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Finding an apartment to rent in Rome is HARD. Demand for rentals is sky-high, so that little place you had your eye on last week has probably already gone by the time you pick up the phone to ask about it. You need to move quickly at all stages: calling, viewing and putting in your offer. But haste can lead to costly mistakes. That’s why I’ve put together this guide, to make sure you’ve got everything covered before you part with your hard-earned cash.

Facebook can be a useful resource if you’re looking for a place of your own: check out groups such as and .

However, your most useful resource will likely be the property websites. The three main sites are ,  , and  The first two allow you to search in English and other languages, whereas casa.it seems only to be available in Italian.

You might also find it useful to look in and : while the number of properties on offer is smaller, the advantage is that you know already that the owners are willing to let to foreigners – something that many Italians are reluctant to do.

The length of rental contracts is regulated by law in Italy. I cover this topic in more depth elsewhere, but essentially, if you’re looking for a short term let you will need a contratto transitorio, which is for up to 18 months, and if you’re looking for a longer rental, you should watch out for the terms 3+2 or 4+4. These refer in the first case to a contract of 3 years, automatically renewable for 2 years, and in the second to a contract of 4 years, automatically renewable for another 4 years.

(By the way, if you are moving to Rome for 6 months or less you’re better off looking on sites offering tourist accommodation, as you’re unlikely to find anyone willing to rent out “normal” accommodation for such a short period. In this case you will manage everything online and pay up front before arriving, just as with any other holiday accommodation, so the rest of this guide doesn’t apply to you.)

That’s right, I said “call”! The property websites invite you to message them, but it’s a waste of time – especially if you write in English. In the latter case, your chances of ever hearing back from them are practically zero. 

If you don’t speak Italian, you might get lucky when you call: some of the agencies work extensively or even specialise in the expat market, so you’re likely to find someone who can speak English. 

Before calling, note down anything not mentioned in the ad that might be important to you: contract type, aircon, internet, are pets permitted, dishwasher, washing machine, furnishings, etc. And don’t forget to ask about the security deposit (generally between 1 and 3 months’ rent) and the agency’s commission (anywhere from 1 month’s rent to 15% of the annual rent, in both cases +22% VAT).

The agency will probably ask you some questions about yourself: they won’t want to waste their time on viewings with candidates who don’t meet the landlord’s requirements. Generally, they will ask about your employment situation and how many people will be living with you; for a contratto transitorio, they will also ask why you need a short-term let. This may be because of a fixed term employment contract, attendance of a university course, the need for somewhere to stay while undergoing specialist medical treatment, or something else altogether – the important thing is that you have documentary evidence of the reason (your job contract or letter of acceptance from the college, a letter from the specialist doctor, etc.), as this is a legal requirement for this type of contract. You won’t need to show the evidence at this stage, but you will need it when you put in an offer.

For higher-end properties, there may also be a requirement for a fideussione bancaria – a bank guarantee.

One important point to note is that in Italy, it’s not common practice to engage your own realtor to accompany you on viewings to properties offered by other agencies. This means you will have to organise viewings individually with each agency. For this and other organisational reasons, you’re unlikely to be able to view several properties on the same day.

At the viewing, check that everything is as advertised, as well as verifying anything else you asked about. Also look for any obvious maintenance work that needs to be done: under Italian law, tenants are responsible for routine maintenance, so if anything’s not working, you should ask for it to be fixed as a condition of your proposal.

Other points to check: is there a concierge? Will utility contracts remain in the landlord’s name (and the bills be added to the rent) or will you have to change them to your name? How much do they come to each month, roughly speaking?  How does rubbish collection work: is it door-to-door (if so, how often?) or through communal bins on the street? Is the central heating independent or centralised for the entire condominium? How noisy is the apartment with the windows closed? How dark with the lights off? For furnished properties, is the landlord willing to remove/add furnishings (e.g., remove an unwanted table or add an extra bed or a clothes dryer?) Are instructions available for essential fittings (such as the boiler and any thermostats)? How easy is it to park nearby?

Red flags: Evasive responses from the agent (or landlord, if they’re renting directly). Signs of mould or insect infestation, unpleasant smells, general neglect and dirt – both in the apartment itself and in the condominium. (Note that the installation of smoke and carbon monoxide detectors in rented apartments is not required under Italian law, nor do there need to be any fire extinguishers.) 

