F24: when it is used and how to make the payment

When you purchase a property, register a rental contract or pay income taxes, sooner or later you will come across the F24 form. It is the unified form through which Italian taxpayers pay taxes, contributions and penalties to the State, local authorities and social security institutions. A single document in which tax credits and debits can be offset, avoiding multiple separate payments.

What the F24 form is for

The F24 brings together obligations of very different kinds in a single payment. In the real estate context — the one most relevant to those buying, selling or renting a home — it is typically used for:

• the payment of registration, mortgage and cadastral taxes at the time of the deed of sale (in cases where they are not absorbed by VAT);
• the flat-rate "cedolare secca" tax on rental income;
• IMU on properties other than the main residence;
• income taxes (IRPEF, IRES) and the related advance payments;
• INPS social security contributions for self-employed workers and employees;
• penalties and interest arising from voluntary settlement procedures ("ravvedimento operoso").

How to fill it in

The form is divided into sections (State Treasury, Regions, IMU and other local authorities, INPS) and each tax must be entered in the correct section, matched with its own tax code. The tax codes are official tables of the Italian Revenue Agency: it is always advisable to check the up-to-date code before proceeding, because an incorrect code can cause the payment to be attributed to the wrong item.

Those who use the online service of the Italian Revenue Agency (the reserved area on the official website) or home banking software will often find the fields pre-filled or guided. In any case, before submitting it is worth checking: the taxpayer's tax code, the tax code of the levy, the reference year and the amount.

Where and how to pay

Payment can be made through different channels:

• at the bank counter or via home banking (the most common route);
• at authorised post offices;
• through the online services of the Italian Revenue Agency (F24 web, F24 online);
• through collection agents, for certain specific categories.

Anyone holding a tax credit (for example an IRPEF refund resulting from their income tax return) can use it to offset debts within the same F24 form, reducing or eliminating the amount due. Some offsets, however, require electronic filing through the Italian Revenue Agency's online services, even when the amount falls below certain thresholds: it is advisable to check the rules in force at the time of payment.

Deadlines: when to pay

Each tax has its own deadline, set by law or by the tax calendar published by the Italian Revenue Agency. As a general rule, paying late entails penalties and interest, calculated in proportion to the number of days of delay. The "ravvedimento operoso" (voluntary correction) procedure allows taxpayers to spontaneously regularise omitted or insufficient payments, with a reduction in penalties that is greater the sooner action is taken.

For home buyers, the F24 deadline is often tied to the date of the notarial deed: the notary indicates the taxes to be paid and the payment methods, but it is the taxpayer — or the notary acting on their behalf — who makes the payment. In the Municipality of Todi, as throughout Umbria, IMU rates are set annually by the local administration: it is advisable to consult the Municipality's website or ask for confirmation before completing the form.

F24 and property purchases: the points not to overlook

First-time property buyers often find themselves having to pay several F24 forms within a short space of time: registration taxes at the time of the deed, then IMU if it is a second home, then the flat-rate rental tax ("cedolare secca") if they decide to let the property. Keeping a payment calendar helps avoid missing deadlines which, even when the amounts involved are modest, can result in penalties if overlooked.

If you are considering a purchase in the Todi area or in Umbria and want to understand which taxes await you and when to pay them, the most practical advice is to consult your accountant or the notary handling the deed. To get your bearings in the local market, our consultants are available to provide information on the local area and to put you in touch with the right professionals.