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EXPLAINED: What are Italy’s rules and taxes for Airbnb rentals?

Renting your property on Airbnb might seem like a quick way to make some cash — but without the right paperwork, you could face big fines.

EXPLAINED: What are Italy’s rules and taxes for Airbnb rentals?
Photo: Photo by Ellie Cooper on Unsplash

There are somewhere around 83,000 Airbnbs in Italy, hosting more than 3.6 million guests each year — at least according to the company’s last count.

If you think that’s still not enough, listing your home on the service is easy. But it’s far from the only step you’ll need to take.

READ ALSO: ‘What we learned from moving to Italy and opening a B&B’

By comparison to some other countries, Italy’s massive accommodations sector is heavily regulated, and rules are not always consistent from place to place.

So just what do you need to do to list your property on Airbnb? Here’s a look at the details across Italy and by region.

How do I legally rent out my apartment on Airbnb?

To start, most municipalities require that you inform them you are starting a short-term rental business by filing something called a ‘segnalazione certificata di inizio attività‘ or SCIA with your local one-stop shop for business services, called the SUAP (Sportello Unico Attività Produttive).

In some regions, registering with the SUAP will also give you a unique identifier code that you will be required to use in all your advertising and on any online posts. Many regions also require that you report statistics about the number of guests you have hosted on a monthly basis using that same code.

At the SUAP or at your local Questura, you’ll also need to get credentials for Alloggiati Web, an online portal for uploading your guests’ identity documents. It is a legal requirement across Italy to upload a copy of every guest’s passport or other identity document within 24 hours of check-in.

The last common requirement is to provide every guest with a written short-term rental contract. This will need to be signed by both parties when they arrive. You can find templates for these contracts online.

READ ALSO: Disappearing PECs: How lost emails can land you with big fines in Italy

That’s a good start, but you may have other obligations. Generally speaking, your legal responsibilities get more complex the more services you offer as part of your guest’s stay. If you offer breakfast, that may change how your accommodation is classified and, in some regions, mean heaps of new paperwork. Same goes if you are leasing more than two properties, offering tours, or incorporating as a business.

In some regions, even putting up a sign could see you re-classified as a full-on bed-and-breakfast rather than a relatively simple short-term rental — while in others, signs might be a legal requirement.

What about taxes?

Many municipalities have added tourist taxes to the cost of a stay. These are usually just a few euro per night, but you’ll need to find out the exact rate from your local municipality. In places where Airbnb doesn’t collect these for you, you’ll need to collect them in cash at check-in — and to avoid a headache, make sure to specify you’ll do so in the details of your posting.

At tax time, you would declare any rental income as part of your overall income for the year. That means you’ll pay somewhere between 23 and 43 percent tax on it at year’s end — though you can also deduct certain expenses, like renovations, that go into the business.

If that sounds too dear, there’s also the option of the ‘cedolare secca’ rate — a flat tax of 21 percent on short-term rental income. Airbnb is currently fighting in court to avoid having this rate automatically applied to bookings made in Italy, so for now, you’ll need to file for that rate at tax time.

There is also the option of incorporating and charging VAT on your rentals. But beware: operating short-term rentals as a corporation often puts those properties in a different regulatory category, and may entail a lot more paperwork.

All to say, it might be a good idea to read your local regulations and speak to your municipal authority if you’re still wondering what your obligations might be.

See more details for each Italian region below.

Photo by Lennart Schulz on Unsplash

Abruzzo

In Abruzzo, it’s mandatory to file a SCIA outlining the details of your property only if you’re leasing three or more apartments or are incorporated as a business.

You do, however, have to register with SITRA, the region’s online tourism tracking system, which will mean a visit to your local SUAP or municipal office (use this form to apply for credentials).

You’ll also receive a unique identifier, called a CIR, that you need to include on all your posts and advertisements.

In addition, Abruzzo requires that you post a maximum price list for the year in a common area of your rental. You don’t need to stick to these prices, but if you go above them, your customers can demand you lease at that rate.

Airbnb does not collect tourist taxes in Abruzzo, so you should check with your municipality to see if any tourist taxes are in effect and should be charged to guests.

