Worked example of regulated rent in Trieste, step by step

The home in the example

It is an invented home, made up to show the calculation: it is not a listing. The box below describes it in full: a two-bedroom flat in Roiano with 70 m² of net floor area, a balcony and a cellar, fully furnished, with a valid APE (the energy performance certificate) in class D. The lease is a 3+2 (three years plus two).

Step 1 — The zone

For the 2025 agreement you start from the OMI zone of the Agenzia delle Entrate, the Italian Revenue Agency (OMI stands for Osservatorio del Mercato Immobiliare, its property market observatory): our home in Roiano is in zone C3, and C3 is zone 3. For the 2022 agreement you look at the City’s maps: this part of Roiano is zone 2, blue. Same home, two different numbers. The map with address search is in the article on the zones.

Step 2 — The weighted floor area

You start from the net floor area: the floor inside the home, without the walls, without the balcony and the cellar. Then you add the extras, each with its own coefficient.

• 2025 agreement: the flat counts in full, 70 m², because the increase for small homes applies below 65 m². The balcony counts at 35% (6 × 0.35 = 2.10 m²), the cellar at 60% (5 × 0.60 = 3 m²). Total: 75.10 m².
• 2022 agreement: the flat counts in full, 70 m² (here the increase applies below 60 m²). Balcony and cellar both count at 25%: 11 × 0.25 = 2.75 m². Total: 72.75 m².

Step 3 — The level of the home

In 2025 the band is decided by a score: you add up the points of the 30 features in Annex 1 that the home has. Ours has eleven: eat-in kitchen with a window (2 points), bathroom with a window (2), balcony (1), central heating (2), double glazing (2), home let fully furnished (1), category A/3 (1), cellar (2), lift (2), bus stop less than 250 m away on foot (1), food shop less than 250 m away (1).

In all, 17 points: the medium band, which runs from 14 to 18. Missing, for example, are the 5 points of the first feature, “all systems compliant and certified”: without the certificates of conformity they do not count.

In 2022 there are no points: the sub-band is decided by the list in Annex 3. Let us assume that the kitchen measures at least 9 m² and that the drains are up to standard. The home then has all the type A features (electricity, water, gas, a complete bathroom), five type B features (kitchen, lift, drains, heating, double glazing) and two type C features (balcony and cellar). All the A features, at least three B and fewer than four C: sub-band 2.

Step 4 — The increases are added together

In 2025 the increases in art. 9 are added together, and the total is applied once only, to the minimum and the maximum. Our home has two:

• fully furnished: up to 22%, if the kitchen has an oven, a hob and a fridge and if the list of furniture is attached to the lease and referred to in it;
• APE in class D: 7%, only with a valid APE, with its number, date and class written in the lease.

22 + 7 = 29%: the values are multiplied by 1.29, not by 1.22 × 1.07. Furnishing counts twice, and that is not a mistake: they are two separate rules of the agreement, one point among the features and the increase in art. 9.

In 2022 there is only one increase: furnished, up to 15%. The energy class gives no increase there; it only counts, if it is A or B, as a type C feature.

Step 5 — The calculation

Monthly rent = weighted floor area × value per square metre × increases.

• 2025 agreement, zone 3, medium band: minimum 75.10 × 4.20 × 1.29 = €406.89; maximum 75.10 × 9.10 × 1.29 = €881.60.
• 2022 agreement, zone 2, sub-band 2, yearly values from 82.00 to 107.13 euros: minimum 72.75 × 82.00 × 1.15 ÷ 12 = €571.69; maximum 72.75 × 107.13 × 1.15 ÷ 12 = €746.90. With the table updated for ISTAT inflation to October 2025 the maximum rises to €767.25.

Landlord and tenant choose a rent within the range. Here the 2025 agreement has the lower minimum and the higher maximum; for other homes the higher maximum comes from the 2022 one. For a new lease, as we read the texts, you choose one of the two agreements and apply it in full, with the certificate from an association that signed it or has adhered to it: never the zone or the increases of one with the values of the other (see 2022 or 2025?). And do not set the rent exactly at the maximum: whoever fills in the certificate form and rounds the values per square metre can arrive at a maximum that differs by a few cents.

If the lease is transitional, or for students

Zone, floor area and band stay the same; the increases change. Under the 2025 agreement:

• transitional lease (from 1 to 18 months, with a documented need): up to 20% more. 22 + 7 + 20 = 49%, and the maximum of the medium band rises to €1,018.28;
• university students: up to 10% more, but only if the lease lasts more than 18 months. With 24 months the maximum is €949.94; with 12 months it stays at €881.60;
• a longer 3+2: a 4-year lease adds 5%, 5 years 8%, 6 or more 12%.

Under the 2022 agreement a transitional lease adds up to 5%. The text says “to the minimum and maximum values”; our calculator, to be on the safe side, applies it to the maximum only, which rises to €779.37. For students nothing changes here.

The mistakes to avoid

The cadastral floor area instead of the net one. The square metres in the cadastral extract (visura) include the walls: our calculator estimates the net floor area at between 75 and 90% of the cadastral one. If in the example you wrote 82 m² from the extract instead of the 70 m² of net floor area, the 2025 maximum would rise by about €140 a month, and a rent set there would be outside the band. If you do not have the measurement, the calculator turns the square metres from the extract or the APE into a range.

An expired APE. The energy increase applies only with an APE that is still valid, with its details written in the lease. An APE lasts at most ten years, and lapses sooner if the periodic checks on the heating system are not carried out. With an expired APE the 7% disappears and the maximum in our example drops to €833.76. For class G it is the other way round: the 10% reduction is mandatory and the text does not require the APE to be valid, so the cautious reading is to apply it to an expired class G APE too. And by law the APE must be made available to the tenant from the start of negotiations: a landlord who lets without one risks a fine of €300 to €1,800.

Bathrooms counted twice. Among the features are “windowless bathroom” (1 point), “bathroom with a window” (2) and “two bathrooms” (2, if there is a second bathroom with at least a WC and a washbasin). With only one bathroom you tick one of the first two. With two bathrooms, one with a window and one without, “bathroom with a window” and “two bathrooms” certainly count; whether “windowless bathroom” can be added too the agreement does not say, and you should ask the certifying association.

A garage let separately. In 2025 garages and parking spaces count in the floor area only if they are not let under a separate contract, “even to the same tenant” (art. 6); and the garage feature requires a garage let together with the home. If the garage has its own contract, it counts neither in the floor area nor in the points.

Furnishing without the kitchen. If the kitchen is not furnished and complete with oven, hob and fridge, art. 9 says that “no increase” applies. It probably means the furnishing increase, but read literally it would mean none at all: better to ask.