Earnings depend on different factors such as location, size, condition of the property, quality of furnishings, and seasonality.
Regarda uses dynamic pricing algorithms to cross-reference market demand and major events to improve occupancy.

Our full management service operates on a commission basis: our remuneration is directly linked to your success.
We apply a variable fee between 25% and 30% on the rental income for each successful booking. This fee is not just a cost, but covers the entire Regarda service system:

• Multi-channel booking management and 24/7 guest assistance (pre, during, and post-stay).
• Professional coordination of cleaning and sanitization services.
• Marketing strategies and premium positioning on major international portals.
• Administrative and bureaucratic handling, along with property oversight.

Like traditional rentals, the owner remains responsible for fixed property maintenance costs: utilities (electricity, water, gas, Wi-Fi), condominium fees, local taxes (TARI, IMU), insurance policies, and extraordinary maintenance.

Regarda acts as a 360° Property Manager, taking care of every aspect of the property's income generation:

• Enhancement: Professional photography service, post-production, and home staging; consultancy for the initial setup of the property and potential renovations. Tailor-made commercial proposals based on the property’s unique features.
• Marketing: Publication of the listing on our official website www.regarda.it, on the main Italian and foreign OTA platforms (Airbnb, Booking.com, Vrbo, etc.), and through national and international tour operators and agencies. Management of bookings and online payments in compliance with European PSD2 regulations.
• Bureaucracy and Taxation: Management of bureaucratic procedures (SCIA, CIN, Police “Alloggiati Web” portal, tourist tax, ISTAT) and administrative summary filings (Model 21, rental reports, Certificazione Unica); acting as a withholding tax agent for the cedolare secca. Management of collections, reconciliations, and invoicing.
• Operations: Professional cleaning with quality control, provision of certified linens, inventory checks, washing of blankets, mattress protectors or other fabrics; check-in/check-out management with multilingual staff and 24/7 guest assistance.
• Property Protection: Routine maintenance and prompt intervention for minor repairs in coordination with the Owner; coordination with internal staff or specialized technicians; periodic inspection of the property's condition and timely reporting of any critical issues.

Regarda provides a “turnkey” service: marketing and publication on portals, payment handling, check-in and check-out, professional cleaning with certified linens, 24/7 guest support, and all administrative and bureaucratic procedures.

Regarda handles everything: opening the rental activity, police registration, collecting and paying tourist taxes to the municipality, ISTAT reporting, and tax withholding.

Italian law defines short-term rentals as rentals under 30 days. There is no minimum stay requirement; they can range from one night to 30 days. Over 30 days, different regulations apply.

The advantages of short-term rentals over long-term rentals can be summarized as follows:

• No risk of insolvency: guests always pay for their stay in advance or at check-in, depending on booking conditions.
• Property always in order: he accommodation remains impeccable as frequent cleaning, constant checks on the integrity of the structure and supplies (using a checklist), and routine maintenance of the property are carried out regularly. Wear and tear is less than with a long-term rental. The owner can check the condition of the property whenever they wish.
• Zero bureaucracy: rom the moment the management mandate (contract) is signed, we will take care of all the bureaucratic aspects of running the short-term/tourist accommodation business.
• Greater potential profitability: the income from short-term rentals is quantitatively higher than that from long-term rentals.
• Maximum flexibility and availability: Unlike multi-year contracts, the property remains fully available to the owner. You can check the condition of the property at any time and use it yourself (e.g. for your holidays) by simply reserving the desired dates.
• Investment appreciation: In the event of sale, a property already included in the short-term rental circuit has a higher market value: it is not sold solely as a physical asset, but as an active investment that generates demonstrable and immediate income, free from long-term contractual obligations.

The (theoretical) prospectus that we will develop to estimate the annual income from the property derived from short-term rentals includes:

• Viewing and analysis of the property.
• Analysis of potential tourist targets.
• Analysis of tourist flows and stay requests in the area.
• Analysis of potential competitors.
• Estimation of fixed and variable costs.

Based on the above data, we will develop a report on potential revenues, thus analyzing the annual turnover generated by short-term/tourist rentals.

Yes. Flexibility is one of the main advantages. Simply communicate the dates you are interested in or block them directly through your personal account in the owners' area, provided that the flat has not already been booked or requested by a guest.

Payments to owners are usually made on a quarterly basis (unless otherwise agreed) by bank transfer, subject to verification through a detailed statement of bookings for the previous quarter, the dates of each stay, the total number of days rented, and the gross rental amount on which to calculate the tax (cedolare secca), where applicable. You will receive the bank transfer for completed stays, net of the management fee and tax (cedolare secca), if applicable.

Yes. You will have 24/7 access to a reserved area where you can monitor bookings, occupancy rates, financial reports, and expenses.

The management mandate usually lasts two years. This timeframe is designed to allow the property to reach its maximum earning potential through a process of strategic positioning.

Why two years?

