Florence short-term rental rules in 2026 come down to one question: where is the flat? In the UNESCO historic centre, no new tourist lets are allowed; only flats that were already regularly rented short term in 2024 can carry on. Since 21 June 2026 the same freeze covers nine districts in the ring around the centre, from Campo di Marte to Rifredi, where only units already active on that date can continue. Elsewhere in the city, new rentals are still possible with a five-year municipal authorisation, a flat of at least 28 square metres, basic safety equipment and a national CIN code.
This guide is for owners and investors. It is general information, not legal advice, and it reflects the official documents listed at the end, checked on 27 October 2026.
What counts as a short-term rental in Florence?
Under the city's Regulation on short-term tourist rentals, a locazione turistica breve is a residential lease for tourist purposes lasting no more than 30 days. The Regulation took effect on 31 May 2025 and was amended by the city council on 4 June 2026. It applies the Tuscan tourism law (regional law 61/2024, article 59), which Italy's Constitutional Court upheld in ruling 186/2025.
Renting a room or part of the home where you live and are resident does not need the authorisation; according to the city's FAQ, it is declared to the Region through the STAR portal instead.
Where are new short-term rentals banned in Florence?
The city works with zones from its planning map, the Piano Operativo:
- Zone A1, the UNESCO historic centre (Nucleo Storico). Short-term rentals are limited to units already regularly used this way during 2024 (article 8). The city's FAQ adds that flats whose activity was declared closed also fall under the ban. In its 4 June 2026 announcement the city reported 402 authorisations issued under the Regulation, only 8 of them in the UNESCO area.
- Zones A3 and A4, the first ring outside the centre. Since 21 June 2026, rentals are limited to units already regularly active on the date the new article 8bis came into force. The city names the areas as Campo di Marte, San Jacopino, Gavinana, Pignoncino and Paolo Uccello, Statuto and Rifredi, Libertà, Oberdan and Savonarola, Bronzino and Pier Vettori, and Fonderia and Petrarca.
- The rest of the city. New rentals remain possible with an authorisation. The Regulation lets the city add limits for other areas after monitoring, so check again before you buy.
Neighbourhood names are only a guide. To know your exact zone, enter the address or cadastral references in the city's online planning map (webpo, layer "disciplina del suolo e degli insediamenti"), as the city's rental page explains.
What is allowed in each zone?
| Situation | UNESCO centre (A1) | First ring (A3, A4) | Rest of Florence |
|---|---|---|---|
| New short-term rental | Not allowed | Not allowed since 21 June 2026 | Allowed with authorisation |
| Flat already rented short term in 2024 | Can continue; transitional exemption until 31 May 2028 | Can continue if still active on 21 June 2026 | Can continue |
| Flat active on 21 June 2026 but not in 2024 | Not allowed (A1 is limited to 2024 units) | Can continue with authorisation | Can continue with authorisation |
| Room in the home where you live | No authorisation; declaration via STAR | No authorisation; declaration via STAR | No authorisation; declaration via STAR |
| Lease longer than 30 days | Outside these rules | Outside these rules | Outside these rules |
Note: the city's summary web page describes both frozen areas with reference to units active in 2024, while the Regulation text (article 8bis) refers to units active when the new article came into force on 21 June 2026. If your flat in the first ring started between those dates, confirm your case with the city's office before relying on it.
Can I still rent my flat if I already had a rental before the rules?
Usually yes. Article 12 of the Regulation exempts units already used for short-term rentals in 2024 for three years, until 31 May 2028. Some conduct rules apply to them immediately, such as checking that the guests who arrive are the guests registered.
Three points matter to buyers and heirs. The authorisation belongs to the owner and the unit together: after a sale, the new owner must apply again, which in a frozen zone means the right to rent short term may not pass with the flat. For non-business owners, only transfers without payment, such as an inheritance, allow the authorisation to pass. And it lapses after more than 12 consecutive months without activity, unless the flat is let on a lease longer than 30 days, after three sanctions within five years, or if tourist tax goes unpaid.
