Furnished or unfurnished let in Trieste: rent, lease, inventory

In Trieste, under the territorial agreement of 15/12/2025, a fully furnished home let at regulated rent (canone concordato) can have rent bands up to 22% higher, a partly furnished one up to 15%. You need a list of the furnishings attached to the lease and a furnished kitchen with oven, hob and fridge. Under the 2022 agreement, extended, furniture is worth up to 15%.

What counts as "furnished" under the 2025 agreement?

Article 9.1.B requires the home to be let furnished at the landlord's care and expense, with a list of the furnishings attached to and referred to in the lease. Then it distinguishes:

• Maximum increaseup to 22%

  Fully furnished

  What is needed: complete furniture in all main rooms (kitchen, living room, bedrooms), oven, hob and fridge: the home can be used at once

• Maximum increaseup to 15%

  Partly furnished

  What is needed: furniture in at least one main room, but the home is not complete in every room

• Maximum increasenone

  Kitchen not furnished or missing the three appliances

The percentages in article 9 are added together (furniture, energy class, term, temporary lease) and the total is applied once, to the minimum and maximum of the band. The increases are optional.

The kitchen sentence sits in the furniture paragraph, but it says "alcuna maggiorazione" (any increase): with an incomplete kitchen, ask the organisation issuing the certificate (attestazione) whether the others, such as the energy class, still apply.

Furniture also counts towards the band: among the 30 parameters of Annex 1, a property "completamente arredato, con mobilio in buono stato d'uso" (fully furnished, with furniture in good working order) scores 1 point.

And under the 2022 agreement?

For the Comune di Trieste there are two agreements in force: its page, updated on 26/08/2026, publishes the 2025 one and the one of 14/12/2022, extended by the supplementary protocol of 11/12/2025. The 2025 agreement, in article 1, states instead that it replaces the earlier one.

Under the 2022 agreement, "per gli alloggi arredati" the bands can rise by up to 15% in their minimum and maximum values, in ordinary and temporary leases alike (Title A, point 9; Title B, point 5). There is no definition of furnished and no kitchen clause. The starting bands differ: compare the two ranges, and ask the organisation that will issue the certificate which agreement it applies.

What is the furniture worth, in euros?

Assumptions, under the 2025 agreement: 60 m² of walkable floor area, no balconies or cellar, in zone 2 (OMI zones C4 and C5), middle band, 3+2 lease.

1. Conventional floor area (article 6): from 45 to under 65 m² it is increased by 10%, up to 65 m². 60 + 10% = 66, so 65 counts.
2. Maximum, unfurnished (article 7): 65 × €9.90/m² = €643.50 a month.
3. Maximum, partly furnished: 643.50 × 1.15 = €740.03 a month.
4. Maximum, fully furnished: 643.50 × 1.22 = €785.07 a month.

Between empty and fully furnished there is €141.57 a month: × 12 = €1,698.84 a year. With the 10% flat-rate tax (cedolare secca), which applies to regulated rent because Trieste is on the list of high housing pressure municipalities (CIPE resolution 87/2003), you keep 1,698.84 − 169.88 = €1,528.96. If the lease was not signed with the organisations' assistance, the 10% requires the certificate.

Now the cost. Assumption: furnishing costs €6,000. The net increase is worth 1,528.96 ÷ 12 = €127.41 a month, and 6,000 ÷ 127.41 comes to about 47 months: more than the 36-month minimum term of a 3+2. If the furniture is already there, or a kitchen, beds and a table are enough, the sum changes a lot: do it before buying anything.

The maximums are a ceiling: you and the tenant choose the rent within the band (article 7). The ministerial decree dated 16/01/2017 also counts "eventuale dotazione di mobilio" (any furniture provided) among the factors for placing the rent between minimum and maximum.

Which leases is furnishing worth it for?

Fixed-term ones. A temporary lease runs from 1 to 18 months, and among the tenant's needs the 2025 agreement lists fixed-term work or a temporary assignment outside the tenant's home municipality, contract work, temporary study and traineeships (point 3). For someone staying a few months, moving furniture makes little sense.

Under the 2025 agreement, in a temporary lease the furniture increase adds to the one of up to 20% in point 9.3: with full furnishing, up to 42% on the band values.

For a 3+2 or a 4+4 the incoming tenant may already have furniture. A middle way is an empty home with only the kitchen furnished and complete: the kitchen is a main room, so on the wording of article 9.1.B the home is partly furnished: up to 15% in a regulated rent 3+2.

What to put in the lease

In Trieste regulated rent leases are signed on the forms of the 2017 ministerial decree (2025 agreement, articles 2 and 11), which carry the entry "ammobiliata" (furnished) "come da elenco a parte sottoscritto dalle parti" (as per a separate list signed by the parties).

• The list of furnishings, room by room, with the condition of each item: under the 2025 agreement it must be attached to and referred to in the lease.
• The handover report (verbale di consegna): article 12 of the 2025 agreement lists it among correct practices, where appropriate with photos of the property and the furnishings, together with the furniture inventory.
• The appliances, with brand and condition.
• Insurance: the same article treats it as correct to inform the tenant about the property's insurance cover and, where needed, point out that it may be worth extending it to the risks of occupation.

Skipping these steps does not in itself make the lease void (article 12, closing paragraph), but without the list the furniture gives no increase.

Handover and breakdowns: who answers for the furniture?

• Return (civil code, article 1590): the tenant returns the thing as received, according to the description made by the parties, except for deterioration or consumption from use in line with the lease. Without a description, it is presumed received in good condition. The tenant is not liable for ageing.
• Damage (article 1588): the tenant is liable for loss and deterioration during the lease, fire included, unless they prove the cause is not attributable to them.
• Breakdowns (articles 1576 and 1609): necessary repairs are yours; the tenant handles minor maintenance from use, not failures from age or chance events. A fridge that breaks because it is old is yours to repair. For furniture, though, article 1576 puts the costs of upkeep and routine maintenance on the tenant unless agreed otherwise: write into the lease who does what.

When is furnishing not worth it?

• With a free-rent 4+4: the agreements govern leases under article 2, paragraph 3, of law 431/1998, not those under paragraph 1. You negotiate the value of the furniture with the tenant.
• If the furniture is not in good condition: the Annex 1 point requires "mobilio in buono stato d'uso".