Trieste’s local rent agreement: 2022 or 2025? Why two apply today

The situation in brief

On 9 December 2025 the City opened the round of talks to renew the 2022 agreement. Straight afterwards, two documents reached the City. On 11 December nine of the associations that had signed the 2022 agreement extended it with a supplementary protocol. On 15 December five other associations filed a new agreement. The City publishes both and, on its page updated on 26 August 2026, calls both of them in force.

The 2022 agreement, extended

It was signed in December 2022 by landlords’ and tenants’ associations in Trieste; the record of 23 January 2023 supplemented it and added FE.N.I.T. to the signatories; FE.N.I.T. later did not sign the extension. On 11 December 2025 Confedilizia, UPPI, SUNIA, SICET, UNIAT, Confappi, Assocasa, Federcasa and Federproprietà wrote to the City that the agreement remains valid:

«until a new ministerial decree is adopted under articles 2 and 4 of Law no. 431 of 1998»

The rules remain those of the 2022 text: four colour-coded zones described street by street, values per square metre per year, three sub-bands set by a list of features of the home, increases for furnishing, special value, term and transitional leases. The values can be updated every year with ISTAT inflation for new leases: Confappi publishes the tables updated to October 2025, about 2.7% higher than the original ones.

The 2025 agreement

It was signed by UNSICASA, CASAMIA and UNPI for landlords, and FE.N.I.T. and ANIA for tenants; it was filed on 15 December 2025. Tutelati.casa has also adhered to it since 11 August 2026. It runs until 15 December 2028, and in any case until the next agreement. Compared with 2022, almost everything changes:

• the zones come from the OMI zones of the Agenzia delle Entrate (those of its property market observatory), and they do not match the 2022 ones: the Centro urbano (city centre), for example, is zone 3 (see the zones);
• the values are in euros per square metre per month, with the same minimum of 4.20 euros for all;
• the band (low, medium, high) is set by a score of 30 features;
• the APE, the energy performance certificate, counts: plus 12% in class A or B, plus 7% in class C or D, a mandatory minus 10% in class G;
• a transitional lease can go up by as much as 20% (up to 5% in 2022), furnishing by up to 22%, and a home returning from short lets to an ordinary lease, the 3+2 or longer, by up to 20%;
• balconies and terraces count at 35%, cellars and lofts at 60% (in 2022 all at 25%).

Two readings

The 2025 agreement says it replaces the 2022 one “in full”, which would then apply only to leases signed before 16 December 2025 and to their renewals (articles 1 and 20). The 2022 associations, however, extended their agreement four days before the new one was filed.

The two sides see it in opposite ways. An article published by UNSIC on 9 January 2026, about UNSICASA, says that since 16 December the new agreement is the only valid reference; UPPI and Confappi write that the 2022 agreement is still in force. The City publishes both as in force.

Several agreements in one municipality: what a court wrote

In Milan, in 2023, the same round of talks produced two agreements, and the City of Milan had excluded one of them from the reduced IMU (municipal property tax) and from its grants. The TAR of Lombardy (section III, judgment no. 2005/2024, published on 27 June 2024) annulled that exclusion. For the court, the City’s role is to promote the agreements and publish them, not to judge their content. And it wrote:

«the legislation does not rule out that there may be several agreements, if they are adopted in compliance with the criteria of the DM of 16 January 2017»

The DM of 16 January 2017 is the ministerial decree that sets the criteria for every agreement. The judgment also cites two notes from the Ministry of Infrastructure to the same effect: prot. 23094 of 10 August 2023 and one from 2024 addressed to the City of Milan. We know them only as the judgment reports them.

How we read it

Read together, the texts tell us this: for a new lease you can choose between the two agreements. The City publishes both as in force; the 2025 agreement, which says it replaces the earlier one, does not carry the signatures of the nine associations that extended it; and the court in Milan wrote that several agreements can coexist. This is our reading of the texts, not legal advice and not a court’s ruling.

Two conditions matter more than the choice:

• One agreement, in full. Zone, weighted floor area, band or sub-band, increases, standard lease form and the reference in the lease all come from the same agreement. You do not take the zone from one and the values from the other.
• The certificate of compliance is issued by an association that signed the chosen agreement, or one that has adhered to it.

The risks

• No court has ruled on Trieste.
• The Milan judgment is a first-instance ruling and concerns the City’s benefits (reduced IMU and grants).
• The associations behind the 2025 agreement maintain that it replaced the earlier one (articles 1 and 20; UNSIC, 9 January 2026).
• The 2022 extension runs until a new ministerial decree: if the Ministry issued one, the extension would lapse.

Same home, two ranges

Different rules give different figures. Here is an invented home, calculated under both agreements by the same engine as our calculator:

How you choose, in practice

1. Lease signed between 15 December 2022 and 15 December 2025: the 2022 agreement applies until it expires, including automatic renewals and extensions. On this both sides agree.
2. New lease: you choose the agreement, and an association that signed it or has adhered to it certifies it. For 2025: UNSICASA, CASAMIA, UNPI, FE.N.I.T., ANIA or Tutelati.casa. For 2022: Confedilizia, UPPI, SUNIA, SICET, UNIAT, Confappi, Assocasa, Federcasa or Federproprietà.
3. Lease, calculation and certificate refer to the same agreement: the lease names the agreement applied, and the forms are different (in 2025 the request for the certificate is Annex 2, in 2022 Annex 5).
4. Before choosing, compare the two ranges: for some homes the 2022 agreement pays more, for others the 2025 one (a good APE, a transitional lease and furnishing weigh more in 2025).