Aosta Valley

The Aosta Valley does require that you file a SCIA at the local office, and adds the requirement of an in-person inspection within 60 days.

Airbnb does not collect tourist taxes in Aosta Valley.

Basilicata

Basilicata also requires that you file a SCIA at the local office (the form is here). If you’re not clear what category of establishment you fall into, you can request classification by filing this form with all your details. Within 90 days, the province and municipality should issue an authorization to start renting.

You’re required to report the total number of guests from the previous month by the tenth of the following month using the region’s SIST online reporting system. To gain access, you need to file this form with the receipt you should have received from the local office.

Unlike many other regions, Basilicata also requires you get insurance for civil liability in the event of any injury to guests, and report its annual renewal to the municipality.

Basilicata also still requires operators to report their maximum prices for the year to the province. This needs to be done by September 30th of the previous year, or within one day of receiving your authorization. You can change prices beginning in June, so long as you tell the province by March 1st.

Airbnb does not collect tourist taxes in Basilicata.

Calabria

Since 2015, Calabrian law has allowed specifically for “apartments for tourist use”, a category designed for Airbnbs. As long as you rent no more than three units, for no longer than six months at a time, you can apply to operate in this category.

You need to register with a SCIA and report monthly tourist statistics via the region’s SIRDAT system. Like Basilicata, you also need to report maximum and minimum prices to the region electronically by October 1st of each year for the following year. These prices also need to be made available on your website and displayed in a common area and in each room.

Airbnb does not collect tourist taxes in Calabria.

Campania

To start renting in Campania, you’ll need to file a SCIA at your local one-stop shop. Like in the regions above, you also need to communicate details of arriving/departing customers at the region’s tourist surveyor website, and upload details of your maximum prices by October 1st at this website.

Airbnb automatically collects and remits the local tourist tax in Napoli, but elsewhere you will need to check with your municipality about the rate and collect and remit it yourself.

Emilia-Romagna

In Emilia-Romagna you can start renting as soon as you submit your SCIA at the local office, as long as you have no more than three properties.

You need to submit a declaration of your prices and record the number of stays in a month using the province’s Ross1000 system. Logins are provided by your provincial office. Your maximum prices also need to be displayed using this form.

Airbnb automatically collects and remits the municipal tourist taxes in Bologna, Parma, and Rimini, but in any other municipality, you will need to confirm the amount and collect and remit it yourself.

Friuli-Venezia-Giulia

As in Emilia-Romagna, you can get started renting as soon as you submit these forms to your local SUAP.

You’re required to report the usual tourist statistics via the region’s WEBTUR service, and you need to maintain a current price list in a public area of the house or apartment, specifying that those prices may vary.

You’re also technically required to say how many stars your accommodation has received, if it’s received a classification from the region, in any ads you publish.

Lazio

If you have three or fewer rental units, you need to file this form with the local SUAP, or register at the region’s online portal, selecting an “allogio per uso turistico.” 

Registering will give you an identifier code (CIR) to use in your reporting and advertising.

As in the regions above, a price list must be displayed in reception or a common area and in every room of your accommodation.

Rome also requires you report the number of tourists staying at your establishment. To do so, you need to use your identifier code (CIR) to request a login on this portal. You’re required to report each month’s numbers by the fifth of the following month.

Rome’s tourist tax is collected automatically by Airbnb at the time of booking. But in other Lazio municipalities, you will need to do this yourself.

Young women clink bottles of beer as they share an aperitif drink by the Colosseum monument in Rome on May 21, 2020,

Photo by Filippo MONTEFORTE / AFP

Liguria

In Liguria, Airbnbs are most likely categorized as “furnished apartments for tourist use” (AAUT), which can operate without being incorporated.

Registering with the SCIA will give you an identifier code called a CITRA number that must be used in all of your advertisements and postings. You need this number before you can report details of your guests to the police.

You also need to report the number of tourists that have stayed with you via the Removcli portal. Unfortunately, the instructions for this are only available in Italian and somewhat complex, but the regional government does provide a list of compatible software that you will need to use to track your stays.

