Practical Guide to Short-Term Rentals in Puglia

Are you a property owner in Puglia looking to enter the world of tourism? Short-term rentals are an extraordinary opportunity, but to be successful and avoid heavy fines, it is essential to follow the regional and national rules.

In this guide by Apuliarentals, we will explain the fundamental steps to managing your holiday home legally and professionally.

Step 1: The CIN (National Identification Code)

The most significant update of the last two years. Every property must have its own code to be advertised and rented.

• What it is: A unique code assigned by the Ministry of Tourism.
• Obligation: It must be displayed outside the building and included in every online listing (Airbnb, Booking.com, etc.).
• How to obtain it: Through the national BDSR platform (Banca Dati Strutture Ricettive) accessing via SPID or CIE (Digital ID).

In Puglia, the procedure is two-fold: you must first obtain the regional code (CIS) before you can apply for the national one (CIN). Without these codes, the activity cannot be advertised.

A. Obtaining the CIS (Regional Identification Code) - Puglia

The CIS is the mandatory regional code for all Apulian tourist rentals.

Procedure:

1. Access the DMS Puglia portal (Digital Management System).
2. Login exclusively via Level 2 SPID or CIE.
3. From the private area, select "Add tourist rental" (Aggiungi locazione turistica).
4. Fill in the required fields: owner's details, land registry data (cadastral sheet, parcel, subordinate), number of beds, and opening periods.
5. Once registered, the system immediately issues a PDF certificate containing your CIS code.

• Official Link: www.dms.puglia.it
• Note: Before registering on the DMS, ensure you have submitted the CIA (Notice of Commencement of Activity) to the Municipality via the impresainungiorno.gov.it portal.

B. Obtaining the CIN (National Identification Code)

Once you have the Apulian CIS, your property data is automatically transmitted to the national database. At that point, you must claim your CIN.

Procedure:

1. Access the BDSR platform of the Ministry of Tourism.
2. Log in with SPID or CIE.
3. You will find your property already listed (thanks to interoperability with Puglia). Select "Property Details" (Dettaglio struttura).
4. Verify the data, add missing information (especially safety details like gas detectors), and click "Obtain CIN".

• Official Link: bdsr.ministeroturismo.gov.it

Display Difference:

• CIS: Used for regional administrative management and statistical flows (SPOT).
• CIN: Must appear on all booking portals and on the external physical plaque of the building.

Step 2: Fiscal Aspects and Tax Reporting

Short-term rentals (maximum 30 days) allow a choice between two regimes:

1. Cedolare Secca (Flat Rate Tax): A substitute tax that prevents rental income from being added to other personal income (IRPEF).
   • 21% on the first rental unit.
   • 26% from the second to the fourth rental unit.
2. Ordinary Regime: Income is taxed according to your personal IRPEF brackets.
3. Professional Limit: If you manage more than 4 apartments, the activity is considered a business, requiring a VAT number (Partita IVA).

2026 Update: The "Entrepreneurial Threshold" is currently under review. Starting in 2026, the limit for private rentals might drop to 2 or 3 apartments. If you exceed this threshold, you must open a VAT number.

Tax Returns and the CIN

As of 2025/2026, indicating the CIN for every single property in your tax return is a strict legal obligation.

• Model 730: Indicate the CIN in Quadro B (Section III, Row B12).
• Model Redditi PF: Use rows RB24 and RB25.
• The CU (Certificazione Unica): If you use managers or portals (like Airbnb) that act as withholding agents, they are obliged to include your CIN in the CU document sent to you annually.
• Penalties: Omission can lead to fines from €500 to €5,000.

Step 3: Sending the CIA to the SUAP

In Puglia, Regional Law n. 15/2025 introduced the mandatory CIA for private (non-entrepreneurial) operators.

What is the CIA? It is the official notice to the Municipality declaring the intent to use a property for tourist rental. It certifies that the accommodation meets health, safety, and habitability requirements.

How to submit via impresainungiorno.gov.it:

1. Documentation needed:
   • Floor plan signed by a technician (scale 1:50 or 1:100).
   • Proof of ownership or rental contract with a subletting clause.
   • Certificate of Habitability (Agibilità).
   • Liability Insurance (RC): Now mandatory under new Puglia laws.
2. Submission: Select the path Turismo / Strutture ricettive extralberghiere / Locazioni Turistiche and fill out the "Non-Entrepreneurial Tourist Rental" form.

• Penalties: Operating without a CIA can result in fines from €2,000 to €10,000.

Step 4: Mandatory Liability Insurance (RC)

Under Regional Law n. 15 (Sept 30, 2025), Liability Insurance is mandatory for everyone.

• Coverage: Must cover risks toward guests and be proportionate to the bed capacity.
• Deadlines: New activities must have it before starting. Existing activities have until September 30, 2026, to comply.

Step 5: Safety Regulations

Law 191/2023 has standardized safety requirements for private homes to match hotel standards. Fines for non-compliance range from €600 to €6,000.

1. Portable Fire Extinguishers:
   • Minimum capacity: 13A 89B C.
   • Quantity: At least one per floor and one every 200 square meters.
   • Maintenance: Mandatory professional check every 6 months.
2. Gas and Carbon Monoxide (CO) Detectors:
   • Mandatory for all properties with gas appliances, boilers, or fireplaces.
   • Must be CE marked with an audible alarm.
3. System Certifications (DM 37/2008):
   • You must hold the Di.Co. (Declaration of Conformity) for electrical, plumbing, and gas systems.
   • The boiler logbook (libretto d'impianto) must be up to date with regular fume checks.
4. Emergency Signage:
   • While illuminated "EXIT" signs aren't mandatory for private rentals, it is highly recommended to post emergency instructions and the emergency number (112) behind doors.