Short lets in Trieste 2026: CIN, tax and the temporary lease option

In Trieste in 2026, a short let (up to 30 days) needs a CIN displayed outside the building and in every listing, guests reported to the police headquarters (Questura) within 24 hours, and €2.30 of tourist tax per person per night. The cedolare is 21% on one flat and 26% on the second; from the third you count as a business.

What do you need to let to tourists?

The CIN (codice identificativo nazionale), the national ID code, is requested from the Ministry of Tourism database (BDSR) with SPID or CIE. It must be displayed outside the building and shown in every listing. You also need a working carbon monoxide detector and one for combustible gas, plus fire extinguishers: one every 200 m² of floor space, and at least one per floor.

The fines: €800–8,000 without a CIN; €500–5,000 if you do not display or show it, with the listing taken down; €600–6,000 if detectors or extinguishers are missing.

How are guests registered, and can you use a key box?

Within 24 hours of arrival you send each guest's details to the Questura through the Alloggiati Web portal: the duty in the public security code (TULPS, art. 109) also applies to anyone letting for less than 30 days.

The Council of State (Consiglio di Stato, judgment 9101 of 21 November 2025) sided with the Interior Ministry: the ID is checked in person (de visu), or through a video link that confirms, there and then, that the guest matches the ID. A photo of the ID plus the key box code, without that check, is not enough.

How much is the tourist tax in Trieste?

In 2026, for short lets, €2.30 per person per night, for up to 5 consecutive nights. Under-18s and Trieste residents do not pay it.

You collect it from the guest and pass it on to the Comune: you register the property on the Tourist Tax portal run by Esatto; every quarter you file the report by the last day of the month after the quarter ends; by 30 June you file the return for the previous year. If payment goes through a platform, whoever collects the money is liable for the tax.

How much tax do you pay on a short let?

With the cedolare secca you pay 21% on the rent of the flat you choose in your tax return and 26% on the second. The base is the full amount paid by the guest, cleaning included if it is in the price.

The 2026 budget law (L. 199/2025) lowered the threshold: the regime applies only if, in the year, you use no more than 2 flats for short lets. From the third, the activity counts as a business: no cedolare, and a SCIA filing with the Comune's one-stop business desk (SUAP). From 2027 the short-let regime moves into article 207 of the new income tax code (d.lgs. 117/2026).

If a platform or an agency collects, it withholds 21% as an advance payment (ritenuta d'acconto) and certifies it: in your tax return you offset it against what you owe.

What has changed in Friuli Venezia Giulia?

Since 16/12/2025 the regional Commerce and Tourism Code (L.R. 17/2025) has been in force. It repealed article 47-bis of L.R. 21/2016, which required tourist lets to report periods and beds to the Comune and to send arrivals and stays to WebTur.

Some caution, though: the Region's CIN fact sheet states that the CIN does not replace the compulsory notification of short or tourist lets. Until there is a clarification, ask the Comune's SUAP what has to be reported.

Short let, temporary lease or 3+2?

The 2025 agreement allows a 3+2 up to 20% more rent for homes coming back from short lets.

• Length

  Short let: up to 30 days

  Temporary lease: up to 18 months

  3+2 regulated rent: at least 3 years

• Rent

  Short let: free

  Temporary lease: agreement bands, up to +20%

  3+2 regulated rent: agreement bands, up to +20% if leaving short lets

• Cedolare

  Short let: 21% and 26%

  Temporary lease: to be checked

  3+2 regulated rent: 10%

• Registration

  Short let: no, up to 30 days a year with the same guest

  Temporary lease: within 30 days

  3+2 regulated rent: within 30 days

A temporary lease needs a real, documented need: a fixed-term job, a posting, an internship. The full comparison is in the guide to choosing a lease.

An example: one year of figures

The temporary lease. The ceiling has to be worked out on the agreement's bands; here we assume €800 a month and one empty month a year.

The short let. 200 nights at €90, cleaning included; stays of 2.5 nights, so 80 arrivals. Platform 15%, cleaning and linen €30 per stay, utilities and building charges €2,400 a year.

• Short let€18,000Temporary lease11 × 800 = €8,800

  Income

• Short let−€2,700

  Platform

• Short let−€2,400

  Cleaning and linen

• Short let−€2,400

  Utilities and building

• Short let21% = −€3,780Temporary leaseto be checked

  Cedolare

• Short let€6,720Temporary leaseto be checked

  Net

Each extra night leaves the short let €45.60, but here with 80 check-ins with the ID check and €920 of tax to collect and pay over (2 guests a night).

The figures leave out ILIA, the regional property tax, which is lighter under regulated rent, and the risk of the temporary lease: a tenant who stops paying. A 3+2 has the same ceiling, thanks to the +20% for leaving short lets: at €800 a month, with no empty months and 10% cedolare, the net is €8,640 a year.