Below is a checklist of the typical documentation and conditions you’ll need to satisfy in order to sign a short-term (“affitto transitorio”) lease in Tuscany. Requirements can vary slightly from agency to agency or landlord to landlord, but in general you should be prepared to provide the following:

Valid Identification and Tax Code

  • Identity Document (ID)
    • For EU citizens: National identity card or valid passport.
    • For non-EU citizens: Valid passport plus a copy of your current visa or residence permit (permesso di soggiorno).

  • Codice Fiscale (Fiscal Code)

    • Every tenant in Italy—resident or not—must have a codice fiscale.

    • If you don’t already have one, here’s how you can obtain it.

    • Make sure to bring a printed copy or PDF of your codice fiscale to the agency/landlord.

Proof of “Transitoriness” (Motivazione del Contratto Transitorio)

An “affitto transitorio” is designed for stays of limited duration (minimum 30 days, maximum 18 months) tied to a specific reason. You must prove that your need for housing is indeed “transitory.” Commonly accepted justifications include:

  1. Work-Related Transfer or Project

    • Letter from your employer stating you’ve been assigned to Tuscany for a defined period (e.g., “I certify that Mr. X is being transferred on temporary assignment in Pisa for six months”).

    • Copy of employment contract referencing the duration/location of the assignment.

  2. Study or Training Program

    • Enrollment certificate (certificato di iscrizione) from a Tuscan university or training institute, with explicit dates.

    • Letter of acceptance to a course that runs less than 18 months (e.g., a master’s, specialization, language immersion).

  3. Medical Treatment

    • Medical referral or letter from an Italian hospital/clinic explaining necessity of treatment for a limited time.

  4. Other Temporary Needs (e.g., home renovation, selling previous residence, family reasons)

    • In these cases, you’ll need a short written statement explaining circumstances plus any supporting documents (e.g., notice of house renovation works, sales contract of previous home).

Tip: Landlords (and their accountants) are strict about this: if your “motivazione” is not documented clearly, they may convert your contract into a standard 4+4 lease (which has different rules and penalties). Always keep originals or certified copies of any letters or certificates.

Proof of Financial Capability

Landlords and agencies want to be sure you can pay rent on time. Be ready to present:

  1. Last 2–3 Payslips (Buste Paga) or Bank Statements

    • If you work for an Italian company, payslips are usually sufficient.

    • If employed abroad, 3 most recent payslips plus a bank statement showing regular salary deposits.

  2. Copy of Employment Contract (if your payslips alone don’t clearly show duration or income).

    • Even a letter from HR specifying your role, salary, and duration can help.

  3. If Self-Employed / Freelance

    • Last two annual tax returns (Modello Redditi Persone Fisiche or UNICO).

    • Recent bank statements showing consistent income flow.

    • Declaration (Dichiarazione) from your commercialista confirming your annual income bracket.

  4. Guarantee (Garanzia)

    • Some landlords request a “garante” (a guarantor) if your income is borderline. A guarantor is a third party (often someone in Italy) who agrees to cover your rent if you default. That person must show their own proof of income and codice fiscale.

    • Alternatively, some landlords accept a larger security deposit (see next section) in lieu of a garante.

Security Deposit and Agency Fees

  • Cauzione (Security Deposit)

    • Typically 1–2 months’ rent. In some cases (young tenants or lower incomes), landlords may ask for 3 months.

    • Must be paid in full before signing the contract; held in a separate escrow account or bank account linked to the lease.

  • Provvigione (Real Estate Agency Commission)

    • If you rent through an agency, expect to pay one month’s rent + VAT (22%) as commission.

    • Occasionally, agencies will split this fee (½ month + VAT to you, ½ month + VAT to the landlord), but the standard in Tuscany is 1 full month’s rent + VAT.

  • Other One-Time Costs

    • Registration Tax (Imposta di Registro): For a transitorio lease, the registration tax is legally 2% of the annual rent (split 50/50 between landlord and tenant) or 67 € for every 500 € of annual rent. In practice, most landlords include this in the advertised rent and handle registration themselves—but ask to confirm.

    • Spese di Bollo (Revenue Stamps): Minimal cost (approx. 16 €) per every 100 pages of the contract if printed; often covered automatically by the agency/landlord.

Lease Term and Notice Period

  • Duration Limits

    • Minimum 30 days (1 month).

    • Maximum 18 months (1 year and 6 months).

    • The stated “start” and “end” dates must match exactly the timespan of your work/study/medical need.

  • Early Termination

    • Unless otherwise negotiated, if you break the contract early without a valid reason, you risk forfeiting part (or all) of your deposit and may owe rent until the property is re-rented.

    • Some landlords allow a “recesso anticipato” with 30 days’ notice and payment of one month’s rent in lieu of notice—confirm this before you sign.

  • Renewal or Conversion

    • Transitorio contracts cannot be automatically renewed beyond 18 months. If you end up staying longer, the landlord might propose a “4+4” (quattro più quattro) standard lease. That one has stricter termination rules and often larger annual rent increases (Istat-based).

