Among the various sources of income in the real estate sector, there is also the innovative system of earning with short rentals.
Short-term rentals are forms of leasing of residential properties with a duration of less than 30 days, the limit beyond which the registration of leases is required.
This mode allows those who have an uninhabited second home the opportunity to rent it for short periods, drawing an extra income.
Generally, those who gain the greatest advantage from this form of income are the owners of houses located in tourist areas.
As a city of art, seaside resorts, ski resorts etc …
To this typology, we must add the housing arrangement close to the fairgrounds, large companies, universities that organize conferences.
And to the main hospitals because they can accommodate relatives of patients.
In these cases, in fact, the number of nights booked can be even greater than that in the ski or seaside resorts, which remain empty in the less popular seasons.
A significant fact of how much this reality has increased exponentially among the forms of income for those who own a second home, Sidief revealed already a few years ago.
The company that has the task of managing the properties of the Bank of Italy has certified that in 2017 those leased shortly exceeded 730,000 units.
In 2016 there were just 410,000 and the year before 320,000.
EARNING WITH SHORT RENTALS: ADVERTISING SUPPORTS
Once the bureaucratic aspect has been deepened, we must focus on what is the visibility of the accommodation.
That is, you have to advertise it on different specific search engines. Like AirBnB, Booking and HomeAway.
Airbnb is probably the most used search engine for the purpose for which it was designed.
One advantage is that on Airbnb, the property owner has full decision-making power over who to let into his property.
And you can rely on guest ratings from other hosts.
In addition, protection is offered to cover any damage to the accommodation up to 800,000 euros.
In addition to these advantages, the fact that both registration and publication of the advertisement are free.
What is charged is a host service fee per booking (this is a small amount of 3%) to cover the handling fee.
COMPANIES WHO TAKE CARE OF BUROCRATIC PROCEDURES
Another support for this activity comes from some companies.
Created to fulfill the bureaucratic procedures, they leave the owner only the burden of managing and taking care of the home.
Also dedicating himself to cleaning, arranging the premises and welcoming.
As in all product sectors, it is essential to have excellent visibility in the “showcase” of offers.
And it is therefore advisable to apply these principles also on the rental website.
An exhaustive description in several foreign languages, enriched with photographs, is very useful.
And with a map indicating the exact location of the house that has, if necessary, highlighted the areas of greatest interest near the structure.
An essential element is also the calendar that shows the dates when there is still reservation availability.
In addition to the IT support that is crucial for excellent advertising, there are also more traditional channels.
They can become a valid help to make yourself known, for example the operators of the tourism sector such as pro-loco and associations that promote the territory.
Among the various advertising channels, Hoostit offers every owner who registers his property for free, a welcome bonus of 250 euros.
THE IMPORTANCE OF IMAGES TO EARN WITH SHORT RENTALS
The images inherent to the house are one of the decisive aspects for which a visitor could choose it or discard it.
The National Association of Realtors (a North American trade association for those working in the real estate industry) says that in 90 seconds the prospect decides if an apartment is suitable for their needs.
Or if it should be discarded from research.
It is therefore important not to underestimate the contribution that a good photograph makes especially in the initial presentation.
An image must attract and entice you to visit the page.
It is advisable to be exhaustive in the photographic repertoire and to give a broad overview of the location.
It is necessary to bring back images of each room and the context that surrounds the house, with views of the outside that enhance the whole.
Obviously all the documentation must be faithful to what is reality in order not to disappoint the guest’s expectations.
SERVICE DESCRIPTION AND EFFICIENCY
Once the “visual” attention has been “captured”, it is necessary to satisfy the curiosity of the potential client with an in-depth description of the property.
Its strengths must be valued.
But do not omit what may be the virtually less attractive aspects.
In this way the potential client will have the feeling that the presentation is balanced rather than self-congratulatory. And he will be led to appreciate the property.
To have a “preferential” visibility on search engines, it is necessary that the requests of potential guests can be met quickly and comprehensively.
Generally it is good to be able to respond to a reservation request, or simply to a question about accommodation, within 24 hours.
The less time it takes to give feedback, the more the positive perception of the accommodation increases.
For this reason it is highly not recommended to answer after a long time or, even worse, not to answer at all.
This attitude will definitely be unedifying for good publicity.
A purely virtual contact is followed by direct acquaintance with the guests.
It is advisable to welcome visitors, preferably in person, trying to accommodate their needs.
Starting from the time of arrival even if it changes from what was agreed at the time of booking.
The owner’s helpfulness will be a plus for a good review at the end of the holiday.
EARN WITH SHORT RENTALS: CARE IN DETAILS FOR THE PURPOSE OF AN EXCELLENT OPINION
Those who decide to start a short-term rental business will initially have to invest in some fundamental details. For the impact that the accommodation can have from the first minutes of the guest’s stay.
It is better, at the beginning, to carry out small but significant works that enhance the structure. And that testify to the owner’s commitment to finding a welcoming and pleasant environment.
How to repaint the walls, equip the bathroom with a shower rather than a tub.
