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Regulations Governing Non-Hotel Accommodation Facilities

Regional Law No. 9 of July 11, 2006, and subsequent regional resolutions complete a highly detailed regulatory framework regarding the construction or conversion of a property for tourist use.
And let’s not forget the AUA—the Single Environmental Authorization!!!!

Non-Hotel Accommodation Facilities in the Marche Region

 

Opening a lodging facility is now one of the most common ways to add value to residential properties, historic buildings, rural farmhouses, and properties intended for tourist accommodation. However, before launching a bed-and-breakfast, guesthouse, vacation rental, or country house, it is necessary to carefully verify that the property complies with current urban planning, building, and tourism regulations.

The regulations governing non-hotel accommodation facilities in the Marche Region are complex and involve numerous technical aspects: intended use, building code compliance, size requirements, safety, accessibility, administrative requirements, and reporting obligations to the relevant authorities.

Professional experience shows that the main challenges do not stem from the administrative procedure for launching the business, but rather from the property’s zoning status. Buildings subject to unregulated expansions, unauthorized layout modifications, incomplete changes in intended use, or properties subject to restrictions (landscape, historical-architectural, or hydrogeological) can make it complex or even impossible to open the business without prior regularization.

For this reason, every project should begin with a preliminary technical assessment aimed at verifying the property’s legal status and its actual suitability for operating a lodging business.

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What Types of Businesses Fall Under Non-Hotel Accommodation Facilities

Regional regulations govern various forms of hospitality, each characterized by specific requirements and different management models.

Among the main types are:

  • Bed & Breakfasts (commercial and non-commercial)

  • Guesthouses (or guest houses)

  • Vacation Homes and Apartments (CAV)

  • Country Houses (Rural Residences)

  • Historic Residences

  • Youth Hostels and Vacation Homes

  • Mountain and Hiking Lodges

Note on Tourist Rentals: Short-term or tourist rentals (which are purely contractual) do not technically constitute non-hotel accommodation facilities under regional law, but they are nonetheless subject to specific urban planning, tax, and identification requirements (CIR/CIN) that necessitate a preliminary technical review.

Each category has its own specific characteristics, both from an urban planning perspective and in terms of management and taxation. Correctly identifying the type of lodging is therefore the first step in properly structuring the project.

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The Regulatory Framework

Non-hotel accommodation facilities in the Marche region are primarily governed by Regional Law No. 9 of July 11, 2006 (Consolidated Text of Regional Regulations on Tourism) and its implementing provisions. This regional legislation is closely integrated with national provisions regarding building codes (Presidential Decree No. 380/01), safety, fire prevention, public health, and public safety.

In recent years, the sector has seen significant legislative changes aimed at ensuring market transparency and combating illegal operations. Among these, the following stand out:

  • The introduction of the CIR (Regional Identification Code), managed through the Istrice-Ross1000 platform.

  • The mandatory use of the CIN (National Identification Code), the mandatory ministerial code that must be displayed outside facilities and used for listings on online booking portals.

  • Strict compliance with facility safety requirements, with particular attention to gas detection and fire suppression systems (fire extinguishers), which have recently been extended to include even the simplest forms of lodging.

Regulations are constantly evolving and require an up-to-date, case-by-case assessment, especially when the business is operated within existing buildings or in historic districts and rural areas subject to specific protections.

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The Importance of a Preliminary Assessment

Before investing in the purchase, renovation, or conversion of a property intended for tourist accommodation, it is essential to verify:

  • Compliance with urban planning and building codes (construction tolerances, legal status).

  • Whether the intended use is compatible with municipal urban planning instruments (PRG/PUG).

  • The presence of historical, architectural, landscape, or environmental restrictions.

  • Compliance with specific health, sanitation, and dimensional requirements (minimum room sizes, ceiling heights, air and light ratios).

  • Any necessary work to bring the property into compliance with regulations on the removal of architectural barriers.

A preliminary assessment allows for the timely identification of any potential issues and enables proper planning of timelines, costs, and permitting procedures.

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Technical and Professional Assistance

The firm offers specialized technical consulting and assistance for the design, legalization, and launch of non-hotel lodging facilities, guiding clients through every phase of the process:

  1. Urban planning and building code due diligence to verify compliance with regulations.

  2. Architectural design for the adaptation and reconfiguration of interior spaces.

  3. Building permit applications for amnesty or regularization, where necessary.

  4. Management of relations with heritage preservation authorities and regulatory bodies in the case of historically protected properties.

