Guest check-in a key box can’t cover
Since the Consiglio di Stato ruling of 2025, guests must be identified in person or by real-time video — key-box-only check-in is banned. I meet your guests, or verify them live, so every arrival is compliant.
For rental & second-home owners
Someone has to answer for your home in Italy. That someone can be me.
If you rent your Umbrian home to guests — or leave it empty between visits — Italy’s short-let rules put a growing list of obligations on you, and many of them are difficult to meet from abroad. I hold them for you, in Italian, and report to you in English.
CIN, regional registration & monthly reports
Every short-let needs a national CIN and, in Umbria, a regional CIR, plus guest-flow statistics filed monthly. No CIN means fines of €800–8,000. I hold your written delega and file everything on time.
Alloggiati Web — the police registration
Guest details must reach the Questura within 24 hours of arrival — 6 hours if the stay is no longer than 24 hours. As your mandated gestore I hold the credentials and carry the obligation for you.
Tourist tax & safety to code
Tourist-tax collection and filings, and the required gas + carbon-monoxide detectors and extinguishers — installed, maintained and documented.
A home that sits empty
Many Italian policies suspend theft cover — and restrict water-damage cover — after 30–45 days empty. My documented visits give you dated evidence the house was attended, so it’s never simply “abandoned”.
The tax questions, kept simple
Cedolare secca is 26%, reduced to 21% on one property you nominate in your tax return, and from the third unit let short-term the taxman presumes a business. I coordinate with your commercialista so nothing is a surprise — I organise, they advise.
Compliance figures on this page were checked on 5 August 2026. This is general information, not legal or tax advice: the rules change, and your circumstances may differ. Always confirm your own position with your commercialista or a qualified adviser.
One point of contact who speaks your language — the calm after the paperwork.
I coordinate check-ins, compliance, cleaning and care, keep your home guest-ready or winter-safe, and send you clear updates in English. You bought a home in Umbria, not a second job.
A registered Italian business (P. IVA 01750940551), insured, on the forfettario regime — working alongside your commercialista, never in place of one.
Tell me about your propertyWhat you receive
After every visit, a report in your inbox.
A documented Home Watch visit isn’t a quick look around — it’s a record you can keep. Each report includes:
- Date and time of the visit
- Exterior, doors and windows checked
- Mail collected, plants watered, bins seen to
- Utilities and heating observed
- Dated photos attached
- Any issue found — and the next action
Dated evidence your home was attended — useful if your insurer ever asks.
Pricing
Clear starting prices, published.
Indicative starting prices; every home is quoted to fit its calendar and needs. Guest cleaning is passed through at cost.
Home Watch — for absentee owners
Essential from €120 / month
A monthly visit with a dated photo report to your inbox.
Premium from €200 / month
Fortnightly visits, arrival & departure preparation, priority call-out, post & admin.
Co-Hosting & Compliance — for short-let owners
No IVA (forfettario regime) — an agency’s “20% + IVA” is really 24.4%, so compare the true, all-in cost.
Full management 22–25% of booking revenue
De-visu check-in, CIN & Alloggiati, tourist tax, cleaning and guest care — the whole compliant operation.
Compliance-only check-in from €50 / arrival
For owners who self-manage but need the legal in-person check-in and guest registration covered.
Pet Care
Day visit from €30
Feeding, walks, companionship and routine — with photo updates.
Overnight in-home €50–70 / night
Your pets stay in their own home, with someone there through the night.
Concierge & errands
By the hour from €40 / hour
Shopping, deliveries, appointments, bilingual liaison — or quoted per task.
Prices are starting points, in euro, with no IVA (forfettario regime). Every home receives a tailored quote.
Travel, my reachable hours and what counts as a visit are set out in the practical details.
Founding-client offer
The first three homes I take on receive 20% off their first three months, in exchange for a short review once you’ve seen the service. Limited by how much one person can do well.