to every guest, and submit detailed guest information to the police portal within 24 hours of check-in.

Failure to comply with documentation and registration requirements can lead to significant penalties. With the Naples municipality cracking down on illegal rentals, ensuring you have all necessary licenses and paperwork is critical to operating legally.

Naples Short-Term Rental Taxes

As a short-term rental operator in Naples, you must collect and remit the following taxes:

1. Tourist Tax: €3 per person per night, up to a maximum of 14 nights, paid quarterly to the Naples municipality.
2. Income Tax: Rental income is subject to Italian income tax. Non-resident owners pay a flat 21% rate on gross rental income, while residents pay based on their total income at progressive rates of 23-43%.
3. VAT (IVA): If you provide hotel-like services such as breakfast, daily cleaning, or laundry, you must charge a 10% VAT and register for a VAT number.
4. Regional and Municipal Surcharges: Additional surcharges of up to 3.3% regionally and 0.8% municipally may apply on top of income tax.

As a non-resident owner, you must appoint an Italian tax representative to handle your quarterly tourist tax and income tax filings. Resident owners can file and pay taxes themselves.

Detailed records of all rental income and expenses must be kept, as well as copies of the written rental contracts. Significant penalties apply for non-compliance.

Some Naples hosts have reported that the strict tax requirements are a major drawback and expense when operating short-term rentals. However, demand remains strong, with Naples Airbnb listings earning up to €1,289 per month on average.

Consulting a local tax advisor is recommended to ensure full compliance with all Naples short-term rental tax obligations. By properly reporting and paying taxes, you can avoid fines and legally enjoy the income from this popular tourist market.

Naples-Wide Short-Term Rental Rules

In addition to the licensing and tax requirements, Naples short-term rental operators must adhere to the following city-wide rules:

1. Rentals are limited to a maximum of 30 days per stay.
2. Only entire properties can be rented, not individual rooms, unless the owner lives on-site.
3. Detailed guest information, including passport details must be submitted to the Naples Police Headquarters web portal within 24 hours of check-in.
4. Properties must meet habitability and safety standards and be properly equipped for tourist use.
5. A written rental contract must be provided to guests for all stays under 30 days.
6. The CIR code must be clearly displayed on all listings and advertisements.
7. The tourist tax of €3 per person per night must be collected and remitted quarterly.
8. Anti-squatting measures like security cameras are recommended, as evictions can be difficult.
9. Fines for non-compliance can reach €600,000.

These rules apply to all short-term rentals facilitated through booking platforms like Airbnb and independent rentals. The regulations aim to combat tax evasion, ensure guest safety, and protect housing access for permanent residents.

Some Naples hosts have expressed frustration with the strict requirements, arguing that they unfairly target small property owners while giving an advantage to hotels. However, officials maintain that regulation is necessary to balance the impacts of the rapidly growing short-term rental market.

As a Naples host, carefully reviewing and complying with all applicable rules is essential to avoiding penalties and operating a successful short-term rental business. The income potential is high, but so are the responsibilities of legal compliance in this tightly regulated market.

Does Naples Strictly Enforce Short-Term Rental Rules?

Based on discussions in real estate forums like Bigger Pockets and Reddit, Naples appears to be cracking down on short-term rental regulations in recent years. The city is actively trying to combat illegal rentals and tax evasion in the face of rapid growth in the short-term rental market.

However, enforcement is still a challenge, with some hosts continuing to operate without proper licenses or tax compliance. One Naples Airbnb host reported that "some property owners don't notify police in case of okupas (squatters) because that allows them to hire a company to deal with it through harassment, threats, surveillance/repossession when they leave".

Compared to other major Italian cities like Rome and Milan, Naples is considered relatively friendly to short-term rentals, with 4,665 Airbnb listings as of July 2022. The city recognizes the economic benefits of tourism and has not implemented night limits or zoning restrictions like some other destinations.

However, Naples has stopped issuing new short-term rental licenses in many central areas to curb the impact on housing affordability. Existing licenses are now a valuable commodity for investors looking to enter the market legally.

Overall, while Naples hosts can still find some leniency, the city is definitely enforcing short-term rental rules more strictly than in the past. With fines up to €600,000, operating without proper licensing is an increasingly risky proposition.

The prudent approach for Naples hosts is to fully comply with all regulations, including registering with the Campania Region and Naples Police, obtaining a CIR code, providing written rental contracts, and properly reporting all rental income and paying taxes. By dotting all the i's and crossing all the t's, you can legally enjoy the profit potential of the lucrative Naples short-term rental market.