  5. Preparation of technical documentation for the submission of the S.C.I.A. (Certified Notice of Commencement of Activity) to the relevant SUAP office.

The dedicated sections of the website provide specific information for each type of accommodation facility, including a detailed analysis of size requirements, authorization procedures, and technical aspects to be evaluated prior to opening.

COUNTRY HOUSE (Rural Residences)

Legal Definition

​Governed by Article 21 of Marche Regional Law No. 9/2006 (as amended), Country Houses (or Rural Residences) are lodging facilities located in rural areas or historic villages of particular scenic and environmental value. They consist of buildings typical of the rural architecture of the Marche region, renovated while preserving the traditional character of the structure, and are operated as commercial enterprises. They offer lodging and, where applicable, food and beverage services, as well as recreational, cultural, or sporting activities.

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Technical Requirements (Regional Council Resolution 1011/2007, Annex A)

  • Parameter, Value, and Regulatory Requirement

  • Single room: Minimum area of 8 m²

  • Double room: Minimum area of 14 m²

  • Additional beds: An increase in floor area of 4 m² for each bed beyond the second

  • Private bathroom: At least 1 bathroom for every 6 beds (if not private within the room). Minimum area of 3 m², equipped with a sink, toilet, bidet, shower, or bathtub

Maximum occupancy: Up to 25 beds (distributed among rooms or apartments);

Minimum room height: 2.70 m for living spaces. Reductions to 2.40 m are permitted exclusively for ancillary spaces (bathrooms, hallways) or in cases of restoration of existing buildings in mountain municipalities or historic villages, in accordance with the exemptions provided for by municipal zoning regulations and regional regulations on building restoration.

Building Characteristics: Obligation to respect and enhance traditional rural architecture (local materials, typical finishes, preservation of architectural typology).

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Administrative Procedure and Updated Requirements

  1. Verification of Legal Status: Preliminary assessment of the rural building’s compliance with urban planning and building regulations, and verification of the compatibility of the accommodation use with the municipality’s General Urban Plan (PRG/PUG).

  2. Submission of the SCIA: Electronic submission of the Certified Notice of Commencement of Activity (SCIA) to the SUAP office of the competent municipality, accompanied by technical reports, design drawings, documentation regarding the removal of architectural barriers, and certification of health and sanitation requirements.

  3. Safety and Fire Prevention: Bringing the structure into compliance with fire prevention regulations. Since this is an accommodation facility with a capacity of no more than 25 beds, there is no requirement to file a fire safety SCIA with the Fire Department (below the threshold set by Presidential Decree 151/2011), but compliance with the specific fire safety regulations for small-scale lodging facilities is mandatory, in addition to the installation of gas detectors and fire extinguishers.

  4. Istrice-Ross1000 Registration and CIR: Accreditation on the Marche Region’s platform for managing tourist flows and simultaneous issuance of the CIR (Regional Identification Code).

  5. Obtaining the CIN: Application for the CIN (National Identification Code) through interoperability with the Ministry of Tourism’s Accommodation Facilities Database (BDSR).

  6. Display and Advertising Requirements: Mandatory display of the CIN outside the property and inclusion of the CIN in any advertisement, flyer, or promotional material, including online booking portals (OTAs).

  7. Public Safety and Statistics: Registration with the State Police’s Alloggiati Web portal for daily guest reporting (within 24 hours of arrival) and monthly submission of ISTAT statistical data via the regional platform.

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Specific Regulatory References

  • Marche Regional Law No. 9 of July 11, 2006 – Consolidated Text of Regional Regulations on Tourism (Art. 21).

  • Marche Regional Council Resolution No. 1011/2007 (Annex A) – Specific criteria and technical requirements for Country Houses.

  • Marche Regional Council Resolution No. 193/2021 – Establishment of the Regional Registry and procedures for managing the CIR.

  • Article 13-ter of Decree-Law No. 145/2023 (converted into Law No. 191/2023) – Establishment of the National Identification Code (CIN) and security requirements.