    • If you know from the outset you need more than 18 months, it may actually be easier to negotiate a 4+4 instead of a transitorio.

Utility Setup and Condominium Fees (Spese Condominiali)

  • Utilities (Utenze)

    • Some short-term rentals include basic utilities (water, electricity, gas, internet) “all-in” in the advertised rent. Others expect you to open utilities in your name.

    • If you must open accounts, you’ll need: codice fiscale, lease contract (signed and registered), and a deposit (usually 1–2 months’ estimated usage, refunded at end of lease).

  • Condominium Expenses

    • Check whether the advertised monthly rent is “spese escluse” (condominium fees excluded) or “spese incluse” (condominium fees included).

    • For an apartment in a multi-unit building, the spese condominiali can range from €50 to over €200 per month, depending on building size and services (elevator, caretaker, heating, common-area cleaning, etc.). If excluded, you’ll pay these directly (usually via bank transfer to the building administrator).

Contract Registration and Tax Compliance

  • Contract Registration (Registrazione Contratto)

    • By law, leases longer than 30 days must be registered with the Agenzia delle Entrate within 30 days of signature.

    • The landlord or the intermediary usually handles this, but you must confirm that registration has been completed and that a copy of the registered contract is delivered to you with the revenue-stamp (Bollo) and Agenzia delle Entrate stamp.

  • Fiscal Treatment

    • Transitorio leases are often taxed at the “cedolare secca transitoria” rate (10% flat tax on gross rent), if the landlord opts in.

    • Without “cedolare secca,” the landlord will register at 2% of the rent; you typically reimburse them for the 1% tenant’s share at signing.

Special Considerations for Non-EU Citizens

If you are a non-EU national planning to stay fewer than 90 days (i.e., under a tourist visa), you technically cannot sign an “affitto transitorio” longer than 90 days. In practice, landlords will ask for:

  1. Valid Visa or Nulla Osta

    • If your visa allows you to stay up to 6 months (e.g., some study or medical visas), use that.

    • Tourist visas (Schengen) max∼90 days—so any contract beyond that is invalid unless you renew or change to a long-stay visa.

  2. Permesso di Soggiorno (Residence Permit)

    • If you plan to convert to a work or study permit, you must show proof of application/receipt of the appointment (Ricevuta di Richiesta del Permesso di Soggiorno).

  3. Health Insurance / Medical Coverage

    • Some landlords (especially in Florence, Siena, and other university towns) will require proof of valid health or travel insurance covering the entire lease period.

Additional “Nice-to-Have” Documents

While not strictly mandatory, having these can smooth the application process:

  1. Reference Letter (Lettera di Referenze)

    • A short note from a previous landlord (in Italy or abroad) stating you paid rent on time and took care of the property.

    • Especially helpful if you’ve never rented in Italy before.

  2. Bank Guarantee or Statement of Funds

    • If your income is irregular (e.g., freelance), you can provide a letter from your bank showing you have savings to cover 6–12 months of rent.

  3. Proof of No-Criminal Record (Certificato dei Carichi Pendenti)

    • Rarely requested for private apartments, but sometimes landlords of high-end properties ask for it. If requested, you obtain it from your country of origin or via the Italian Questura if you already reside here.

Step-by-Step Process Summary

  • Gather Documents

    • Valid passport/ID + codice fiscale

    • Proof of transitory reason (employer letter, school enrollment, etc.)

    • Proof of income (payslips, tax returns, bank statements)

    • (If applicable) Permesso di soggiorno or visa documentation

    • (Optional) Letter of reference / guarantee

  • View Properties and Negotiate Terms

    • Confirm with the agency/landlord whether utilities and condominium fees are included or extra.

    • Discuss deposit amount, notice period, and any “recesso anticipato” clauses.

  • Sign Lease (Contratto Transitorio)

    • Review in detail: start/end dates, monthly gross rent, spese condominiali, utilities, security deposit, reimbursement of registration tax.

    • Pay agency commission (if any), deposit, and your share of registration tax.

  • Register the Contract

    • Ensure the landlord/agency registers the contract with Agenzia delle Entrate and gives you a copy with their registration stamp.

    • Keep one copy for your records; you’ll need it later to open utilities, for any bank dealings, or for a future residence permit application.

  • Set Up Utilities and Move In

    • If utilities are excluded, present your registered contract and codice fiscale to each utility provider (e.g., ENEL for electricity, Toscana Energia for gas, TIM/FASTWEB for Internet) to open accounts in your name.

  • At Lease End

    • Provide the contractually agreed notice (usually 30 days) if you plan to leave early.

    • Arrange an “appuntamento di riconsegna chiavi” (key-handing-over appointment) with the landlord or agency.

    • In your final walk-through, the landlord will check for damages; if none, your deposit (minus any legitimately owed sums) must be returned within 30 days.

Quick Recap Checklist

By preparing these documents in advance and clearly explaining your “transitory” need (work, study, etc.), you’ll streamline the agency’s screening process and be ready to sign a short-term lease quickly.