A major regulatory shift has just unfolded in Italy—one that echoes far beyond Rome, Florence, and Venice. On May 27, 2025, the Regional Administrative Court of Lazio (TAR Lazio) struck down a controversial government directive that banned remote check-ins for short-term rentals. The decision is not just a win for Italian hosts—it’s a global signal about how courts are beginning to balance security, innovation, and practicality in the short-term rental (STR) industry.
Let’s break down what was banned, why the ban was overturned, and what it all means for short-term rental operators worldwide.
🛑 What Was the Ban?
In November 2024, Italy’s Ministry of the Interior issued a circular requiring in-person identification of all short-term rental guests—a practice known as identificazione de visu. This meant that hosts, property managers, or their staff had to physically check IDs before handing over keys. No key boxes. No smart locks. No digital verifications.
This was a huge operational setback, especially as remote check-ins had become the norm—not just for flexibility, but also to manage staffing costs and accommodate late arrivals.
✅ Why the Court Overturned the Ban
The TAR Lazio court ruling (Sentenza n. 10210/2025) delivered a strong rebuke to the Ministry’s stance, based on three main arguments:
1. Conflict with National Law on Simplification
Italy’s Legislative Decree 201/2011 had already modernized the check-in process by requiring hosts to send guest data electronically via the Alloggiati Web system. The court ruled that re-imposing in-person checks reversed this progress and violated the law’s intent to reduce red tape.
2. Disproportionate and Ineffective
The judges questioned whether banning remote check-ins actually improved security. They noted that even after in-person ID checks, guests could still pass keys to others. The court emphasized the “proportionality principle”—in simple terms, if a rule is too disruptive and not clearly effective, it’s not legally justifiable.
3. Poor Evidence and Unequal Treatment
The Ministry failed to present concrete data linking remote check-ins to security threats. Their concerns were based on vague geopolitical risks and increased tourism. Even more problematic? Hotels were not held to the same rule, despite facing the same risks. That’s a clear case of market distortion, the court said.
💬 Reactions from Across the Sector
🛡️ Advocacy Groups Applaud the Ruling
The legal case was led by F.A.R.E., an Italian STR industry federation. Its partners—including AIGAB (Italian STR property managers’ association)—celebrated the decision as a “victory for innovation and fair competition.”
Marco Celani, CEO of Italianway and President of AIGAB (the Italian Association of Short-Term Rental Operators), noted:
“This ruling puts Italy back in line with global hospitality trends, where contactless, tech-enabled check-ins are standard practice.”
🏛️ Local Governments Still Hold the Cards
While the national ban is now void, cities like Florence, Rome, and Venice still have the authority to introduce local restrictions on STR operations. This ruling doesn’t stop local governments from imposing new licensing rules, rental caps, or area-specific check-in regulations in response to overtourism or housing pressures.
🔧 What This Means for Your Operations
Whether you manage 1 listing or 1,000, remote check-in is back on the table in Italy. That means:
- Smart locks and key boxes can now legally be used.
- Digital ID tools (such as video verification or selfie+ID matching systems) are validated.
- No need to staff check-ins 24/7, saving labor costs and improving scalability.
Industry estimates suggest cost savings of 15–20% for small operators who previously had to staff properties around the clock. Larger operators can now reinvest those resources into property improvements, marketing, or guest services.
📍 Global Implications: Why You Should Care
This Italian case is more than a local legal win—it reflects a larger global trend.
Across cities like Barcelona, Amsterdam, Paris, and New York, local governments have begun scrutinizing tools like key boxes and smart locks under the guise of regulation. Often, this is a backdoor method to limit STR growth without openly banning listings.
Italy’s court ruling pushes back—saying that tech-driven processes can be safe and fair, and that any restrictions must be legally sound and evidence-based.
🧭 What’s Next?
National Reform Is Still Coming
Italy is testing a new National Identification Code (CIN) to track STRs and fight tax evasion. How this system integrates with remote check-in tools is still unclear, and compliance will be key when CIN rolls out nationwide in late 2025.
The Local Battle Begins
With the national ban overturned, expect local governments to take the lead in defining what’s allowed. Operators in tourism-heavy cities must stay informed, get involved in local advocacy, and prepare for possible municipal-level rule changes.
✨ Final Thought: A Legal Win with Global Ripples
The TAR Lazio court didn’t just uphold remote check-ins—it defended the right of STR operators to use technology responsibly, with fairness and clarity. This sets a precedent: if regulators want to restrict STR operations, they’ll need solid data and legal consistency—not just vague concerns.
For property managers worldwide, the message is clear: technology is here to stay, and it’s up to all of us—advocates, hosts, and platforms alike—to ensure innovation and regulation evolve hand-in-hand.
