On April 15, 2026, the Revenue Agency published the official update of the guide "Short-Term Rentals: Tax Regulations and Rules for Intermediaries".
This document formally incorporates the provisions contained in the Budget Law 2026 (Law 199/2025), marking a fundamental turning point for the management of short-term rentals in Italy.
For hotel operators and accommodation managers, understanding these new dynamics is not just a matter of compliance, but a strategic element for monitoring the evolution of the non-hotel market.
The 2026 Budget Law: The Two-Apartment Limit
Topics index
The real innovation introduced by article 1, paragraph 17 of Law 199/2025 concerns the definition of business activity.
Until now, the line between private rentals and business activities was often blurred. With the new provisions, the preferential tax regime for short-term rentals (the so-called "cedolare secca") is strictly limited:
The threshold limit: The preferential tax regime can only be applied if the property is intended for short-term rental. no more than two apartments for each tax period.
The presumption of entrepreneurship: Once the threshold of two apartments has been exceeded, the short-term rental activity - regardless of who carries it out - presumes to be carried out in an entrepreneurial form.
This regulation is crucial for the hotel industry: it aims to reduce unfair competition in the "grey" market (hosts who operate as private individuals, effectively managing dozens of units) and standardizes the tax burden compared to regularly registered professional establishments.
Obligations for intermediaries: Transparency and monitoring
The Agency's guidance strongly reiterates the role of responsibility required of the real estate intermediaries and booking portals.
Anyone involved in the stipulation of short-term rental agreements is required to electronically transmit data to the Revenue Agency. The required data includes:
Host details: Name, surname and tax code of the landlord.
Contract details: Contract duration and reference year.
Property details: Full address and, obligatorily, the National Identification Code (CIN), pursuant to art. 13-ter of Legislative Decree no. 145/2023.
Financial data: Amount of gross consideration collected.
The mandatory inclusion of the CIN in communications confirms the legislator's desire to create a single, transparent, and easily cross-referenced database that will allow the tax authorities to monitor short-term rental market volumes in real time.
Why does this update concern hoteliers?
For a hotelier or a property manager, the update from the Revenue Agency represents a positive signal of market normalization.
Hotel facilities have often faced competition from non-hotel operators who enjoyed disproportionate tax advantages despite operating on a large scale.
By presuming that business activity exists above the two apartments, the tax authorities effectively equate large apartment management businesses with traditional tourism businesses.
What to monitor in the coming months:
Competitor Monitoring: Observe how local hosts will adjust their offerings.
Compliance: Verify that your property (if it manages short-term rental apartments) is also fully compliant with data disclosure requirements.
Positioning: Use the greater transparency of the market as a marketing lever to emphasize the professionalism and services offered by a hotel compared to a short-term rental.
In conclusion, the 2026 regulations are a step forward toward a more equitable market. Staying up-to-date on these issues allows hospitality professionals to navigate the challenges of a constantly evolving sector with greater awareness.
To consult the full text of the guide and delve into the technical details of the legislation, you can download the official document directly from site of the Revenue Agency
The regulatory landscape of the non-hotel sector is constantly evolving: subscribe to the newsletter of Direzione Hotel Get the latest updates on taxes, tax obligations, and the latest trends impacting the short-term rental industry.
