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Markets · Italy

Short-term rental PMS for Italy,built on the country’s rules.

BnBFlow is the PMS for hosts and property managers in Italy: a channel manager for Airbnb, Booking.com, Vrbo, Expedia and many more, online check-in in Italian and the mobile app. Below, rule by rule, what Italian law requires (the CIN, Alloggiati Web, ISTAT, the tourist tax, cedolare secca, the SDI) and what BnBFlow does for each.

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  • Guests from more than 75 countries have checked in online with BnBFlow.
  • Rules checked against official sources on 18 October 2026

01The rules in Italy

The rules in Italy and what BnBFlow does.

Every rule with its official name, what it requires, the source and an honest label: what is included, what you configure and what we do ourselves or through partners.

Rules checked against official sources on

Included
BnBFlow does it today, in the app.
Configurable
You set it up in BnBFlow, per property.
Through us or partners
We do it ourselves or through partners.
For information
What the law asks; the owner takes the step.
  1. 01

    The CIN code and the BDSR database

    Codice Identificativo Nazionale · CIN · BDSR

    What it requires

    Since 1 January 2025, a short-term rental unit has a national code, the CIN, requested in the Ministry of Tourism database (BDSR) with SPID or CIE. The code is shown in every listing and outside the building. The unit has gas and carbon monoxide detectors and fire extinguishers.

    From 2026 (Law 199/2025), letting more than 2 apartments is presumed a business activity, which requires an SCIA filing (art. 13-ter(8) of DL 145/2023). Fines (art. 13-ter of DL 145/2023): €800–8,000 without a CIN, €500–5,000 if it is not displayed.

    What BnBFlow does

    • For information

      The owner requests the code in the BDSR, once per unit. If you are just starting, we go through it together in the walkthrough.

    Official sources (3)
  2. 02

    Reporting guests to the Questura

    Alloggiati Web · art. 109 TULPS

    What it requires

    Within 24 hours of arrival (within 6 hours for stays of up to 24 hours), guest data reaches the Questura through Alloggiati Web: name, sex, date and place of birth, citizenship, arrival date and number of days, plus the ID (type, number, place of issue) for a guest travelling alone and for the head of the family or group.

    Council of State (ruling no. 9101 of 21 Nov 2025): identification happens in person or by live video at the entrance; a key box without checking the guest is not enough.

    What BnBFlow does

    • Included

      Helps you collect the ID data: online check-in gathers the name, date of birth, citizenship, ID type and number, with a photo of the ID.

    • Through us or partners

      What the form does not ask (sex, place of birth, place of issue of the ID) and the submission to Alloggiati Web.

    Official sources (3)
  4. 04

    The tourist tax

    Imposta di soggiorno

    What it requires

    The municipalities that have it (provincial capitals, unions of municipalities, tourist resorts and art cities) set the amount, the seasons, the exemptions and the cap on nights. The host, or the intermediary that collects the payment, collects it and files an annual return by 30 June.

    What BnBFlow does

    • Configurable

      The tax is set per guest, per night, with a cap on nights and children counted or not, and calculated on every booking. Seasons and age exemptions you apply yourself, by changing the rate.

    • Through us or partners

      The annual tax return.

    Official sources (2)
  5. 05

    The flat tax on short lets

    Cedolare secca

    What it requires

    For lets of up to 30 days: 21% on one chosen unit, 26% on the second; from 2026, from 3 apartments the activity is presumed a business. An intermediary that collects the payment withholds 21% and reports the contracts, including the CIN.

    What BnBFlow does

    • For information

      The owner works out the tax with their accountant; BnBFlow does not calculate it.

    Official sources (2)
  6. 06

    E-invoicing (SDI)

    SDI · Fattura elettronica · Documento commerciale

    What it requires

    Anyone with a VAT number (partita IVA) issues invoices electronically through the SDI, and receipts to individuals are transmitted electronically. A private host without a VAT number does not issue invoices.

    What BnBFlow does

    • Through us or partners

      Invoices through the SDI and the transmission of receipts.

    Official sources (2)

Good to know

For information, without a label: rules that matter when you choose or prepare a property.

  • Regulation (EU) 2024/1028

    Applies from 20 May 2026: where a country runs a registration system, each unit gets a registration number shown in its listings, and platforms share activity data with the authorities.

    Official source (1)

An informative summary, not tax or legal advice. Rules change; for your case, the source is the competent authority and, for tax matters, a local accountant.

02Local integrations

Italy’s systems, connected to BnBFlow.

Local invoicing, reporting, taxes, payments and channels, each with its label: what is included, what you configure, what we do ourselves or through partners, and what we connect on request.

Configurable
You set it up in BnBFlow, per property.
Through us or partners
We do it ourselves or through partners.
On request
We connect or build it when you ask.

Reporting

1 integration

  • Alloggiati Web and ISTAT statistics

    Alloggiati Web · ISTAT

    Guest details to the Questura within 24 hours, and the monthly arrivals statistics, through the regional portal.

    • Through us or partners

      We start from the data collected at online check-in.

Local taxes

1 integration

  • The tourist tax

    Imposta di soggiorno

    The tax set by the municipality, per guest and per night.

    • Configurable

      Set per guest, per night, with a cap on nights, and calculated on every booking.

Tax

1 integration

  • SDI (e-invoicing)

    Sistema di Interscambio · SDI

    The system electronic invoices pass through, run by the Revenue Agency.

    • Through us or partners

      Electronic invoicing, through us or partners.

Channels

1 integration

  • Google Vacation Rentals

    Holiday homes shown right in Google search.

    • On request

      We connect it when you ask.

03What you get in Italy

A complete PMS, in your guests’ language.

The calendar, the guests, the team and the money in one place, with the guest pages in Italian.

04FAQ

Italy, what hosts ask.

Units in Italy? Write to us and we reply the same business day, the next one at the latest.

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What is the CIN and how do I get it?

The CIN (Codice Identificativo Nazionale) is the national code of a short-term rental unit. The owner requests it in the Ministry of Tourism database (BDSR), with SPID or CIE, and shows it in every listing and outside the building. If you are just starting, we go through it in the walkthrough.

How does guest data reach Alloggiati Web?

Within 24 hours of arrival (within 6 hours for stays of up to 24 hours), guest data reaches the Questura through Alloggiati Web: name, sex, date and place of birth, citizenship, arrival date and number of days, plus the ID (type, number, place of issue) for a guest travelling alone and for the head of the family or group. Online check-in collects the name, date of birth, citizenship, ID type and number, with a photo of the ID; sex, place of birth and place of issue of the ID are not in the form. Completing them and submitting to Alloggiati Web we do ourselves or through partners.

How is the tourist tax calculated?

The municipalities that have it set it. In BnBFlow you set it per guest, per night, with a cap on nights and children counted or not, and it is calculated on every booking. Seasons and age exemptions you apply yourself, by changing the rate.

Which language do guests check in in?

Their own: online check-in and the guest pages are in Italian, English and the other app languages (Romanian, English, Greek, Italian, Spanish and Estonian).

How much does BnBFlow cost in Italy?

We build the offer for Italy around your units: how many, on which channels and what you want to use. Request it from this page and we reply the same business day, the next one at the latest.

Units in Italy?

Get an offer for Italy.

Tell us how many units you have and where; you get the offer and, if you like, a walkthrough on your properties.

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We reply the same business day, the next one at the latest.

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