How to Start a Short-Term Rental Business in Naples

To legally start a short-term rental business in Naples, follow these key steps:

1. Confirm your property is eligible for short-term tourist rentals and meets all habitability and safety requirements.
2. Register your property with the Campania Region's online "Regional Tourist Detector" platform and obtain a CIR code.
3. Submit a certified start of activity report (SCIA) to the Naples municipality.
4. Register on the Naples Police Headquarters web portal for communication of guest data.
5. Prepare a written rental contract template for all guest stays under 30 days.
6. List your property on platforms like Airbnb and VRBO, clearly displaying your CIR code.
7. Upon each booking, provide guests with the written rental contract to sign and submit their passport information to the police portal within 24 hours of check-in. Make sure to provide them with anything they need to know, such as house rules and parking locations, among others.
8. Collect the tourist tax of €3 per person per night from guests and remit it to the Naples municipality quarterly.
9. Keep detailed records of all rental income and expenses, and properly report and pay all applicable income taxes, VAT, and surcharges.
10. Implement anti-squatting measures like security cameras and careful guest screening to protect your property, as evictions can be challenging.

Throughout the process, consider engaging a local lawyer and tax advisor to ensure you are fully compliant with Naples' complex short-term rental regulations. With the city cracking down on illegal rentals, taking the time to set up your business properly is essential.

Once you are licensed and operational, focus on creating an attractive listing, providing excellent guest service, and maximizing your occupancy and nightly rates. With strong tourist demand and limited supply, a well-run Naples short-term rental can be a very profitable venture for savvy hosts who play by the rules.

Who to Contact in Naples about Short-Term Rental Regulations and Zoning

For the most current and comprehensive information on short-term rental regulations and zoning in Naples, contact the following key authorities:

1. Naples Municipality (Comune di Napoli)

Address: Piazza Municipio, 80133 Napoli, Italy
Phone: +39 081 7951111
Email: urp@comune.napoli.it
Website: https://www.comune.napoli.it/

2. Campania Region Tourism Department (Agenzia Campania Turismo)

Address: Via Santa Lucia, 81, 80132 Napoli, Italy
Phone: +39 081 7962211
Email: info@incampania.com
Website: https://www.incampania.com/

3. Naples Police Headquarters (Questura di Napoli)

Address: Via Medina, 75, 80133 Napoli, Italy
Phone: +39 081 7941
Website: https://questure.poliziadistato.it/it/Napoli

4. Naples Chamber of Commerce (Camera di Commercio di Napoli)

Address: Via Sant'Aspreno, 2, 80133 Napoli, Italy
Phone: +39 081 7607111
Email: info@na.camcom.it
Website: https://www.na.camcom.gov.it/

The Naples Municipality and Campania Region Tourism Department can provide guidance on registering your property, obtaining a CIR code, and complying with regional and municipal regulations.

The Naples Police Headquarters handles registration on the Alloggiati Web portal for communication of guest data and can answer questions about reporting requirements.

For broader inquiries related to business registration, taxes, and zoning, the Naples Chamber of Commerce is a helpful resource.

If you need assistance navigating the licensing and compliance process, consider engaging a local lawyer or property management company specializing in short-term rentals.

By working closely with local authorities and experienced professionals, you can ensure your Naples short-term rental business is fully compliant and set up for success in this dynamic market.

What Do Airbnb Hosts in Naples on Reddit and Bigger Pockets Think about Local Regulations?

Based on discussions from Airbnb hosts in Naples on Reddit and Bigger Pockets, opinions are mixed regarding the city's short-term rental regulations:

Many hosts feel the licensing and registration process is overly complex and burdensome, requiring submissions to multiple entities like the Campania Region, Naples municipality, and state police.

Some argue that the regulations unfairly advantage hotels while placing onerous requirements on individual hosts, such as providing written rental contracts and collecting tourist taxes.

There are concerns about the city's crackdown on unlicensed rentals and the difficulty of obtaining new licenses in popular areas due to efforts to combat overtourism and protect housing affordability.

Hosts worry about the risk of squatters ("okupas") taking advantage of Italy's tenant-friendly laws to remain in properties indefinitely, with some reporting that they avoid notifying police and instead hire private companies to harass problem guests into leaving.

The income potential of short-term rentals in Naples is widely recognized, with hosts reporting earnings of over €1,000 per month on average for entire home listings. This motivates many to navigate the complex regulations.

Some hosts appreciate the city's efforts to professionalize the short-term rental industry and root out bad actors, arguing that compliance is the price of doing business in such a lucrative market.

There is a general consensus that while Naples is not as strict as some other Italian cities like Rome or Milan, enforcement of short-term rental rules has increased in recent years, and operating without proper licensing is risky.

Overall, Naples Airbnb hosts appear to grudgingly accept the need for some regulation while advocating for a more streamlined and host-friendly approach. Many continue to operate and thrive within the current system, but there are calls for greater clarity and consistency in enforcement.

As the city balances the benefits and challenges of the booming short-term rental market, hosts are advised to stay informed, comply with all requirements, and make their voices heard through industry associations and public forums. While starting a short-term rental business in Naples is not a simple undertaking, for well-prepared hosts, the rewards can be substantial.

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.