Before entrusting us with a home, almost every owner asks us the same questions. We have gathered them here, with answers that are as practical as possible. If yours is not listed, write to us: you will hear back from us, not a call centre.
Do I need a VAT number?
No. You can let your home as a private individual. We act as withholding agent (sostituto d'imposta): we withhold the 21% tax on short-term rental income, pay it to the State ourselves and at the start of the year send you the Certificazione Unica (the annual Italian income certificate) to use in your tax return. Every tax situation has its own particularities, though: for yours, check with your accountant.
How much does management cost?
The Abitare commission is 30% + VAT, calculated on net revenue: the nightly portion, excluding the final cleaning and tourist tax, after the 21% withholding tax and the portal's commission with its VAT. There are no fixed fees and no set-up costs: if the home earns nothing, you pay nothing. The full calculation, with an example, is on the page how the figures work.
How much will I earn?
It depends on location, size, the condition of the home and the time of year. The most honest way to answer is to start from data on similar homes we manage in the same area: that is what the income calculator does, and during the visit we give you the figures for your home. Be wary of anyone who promises numbers before they have even seen it.
When do I get paid?
By the 15th of each month, by bank transfer, for the previous month. Along with it you receive a line-by-line statement, which you can also find in the owner app.
Does the home need to be furnished already?
Yes, the home must be furnished and habitable. It does not need to be perfect: during the visit we tell you what is missing and which small improvements are worth the money. Quality linen, good lighting and a fully equipped kitchen are often enough.
Can I use the home whenever I like?
Yes, the home is still yours. You block the dates you need and the calendar updates on every channel. We only ask you to do so a little in advance, so we do not have to turn down bookings already received.
Which portals will it be listed on?
On Airbnb, Booking.com, Vrbo, smaller portals and our own direct booking site. The channels are connected through a channel manager: there is one calendar, always in sync.
How do I know who is staying in my home?
Every guest completes online check-in with identity verification before arrival and is registered on Alloggiati Web (the police guest registration system), as required by law. In the app you can see who is there and until when.
What if a problem arises during a stay?
We handle it: we talk to the guest, send whoever is needed and, if something needs repairing, you will find the work in your statement with the receipt. For major jobs we ask you first.
Who does the cleaning and takes care of the linen?
Our teams, after every stay, following a checklist. We wash and sanitise the linen in our own laundry, with quality control and reliable timing.
What is needed to be compliant?
The CIN (the national identification code for rental properties), the required safety equipment (such as detectors and fire extinguishers), guest registration and handling of the tourist tax. We take care of the paperwork and tell you if anything is missing. We go into all of this in our article on tax, CIN and regulations.
How long does it take to get started?
Your home is live within 3 working days of signing the agreement: we take care of photos, listings and publication. During the visit we check the CIN and the required equipment together and tell you if anything needs doing before the photos, so we can start straight after signing.
Which areas do you cover?
Currently Ospedaletti, Sanremo and Bordighera. If your home is just outside these areas, write to us anyway.
Is short-term or traditional letting more worthwhile?
It depends on the home, the area and how much you want to use it yourself. We compare the two options in a dedicated article: short-term or long-term rental.
How do we get started?
With a free visit, with no obligation. You can put your home forward, or first read how we work and what our management includes.