Renting in Italy: Red Flags and Green Lights

How to avoid regrets, cold showers, and surprise sewage trucks

If you’re planning to rent in Italy—whether for a year-long scouting trip or something longer—there are a few things you need to check that probably weren’t part of your last apartment hunt in the U.S. No doom and gloom here, just the kind of stuff you wish someone had told you before you signed.

Let’s break it down, minus the fluff and without pretending Italy is some kind of rustic Disneyland. It’s livable, lovable, and often—slightly broken in ways you’ll want to know about ahead of time.

Efficiency Ratings: Not Just for Show

Every rental should include an APE (Attestato di Prestazione Energetica), which rates the property’s energy efficiency from A4 (very efficient) to G (you’ll be wearing fleece indoors). In theory, this tells you how well the place holds heat, how new the windows are, and whether the heating system won’t bankrupt you come January.

In practice? Landlords sometimes throw around “classe A” without proof. Ask to see the APE. If they don’t have it—or mumble something about it being “in process”—assume G and calculate your bills accordingly.

Heating Systems: You’ll Want to Know Before February

Italy doesn’t have a single, consistent way to heat homes. Here’s what you might find:

• Gas radiators powered by an in-unit boiler (caldaia). This is the most common setup. It works well—if the boiler isn’t older than your car.

• Heat pumps (pompe di calore) in newer or renovated places. These double as AC in summer and are efficient, but less so in cold northern winters.

• Pellet or wood stoves are popular in the countryside. Charming, sure, but someone has to haul the fuel up the stairs.

• Electric heaters are best avoided unless you enjoy watching your electricity bill slowly climb into the stratosphere.

You’ll usually be responsible for the boiler service, which is required annually. Ask when it was last done. If the landlord hesitates or offers to “do it later,” it hasn’t been done.

Cedolare Secco: Worth Asking About

This is a flat-rate tax scheme (21%, or 10% in some cases) that landlords can opt into. If they do, you benefit too: your rent won’t go up yearly, and you avoid annoying registration fees.

It only applies to certain contract types (like 4+4 or 3+2), and it must be explicitly stated in the registered lease. Ask for a copy of the contract with the Agenzia delle Entrate registration. If they can’t produce it, they probably didn’t register it—and you’re not legally protected.

Internet: Don’t Just Ask—Test

Never trust “we have fiber” without running a speed test. Many landlords call DSL “fiber” the same way Americans call every paper tissue Kleenex.

When you’re at the property, use your phone to run a test (Speedtest or nPerf). In cities, FTTC is common (fiber to the cabinet, copper to your apartment), while FTTH (fiber to the home) is faster but less common. In rural areas, options might include:

• Fixed wireless (EOLO, Linkem)

• Starlink (works well in remote areas, but expensive)

And don’t forget to check where the router is—or if there even is one. I once toured a place with a “great connection” and not a single access point in sight.

Electrical: Italy’s Quiet Sabotage

Here’s a fun fact: many Italian homes still run on a 3 kW contract, which means you can run either the kettle or the microwave—but not both. Try it, and the whole place goes dark until you reset the breaker.

Ask the landlord what the potenza contrattuale is (you’re looking for 4.5 or 6 kW if you work from home or have appliances), and whether the building’s wiring can actually support it.

Also check the outlets. You’ll see:

• Two-prong (Type C)

• Three-prong (Type L)

• Schuko (Type F, for big appliances)

Some rooms will have only one working outlet. Others will need adapters. Bring a charger and test them.

Insulation: Invisible but Expensive

High ceilings, original tile, thick stone walls—beautiful to look at, brutal in winter if there’s no insulation.

• Check for double-pane windows

• Feel around frames for drafts

• Ask about roof insulation (cappotto termico)

If the landlord responds with a story about how “the walls are thick, they stay cool in summer,” that’s code for “bring extra blankets in December.”

Water, Septic, and What’s Below

Urban apartments are connected to city water and sewage, and you’re good to go. Outside of town, though, you might encounter:

• Wells (pozzo) – Fine if maintained. Ask for a recent water test.

• Cisterns (cisterna) – Collect rainwater. In summer, you might need to pay for a refill truck.

• Septic tanks (fossa biologica) – Must be pumped every couple of years. Ask when it was last emptied. If they don’t know, assume you’ll be doing it.

Check water pressure and run multiple taps at once. Flush the toilets. Weird smells? Gurgling? Those aren’t charming quirks—they’re maintenance costs waiting to happen.

Contracts: Know What You’re Signing

Italian rental contracts vary, and some don’t count for certain visa types.

• 4+4 (canone libero) – Four years plus four. Long-term. No early-out clause unless negotiated.

• 3+2 (canone concordato) – Rent-controlled, more paperwork, but good for both sides.

• Transitorio – Short term (1–18 months) and only valid if there’s a documented reason (like work relocation). If you’re applying for an ERV visa, make sure the lease is for 12 months minimum and officially registered.

• Student contracts – Only for those enrolled full-time in a university program.

If the landlord offers a vague or verbal lease, walk away. You need a registered contract in writing to claim residency, get utilities, or renew any kind of visa.

Tenant vs. Landlord Responsibilities

Legally:

• Landlords fix structure, major plumbing, and heating systems.

• Tenants handle day-to-day upkeep—changing lightbulbs, unblocking drains, and usually servicing the boiler.

But landlords often try to shift more onto the tenant. Don’t be afraid to ask for clear contract language around who pays for what, especially with appliances, mold, and small repairs.

Final Thoughts

Renting in Italy isn’t necessarily harder—it’s just different. You’ll be dealing with a mix of ancient charm and inconsistent standards. The key is to ask questions, test things in person, and get it all in writing.

And remember: just because a place has sea views and terracotta floors doesn’t mean it won’t also come with drafty windows and a fuse box from 1974. Keep your expectations realistic, your sense of humor handy, and your questions specific.

If you’re scouting now, happy hunting. And if you’ve already lived through a rental horror story, I’d love to hear it. (Especially if it involves a well, a donkey, and a broken boiler.)

🎁 Bonus: Free Rental Walkthrough Checklist

Planning a scouting trip or applying for a visa? Download our Rental Inspection Checklist, with fields to track:

• Heating system and Classe Energetica

• Water supply and septic details

• Mold, insulation, and airflow

• Contract type and landlord obligations

• Residency permissions

👉 Download the Checklist

Your turn — what do you want to know next?

I’m writing these posts to give you real answers, not generic fluff. If there’s a question you’ve been wondering about — renting, visas, banking, buying a car, moving with pets, downsizing, bureaucracy survival tips — I want to hear it. Write in the comments or drop me a note at info@caesartheday.com and tell me what topics you’d love to see covered.

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