FURNISHED APARTMENTS FOR TOURIST USE

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Legal Definition

Governed by Article 32 of Regional Law 9/2006, these are furnished residential units rented on a temporary basis to tourists, without the provision of centralized services. Management may be occasional (non-commercial tourist rental) or ongoing and commercial. As of November 2, 2024, commercial management requires a SCIA filing with the SUAP.

 

NEW FOR 2024: Commercial tourist rentals must submit a SCIA to the SUAP starting November 2, 2024 (Article 13-ter of Decree-Law 145/2023). Non-commercial rentals must still obtain the CIN and register with the BDSR.

 

Technical Requirements (Regional Council Resolution 1011/2007, Annex A)

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  • Minimum floor area: 28 m² (up to 4 beds)

  • Additional sleeping space: +6 m² for each bed beyond the first 4

  • Bathroom: min. 3 m² — sink, toilet, bidet, shower/tub

  • Kitchen: Kitchenette or fully equipped kitchen required

  • Furnishings: Beds, table, chairs, closets, linens

  • Systems: Must comply with current regulations (electrical, plumbing, gas)

  • Ventilation/Lighting: Natural in all rooms

 

Administrative procedure up to date

  1. Non-commercial (occasional) rental: Notification to the municipality, registration with the BDSR, and CIN application.

  2. COMMERCIAL lease (ongoing management): Submit a SCIA to the SUAP of the relevant municipality (mandatory as of November 2, 2024).

  3. Registration in the Regional Non-Hotel Accommodation Registry — obtain a CIR through ISTRICE.

  4. Register on the Police Headquarters’ Alloggiati Web portal to report guests.

  5. Apply for a CIN through the BDSR — Ministry of Tourism. Display the CIN outside the property and in all advertisements.

  6. Tax regime: short-term rentals (flat-rate tax of 21% or 26% starting with the second property), or business regime with a VAT number.

  7. Apply any applicable municipal tourist tax.

 

Specific Regulatory References

• Marche Regional Law No. 9 of July 11, 2006, Art. 32 (Furnished Apartments for Tourist Use)

• Marche Regional Council Resolution No. 1011/2007, Annex A — Technical Requirements

• Regional Council Resolution No. 193/2021 — Regional Registry and CIR

• Decree-Law No. 145/2023, converted into Law No. 191/2023, Art. 13-ter — CIN and SCIA for business activities

• Decree-Law 50/2017, converted into Law 96/2017, Art. 4 — Short-term rentals and flat-rate tax

VACATION HOMES (CF)

Legal Definition

Facilities intended for tourist or social hospitality, for recreational, cultural, or vacation purposes, managed either as businesses or by nonprofit organizations (religious organizations, associations). Suitable for organized groups or individual guests, offering basic services and shared rooms. Regulated by Regional Law 9/2006 and Regional Council Resolution 1011/2007.

 

Technical Requirements (Regional Council Decision 1011/2007, Annex A)

Single room: min. 9 m²

  • Double room: min. 12–14 m²

  • Extra bed: +6 m²

  • Private or shared bathrooms, min. 3 m² each — sink, toilet, bidet, shower/bathtub

  • Common areas: Dining room/refectory required; fully equipped kitchen

  • Recreational/cultural rooms

  • Depending on the specific use

  • Minimum height 2.70 m 

 

Updated administrative procedure

  1. Submit a SCIA to the SUAP of the relevant municipality.

  2. Attach technical documentation; AST (health) and VVF (fire department) approvals (if > 25 beds).

  3. Registration in the Regional Non-Hotel Accommodation Registry (CIR) via ISTRICE.

  4. Register on the Police Headquarters’ Alloggiati Web system.

  5. Apply for a CIN through BDSR — Ministry of Tourism.

  6. Comply with fire safety regulations: facilities with more than 25 beds are subject to a fire safety SCIA (“activity 66” under Presidential Decree 151/2011).

 

Specific Regulatory References

• Marche Regional Law No. 9 of July 11, 2006 — Vacation Homes

• Marche Regional Council Resolution No. 1011/2007, Annex A — Technical Requirements

• Regional Council Resolution No. 193/2021 — Regional Register and CIR

• Decree-Law No. 145/2023, converted into Law No. 191/2023, Art. 13-ter — CIN

• Presidential Decree No. 151/2011 and Ministerial Decree of April 9, 1994, as coordinated by Ministerial Decree of July 14, 2015 — Fire Safety

BED & BREAKFAST (B&B)
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Legal Definition

Governed by Article 34 of Regional Law 9/2006, a B&B is a family-run lodging facility where the owner or a family member living in the same household provides overnight accommodations and breakfast. The size limit is generally 6 rooms and 12 beds, in accordance with the requirements of Regional Council Resolution 1011/2007.