If your property is inspected, you will also need to have on-site proof of your electrical system certification, gas system compliance, heating system certification and consent to lease from any co-owners.

Municipal tourist taxes in Genova and La Spezia are collected by Airbnb at the time of booking, but elsewhere, you’ll need to ask your municipality how much to collect and how to remit it.

Lombardy

In addition to registering by filing a SCIA, you’ll also need to use the Turismo5 portal to report when people are arriving at your property. You can only do this after you’ve submitted your SCIA and had it approved by the town council.

When your listing is approved, you’ll also receive your identifier number (CIR) used to report your numbers. You need to list this number in all of your ads.

Even if you have no guests, you need to report your visitor numbers monthly.

Airbnb collects municipal tourist taxes in Bergamo, Milan, and Lissone, but elsewhere in Lombardy, you will need to do so yourself.

Marche

Marche allows you to rent three or fewer properties for a maximum of three months to one person or six months in a year without incorporating. You file this form with your local municipality to get started.

From the region’s documentation, it appears there is no obligation to report or display prices, display a registration number, or report monthly statistics on the number of tourists.

Airbnb doesn’t collect municipal tourist taxes in Marche.

Molise

Molise does not have specific regulations for Airbnbs or similar rentals yet. Other short-term rentals are usually required to display their prices and services, and forms are provided on the regional website for communicating that data to the regional government.

Without clearer information, we’d recommend you visit your local offices and ask if you need to file a SCIA.

You will need to visit your local Questura to get credentials for the Allogati web service if your municipality can’t provide them.

Piedmont

In Piedmont, your rental is most likely to be categorized under ‘case ed appartamenti vacanze or CAV. You need to register using a SCIA on the Impresainungiorno Portal.

Turin has a municipal tourist tax that is collected by Airbnb, but in other municipalities, you will need to collect and remit it yourself.

Puglia

You must register your Airbnb online at the website dms.puglia.it with your personal information and the specifications of your accommodation. You’ll then be emailed a unique identifier called a CIS. This needs to be included in all your promotional materials.

This same number is used on the Alloggiati website to register new tourist’s documents.

In Puglia, Airbnb only automatically collects the tourist tax in Lecce. In all other towns and cities, you will need to collect and remit it manually to your local office.

Sardinia 

In Sardinia, Airbnbs are most likely to be categorized as bed and breakfasts. You’re not allowed to have more than three rooms and twelve beds.

You need to notify the municipality at the SUAP using form F-46. You’ll receive a classification and an “IUN” identification code. You can start hosting people from when you submit your documents.

You need to report statistics about the tourists you’re hosting to the SIRED statistics system. You have to request access from the regional tourism department.

Airbnb collects tourist taxes in Arzachena, Golfo Aranci, Olbia, Posada, Santa Teresa Gallura, and Stintino, but elsewhere, you’ll need to do this yourself.

Sicily

Sicily’s tourism law is unclear about Airbnbs, and management of tourism in the region was recently reorganized to give a larger role to provincial tourism authorities or AAPITs (azienda del tourismo della provincia).

But a 2016 circular says bed and breakfasts could be fined as much as €3,098 for operating without authorization via SCIA from your local municipality, so you definitely want to err on the side of caution.

The law does define something like Airbnbs as ‘case ed appartamenti per le vacanze’ — rentals for no more than three months at a time.

For that category, you are required to apply for a classification, valid for five years, from your local tourism authority in order to obtain an operating license.

But in general, it’s a good idea to check in with your local tourism authority or municipality before renting to ensure you’re following the right procedure.

Airbnb does collect tourist taxes on behalf of hosts in Catania and Palermo, but elsewhere on the island you’ll need to do it yourself.

Photo by TIZIANA FABI / AFP

Tuscany

As elsewhere, you need to register the details of property with the local SUAP. You can do that using this form or online by searching for ‘Locazioni turistiche’ on this portal. This includes info such as the period during which the accommodation is rented, the number of rooms available, and the websites where it will be advertised.

In return you will be given an identifier code for the property that must be used in your promotional material.

