Temporary lease in Trieste and FVG: what landlords need to use one

Who decides which reasons count?

The framework is national. Law 431/1998 (article 5) allows short leases "per soddisfare particolari esigenze delle parti" (to meet particular needs of the parties), and a decree of the Ministry of Infrastructure dated 16/01/2017 (article 2) sets the rest: no more than eighteen months, the need declared in the contract and, above 30 days, the documentation attached. The list of needs, on the other hand, is written by the territorial agreement, signed by landlords' associations and tenants' unions: that is why it changes from one city to the next.

In Trieste there are two agreements in force, as the Comune explains on its page on the territorial agreements: the one of 14/12/2022, extended by the protocol of 11/12/2025 for the organisations that signed it, and the one filed on 15/12/2025. The list below comes from the second; the first has a different one. Before looking for a tenant, ask the organisation that will certify the lease which of the two it works under.

Which reasons count in Trieste?

The needs under the 2025 agreement (point 3), yours and those of the person moving in, and the cases we often hear that do not fit:

• Temporary lease?yes

  You need the home for yourself, your spouse, your children or relatives living with you: marriage, civil union or cohabitation, the end of a job with the release of company housing, study or work in a municipality other than the one of residence, separation

  What is attached, for example: the papers for the event, or a self-certification

• Temporary lease?yes

  You need the home to open or take over a business of yours, your spouse's, your children's or relatives' up to the second degree: practice, workshop, surgery, office

  What is attached, for example: the papers for the start, or a self-certification

• Temporary lease?yes

  You have to carry out building works that cannot be done with the home occupied, with the permit already applied for

  What is attached, for example: the application for the building permit

• Temporary lease?yes

  You are in hospital or living in a care home (residenza sanitaria assistenziale)

  What is attached, for example: a self-certification

• Temporary lease?yes

  The tenant has a fixed-term job, a transfer or a temporary assignment, and is resident in another municipality

  What is attached, for example: the contract or the company's letter, with the dates

• Temporary lease?yes

  The tenant is self-employed, with a temporary transfer or a contract job (commessa)

  What is attached, for example: the engagement or the commission, with the dates

• Temporary lease?yes

  The tenant needs medical care, or is caring for a relative, and is resident in another municipality

  What is attached, for example: a self-certification

• Temporary lease?yes

  The tenant is taking a course, an internship or training with a fixed end date, not tied to their own employment and other than a degree or postgraduate studies (master's, doctorate, specialisation, advanced course, Erasmus: for those there is the student contract), and is resident in another municipality

  What is attached, for example: the enrolment or the agreement, with the dates

• Temporary lease?yes

  The tenant already has a home bought, allocated or rented, which becomes free before the lease ends

  What is attached, for example: the preliminary contract (preliminare), the allocation or the lease, with the date

• Temporary lease?yes

  The tenant's main home is undergoing works that stop them living there, or the tenant is separating

  What is attached, for example: the paperwork for the works, the legal papers or a self-certification

• Temporary lease?to be assessed

  Another certain event with a precise date, yours or theirs

  What is attached, for example: stated and documented in the contract

• Temporary lease?no

  You just want the home free again in a year

• Temporary lease?not on the list

  You want to sell the home in a few months

• Temporary lease?not on its own

  The tenant is hired on a permanent contract in Trieste

• Temporary lease?not on its own

  The tenant has a fixed-term job in Trieste, but is already resident here

• Temporary lease?no

  The tenant is looking for a home to buy, or "will try it and see"

There is also an election campaign of the incoming tenant, outside their municipality. Under the agreement a need on one side only is enough, and the person moving in must need the home for no more than eighteen months. In the homes you entrust to us with the red "Short-term only" badge, we ask the person moving in for the reason already in the viewing form.

How do you check the tenant?

