Blog · · by Lorenzo Andrea Colonna
Short-term rentals in Florence in 2026: what the city rules say
In short: no new short-term rentals can be started in Florence’s historic core (sub-zone A1) or, since 21 June 2026, in sub-zones A3 and A4. Where letting is still allowed, each unit needs a five-year municipal permit, and homes that were already legally let in 2024 are exempt from the new limits for three years.
Where the rules come from
Tuscany’s consolidated tourism law (regional law 61/2024, article 59) allows municipalities with high tourist density to regulate short-term lets by zone. Florence adopted its regulation by city council resolution no. 27 of 5 May 2025, in force from 31 May 2025, and extended it with resolution no. 28 of 4 June 2026, in force from 21 June 2026.
The framework has held up in court: in ruling no. 186 of 2025 the Italian Constitutional Court rejected the main challenges to article 59.
Where new lets are no longer possible
The freeze applies to Zone A of the city plan: first sub-zone A1, the historic core most people associate with the UNESCO area, then from 21 June 2026 sub-zones A3 and A4 as well. There, the number of short-term rentals is capped at the units already used this way in 2024.
Sub-zone boundaries do not always follow neighbourhood names, so check the exact address on the municipal maps before making any decision.
What you need where letting is allowed
Outside the frozen zones, short-term letting is still possible under three municipal conditions: a five-year permit for each unit, issued to the owner; a property that meets residential-dwelling standards; and stays of no more than 30 days.
National obligations apply on top: the national identification code (CIN), displayed outside the building and in every listing; gas and carbon-monoxide detectors and fire extinguishers; guest registration with the police; and, in Florence, collection of the tourist tax.
Homes already let in 2024
Units that were legally used for short-term rentals during 2024 are excluded from the new limits for three years from the regulation’s entry into force. Keep 2024 contracts, police registrations and tourist-tax payments on file: they are the simplest proof of continuity.
Key boxes and keypads
Access has its own rule. A city council resolution of 10 February 2025 amended the urban police regulation: key boxes are banned, and only one keypad per building is allowed, with the consent of the building’s owners’ association. Fines start at €400. Remote check-in therefore has to be rethought, starting with in-person welcomes.
What it means for owners
If your home is already active and compliant, the priority is protecting its value: the quality of the home, reviews, sound pricing and tidy paperwork. If it sits in a frozen zone and was not let in 2024, other options such as medium-term lets come into play. If you are thinking of buying, look beyond the city limits too: Florence’s regulation does not apply in the Valdarno, where we also manage homes for owners.
Every case depends on the specific property, which is where our property management service for owners begins.
Frequently asked questions
Can I start a new short-term rental in central Florence?
No. New lets cannot be started in sub-zone A1 or, since 21 June 2026, in sub-zones A3 and A4. Units already used as short-term rentals in 2024 remain allowed.
How long does the municipal permit last?
Five years, for each unit, and it is issued to the owner.
Sources
Information current at the date of publication. It does not replace professional advice.