In short, do small renovations where they are necessary in order to obtain a comfortable environment
In this regard, it is important to remember that those who start this business can inquire for financial help with the restructuring bonus. In 10 years, it reimburses 50% of the amount spent on these works.
The most important business card to make an excellent impression is definitely the furniture of the location.
INCREASE THE APPEAL OF THE APARTMENT
Making the right choices increases the appeal of the apartment.
The owner must foresee the expenses for a good furniture as an initial investment. And subtract them when calculating the actual rent of the rented property.
To prefer a more particular furniture at the expense of a low cost equipment.
It certainly requires less financial commitment but, at the same time, it gives a less refined, personalized and comfortable overview.
Taking care of the interior design certainly means having the ability to conquer the potential guest in a few seconds.
Having said that, it is good to know that short-term rentals include the supply of electricity, water, gas, wi-fi and internet connection, air conditioning and / or heating.
In addition to the maintenance and repair of any faults in the systems or furnishings present inside the building.
It is allowed to provide linen (bedspreads, sheets, blankets and towels). But provided that this does not happen during the guest’s stay in the structure.
CLEANING
Cleaning is always the responsibility of the owner. And they are to be carried out in the absence of the tenant, in a period of time that stands between one rental and another.
During the period in which a guest stays in the tourist facility, no services can be provided.
Such as breakfast, lunch or dinner, change of sheets or linen, tidying up or cleaning of the premises. And any other type of additional, accessory or complementary service.
These services may presuppose the crime of abusive exercise of the hospitality profession, with the risk of heavy penalties.
On the other hand, it is essential to always find a clean and tidy environment when new visitors arrive.
Adding some personal tricks that will certainly be well-liked precisely because it is not expected.
In this regard, it is always a pleasure to make books available to guests, especially those that illustrate the history of the city.
Especially if you are in a context of historical and cultural interest.
Adding relative maps that can facilitate those who wish to make pleasant excursions in the context in which it is located
EARN WITH SHORT RENTALS: AT THE END OF YOUR STAY
Once the stay is over, the owner is required to check if there are any faults attributable to the stay of the last guests.
In this regard it is advisable to take a good insurance that covers the damage caused by the guests.
All the precautions you take to make a great impression on visitors will often be rewarded by excellent reviews that can increase the popularity of your accommodation.
And make it increasingly visible to those who decide to look for accommodation for a short vacation.
HOW TO EARN WITH SHORT RENTALS: LEGAL AND BUROCRATIC ASPECT
In order to start this kind of activity, it is good first of all to consult and know the civil code.
Rental contracts for tourist use are regulated by art. 1, paragraph 2 letter. c), of the law 9 December 1998, n. 431. From article 1571 and following of the Civil Code and from art. 53 of the Tourism Code, Legislative Decree 79/2011, “Leases for residential use for tourism purposes”.
In detail, it is essential to know what the regional laws are.
And, in addition, the municipal regulations that may vary depending on the location in which the property is located.
It will therefore be very useful to know how to register guests at the police station.
Both for security reasons and to avoid tax and duty evasion.
In particular, the tourist tax, which all owners of accommodation facilities must pay and make their guests pay in the municipalities where it is provided.
By respecting these simple rules you will not run the risk of being sanctioned.
THE IDENTIFICATION CODE
In order to control any tax evasion, of the leases intended for so-called short-term rentals, with the Growth Decree (legislative decree 34/2019, converted into law 58/2019), the creation of a public database was introduced.
Database relating to accommodation facilities and properties present on the national territory intended for short-term rentals, less than 30 days, which are identified by an alphanumeric code.
According to this legislation, each house, apartment or short-term rental accommodation must be associated with its own identification code .
And it must be used in any communication concerning the offer and promotion of services to users.
This code must also be used by real estate agents who offer the property for rent.
And it will also be indicated on internet portals for short term rentals, such as Airbnb and Booking.com.
Those who do not comply will be sanctioned with fines ranging from 500 to 5,000 euros, which can be doubled in the event of reiteration.
The objective of the law is to “map” who offers their house for rent in order to obtain an income.
COMMUNICATE GUEST DATA TO THE QUESTURE
As previously mentioned, all non-hotel accommodation facilities are obliged to communicate the data of the people hosted to the police headquarters.
So even those who manage businesses with the formula of short rentals.
This burden is incumbent on anyone, even those who make their holiday home available using the support of portals such as Airbnb.
In fact, even in this case, like a normal accommodation facility, it must comply with this requirement.
This avoids facing heavy administrative penalties. And, in the most serious cases, a prison sentence of up to 3 months.
Article 109 of the TULPS (Consolidated text of public safety laws) regulates the obligations regarding public safety for short rentals and stays in accommodation facilities.
This law makes no distinction between the various activities, whether they are carried out occasionally or on an entrepreneurial level.
The legislation, in fact, embraces all the accommodation categories intended to accommodate guests.
Starting from the landlords, to the managers of unconventional structures such as bed and breakfast up to the rest and health homes.
THE TELEMATIC PROCEDURE
A more convenient and immediate online procedure has been introduced to replace the “housed cards” in paper form in order to register guests.