Once you’ve found the right place, you need to move quickly. You will need to provide some or all of the following: a copy of your ID, proof of income, employment contract/tax return, references from previous landlords, bank guarantee (if required), and (for a contratto transitorio) documentary evidence of your need for a short-term let, so make sure you have them ready. You will also need to back up your offer with the equivalent of one month’s rent (the holding deposit): this can be paid by cheque, in cash or (if the agency is willing) by bank transfer, and will be returned to you if the landlord decides not to accept your offer (if your application is accepted, it will form part of your security deposit).  

In your proposal, you can add any conditions to your offer: e.g. installation, repair or replacement of a dishwasher or oven, removal of unneeded furnishings, repainting of the walls, replacing light fittings, etc. You can also try proposing a lower rent than advertised, although in most cases it’s unlikely to be accepted.

Most agencies have their own template and will help you fill it in.

The proposal should include the following details:

• your details;
• address and cadastral description of the apartment; description of the number and type of rooms; 
• owner and/or landlord’s details;
• monthly rent;
• duration of contract, start date;
• the amount of the security deposit;
• the amount of the holding deposit and who it will be held by;
• How long your proposal is valid for (I recommend a maximum of 15 days, but 7-10 days is preferable);
• Authorisation of the processing of your personal data under the EU GDPR.

At this point the agency may also ask you to sign a contract committing to pay their commission, although they usually wait until the landlord has accepted your offer.

Once your offer has been accepted, the agency will arrange a meeting with you and the landlord to sign the rental contract. At this point, you will have to pay the rest of the security deposit, the first month’s rent and the agency’s commission.

The agent will go through the contract point by point to make sure that everyone understands and agrees with them: you can still ask for amendments at this stage if there are any errors or omissions.

The rental contract will typically contain the following clauses:

• landlord’s identifying details and address;
• your identifying details and address;
• address and cadastral description of the apartment; description of the number and type of rooms;
• duration, start and end date of the rental period;
• conditions for renewal at the end of the period;
• conditions for renewal at the end of the first renewal period;
• conditions for tenant’s early withdrawal from the contract;
• conditions under which the apartment is let (e.g. residential use);
• (if applicable) tenant’s conditions;
• conditions for handing over, maintaining and returning the apartment;
• rental fee and how it should be paid;
• (if applicable): landlord’s option to use the cedolare secca tax regime;
• additional fees (generally the monthly condominium fee, normally paid directly to the landlord in addition to the monthly rent. It may also include utilities and other expenses, depending on what has been agreed);
• consequences of defaulting on/late payments;
• security deposit: amount and conditions for its return at the end of the contract,
• (if applicable) special conditions relating to fittings and installations;
• modifications to the property;
• repairs;
• landlord’s access to the property;
• conditions if the landlord intends to sell the property during the renal period;
• damage by third parties and interruptions to services;
• election of domicile;
• address for correspondence between the parties;
• contractual modifications and place of jurisdiction;
• privacy declaration;
• registration fees and stamp duty;
• Provision of documents (e.g. energy certificate and boiler instructions);
• Specific approval of various clauses in accordance with the Italian civil code.

Once the contract has been signed and all moneys have been paid, you will (assuming the contract is effective immediately) be handed the keys. While the agency should already have done an inventory, if possible you should ask the agent and/or landlord to check the property with you at this point, to ensure that all is in order.
And that’s it! Enjoy your new home.

Finding the right rental contract in Rome depends on the length of your stay, your specific needs, and what landlords are willing to offer. Whether you’re here for a few months or planning a more permanent move, understanding these options will help you make an informed decision. 

If all this seems too daunting to manage on your own, or if you simply don’t speak enough (or any) Italian, count on me! I can support you at every step of the way: from making enquiries and arranging viewings to liaising with agencies and landlords and helping you negotiate conditions and understand the contract, I’ll be there for you. Book your free consultation with Helpmate Rome now!  

Disclaimer: Please note the above information is shared in good faith but is not intended and should not be construed as legal advice, and might not reflect current Italian law. I recommend consulting a lawyer for any legal or contractual concerns you may have.

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