You are also required to post details of the property publicly in the reception area using this form, alongside a list of your maximum prices using this form.

If you’re in the metropolitan area of Florence, you also need to use the Turismo5 website/app to report when people are arriving at your property. You can only do this after you’ve submitted your SCIA. Even if you have no guests, you need to report details monthly.

Airbnb collects municipal tourist taxes in Florence, Bagno a Ripoli, Lucca, and Sienna, but elsewhere, you’ll need to handle collecting and remitting the tax yourself.

Trentino Alto Adige

Trentino Alto Adige allows you to rent up to three properties without incorporating. You need to declare your intentions to rent and register with your local SUAP.

You’re also required to use the unique identifier they will assign you, called a CIPAT, in all your advertising.

Airbnb doesn’t collect municipal tourist taxes in Trentino Alto Adige.

Umbria

In Umbria you can rent up to two properties while remaining classified under ‘case ed appartamenti per le vacanze’. You need to file this form with the SUAP before you can start renting.

You’re also required to record statistics about your guests via the Turismatica website, by the fifth of each following month.

“It is important to remember that communication must always be made, even in the absence of movement”, the website notes, or you could be fined between 1,000 and 4,000 euros.

Airbnb doesn’t collect municipal tourist taxes in Umbria.

Veneto

Veneto has one of the more generous categories for Airbnb rentals, called ‘Locazioni Turistiche‘. According to FAQs on the region’s website (in Italian) you need not even file a SCIA with the local municipality before renting your place.

However, you are required to register with the region using this form and collect statistical data on the flow of tourists. Registering will give you access to the ROSS 1000 reporting platform, and give you a unique code, which you must include on all advertisements.

You also need to post the number “on a plaque affixed in a clearly visible way at the external entrance of the building that contains the accommodation.” You need to do this within 30 days of starting your rental, the website says.

Airbnb doesn’t collect tourist tax in Venice or anywhere in Veneto, so you’ll need to do so yourself and remit to the municipality.

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PROPERTY

Nine things we’ve learned about claiming Italy’s building ‘superbonus’

Two years after it was introduced, Italy's popular renovation discount scheme continues to cause headaches for homeowners trying to access it. Here's what we've learned so far about claiming the so-called 'superbonus 110'.

Nine things we've learned about claiming Italy's building 'superbonus'

In May 2020, as the pandemic gripped Italy in its first wave, the government introduced a new building bonus programme to kickstart the country’s sluggish, Covid-hit economy.

This emergency response, known as the ‘superbonus 110′, came as part of the government’s Decreto Rilancio (Relaunch Decree), which offered a tax deduction of up to 110% on the expenses related to making energy upgrades and reducing seismic risk.

Other types of building bonuses existed before – and continue to be available.

However, none had offered quite so high a value to those looking to make home improvements on their property.

In fact, not only did the new measure incentivise people to upgrade their existing properties, it encouraged people to buy old, abandoned properties, making previously unfeasible renovation projects, in financial terms, a genuine possibility.

READ ALSO: How Italy’s building ‘superbonus’ has changed in 2022

We counted among those taking the plunge to buy a crumbling and uninhabitable building, with the intention to carry out extensive works thanks to funds from the superbonus.

Our property search completely changed due to the scheme and we planned on taking advantage of the generous sums of state aid.

After looking around and viewing properties for months, attracted by adverts that claimed a property was eligible for restoration with the superbonus, we found an old farmhouse – which had become a derelict wreck – in the lowlands countryside outside Bologna, near where we are already located.

(Photo by Philippe HUGUEN / AFP)

In our case, we had to demolish the old property and rebuild a home from scratch – it couldn’t be restored due to earthquake damage in the area, rendering it far too unstable and destroyed to ever be habitable again.

READ ALSO: Why we decided to build our new house in Italy out of wood

That wasn’t a disappointment as we had the opportunity to design our own home instead, choosing every angle, material, layout and floorplan we wanted. It would have been beyond our means to take on a project like this without the superbonus, but with it, we thought it was possible.