Innovation offers the opportunity to register from home. In this case, it is not necessary that, every time, one has to go in person to the local police headquarters.
It is sufficient to access the portal of the State Police called “ AlloggiatiWeb ” and register guests from the comfort of the home PC.
To be able to use this easy service, you must have personal credentials issued by the public security authority.
The request for authorization to use the online services can also in this case be made via e-mail.
Or, alternatively done personally at the appropriate offices at the police station.
To make the request via the web, it is necessary to send the form in pdf format by e-mail, specifying the type of structure and the name.
Also attaching the identity card of the holder and the Scia or the declaration of start of business.
In the event that the landlord has several lodgings intended for short-term rental, it must be specified by highlighting the corresponding item in the form.
If, on the other hand, other accommodation facilities are added only after obtaining the authorization, it is always the responsibility of the manager to communicate the change to the police headquarters.
An email must be sent with the subject: “ Adding another structure “ .
The procedure also in this case always provides the same procedure already implemented for the registration of the first accommodation.
Therefore it will always be necessary to send a copy of the manager’s identity card and the SCIA.
IMPORTANT TO BE PRECISE IN YOUR REQUEST
This is because if the application is not compliant, or lacks the necessary documentation, it will not be taken into consideration.
And you will not have the credentials to access the “ AlloggiatiWeb” portal .
By registering you will get user-name and password. They will allow the landlord to be able to move around the site in full autonomy without depending on the support of the competent police headquarters.
Before continuing, you need to install the digital certificate attesting to the certification authority on your computer.
The digital certificate is valid for two years and must be renewed upon expiration through the same procedure used during the first installation.
At the end of this procedure, you are ready to access your area on “ AlloggiatiWeb”. And start sending guest cards independently.
EARN WITH SHORT RENTALS: GUEST REGISTRATION
The procedure for accepting the request and consequent issuing of credentials may take a few days.
In this case, it is therefore permitted that the cards of potential guests can be registered using the form for alternative communications.
This document can also be very useful in case of technical problems.
The form can be downloaded from the institutional website https://questure.poliziadistato.it .
The guest registration process is very simple and intuitive. The requested data is entered in the portal.
This is followed by the issue of a digitally signed receipt which represents proof of registration to be kept for at least 5 years.
REGISTRATION: WITHIN 24 HOURS
Of fundamental importance is that registration is done within 24 hours of the visitor’s arrival.
According to the new European regulation GDPR on privacy , the owner of the accommodation must collect the data necessary to fill in the information sheet to be sent to the police headquarters.
You have to copy them directly from the identity documents without requiring the guest to provide them to eventually make paper copies.
In this regard, for convenience and to speed up check-in times, the owner can help himself with a pre-printed document.
TO BE COMPLETED UPON ARRIVAL
The documents must be obtained in front of the guests and, subsequently, calmly transmit the data collected through the online procedure.
In the event of a malfunction of the registration platform, the manager must not feel exempt from communicating guest data to the police station.
But you can make use of written, signed and scanned documentation to be sent by means of Pec (certified e-mail).
This procedure must be justified, for example, for technical problems on the portal. Alternatively, you can go in person to the police station to hand out the guest accommodation card.
It is good to keep in mind and also to remind guests, that failure to communicate to the police headquarters involves heavy penalties.
As already mentioned, it starts with a monetary penalty of up to 206 euros up to the possibility of arrest and imprisonment for up to 3 months.
Article 81 of the criminal code provides for aggravating circumstances. Such as the temporary revocation of the authorization to exercise. This is if it is ascertained that the owner has not registered guests several times and is therefore a repeat offender.
Not everyone is aware of these regulations. But the owner shows extra attention if, at the time of booking, he warns future visitors that it is necessary on their arrival to send their credentials to the police headquarters for security reasons.
Therefore it is necessary to remember that all guests, including children and minors, must have an identification document.
RECEIPT OF RENTAL NECESSARY TO EARN WITH SHORT RENTALS
It is always required to issue a rental receipt showing the details of the landlord and tenant, the total amount and the duration of the stay (one copy for both).
If the amount exceeds € 77.47, it is mandatory to affix a € 2 duty stamp on the original receipt, which must be given to the guest.
On the copy, on the other hand, the words “Stamp acquitted on the original” must be affixed, specifying the date and serial number of the revenue stamp, as proof of the affixing.
Even if the payment were to be made online or through platforms such as Airbnb or Booking.com (which only issue a receipt for the Service Fees), the owner must issue a rental receipt.
Should the total amount exceed € 3000, payment by traceable means will be mandatory, such as bank transfer or check.
TAX DECLARATION
The tax regime for income deriving from short-term rental contracts provides that the owner may, in the tax return, choose the dry coupon regime (Article 3 of Legislative Decree no. 23/2011).
In this case the tax to be applied is that of 21% which will be calculated on the entire income obtained.
Alternatively, it is possible to pay income tax by brackets, with a possible deduction of 5% of the income as a lump sum – Presidential Decree no. 917/1986, therefore on 95% of the total income.
