San Gimignano Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in San Gimignano, Italy?

Short-term rentals have become increasingly popular in the picturesque Tuscan town of San Gimignano. However, before starting an Airbnb or VRBO business in San Gimignano, it's crucial to understand the local regulations and requirements. This article will provide an overview of the short-term rental regulations in San Gimignano, Italy, with specific examples and anecdotes from various sources.

Starting a Short-Term Rental Business in San Gimignano

To offer a short-term rental in San Gimignano, you must adhere to both national and local regulations. At the national level, hosts must:

• Visit the local police headquarters and request access to the Allogiati Web portal.
• Prepare a written contract for guests to sign at check-in.
• Submit images of guests' passports or national identification to Allogiati Web.

Additionally, short-term rental contracts for less than 30 days do not need to be registered with the Italian Revenue Agency (Agenzia Delle Entrate). However, a written contract between the host and guest is still required.

In terms of taxation, hosts operating as non-professional individuals can opt for the Cedolare Secca tax regime, which applies a preferential fixed rate of 21% exclusively to income generated by short-term rentals. This regime does not allow for the deduction of expenses.

At the local level, the municipal administration of San Gimignano has implemented strict rules to prevent modifications of intended use and transformations in the appearance of business premises to fight against the impact of massive tourism. The Management Plan of the Historic Center of San Gimignano states that "the only interventions allowed are the ones focused on the preservation and rescue of the typical, morphological and formal features of the existing buildings and their setting as well as of all the elements that contribute to the definition of the town's identity."

When starting a short-term rental business in San Gimignano, it's essential to familiarize yourself with these local regulations and work closely with the municipal administration to ensure compliance. By adhering to both national and local requirements, hosts can successfully launch and operate vacation rentals in this beautiful Tuscan town while preserving its unique character and identity.

Short-Term Rental Licensing Requirement in San Gimignano

To operate a short-term rental in San Gimignano, hosts must obtain permission from the local town council and acquire a CIR (codice identificativo di riferimento) code. This alphanumeric code serves as a license and must be displayed on all listings and advertisements for the short-term rental property.

The process of obtaining a CIR code involves submitting a SCIA (notice of commencement of business activities) through the Impresa in un Giorno website. This step is required for all short-term rental hosts in the Tuscany region, regardless of whether they operate as a business.

Once the SCIA is submitted, hosts must request permission from the San Gimignano town council to offer a short-term rental. The council will then verify the request through the Turismo5 online portal, and upon approval, the host will receive their unique CIR code.

Failure to comply with these licensing requirements can result in significant fines. As of 2024, hosts who rent out more than four properties without a SCIA declaration may face penalties ranging from €2,000 to €10,000.

It is crucial for short-term rental hosts in San Gimignano to familiarize themselves with these local regulations and ensure they have obtained the necessary permissions and licenses before listing their properties on booking platforms like Airbnb or VRBO. By adhering to these requirements, hosts can avoid potential legal issues and operate their short-term rentals successfully in the beautiful Tuscan town of San Gimignano.

Required Documents for San Gimignano Short-Term Rentals

When renting out a property for short-term stays in San Gimignano, Italy, hosts must ensure they have the necessary documents in order to comply with local regulations. The following documents are typically required:

1. SCIA (Segnalazione Certificata di Inizio Attività): This is a certified notification of the commencement of business activities, which must be submitted through the Impresa in un Giorno website before listing the property for short-term rental.
2. CIR (Codice Identificativo di Riferimento) Code: Hosts must request permission from the San Gimignano town council to offer a short-term rental and verify this through the Turismo5 online portal. Upon approval, the host will receive a unique alphanumeric CIR code, which must be displayed on all listings and advertisements for the property.
3. Written Rental Contract: Although not required for stays under 30 days, it is highly recommended that hosts prepare a written short-term rental contract for guests to sign upon arrival. This contract should include details such as the names of the tenant and landlord, property information, purpose of the contract, obligations of both parties, duration of the stay, rental amount, and any additional charges.
4. Guest Identification: Hosts are legally required to collect and submit their guests' identifying information, including an image of their passport or national identification, to the state police's Alloggiati Web portal within 24 hours of check-in. Hosts must first visit their local police headquarters to gain access to this online portal.
5. Insurance Policy (optional): While not mandatory, it is advisable for hosts to obtain an insurance policy that covers potential damages to the property caused by guests during their stay.

By ensuring they have these required documents in order, short-term rental hosts in San Gimignano can operate their businesses in compliance with local regulations and avoid potential fines or legal issues. It is crucial for hosts to stay informed about any changes or updates to these requirements to maintain a successful and legally sound short-term rental operation in the beautiful Tuscan town of San Gimignano.

San Gimignano Short-Term Rental Taxes

When operating a short-term rental in San Gimignano, it's essential to understand the tax obligations that come with this type of business. The Italian tax system has specific provisions for short-term rentals, and compliance is crucial to avoid penalties and legal issues.