 

Technical Requirements (Regional Council Resolution 1011/2007, Annex A)

PARAMETER VALUE

Single room: min. 9 m²

Double room: min. 12 m²

Additional bed: +6 m² per bed

Bathroom per room: min. 3 m² — sink, toilet, bidet, shower/tub (private preferred)

Maximum number of rooms: 6

Maximum number of beds: 12

Minimum ceiling height: 2.70 m

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Breakfast service

Dedicated space required (kitchen or common room)

 

Updated administrative procedure

  1. Submit a SCIA to the SUAP of the relevant municipality (specify number of rooms, number of beds, floor plans).

  2. Ensure compliance with building, zoning, and health and sanitation regulations (AST opinion if required).

  3. Register with the Regional Non-Hotel Accommodation Registry via ISTRICE — obtain a CIR.

  4. Register on the Police Headquarters’ Alloggiati Web portal for guest reporting.

  5. Apply for the CIN through BDSR — Ministry of Tourism (mandatory as of January 1, 2025).

  6. Display the CIN outside the property and in all advertisements.

  7. Provide pricing and operating hours.

  8. Check with the municipality regarding any obligation to apply for or declare the tourist tax.

 

Specific Regulatory References

• Marche Regional Law No. 9 of July 11, 2006, Art. 34 (Bed & Breakfast)

• Marche Regional Council Resolution No. 1011/2007, Annex A — Technical Requirements

• Regional Council Decree No. 193/2021 — Regional Registry and CIR

• Decree-Law No. 145/2023, converted into Law No. 191/2023, Art. 13-ter — CIN

BED AND BREAKFAST

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Legal Definition

Governed by Article 26 of Regional Law 9/2006, a guesthouse is a non-hotel accommodation facility with no more than 6 rooms and a total of 12 beds, operated as a business (unlike a B&B, which is operated exclusively by a family). It may offer additional services compared to a B&B (linens, assistance, beverages, etc.).

 

Technical Requirements (Regional Council Resolution 1011/2007, Annex A)

PARAMETER VALUE

Single room: min. 9 m²

Double room: min. 12 m²

Room with ≥ 3 beds: +6 m² for each additional bed

Bathroom per room: min. 3 m² — sink, toilet, bidet, shower/tub (private or shared according to a defined ratio)

Maximum number of rooms: 6

Maximum number of beds: 12

Minimum room height: 2.70 m

Systems compliant with current technical regulations (Law 37/2008, as amended)

 

Updated administrative procedure

  1. Submit a SCIA to the SUAP of the relevant municipality, including a technical report, floor plans, floor areas, and systems.

  2. Inspections by AST (formerly ASUR) and the Fire Department (if applicable — > 25 beds, which is rare for guesthouses).

  3. Registration in the Regional Non-Hotel Accommodation Registry—obtain a CIR through ISTRICE.

  4. Registration on the Police Headquarters’ Alloggiati Web portal.

  5. Apply for the CIN through BDSR — Ministry of Tourism.

  6. Display the CIN outside the property and in all advertisements.

  7. Disclose prices and operating periods; comply with tax requirements (VAT number, cash register if additional services are provided).

 

Specific Regulatory References

• Marche Regional Law No. 9 of July 11, 2006, Art. 26 (Guesthouses)

• Marche Regional Council Resolution No. 1011/2007, Annex A — Technical Requirements

• Regional Government Decree No. 193/2021 — Regional Registry and CIR

• Decree-Law No. 145/2023, converted into Law No. 191/2023, Art. 13-ter — CIN

VACATION HOMES AND APARTMENTS (CAV)
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Legal Definition

Governed by Article 27 of Regional Law 9/2006, CAVs are furnished residential units managed on a commercial and ongoing basis, unlike apartments for tourist use, which may be managed on an occasional basis. They are not required to offer centralized hotel services but must meet minimum quality standards. They allow for the management of multiple residential units.

