Opening a B&B, guest rooms (affittacamere) or holiday home in Tuscany and Campania in 2026: SCIA, tourist rentals and CIN

Updated: 10 November 2026

Want to open a B&B in Siena, guest rooms in Naples or let a house on the Amalfi Coast? The first question is: accommodation establishment or tourist rental? That decides whether you need an SCIA or just a notice to the municipality. We read Tuscany's Consolidated Tourism Act (LR 61/2024), Campania's laws on non-hotel accommodation and B&Bs, the Tuscany Region's pages on rentals and the Campania Region's guide (links at the end). Where we could not confirm something, we say so. This is not legal advice: check with your municipality or accountant.

Accommodation establishment or tourist rental?

Non-hotel accommodation establishment: affittacamere (guest rooms), bed and breakfast, holiday homes and apartments (case e appartamenti per vacanze). It is an accommodation business and you open it with an SCIA (certified notice of start of activity) filed with the municipality's SUAP (one-stop shop).
Tourist or short-term rental: you let a furnished flat without the services of an accommodation establishment. If it is not a business, a notice to the municipality is enough.
Either way you need the regional code (CIR in Tuscany, CUSR in Campania) and then the national CIN.

Tuscany: establishments under the Consolidated Act (LR 61/2024)

LR 61/2024 has been in force since 9 January 2025; its implementing regulation (d.p.g.r. 47/R/2025) since 29 August 2025. In the original text of the law:

Affittacamere (art. 42) and B&Bs (art. 43): run as a business, with at most 6 rooms and 12 beds in the same property unit. A B&B also serves breakfast.
Holiday homes and apartments (art. 44): managed as a single business, one group of guests per home or apartment, no food and drink service. The article sets no maximum number of beds.
Running an accommodation establishment requires an SCIA, filed online only with the competent SUAP (art. 48).
These activities are only allowed in buildings with a tourist-accommodation planning use (art. 41). According to the Region, the change of use must be completed by 30 June 2026: check with your municipality whether that deadline has changed.

Tuscany: what about the family B&B?

According to the Tuscany Region, non-business affittacamere and B&Bs, run in the home where the operator lives, have been «removed» from the Consolidated Act, which only covers business activity.

Existing non-business establishments may keep operating.
We found no official source explaining how to open a new one: ask your municipality's SUAP before you start.
If you want to let without a business, consider a tourist rental (below).

Tuscany: tourist rentals without an SCIA

Tourist rentals have their own part of LR 61/2024 (arts. 58-64). In non-business form (art. 60, amended by LR 9/2026):

You send a notice to the municipality, online through the SUAP (STAR portal).
Short-term rental: up to 30 days, an individual with at most two flats. From the third one you need an SCIA.
Tourist rental over 30 days without a business: the Region gives no limit on the number of flats.
Each unit gets a CIR, which you need to obtain the CIN. Changes within 15 days, closure within 30.
Provincial capitals and municipalities with high tourist density can set criteria and limits by regulation: there you need a specific authorisation.

Campania: affittacamere and holiday homes (LR 17/2001)

From the current text published by the Region:

Affittacamere (art. 2): at most 6 rooms and 12 beds, in no more than two flats in the same building.
Holiday homes and apartments (art. 3): no hotel-type services, stays of up to 90 days.
They can be run as a business or, without a business, up to a maximum of 3 housing units in the region, with a sworn declaration.
The law fines anyone operating without an SCIA (art. 15); the regional guide refers to LR 16/2014 for the SCIA and classification.

Campania: the B&B (LR 5/2001)

Here the family B&B is expressly provided for:

It is run by a household in part of its own home, with at most 4 rooms and 8 beds.
It can be non-business (supplementing household income) or a business (registered in the companies register).
The owners must live (residence or stable domicile) in the home; stays cannot exceed 30 consecutive days.
An SCIA is needed here too: the law fines anyone operating without one (art. 10).

Campania: tourist and short-term rentals

According to the Campania Region's guide (October 2025):

Without a business no SCIA is needed: before you start you send a notice to the municipality (cadastral data, address, units and beds, hygiene and safety declaration).
As a business you need an SCIA filed with the SUAP.
The municipality issues the CUSR through the regional system; guest movements are reported to the regional tourism survey system.
The guide still gives the threshold of more than four units: from 2026 the national threshold of more than two applies (see below).

From 2026: more than two flats = business

According to the Tuscany Region, art. 1(17) of Law 199/2025 amended paragraph 595 of Law 178/2020:

The threshold above which short-term letting is presumed a business drops from four to two flats.
It applies from tax year 2026, across Italy.
From the third flat you therefore need an SCIA filed with the SUAP (art. 13-ter(8) of Decree-Law 145/2023, in force since 2 November 2024).
We have not read the text of Law 199/2025 in the Official Gazette: ask your accountant about the tax effects.

Everyone needs a CIN

According to the Ministry of Tourism, the CIN (art. 13-ter of Decree-Law 145/2023, converted by Law 191/2023) is mandatory for accommodation establishments and for properties let as short-term or tourist rentals, from 1 January 2025.

You get it on the national accommodation database (BDSR) with SPID or CIE, starting from the regional code (CIR or CUSR).
According to the Campania guide it must be displayed outside the building and shown in every listing: no CIN, €800 to €8,000; not displaying it, €500 to €5,000.
See our guide /italy-cin-national-identification-code-2026.

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Frequently asked questions

Do I need an SCIA to open a B&B in Tuscany?

Yes, for a B&B under the Consolidated Act: LR 61/2024 defines it as a business with at most 6 rooms and 12 beds, and art. 48 requires an SCIA filed with the SUAP.

I let a single flat to tourists: do I need an SCIA?

No, if it is not a business: in Tuscany and Campania a notice to the municipality is enough. You still need the regional code and the CIN.

What changes in 2026 with three short-let flats?

From tax year 2026, more than two flats are presumed a business (Law 199/2025, paragraph 17, according to the Tuscany Region): you need an SCIA filed with the SUAP.

Sources

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