Four questions, before the viewing and not at signing:

1. Where are they resident? Under the 2025 agreement, a fixed-term job, a transfer or temporary assignment, medical care, study, training and an election campaign require residence in a municipality other than Trieste.
2. Until when do they need the home? The reason must have an end, and the lease does not go beyond eighteen months.
3. Which document proves it? Above thirty days it is attached to the lease. The 2025 agreement accepts the self-certification (dichiarazione sostitutiva, DPR 445/2000, articles 46 and 47) and requires it when the document would show health or other sensitive data: you do not ask for a doctor's certificate.
4. Is it written precisely? The 2025 agreement wants the reasons stated "con precisione" (precisely): who, why and until when.

The self-certification has to be true: whoever declares something false is punished under the criminal code (article 76 of the same DPR). A signature, however, does not create a reason that is not there.

What do you risk if the reason does not hold?

The 2017 decree (article 2, paragraph 6) brings the lease back to the length of a 4+4 if it does not follow the rules on duration, rent, statement and proof of the need: four years, renewed for another four save for the grounds in article 3 of law 431/1998. The Court of Cassation put it plainly in judgment 4075 of 20/02/2014: "non sono quindi le parti a decidere" (it is not the parties who decide) when a temporary lease can be used.

If the reason is yours, there is one more risk. If you get the home back by declaring that you want it for a specific use, but without good reason you do not put it to that use within six months, the tenant is entitled to have the lease restored on 4+4 terms or to compensation equal to 36 months of the last rent (ministerial model, Annex B, article 3). At €650 a month that is €23,400.

How much you can ask, and the taxes

The rent stays within the bands of the agreement, because Trieste has more than 10,000 inhabitants, even if you do not choose the cedolare: the 2025 agreement allows temporary leases up to 20% more, the 2022 one up to 5%. In return you get the 10% cedolare, with the certificate of a signatory organisation if the lease is not signed with their assistance; you do not get taxable income cut by a further 30% or registration tax on 70% of the rent, which law 431/1998 (article 8) excludes for temporary leases. For leases of up to 30 days, rent and the split of service charges are free.

The step-by-step calculation, the ILIA (local property tax) and the certificate are in the guide on the needs for a temporary lease; the range for your home comes from the regulated rent calculator.

An example: one home, three requests

Assumption: a one-bedroom flat free from 1 February 2027, which you let with a temporary lease only. Three requests arrive.

1. A researcher resident in Padua, hired on a 14-month fixed-term contract by an institute in Trieste. This is fixed-term work in another municipality: a 14-month lease, from 1 February 2027 to 31 March 2028, with the employment contract attached. At the end of March the home is free again.
2. A nurse resident in Udine, hired on a permanent contract by a Trieste hospital. The job alone is not a temporary need. If, however, he has signed the preliminary contract for a home in Opicina, to be handed over on 30 September 2027, he has the need of a home on its way: a temporary lease of 8 months, with the preliminary contract attached.
3. A Trieste family that wants a bigger home for the years ahead: no need from the list. With a temporary lease you would risk a 4+4 without knowing it; the right route, for them and for you, is a 3+2 or a 4+4 written as such.

And if there is no reason?

If neither you nor the person asking has a reason from the list, the temporary lease is not the right contract. A 3+2 at a regulated rent (canone concordato) or a 4+4 also opens your home to tenants looking for a place for years; which one suits your home we explain in which contract to choose. If a company is looking for a home for one of its employees, there is the corporate let (uso foresteria).

And in the rest of Friuli Venezia Giulia?

Law and decree apply everywhere; the list of reasons does not: it is written by the agreement that applies in that municipality.

• Udine: agreement of 25/09/2017, with the later protocols, which also covers the municipalities of the province that it lists. The tenant's residence in another municipality is required only for fixed-term work.
• Pordenone: agreement of 02/02/2018, with the same list as Udine.
• Gorizia: agreement of 18/04/2018. Residence elsewhere is required for fixed-term work and for a work engagement or contract job (commessa).

In all three, on the side of the person moving in, a home they have bought that becomes free within eighteen months, works on their home, medical care and an election campaign also count; study, on the other hand, is not among the tenant's reasons, and university students have a dedicated contract. Elsewhere, Monfalcone included, ask whoever drafts the contract which agreement it is written under.