Incredibly, the small print of the incentive permits this too, as the government intended to reinvigorate the nation’s many old, damaged and inefficient buildings and recover lost land – including using existing plots to build new homes if the property was too damaged, as is the case for us.

So, we ploughed all our savings and the money from the sale from my husband’s apartment into a collapsing set of bricks, filled with junk and debris from years gone by.

Although daunting, the figures stacked up and meant that we could create our own country home with a manageable mortgage for around 15 years.

Since I’m now 37, that seemed to work well and it all looked reasonable.

READ ALSO:

But it was just the beginning, before the superbonus spiralled into delays, bureaucratic quagmires and fraudulent claims, which all contributed to making accessing the funds a stalemate for many homeowners.

18 months into our project, we have got as far as a concrete shape in the ground, the old farmhouse demolished, but no sign of our future home still – and a budget that has blown out of proportion, changing our financial future considerably.

18 months ‘ progress looks like this on our Italian property renovation project. Photo: Karli Drinkwater

The clock is ticking with deadlines too, albeit briefly extended, to access the bonus in time.

Since its inception, here’s what we have learned about (trying to) claim Italy’s superbonus 110.

1. Demand slowed down starting renovation projects

Within its first year, interest in the scheme was so high that building companies were overwhelmed and projects piled up in a queue.

Many firms stopped taking on new clients, as they battled to push through projects that were already delayed by months and some homeowners abandoned their plans altogether as a result.

As the backlog built up, firms increased their construction quotes and material prices rose – driven by a worldwide boom in cost increases and also most certainly not helped by Italy’s superbonus-fuelled building boom.

Photo by Bill Mead on Unsplash

The situation has continued to worsen due to the war in Ukraine, which has impeded the import and subsequently driven the cost of raw materials.

It was this demand that also saw us sit and wait, watching on while absolutely nothing happened and we continued to be stuck, all the while watching the project cost continually rack up.

READ ALSO: How to stay out of trouble when renovating your Italian property

It had taken four months just for the sale of the wreck to go through, so we were on the back foot already as far as the bonus is concerned.

We were ready to get going in May 2021 after putting in our offer on the property in the January, but in the past year, very little has happened.

We’ve since had to move out of our apartment, as the new owners understandably wanted to move in and we’re now effectively camping out in a part of my husband’s parents’ new house.

As they, too, are trying to access the superbonus, our life has been packed into boxes while we our living area and office is all squeezed into a garage.

I write this surrounded by scaffolding and orange construction barrier tape, now heavily pregnant, and trying not to lose hope that we’ll have our own place to go to.

Our building project has got no further than knocking down the old wreck and laying down the concrete foundations. One year on, there’s not even the bones of a structure.

READ ALSO:

So is it still demand for the bonus and materials that’s causing the delay?

Yes, but also a huge part is down to how you can claim the bonus.

2. Credit transfer problems stopped the banks lending

Another recent cause for a further slowdown is the change in how people could access the bonus and the increasing difficulty of obtaining credit.

There are a few routes to obtaining Italy’s superbonus. The option of offsetting tax from income is likely only financially viable for high earners, as any unused tax discount gets lost.

Image: moerschy / Pixabay

Let’s say your renovation costs come to €100,000, which are tax deductible at 110 percent for five years.

So, if you have a tax break of €22,000 every year for five years, therefore, but your tax bill from your income tax, known as ‘IRPEF’, falls short of that, you lose the deduction and will end up footing the rest of the renovation bill.

READ ALSO: Do you have to be Italian to claim Italy’s building bonuses?

Note – the latest changes specify tax deductions for the superbonus will be spread over four years, not five as previously.

Little surprise, then, that the other two options to access the funds – transferring the credit (cessione del credito) or discount on the invoice (sconto in fattura) – have been more popular.

It effectively means you either trade the tax credit for cash to an Italian financial institution, such as a bank, for the credit transfer, or directly to your contractor or supplier for the discount on the invoice.

Using the credit transfer system means you’ll get cash back that you paid, directly in your bank account.

It’s a slightly riskier route than a discount on the invoice, as the latter means the the supplier recovers the bonus on your behalf, taking a slice of it as a fee.

