📄 Italian rental contracts explained: 4+4, 3+2, transitorio and student leases

Residential leases in Italy are mainly regulated by Law 431/1998. When a landlord offers you an apartment, the type of contract decides how long you can stay, how the rent is set and how you can leave early.

4+4 — "canone libero" (free-market rent)

• Lasts 4 years, renewed automatically for another 4 (the landlord can refuse the first renewal only for reasons set by law).
• Rent is freely agreed between landlord and tenant.
• The most common contract for long-term rentals.

3+2 — "canone concordato" (agreed rent)

• Lasts 3 years, renewed for another 2.
• Rent must stay within limits set by local agreements between landlord and tenant associations for each area of Rome — usually below market price.
• Landlords get tax advantages, so it is quite common.

Transitorio — short-term (1 to 18 months)

• For temporary needs — for example a work posting — that must be stated and documented in the contract.
• If the conditions are not met, the contract can be treated as a 4+4.

Contratto per studenti universitari (6 to 36 months)

• For students enrolled in a university course in a city other than their home town.
• Can be signed by the student or by groups of students.

Leaving early

Many contracts allow the tenant to withdraw early with notice (often 3–6 months) — and the law always allows it for serious reasons (gravi motivi) with six months' notice. Check the exact clause before signing.

Before you sign — checklist

• The landlord's name on the contract matches their ID and the property documents.
• Rent, deposit (max 3 months) and what is included (condominium fees, utilities, internet) are written clearly.
• The contract type and duration match what you agreed.
• Who registers the contract with the Agenzia delle Entrate and who pays the registration costs (with cedolare secca, a tax regime the landlord may choose, there is no registration tax).
• An inventory of furniture and the condition of the apartment is attached.

This guide is general information, not legal advice. For a specific situation, ask a tenants' association (e.g. SUNIA, SICET, UNIAT) or a lawyer.