• Algorithms and visibility: Positioning on portals (Airbnb, Booking.com, etc.) depends on the history of the listing. Factors such as the number of positive reviews, the quality of photos and the continuity of bookings take time to consolidate and climb the search rankings.
• Income growth: Statistically, an optimised listing sees a 15-20% increase in income between the first and second year of operation, once the property has become “top of the range” in its area.
• Flexibility and withdrawal: We understand that owners' needs can change. For this reason, we offer the option of withdrawal with 6 months' notice. This period is essential for two reasons:
  -Guest protection: To guarantee the stay of those who have already booked months in advance.
  -Operational management: To allow us to relocate any future bookings to our other properties, protecting the reputation of the property and our brand.

From the moment the contract for the creation, optimisation and activation of the advertisement on all online booking portals (OTAs) is signed, it will take approximately 4 to 6 weeks. The best time to publish a new advertisement is between September and December.

The time it takes for the listing to receive bookings from OTAs (Booking, Airbnb, etc.) is very relative. On average, between 15 and 30 days after the listing is published, the first requests and bookings for the accommodation will start to arrive. The time frame may vary depending on the volume of requests during the period when the listing is first activated (low/medium/high/very high season/holidays/events).

- Private Individuals: If you are a private individual, you can opt for the "Cedolare Secca" (flat-rate tax) at a rate of 21% (or 26% starting from the second income-generating property). As a withholding agent, the agency withholds the 21% rate as a down payment and handles the payment to the authorities, providing you with the annual Tax Certification (Certificazione Unica - CU).
According to the “Legge di Bilancio 2026”, starting from the third property, there is a presumption of entrepreneurial activity. This classifies short-term rentals as a business activity, excluding the possibility of choosing the flat-rate tax (Cedolare Secca). Consequently, the owner is obliged to open a VAT number (Partita IVA), pursuant to Art. 35, paragraph 1, D.P.R. n. 633/1972. This involves various accounting and fiscal obligations. In the case of a sole proprietorship, one may opt for the simplified tax regime (Regime Forfettario), which is highly advantageous in fiscal terms.

- Business Entities (Companies/Corporations): If the property is owned by a company, corporate income tax regulations apply. In this case, the agency does not act as a withholding agent. The payment of taxes is the direct responsibility of the Company/Corporation. The income from short-term rentals will be included in the corporate income and subject to ordinary taxation (the flat-rate tax "Cedolare Secca" cannot be applied).

Before each stay, a credit card is required as a guarantee. On the day of arrival, a deposit will be blocked on the credit card provided at the time of booking, the value of which varies depending on the type of property booked. In addition, the main portals (such as Airbnb or Marriott) offer their own insurance coverage. At the end of your stay, the property will be checked by our staff and, in the event of obvious damage caused by the guest, the agency will intervene to report the damage and recover the reimbursement.

The business model eliminates risk; guests pay the full amount before entering the property.

Regarda directly manages facility management services. After each stay, the apartment is cleaned and sanitised by qualified staff and high-quality linen is provided, washed to industrial standards, ensuring hotel standards. These services are paid for in full by the guest. The guest is responsible for paying for any damage caused to the property.

The most sought-after properties are those that are well maintained, tastefully furnished and equipped with modern amenities. A neglected property will receive negative reviews, reducing its online visibility and future bookings. Investing in quality is essential to remain competitive and achieve maximum results.

To guarantee our guests a high-level experience and maintain the quality standards that distinguish our service, we only select apartments and villas that meet certain fundamental characteristics. In particular, to be competitive, it is recommended to offer:

• Air conditioning.
• Efficient heating.
• Washing machine.
• Fully equipped kitchen.
• Dishwasher.
• Toaster, kettle, coffee machine.
• Comfortable beds and quality linen.
• Fast Wi-Fi.
• Parking.
• Satellite TVTV and other amenities.

To meet the needs of our guests, we prioritise properties that have:

• Garden or terrace
• Lake view, where possible
• Swimming pool or hot tub
• Private parking space

Well-maintained amenities enhance the experience and increase positive reviews.

A ‘holiday home’ is a property intended exclusively for tourism, often with a specific licence and different rules depending on the region. They are considered to be genuine non-hotel accommodation facilities, intended specifically for tourism, with their own seasonal period of reference. ‘Short-term rentals’, on the other hand, refer to residential property rentals for a limited period (up to 30 days), for which a written contract is not required.
The main difference lies in the regulations applied and the management methods.

To set the price of a short-term rental, several factors must be considered: market analysis, property characteristics (size, number of beds, location, amenities), property performance and market positioning, seasonality and events in the area, ancillary costs (cleaning, linen, commissions, taxes), and market demand. Many property managers use revenue managers and dynamic pricing tools that automatically adjust rates based on demand, booking window, and seasonality.

Regarda manages enquiries and bookings, communicating directly with guests. It also manages guest reviews after their stay via its OTA profiles (Booking, Airbnb, etc.). Regarda also provides assistance to guests throughout their stay, responding quickly to prevent any issues or complaints.