So, you get less of the bonus but you don’t have to deal with the paperwork and the contractor takes the burden of getting the credit.

“The easiest option is the discount on the invoice,” tax expert Nicolò Bolla of Accounting Bolla told us.

“It takes care of the credit transfer. If you deal with the bank yourself, it takes some expertise and requires a little knowledge of technology and the system, such as downloading and uploading invoices.

“Contractors have multiple sales, so they are more trained to do that,” he added.

However, billions of euros of fraudulent claims led the government to introduce stricter laws, blocking being able to access credit for months, putting the bonus – and renovation projects – on hold.

Our builders were using credit from financial services provider Poste Italiane, who reduced the threshold of credit. This pushed all the building jobs back by months with no word on when works would start.

In that time, they had to search for another bank willing to fund the bonus, while home construction sites lay dormant.

3. Banks blocked and refused credit halfway through projects

Some homeowners faced extra setbacks when they encountered not only delays, but an outright cancellation of prior agreed credit.

Peter (not his real name) told us that he had got the green light to access one of the other building bonuses that can be used in conjunction with the superbonus – the Renovation Bonus (Bonus Ristrutturazioni).

READ ALSO: Budget 2022: Which of Italy’s building bonuses have been extended?

It allows homeowners to apply for a 50 percent tax reduction on carrying out renovation work in both individual properties and condominiums.

The maximum limit on expenses of €96,000 and the 50 percent offset to taxes is divided into annual instalments for 10 years. Or you can apply for the invoice discount or credit transfer.

Photo by Cristina Gottardi on Unsplash

He applied and was approved for credit transfer for works on his home in Modigliana, Emilia Romagna. After buying a property with his partner in December 2020, they began renovations in January 2021, based on credit approved by Italian bank UniCredit.

He told us they carried out €60,000 of works for a new floor and underfloor, electrics and plumbing throughout, a new boiler, replastering walls and installing a new bathroom.

That means that €30,000 credit was due from the bank, but Peter told us they are now refusing to pay out.

“The excuse from the bank is that we didn’t sign with them, however they didn’t ask us to sign anything when they opened the portal for us at the beginning,” he told us.

So, while the bank registered the renovation jobs for them on the government’s portal in order to be able to claim the bonus, they now refuse to return the credit as originally agreed.

“The thing that upsets me so much with UniCredit is we made about 10 payments to builders and suppliers costing €7.50 a time (in administration fees) to make it, and taking the time to go into the bank especially, to get it registered correctly. And to be let down by them now, really is pretty bad,” he added.

Taking this route is “harder” according to Bolla, as “banks prefer to deal with larger businesses than to give credit to individuals,” he said.

For Peter, he now has the option of deducting the tax from his annual income tax bill or finding another bank to take on and transfer the credit.

4. Finding other solutions to open up the credit transfer system

As accessing finance slowed down and projects ground to a halt, the government intervened with yet another regulatory change to the superbonus.

Along with extending the deadline of 30 percent completion of works for single family homes by three months – to the end of September 30th 2022 – the authorities also looked at how to make accessing the funds more straightforward.

The reason for so many changes stems from how the superbonus originally started.

“Two years ago, it was the Wild West. Anyone could get credit to use the bonus – a person, company or business. Due to that, the authorities lost track of sales and plenty of fraudulent claims slipped through the net,” according to Bolla.

“Everything stopped. Then they regulated too much, creating more bureaucracy and delays. So now, they’ve deregulated a little to reopen the transfer of credit,” he added.

Understanding why there were delays to accessing the bonus are complex and manifold. Along with the reasons above, banks also faced rising inflation, which in part caused them to stop lending.

“Somebody needs to offset the tax at some point. Many banks wanted to buy the credit and resell it to larger banks, but any credit that couldn’t be offset in their taxes got wasted.

“It made the banks less willing to buy credit, which in turn slowed down companies’ and individuals’ ability to access it,” he added.

Now, to keep better track of works being done, Italy’s Inland Revenue Agency (L’Agenzia delle Entrate) has introduced better tracking systems in its latest ruling. These will follow the trail of where the money is going, with the aim of cutting down on time lost to bureaucracy.

