How do rental contracts and deposits work in Italy in 2026?

The 4+4 contract is the standard free-market residential lease. It runs for an initial four-year period and normally renews for another four, subject to legal termination rules.

The 3+2 contract uses locally agreed rent frameworks called accordi territoriali. It has an initial three-year term followed by a two-year extension. The permitted rent and required certification depend on the local agreement in places such as Rome, Milan, Bologna, or Florence.

A contratto transitorio serves a documented temporary housing need. Student contracts cover eligible university situations. A landlord should not use a short contract label merely to avoid the protections of a normal home lease.

The deposito cauzionale is capped at three months' rent under Italian tenancy law. It secures damage or unpaid obligations and is separate from advance rent, agency commission, and a bank or personal guarantee.

The deposit accrues legal interest under the statutory framework. At the end, the landlord may deduct justified amounts, but ordinary wear is not the same as tenant damage.

Create a signed handover report with dated photographs, inventory, meter readings, key count, appliance condition, damp, paint, and existing defects.

The lease must be registered with the Agenzia delle Entrate. The RLI process records the parties, property, dates, rent, and tax choice. Ask for a copy of the registration receipt.

The landlord may choose cedolare secca, a tax regime that changes registration tax, stamp duty, and rent indexation treatment. The tax choice belongs to the landlord, but the tenant should understand its effect on the contract.

Read early termination carefully. Italian leases can allow a tenant to withdraw for gravi motivi with the required notice, while contracts may grant a broader withdrawal right. Do not assume you can leave at any time without notice.