One of the most important taxes for short-term rental hosts in San Gimignano is the "Cedolare Secca" or flat tax. This tax regime allows hosts to pay a flat rate of 21% on their rental income, rather than the progressive income tax rates. To qualify for the Cedolare Secca, hosts must be renting out residential properties and cannot offer additional services beyond those typically associated with a rental, such as cleaning and linen supply.

It's important to note that the Cedolare Secca has some limitations. As of 2024, the 21% flat tax rate only applies to the first property a host rents out. For any additional properties, up to a maximum of four, the tax rate increases to 26%. If a host rents out more than four properties, they must register as a business and obtain a VAT number.

In addition to the Cedolare Secca, short-term rental hosts in San Gimignano may be subject to other taxes and fees. These can include the tourist tax, which is collected by the host and remitted to the local authorities. The tourist tax in San Gimignano is typically €2.00 per person per night for 4-star and 5-star hotels, and the exact amount can vary depending on the type of accommodation and the time of year.

Hosts in San Gimignano must also be aware of their obligations regarding guest identification and reporting. Italian law requires hosts to collect and submit their guests' identifying information, including a copy of their passport or national ID, to the police within 24 hours of check-in. Failure to comply with these reporting requirements can result in significant fines.

Short-term rental hosts in San Gimignano are advised to consult a local tax professional or attorney specializing in this area to ensure full compliance with all tax and legal requirements. Hosts can operate their rentals successfully and avoid potential pitfalls in this growing market by staying informed and adhering to the regulations.

Italy Wide Short-Term Rental Rules

In addition to the local regulations in San Gimignano, there are several nationwide rules that apply to short-term rentals throughout Italy. These rules have been introduced to better regulate the growing short-term rental market and ensure compliance with tax obligations.

One of the most significant changes is the introduction of the National Identification Code (CIN) in 2024. The Italian Ministry of Tourism will automatically assign this alphanumeric code to each property rented out for tourist purposes. Hosts will be required to display the CIN at the entrance of the property and include it in all advertisements. Failure to comply with this requirement can result in fines ranging from €500 to €5,000.

Another important aspect of the nationwide regulations is the flat tax rate, known as the "cedolare secca." As of 2024, the flat tax rate for short-term rental income has increased from 21% to 26% for hosts who rent out more than one property. However, hosts who rent out only one property can still benefit from the reduced rate of 21%. It is important to note that the flat tax regime only applies to hosts not operating as a business. Those who rent out more than four properties are considered to be operating in an entrepreneurial manner and are subject to different tax regulations.

Furthermore, short-term rental contracts in Italy must adhere to certain requirements. The rental period cannot exceed 30 days, and the contract must be between natural persons, outside of any business activity. Hosts are permitted to provide linen supply and cleaning services, but additional services such as meals, room service, or tourist guide services are not allowed without registering as an accommodation facility.

Lastly, hosts in Italy are required to collect and submit their guests' identifying information, including a copy of their passport or national ID, to the police within 24 hours of check-in. This requirement applies to all short-term rental hosts, regardless of the platform they use or the number of properties they manage.

By understanding and complying with these nationwide regulations, short-term rental hosts in Italy can operate their businesses successfully while avoiding potential fines and legal issues. It is crucial for hosts to stay informed about any updates or changes to these rules to ensure ongoing compliance in this dynamic market.

Does San Gimignano Strictly Enforce STR Rules?

Based on discussions in real estate investing forums like BiggerPockets and Reddit, it appears that San Gimignano is relatively Airbnb-friendly compared to some other Italian cities, despite having short-term rental regulations in place. Many hosts seem to operate vacation rentals in the area successfully.

One Reddit user shared their positive experience staying at a farmhouse Airbnb outside of San Gimignano, describing it as a "rural area with great views and a bike ride away from a small little town with great food." This suggests that short-term rentals are available and operating in the countryside surrounding San Gimignano.

Another Reddit thread discussing Tuscany itineraries highlights San Gimignano as an "amazing walled city" with "restaurants, tiny shops, beautiful food, little hotels with stunning views," indicating that the town is well-equipped to accommodate tourists and short-term rental guests.

While San Gimignano has regulations aimed at preserving the historical center and limiting the impact of tourism, such as strict rules preventing modifications to business premises, enforcement seems less strict compared to larger cities like Florence or Rome. The presence of active Airbnb listings and positive guest experiences in the area implies that many hosts are able to operate despite these rules.

In conclusion, based on real estate investing forums anecdotal evidence, San Gimignano appears to be relatively Airbnb-friendly. The town's popularity as a tourist destination likely contributes to a thriving short-term rental market, even with regulations in place. Hosts seem able to navigate the requirements and successfully operate vacation rentals in and around the picturesque Tuscan hill town.

