You’ve arrived in Italy and you think you might be able to settle down for a while. But there’s one thing you need to do first – find a long-term place to stay.
Finding a long-term rental in Italy can be daunting, as the process can be very different from finding a place in countries like the US, UK or Canada.
Here’s what you need to know before hunting for the perfect home.
Rental contracts
When you’re ready to move out of short-term housing, it’s worth knowing that Italy’s rental contracts tend to be on the long side.
That's because they're designed to protect tenants and ensure that they have a place to live for up to eight years at a time.
Generally, most long-term rental contracts fall into just two categories.
The first, 'determined rent' (canone concordato) contracts are for a minimum of three years, with an automatic option to renew for two more. For this reason, they’re sometimes called '3+2' contracts.
READ ALSO: What you need to know about navigating Italian rental contracts
The quirk of determined contracts is that the landlord doesn’t get to choose how much you pay in rent. Instead, they’re given a narrow range established by the local landlord-tenant board or municipality (comune) based on details like the age and size of the property, its neighbourhood and whether it has a parking space.
The second category is 'negotiated rent' (canone libero) or '4+4'. Here the landlord can freely set the rent, but must offer a contract of a minimum of four years, with an automatic option to renew for four more.
There are also some shorter-term leases, generally reserved for students and temporary workers – you can read about them in our guide to Italian rental contracts.
You will need your codice fiscale to sign any contract, and may be asked to prove that your income is sufficient to secure an agreement.
You’ll also need to provide a deposit equal to between one and three month’s rent.
READ ALSO: Eight things landlords in Italy can never ask of tenants
If you’re worried about committing to Italy for three or four years at a time, don’t worry – most rental contracts include a clause that allows you to leave with notice.
But be warned: it’s not the one or two months' notice you're likely to find in English-speaking countries. In Italy, anticipate giving at least six months of preavviso before moving on.
These terms, along with your rent, can also be negotiated when you’re closing the deal, which is one reason why you might consider hunting for an apartment with an agency.
Using an agency
Most Italian towns will have plenty of agenzie immobiliari that can help you find your future home.
These agencies will do the work of finding and connecting you with potential properties, and negotiate the terms that suit your needs on your behalf.
They also offer a human touch, potentially making the whole process less intimidating. If you have special needs or requirements, they will screen out the properties that don’t meet them.
READ ALSO: Do renters in Italy have the right to keep pets?
And they may know about some properties before they hit the open market, giving you a leg up on the competition.
But there are downsides, too.
Properties let through rental agencies can be more expensive, as the owners must cover the costs of their own fees to the agency.
Rental agencies can also act as gatekeepers, and are known for freezing out prospective tenants they just don’t like the look of.
As a rule, rental agencies will take a commission upon sealing the deal from both the tenant and the owner. That commission is usually equivalent to one or two months' rent, but in some cases is calculated as a percentage (usually 10-15 percent) of your total annual rent.
It will also usually be subject to 21 percent VAT, meaning your total cost for a commission on a €800-per-month flat could be as high as €1,700 or more.
Since commission is determined partly by local custom, it’s important to ask before beginning your search with an agency what the commission will be.
Searching online
If those fees look a little steep – or if you just want to explore every option – there are an increasing number of real estate rental websites you can investigate.
These sites often offer a mix of properties proposed by rental agencies and those rented by owners. Anecdotally, your success and response rate may vary greatly.
The most popular websites in Italy include Idealista.it, Immobiliare.it, and Casa.it. All work more or less the same way: select your area, filter by rental cost, number of rooms, and other details, and see what's available.
READ ALSO: How to avoid being scammed when looking for a property to rent in Italy
There are also rentals posted on the classifieds site Subito.it, and even Facebook Marketplace.
Be wary of scams on any of these sites – never exchange money without visiting the apartment and signing a contract first.
All offer direct messaging systems – but be sure to read the descriptions of properties carefully, as many will encourage you to call or text via WhatsApp instead.
If you do write a message, make sure it is in your best Italian – it will no doubt be read alongside many others and you want to put your best foot forward. Consider reading up on our guide for formal email writing in Italian before diving in.
Terminology to help your search
In Italy, most apartments are listed by the total number of rooms, minus the bathroom. A monolocale (one-room) is a bachelor or studio apartment; a bilocale (two-room) is a one-bedroom.
Kitchens are more often an angolo cottura (kitchenettes) than full separate rooms – but where they are divided, they will not always be included in the room count.
If you don’t want to buy all your furniture, look for apartments that are arredati (furnished). If you opt for an unfurnished apartment, be warned: it may come without even kitchen appliances or light fixtures.
Keep an eye out also for spese condominiali, which are often additional to advertised rent.
These are monthly fees to cover common costs like lift maintenance, garbage collection, and central heating. They’re often charged at a flat rate and then reconciled with actual costs a few times a year.
Condo fees can be very high in the more central areas of major cities, so make sure to ask what the average cost is when visiting a property.
Prepare for a long search
Once you begin your search, you may be looking for a while. Make sure to prepare for at least a few months of searching.
The number of long-term rentals available in many major centres has decreased in recent years, partly because of the spread of short-term rentals, which are usually a far more lucrative option for owners.
You should also consider that in many university towns there are housing shortages around the beginning of the academic year (this generally starts in late September or early October for public universities).
If you can time your search to make it fall outside of late summer and early autumn, you may have a better chance of success.
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