What authorisation and CIN code do I need?
- Municipal authorisation. One per unit, valid for five years, requested online through the city's personal area. For non-business owners the regional code (CIR) is issued with it.
- Flat requirements. At least 28 square metres, working gas and carbon monoxide detectors, and a fire extinguisher for every 200 square metres.
- Tourist tax portal. Register the unit on the city's tourist tax portal after the authorisation.
- CIN. Request the national identification code through the Ministry of Tourism's BDSR platform with SPID or CIE. The code must appear in every listing and outside the building; Florence specifies a plate no larger than 6 by 2 cm in the doorbell panel, never paper or tape.
- More than two flats. The city's FAQ notes that anyone renting more than two apartments is presumed to run a business and must file a SCIA.
What are the fines?
- Florence Regulation: €1,000 to €10,000 per unit for breaking the requirements and conduct rules of articles 6 and 7. Owner and manager are jointly liable.
- No CIN: €800 to €8,000, according to the Ministry of Tourism.
- CIN not displayed or not shown in listings: €500 to €5,000 per unit, plus removal of the listing.
- Missing gas or carbon monoxide detectors or fire extinguishers (non-business owners): €600 to €6,000 per violation under national rules, according to the Ministry of Tourism.
Repeated sanctions also cost you the authorisation, which in a frozen zone may be impossible to recover.
What happened with the TAR Toscana appeals in May 2026?
On 14 May 2026 the Regional Administrative Court of Tuscany (TAR Toscana) rejected 19 appeals against the Regulation, brought by operators, trade associations and private citizens. The city records this in its council resolution of 4 June 2026, and ANSA and La Nazione reported the same outcome. The appellants argued that the rules encroached on the State's competence over civil law, breached property rights and conflicted with the EU Services Directive. The court relied on Constitutional Court ruling 186/2025 and on EU case law, finding that protecting the historic centre, housing and social cohesion can justify limits. We could not verify whether any of these rulings has been appealed to the Council of State, so check with a lawyer before relying on a future change.
What are the legal alternatives for owners?
- Leases longer than 30 days. They fall outside the short-term definition and, in an authorised flat, stop the 12-month inactivity clock.
- Transitory and student leases. Italian tenancy law (Law 431/1998) provides contracts for temporary needs and for university students. Terms depend on local agreements, so take advice from a tenancy specialist.
- Rooms in your own home. Allowed without the authorisation, with the STAR declaration.
- Buying outside the frozen zones. Possible, but check the planning zone before signing, not after.
Before buying with rental income in mind, ask a local agent which zone the flat is in and whether it has a valid authorisation; our Florence real estate agents directory lists agencies by district. Also run the numbers: a flat that is always booked can still earn little once turnover costs are counted. For the city itself, see our Florence City Guide.
FAQ
Is Airbnb banned in Florence?
No. New short-term rentals are blocked in the UNESCO centre and, since 21 June 2026, in nine districts around it. Existing authorised flats can continue, and new rentals are possible elsewhere with an authorisation.
How long does the authorisation last?
Five years, per unit, and it is tied to the owner.
Can I sell a flat together with its rental authorisation?
No. After a sale the buyer must apply again, which is not possible for new activity in a frozen zone.
Do I need a CIN if I rent only a few weeks a year?
Yes. The city's FAQ says the obligation to hold and display the CIN has no exceptions.
Who can I ask about my case?
The city's office at locazionituristichebrevi@comune.fi.it or the 055 055 contact centre; for contracts and appeals, a property lawyer.
Official sources (checked on 27 October 2026): Comune di Firenze: Locazioni turistiche brevi, Regulation on short-term tourist rentals (2026 text), City FAQ, 21 September 2026, Council resolution DC/2026/00028 of 4 June 2026, City announcement on the nine new zones, City announcement on the 2025 Regulation, Ministry of Tourism: BDSR and CIN and Ministry of Tourism: BDSR FAQ.
Photo credits: cover by Casey Lovegrove and apartment buildings by Alexis Presa, both via Unsplash.
