More answers about renting, buying and visas in Italy
Do you take commission from sellers or agencies?
No. You’re the only one paying me, and the price is fixed upfront. So if a flat’s not right, I’ll just tell you, because I don’t lose anything by saying it.
What if you don't find anything?
We agree the brief before you pay anything. If what you want doesn’t exist at your budget, I’ll say so on the call rather than take your money and waste three months of your life trying to magically make it happen.
Do you write the contracts - the lease, the offer, the preliminary purchase agreement?
No. I walk you through each of them, translate them, and explain what each clause does. I negotiate the terms on your behalf. But the drafting itself is usually done by the agency, the notary or a lawyer, and legal opinions are a lawyer’s job. I’ll tell you if your deal needs one.
How do I pay you?
For a rental search, half when we agree the brief in writing and half on signing the lease.
For a purchase, three payments: a third when we agree the brief, a third when your offer is accepted, a third at the deed.
What if the purchase falls through?
It happens, although it is rare. What you’ve paid so far covers work I’ve already done. After that, I just keep going on the same terms, and you only pay the last third once you’ve signed the deed.
Will you come to viewings with me?
Yes, or instead of you. Every search includes a full day with me on the ground: walking the places, asking the questions you’d ask, plus a few more that show you what you’re really looking at. You can join me in person or through a videocall.
I’m doing the move in 12 months. Is it too early to talk?
No - that’s a good time to start planning. Most of my buyers are 4-16 months out. Starting early means by the time you fly over, the shortlist is ready and the viewings are booked, so you come to decide, not to browse. For renters it’s different: a lease has a start date, so 4 to 12 weeks before you need the keys is usually right.
I’ve already found the property. Can you just check it and handle the paperwork?
Yes. We skip the search and do everything else: checking the documents, making sure the place matches its paperwork, negotiating, the contracts and the notary. It costs less than a full search - ask me on the call.
Where does my money actually go when I send the deposit - and is it safe?
For a purchase, the deposit goes to the seller after the offer is signed by both sides. If the seller pulls out, they pay you back double. The full price is paid at the notary, either through them or by instant transfer right after signing. If you’re renting, I check the landlord is who they say they are and that the flat is theirs before you send any deposit.
Can I sign everything remotely?
Nearly all of it. Leases can be signed online. For a purchase, you give me (or someone you trust) a procura speciale - a power of attorney for that one transaction - and I sign at the notary for you. The procura is the one thing you sign in person, at a notary in Italy. Sometimes you can even do it at an Italian consulate in your home country.
Do I need a lawyer if there's already a notary?
The notary is a public official. They make sure the deed is valid and the taxes are right, but they don’t work for you. They won’t negotiate for you or stop you from buying something you shouldn’t. Most purchases don’t need a lawyer. You’d want one if there’s an inheritance involved, co-owners who disagree, something odd in the title, or a seller or listing that seems suspicious.
How do I pay 2% tax instead of 9% when I buy a property?
If it’s your main home, the registration tax is 2% instead of 9%. And it’s not 2% of what you pay - it’s calculated on the property’s cadastral value, an official figure that’s usually much lower than the price. But to keep the discount, you need to move your residency to that Comune within 18 months. For non-EU buyers, that means your visa and permesso need to be sorted in time.
What does the house cost on top of the price?
Budget 10–15% over the purchase price. Registration tax (2% prima casa, 9% otherwise), notary fees, agency commission, the renovation, and your first IMU bill if it isn’t your main home. You get the full picture before you make an offer, so the price you put in already takes everything else into account.
Can I get a mortgage as a non-resident?
es, but on different terms. Italian banks usually lend non-residents 50-60% of the value, compared to 80% for residents, and not every bank does it. I can put you in touch with a broker who knows which ones do. Get pre-approved before you make an offer - in Italy, an accepted offer is binding whether the bank says yes or no.
Can I buy without being resident?
Yes, if your country has a reciprocity agreement with Italy - the US, UK, Canada and Australia all do, and EU citizens don’t need one. If you’re from somewhere else, like New Zealand, it can still work once you have an Italian residence permit or an EU passport. Either way, you’ll need a codice fiscale and ideally an Italian bank account.
What about the 1€ houses?
To be honest, this is mostly a southern thing, and currently there’s only 1 scheme open in the Veneto area. But the north has its own perks, too: some regions offer grants worth tens of thousands for buying, renovating and moving in, especially in small mountain towns. They open and close all the time, so ask me on the call and I’ll tell you what’s currently available.
Can I rent out the property I purchase?
Yes. Long-term rentals are taxed at a flat 21% (cedolare secca), or 10% if the place qualifies for canone concordato, which most northern cities do. Short term rentals have their own rules, taxes and extra mangement involved. Before you buy it’s worth deciding whether it’s for you, for investment, or a bit of both - because that will change which areas and properties make sense.
What’s 4+4 and 3+2?
They’re the two most common types of lease in Italy. A 4+4 is at market rent, for four years that renew for another four. A 3+2 is canone concordato: the rent is capped by a local agreement, it’s three years plus two, and it usually costs you less as a tenant. Landlords often like it because they pay less tax, so it’s worth asking for.
I have pets and I'm looking for a rental. Is that a problem?
It does narrow the search. Many Italian landlords say no, and condominium rules sometimes do too. Not impossible - one of my clients moved to a center of Pavia with two cats and an unemployed boyfriend - but tell me on the first call so the brief is realistic.