From the first night booked to the end-of-month statement: here is how we work, item by item.
It is the first question to ask and it deserves a technical answer, not a hunch. Before we put forward any proposal, we bring in the professionals who assess the question from both sides.
A surveyor who specialises in hospitality and residential property checks the property's position at the catasto (the Italian land registry), what is needed to bring it into line with the rules and whether reclassifying it as category B/3 is worthwhile. You know from the outset which paperwork is coming, instead of discovering it halfway through.
An accountant well versed in construction and property matters reviews your case and tells you which tax treatment suits you: cedolare secca (Italy's 21% flat tax on rental income), partita IVA (Italian VAT registration) or another arrangement. Over the years, that choice weighs heavily on the net income you keep.
We assess the cadastral and tax side before making any promise. The site visit and the assessment are free.
Under a mandato con rappresentanza (a mandate under which we act in our own name on your behalf), Do.Ma manages the property in its own name in dealings with guests and platforms. For you that means something concrete: with cedolare secca, the tax is calculated on the net amount received, not on the gross booking income. A real tax advantage, explained clearly in every proposal.
We look after every property ourselves on Booking.com and Airbnb (occasionally VRBO too), with calendars always synchronised to avoid double bookings. The result: average occupancy above 80% from the first year, and between 85 and 90% from the second year onwards.
Italian short let legislation changes often. Staying compliant takes time and attention: we take care of it.
The CIN (the national identification code every short let must display) and the regional code, both required to advertise the property on any channel.
Mandatory reports to the Questura through Alloggiati Web (the police guest-registration portal) and statistical returns at every check-in.
We calculate the tassa di soggiorno (tourist tax), collect it through Stripe and pay it to the Comune, with nothing for you to do.
Compliant tourist letting contracts, kept up to date with the Italian rules that govern them.
Some clients want the analysis and nothing else, before buying or developing: whether the deal holds up in Bologna, what it nets, what has to be in place to be compliant. How the advisory work works.
We help you choose the TV, electronics and furnishings with the best value for money, to make the property more competitive online.
Working with Ciaccio Casa, we can also oversee any refurbishment work before the property starts earning.
Before you start you receive a written projection for your property. Download an anonymised example to see how we work.
If you later consider selling or letting long term, we work with Report Immobiliare to guide you through that route as well.
The calculator goes all the way to what you keep after fees and taxes. Two minutes, no details to leave.
Cleaning and linen remain the owner's cost, but they are invoiced directly by the outside company that carries them out. Unlike many large agencies, we do not include them in our fee: that means a lower figure for you and more transparency on every item of expenditure.
We work with an outside photographer for the listing photos and with a trusted surveyor for land registry paperwork (such as the move to category B/3) and for a free review of your utility contracts, looking for real savings.
You already have the operation running (cleaning, check-in, guest communication) and you only need someone to set the prices. We handle rates, calendar, minimum stays, positioning and channel mix; everything else stays with you.
Our fee is a percentage of the net income collected: the more the property earns, the more we both earn. It is the model we choose for most of our owners, because it rewards management that performs.
Rent to rent, with the sublet run by Do.Ma
From 2027 we will be able to rent your property on a regular lease and run it ourselves as a sublet, with your written consent in the contract. For you, a fixed rent paid on time, nothing to manage and no guests to think about; for us, the risk and the work of making it perform.
We will be as open as always: because it is fixed, the rent is usually lower than what well-run revenue sharing would earn. In exchange, you take risk and hassle off the table.
Clear answers, with no waffle. If your question is not here, do write to us. Comparing managers? Here are the 10 questions to ask before signing.
The fee is agreed after the property visit, based on the condition of the property, the area and the owner's expectations. The industry average is between 25 and 35 per cent. We calculate ours on the net, that is on gross bookings after the platforms' own fees, rather than on the gross: a choice that translates into greater tax efficiency for you.
No, and deliberately so. Cleaning and linen remain the owner's cost but are invoiced directly by the outside company that carries them out, with a proper invoice. Unlike many large agencies we do not include them in our fee with a mark-up: you pay a lower direct amount and keep a larger net profit.
We handle all of it. That includes the national identification code (CIN) and the regional one, the reports to the Questura through Alloggiati Web at every check-in, the ISTAT statistical returns, the calculation and payment of the tassa di soggiorno to the Comune, as well as compliant tourist letting contracts.
Under a mandato con rappresentanza we manage the property in our own name in dealings with guests and platforms. For anyone on cedolare secca this means the tax is calculated on the net amount received and not on the gross booking income, a real saving compared with self-management.
It depends on the area, the floor area, how many people it sleeps and the condition of the property. Across the properties we manage, average occupancy is above 80 per cent in the first year and settles between 85 and 90 per cent from the second year onwards. After the free property visit you receive a multi-year rental income projection, built on real data from the properties we manage in your own area.
Yes. The property stays available to you: just tell us the periods when you want to use it and we block the calendar on every channel. The more notice you give, the easier it is to avoid high-demand periods without losing income.
It is a check to make before you start. We bring in a surveyor who specialises in hospitality and residential property to assess the position at the catasto and any move to category B/3, and an accountant well versed in construction and property matters to find the most advantageous tax treatment in your case.
Tell us what you need: full management, pricing only, advice from our partners. The first assessment is free and with no obligation.
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