 

Technical Requirements (Regional Council Resolution 1011/2007, Annex A)

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  • Studio apartment: min. 28 m² for up to 4 beds

  • Additional bed beyond 4: +6 m²

  • Single room: min. 9 m²

  • Double room: min. 14 m²

  • Bathroom: min. 3 m² — sink, toilet, bidet, shower/tub

  • Kitchen: Kitchenette or fully equipped kitchen

  • Maximum total number of beds: 25 (for all managed units combined)

  • Minimum ceiling height: 2.70 m (2.40 m above 600 m above sea level)

 

Updated administrative procedure

  1. Submit a SCIA to the SUAP of the relevant municipality, specifying all residential units, floor areas, and sleeping accommodations.

  2. Attach complete technical documentation (floor plans, systems report, compliance requirements).

  3. Registration in the Regional Non-Hotel Accommodation Registry — obtain a CIR through ISTRICE.

  4. Register with the Police Headquarters’ Alloggiati Web system for guest reporting.

  5. Apply for the CIN through BDSR — Ministry of Tourism. Display the CIN outside the property and in all advertisements.

  6. Disclose prices and operating periods; comply with tax obligations and pay the tourist tax.

 

Specific Regulatory References

• Marche Regional Law No. 9 of July 11, 2006, Art. 27 (Vacation Homes and Apartments)

• Marche Regional Council Resolution No. 1011/2007, Annex A — Technical Requirements

• Regional Council Resolution No. 193/2021 — Regional Registry and CIR

• Decree-Law No. 145/2023, converted into Law No. 191/2023, Art. 13-ter — CIN

ADDITIONAL MANDATORY REQUIREMENTS

1. Regional Identification Code (CIR) — effective 2021

Introduced by Regional Council Resolution (DGR) No. 193 of February 22, 2021, the CIR is assigned by the Marche Region to non-hotel accommodations listed in the Regional Registry. To obtain it, you must:

  • Have submitted a SCIA/CIA to the SUAP of the relevant municipality;

  • Have registered with the relevant Police Headquarters and received the Alloggiati Web credentials;

  • Be accredited with the ISTRICE/ROSS1000 system for managing tourist flows;

  • Have reported prices and operating periods.

 

The CIR must be displayed in all advertisements and marketing materials for the lodging business.

 

2. National Identification Code (CIN) — mandatory as of January 1, 2025

Introduced by Art. 13-ter of Decree-Law 145/2023 (converted into Law 191/2023), the CIN is a unique national code assigned by the Ministry of Tourism through the Accommodation Facilities Database (BDSR — portal: www.bdsr.ministeroturismo.gov.it). It replaces regional codes for national identification purposes.

 

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It applies to all hotel and non-hotel lodging facilities, as well as properties used for short-term or tourist rentals

It is obtained by registering on the Ministry of Tourism’s BDSR platform (automated procedure)

The CIN must be displayed on the exterior of the building and included in all advertisements (online and offline)

Penalties for failure to display the CIN range from €800 to €8,000 for the owner

Penalties for failure to display the CIN range from €500 to €5,000

 

3. Fire Safety — Updated Overview

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Facilities with ≤ 25 beds

No fire safety SCIA required, but safety measures must be implemented under the owner’s responsibility

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Facilities with 25–50 beds

Regulations under Article 66 of Presidential Decree 151/2011; Ministerial Decree of April 9, 1994, as amended by Ministerial Decree of July 14, 2015 (simplified rule)

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Facilities with > 50 beds

Regulations under Article 66 of Presidential Decree 151/2011; Ministerial Decree of April 9, 1994, or the Code (Ministerial Decree of August 3, 2015) as an alternative

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Smoke detectors

Mandatory in all facilities with guests, even those with < 25 beds

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Fire extinguishers

Required; number and type in accordance with fire safety regulations

 

4. Guest Registration — Alloggiati Web

All lodging facilities are required to report guests’ personal information to the relevant police headquarters via the Alloggiati Web portal (www.commissariatodips.it) within 24 hours of arrival (or within 6 hours for stays that extend into the night). This requirement also applies to apartments used for tourism.

 

5. Tourist Flows — ISTRICE/ROSS1000

The regional ISTRICE platform (fed by the national ROSS1000 system) is the mandatory system for reporting tourist arrivals and overnight stays to the Marche Region and ISTAT. Accreditation is a prerequisite for obtaining the CIR. Data must be reported periodically in accordance with regional deadlines.

 

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