From the guest's price to your bank transfer, item by item.

The guest pays for the nights, the final cleaning and the tourist tax. The tax is set aside straight away: the starting point for the accounts is the total of nights and cleaning.

If the guest pays for extras (an extra night, a parking space, an early arrival), they are added to the nights portion and follow the same rules.

We collect it on all channels (on Airbnb it arrives within the platform's payment) and pay it to the Comune. It is not your income and not ours: it is not part of the commission, the withholding tax or your net amount.

The rates we apply today: Sanremo €2 per person per night, under-12s exempt; Bordighera €2, under-12s exempt, up to 15 nights; Ospedaletti €1.50.

If a platform has not collected the tax (for example a listing published without it), we do not deduct it from you: nobody paid it.

Booking keeps a 15% commission plus 1.5% for the payment service: in the accounts we use 16.5%.

Airbnb: we use the actual commission of each booking, the one Airbnb declares. On ‘host-only’ listings it is 15.5%; on split-fee listings the host pays about 3% and the guest pays the rest.

Direct bookings from our website: 2% if the guest pays by card (the card network's cost), nothing by bank transfer.

The commission is calculated on the total, cleaning included, because the platform keeps it on everything it collects.

Booking and Airbnb are foreign companies and invoice the commission without Italian VAT. The law requires whoever receives the invoice to add 22% VAT through a self-billed invoice, the TD17 document (‘reverse charge’).

That VAT is a real cost of the booking and, like the commission, it is charged to you. Every month we send you one invoice with the platform commission and the Abitare commission, plus VAT: so you have everything in one document.

The guest pays for it with the booking and it covers cleaning, linen and products: the teams and the linen washed and sanitised in our in-house laundry. That is why, with full management, it comes out of your account, and the withholding tax is not calculated on this part.

If we forget to charge the guest for cleaning, or charge less than we should, the difference is ours, never yours: we only deduct what the guest actually paid.

Nights added to a stay already under way have no cleaning: same home, same guest.

As withholding agents, we deduct 21% on the nights portion (the total minus cleaning) and pay it ourselves to the tax authority with the F24 form.

It is an advance on the cedolare secca: early the following year we send you the CU (Certificazione Unica) to give to your accountant or use in your tax return.

If the home belongs to a company or a VAT-registered owner, the withholding tax does not apply. If there is more than one owner, it is split by share and each owner receives their own CU; there is still only one bank transfer.

It is calculated on the net: the nights portion minus the withholding tax, the platform commission and its VAT. On this base we take 30%, plus 22% VAT.

It covers all the work: listings on Airbnb, Booking.com, Vrbo, smaller platforms and our own website, synced by the channel manager, daily pricing, guests 7 days a week, online check-in, coordinating the cleaning, tax, statement and app. No fixed fee and no set-up cost.

The net amount is what is left: the nights portion minus the withholding tax, the platform commission and VAT, the Abitare commission and VAT. Each item is rounded to the cent; the net is found by subtraction, so the figures always add up.

A booking counts in full in the month of check-out, even if it spans two months.

The bank transfer arrives on the 15th of the following month; if the 15th is a public holiday, the working day before.

Every month, in the owners' app, you will find the line-by-line statement: for each booking, the same items as on this page. The month closes when we approve it; if a correction is needed afterwards, you see it in the following month, with an explanation.

If a guest cancels and pays a penalty, it is your income: it counts in the month of the planned departure, with the commission of the platform it comes from and with the withholding tax.

Repairs (parts and tradespeople), utilities and household expenses are yours: we coordinate them, above a threshold you approve them first, and they do not go into the booking accounts automatically.

Cleaning touch-ups and shortcomings of the cleaning companies are at our expense.