The new law on short-term rentals in Emilia-Romagna introduces a specific urban planning use and gives municipalities the power to limit tourist rentals in congested areas.
For managers, this means compliance with building codes, new urbanization charges, and a three-year compliance period. It's essential to consult with specialized technicians and suppliers to manage the transition without penalties.
What does the new regional law on short-term rentals in Emilia-Romagna provide?
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The Legislative Assembly approved a law (December 18, 2025) that radically transforms the management of non-hotel properties. The main innovation is the establishment of the category “short-term rental” within the tourist-accommodation intended use.
This means that the transition from private residence to short-term rental property is no longer just an administrative communication, but a significant change in use from an urban planning perspective. The law aims to combat overtourism and the shortage of residential housing by allowing municipalities to take direct action through urban planning and taxation.
As hospitality consultants, we note that this regulation follows the path established in Tuscany. The integration of urban planning and tourism today requires an entrepreneurial vision: simply "placing an ad" is no longer enough; a validated technical project is needed.
What limits can municipalities impose?
Emilian municipalities now have a regulatory toolkit to regulate the market. Here's how they can intervene concretely:
Closed-access areas: Identification of areas (e.g., the historic centers of Bologna or Ravenna) where short-term rentals may be limited or prohibited.
Stop the splits: Ban on converting properties that have been subdivided or demolished in the last 3 years into short-term rentals.
Appliances: Obligation to ensure additional standards, such as parking or services, to offset the urban burden caused by tourist flows.
Table: Minimum dimensional requirements (Ministerial Decree 5 July 1975)
| Local | Minimum Size | Note |
| Minimum Height | 2,70 m | 2,55 m in mountain municipalities (>1000m) |
| Studio apartment (1 pers.) | 28m² | Including bathroom |
| Single room | 9m² | Must have an opening window |
| Double room | 14m² | Net walkable surface area |
How do I change the intended use to "Short-Term Rental"?
The administrative process varies depending on the nature of the business and the presence of construction work.
Change without works: If the property is already compliant, a SCIA (Certified Report of Start of Activity).
Change with works: If any renovation work is required, the required building permit is required.
SUE vs SUAP: If you run a non-business business, you'll contact the One-Stop Shop for Building (SUE); if you're an entrepreneur (managing more than four apartments or a professional organization), the process goes through the SUAP.
Immediate actions for owners
Verify legitimate status: Make sure the property is free of any unauthorized construction.
Check the systems: Plant compliance and energy efficiency are now mandatory requirements.
Monitor the municipality: Within 12 months of the adoption of the new municipal plans, you will have to submit a substitute declaration to confirm your activity
Based on the new Emilia-Romagna legislation approved in December 2025, the management of existing short-term rentals and the suitability of premises will undergo significant changes. Below, we analyze the three critical points for those already operating in the sector or intending to do so.
For those who already have a regularly established short-term rental before the law comes into force, there is no immediate block. The law establishes a 3-year transitional regime by which owners must adapt their real estate units to the new minimum safety, hygiene, healthiness, and energy-saving requirements.
Furthermore, within 12 months of your municipality adopting the new rules, you will be required to send a formal notification (substitute declaration) confirming that your business will continue to comply with the new parameters.
Economic impact and urbanization costs
It is highly likely that management and start-up costs will increase due to the new “economic leverage” granted to local governments.
Since the transition to short-term rental is now considered a change of urban use, the Municipalities have the power to modulate urbanization charges, increasing them up to 30 %.
This measure is designed to discourage tourist saturation in critical areas, making the change of intended use more costly than in the past.
The law is peremptory regarding the type of premises that can be used for hospitality: the absolute prohibition on renting accessory or service rooms, such as cellars, attics or storage rooms.
Each unit must comply with the dimensional and habitability standards set by the Ministerial Decree of 5 July 1975 (for example, minimum heights of 2,70 m and specific surfaces for studios and bedrooms), ensuring full compliance of the systems and the safety of guests.
The Emilia-Romagna legislation marks the end of the era of deregulation for short-term rentals. While restrictions are increased, the offering is improved, protecting those who invest in quality and transparency. To navigate this complexity, the support of contract service providers and legal/planning consultants becomes an essential competitive advantage.
You can follow the official updates directly on the institutional portal of the Emilia-Romagna Region – Tourism and Commerce Section or on Official Bulletin (BURERT).