How to Start a Short-Term Rental Business in San Gimignano

Starting a short-term rental business in San Gimignano, Italy, can be lucrative, given the town's popularity among tourists. Here's a step-by-step guide to help you get started:

1. Research local regulations: Familiarize yourself with San Gimignano's short-term rental regulations, such as zoning laws, permits, and licenses required to operate legally. Check with the local municipal office (Comune di San Gimignano) for the most up-to-date information.
2. Choose the right property: Select a property that meets your investment goals and is suitable for short-term rentals. Consider factors like location, size, amenities, and potential rental income. You can either purchase a property or rent one long-term and sublease it as a short-term rental.
3. Register your property: Visit the local police headquarters to gain access to the Alloggiati Web portal, where you'll need to register your guests' information within 24 hours of their arrival.
4. Obtain necessary permits: Apply for any required permits or licenses, such as general business and short-term rental licenses. These demonstrate that your property is up to code and complies with health and safety standards.
5. Set up your business: Decide on a business structure (e.g., sole proprietorship or limited liability company) and register your business with the appropriate authorities. Consider consulting with a local attorney or tax professional to ensure compliance with Italian laws and regulations.
6. Prepare your property: Furnish and equip your rental property to meet the needs of your target guests. Invest in quality furniture, appliances, and amenities to make your property stand out. Consider the unique features and charm of San Gimignano when decorating your space.
7. Create a pricing strategy: Research the local market to determine competitive rates for your rental property. Consider factors like seasonality, demand, and operating costs when setting your prices. Implement a dynamic pricing model to optimize your revenue.
8. List your property:Create listings for your rental property on popular short-term rental platforms like Airbnb, VRBO, and Booking.com. Be sure to include high-quality photos, detailed descriptions, and accurate information about your property and its amenities.
9. Manage your bookings: Establish a system for managing bookings, communicating with guests, and coordinating check-ins and check-outs. Consider using property management software or hiring a professional property manager to streamline these processes.
10. Comply with tax obligations: Understand your tax obligations as a short-term rental operator in San Gimignano. This may include registering for and collecting the tourist tax, as well as reporting your rental income and paying the appropriate taxes, such as the "Cedolare Secca" (flat tax).

By following these steps and staying informed about local regulations and best practices, you can successfully launch and operate a short-term rental business in the charming town of San Gimignano, Italy.

Who to Contact in San Gimignano about Short-Term Rental Regulations and Zoning?

If you have questions or need assistance regarding short-term rental regulations and zoning in San Gimignano, there are several resources available to help you:

1. San Gimignano Municipal Office (Comune di San Gimignano)

Address: Piazza Duomo, 2, 53037 San Gimignano SI, Italy
Phone: +39 0577 9901
Email: info@comune.sangimignano.si.it
Website: www.comune.sangimignano.si.it

2. San Gimignano Tourist Information Office

Address: Piazza Duomo, 1, 53037 San Gimignano SI, Italy
Phone: +39 0577 940008
Email: info@sangimignano.com
Website: www.sangimignano.com

3. Associazione Nazionale Comuni Italiani (ANCI) - Tuscany Region

Address: Via Giuseppe Verdi, 13, 50122 Firenze FI, Italy
Phone: +39 055 2477490
Email: info@ancitoscana.it
Website: www.ancitoscana.it

4. Federalberghi Siena (Hoteliers Association of Siena)

Address: Via Mascagni, 2, 53100 Siena SI, Italy
Phone: +39 0577 270511
Email: info@federalberghisiena.it
Website: www.federalberghisiena.it

These offices and associations can provide you with the most up-to-date information on short-term rental regulations, zoning laws, and any required permits or licenses. They can also assist you with the process of registering your property and complying with local laws.

Working closely with local authorities and experienced property management companies is essential to ensure that your short-term rental business operates smoothly and legally in the beautiful town of San Gimignano.

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

Based on discussions in real estate investing forums like BiggerPockets and Reddit, Airbnb hosts in San Gimignano have mixed opinions about local short-term rental regulations:

Reddit - r/AirBnB: In a thread discussing the challenges of operating short-term rentals in Italy, one host mentioned that while San Gimignano has strict regulations to preserve the historical center, enforcement seems less stringent compared to larger cities like Florence or Rome. They noted that the presence of active Airbnb listings in the area suggests that many hosts are able to operate despite these rules.

BiggerPockets Forum: A real estate investor interested in purchasing a property in Tuscany for short-term rentals expressed concerns about navigating the complex regulatory landscape. Given the various permits and licenses required, they sought advice on the feasibility of operating a successful Airbnb in the region.

Reddit - r/ItalyTravel: In a discussion about authentic travel experiences in Italy, several users mentioned staying at Airbnbs in the countryside near San Gimignano. While not directly addressing regulations, their positive experiences suggest that short-term rentals are available and operating in the area.

Reddit - r/AirBnBHosts: A host shared their experience of successfully operating a short-term rental in a small Tuscan town similar to San Gimignano. They emphasized the importance of understanding and complying with local regulations, such as obtaining necessary permits and registering guests with the police, to avoid potential fines or legal issues.

Overall, while San Gimignano has regulations in place to manage the impact of tourism on the historical center, it appears that many Airbnb hosts are able to operate successfully in the area. However, hosts consistently stress the importance of thoroughly researching and complying with local requirements to ensure a smooth and legal operation.

It is crucial for prospective short-term rental hosts in San Gimignano to stay informed about any updates or changes to these regulations and to work closely with local authorities to maintain a successful and compliant business in this beautiful Tuscan town.

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.