5. You might – legally – be left with a half-finished house

Depending on what you’ve agreed with your construction company, you may be taking a gamble with the superbonus no matter what, even if works have begun and the system has eased the bottleneck on claiming the funds.

Our builders would only go ahead with the project if we signed a document, in short saying that we understand the project won’t be finished if the funds aren’t available in time or if works roll on past the deadline.

Photo by Filiz Elaerts on Unsplash

The firm wasn’t going to be liable for paying for the construction of our home (and others’ projects too) if they continued to get caught in delays.

In this case, we had no choice. Sign it and hope for the best or lose the €200,000 that has already gone into the works and wreck purchase so far.

6. There are added fees to account for when claiming the superbonus

If you’ve ever sold or bought property in Italy, you’ll know there is an abundance of hidden costs associated with it.

From agency and notary fees, taxes to legal costs, buying a property in Italy can incur another ten percent of the purchase price. For a list of the hidden costs to watch out for, see our guide here.

When it comes to restoring properties using the superbonus, you’ll need to fork out for various certificates, including an energy certificate known as ‘Certificato Energetico APE’ to prove that the property would benefit from energy upgrades using government funds.

This will also need to be done afterwards to prove that the property meets the requirements of the superbonus and has jumped up at least two energy classes.

You may also incur charges from your local town hall or comune for making changes to the property. In our case, as it’s a considerable project, the administrative fee just for submitting our house plans to review cost €12,000.

In total, the cost of fees on our project – before any restoration works using the bonus have taken place – have come to €30,000.

7. The amount you claim and pay continues to rise

Since the superbonus began, the scope of house restoration projects has changed significantly.

The noted demand pushed up construction quotes and material prices continue to rise, vastly increasing the scale of a project’s budget.

It will come as a blow to home renovators who thought they were potentially getting considerable sums of money from the government and therefore making huge savings.

In fact, there will still be large pots of funds to come from the government, but the problem is the price you pay will track the increases and rise too.

Our particular home renovation project has almost doubled since we began.

We initially accounted for a final cost of €450,000 for all works, using the superbonus for almost half of that.

Instead, the quote we received in November was over €700,000 (on top of what we’ve paid for the wreck) and we were told this is unlikely to be the final cost, rising in line with continuing material price rises when works do finally get underway.

The impact of this is life-changing. In our case, it means we’ve had to apply for soaring monthly repayments for 25 years instead of 15. And that’s only if the bank agrees to grant us such a huge financial commitment – which it has, as yet, not done.

8. You might have to pay taxes if you sell your house after claiming the superbonus

At least for a while, you may have to stick with the property you’ve renovated using the superbonus.

Once you’ve claimed this building bonus, essentially you can’t sell it on for another five years if you want to avoid paying capital gains tax.

Tax expert Nicolò Bolla said that this depends on when you bought the property, however.

If you already owned the house for more than five years and took advantage of the superbonus, you can sell it on with no capital gains tax.

On the other hand, if you just bought the property to benefit from the bonus, and therefore have only owned it for under five years, you’ll be liable for the tax – that is, if you make a gain on its sale.

If you bought an old wreck and renovated it, for instance, it’s likely that you will.

For more advice on selling your property after using the superbonus, remember to check with professionals beforehand.

9. It continues to be popular and set back by delays

Despite the recently extended deadline, homeowners continue to wait in queues for their projects to begin or be completed.

Tax expert Bolla told us he gets “daily requests” for the superbonus, but issues a word of caution about the incentive.

“It is a long journey and you need to have some money to renovate your property with the bonus. It’s an expanded timeframe and there are still supply chain issues,” he said.

Despite this, though, Bolla believes it’s an “amazing” scheme. “We have a lot of energy dependence, so this is a good way to upgrade. Normally, the way we deal with our reliance on energy is to punish those who pollute more with higher energy bills, but those are always lower income people.

“Higher energy costs just punish the poor – this, instead, is a good way to solve the problem.”

See more in our articles about property in Italy on The Local.

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