IMU on second homes: available reductions and how to calculate it

Anyone who owns a property that is not their primary residence is required to pay IMU — the Italian municipal property tax (Imposta Municipale Propria) — to the municipality where the property is located. The amount is not the same for everyone: it depends on the cadastral income, the multiplier coefficient for the property's category, the rate set by the municipality and, in some cases, on specific reductions or exemptions. Understanding the basic mechanisms helps you get your bearings, although for the final calculation it is always advisable to check with your municipality or a professional.

How the taxable base is calculated

The starting point is the property's cadastral income, shown in the cadastral survey (visura catastale). This income is first revalued by 5% and then multiplied by a coefficient that varies according to the property's cadastral category. Ordinary dwellings (category A, excluding A/10) generally apply a coefficient of 160. The result is the taxable base to which the rate set by the municipality is applied.

Tax rates and the municipalities' room for manoeuvre

The law sets a base rate for second homes and a maximum ceiling within which each municipality can operate. Some municipalities choose to keep the rate at the minimum; others push it towards the upper limit, often for local budget reasons. Several Umbrian municipalities, including the Todi area, publish the resolution with the updated rates on their official website every year: it is the most reliable reference document, because municipal resolutions can change from one year to the next.

When reductions apply

The legislation provides for certain situations in which IMU is reduced or waived. The main ones concern:

• Unfit or uninhabitable properties: as a general rule, the tax applies at a reduced rate of 50% for properties declared unfit for use or uninhabitable and effectively not in use, subject to verification through an expert report or a self-certification.
• Properties of historical or artistic interest: in this case too, a reduction of the taxable base is provided for, usually equal to 50%.
• Free loan for use (comodato) to relatives: under certain conditions (registered contract, first-degree relative, non-luxury property), the legislation grants a reduction of the taxable base. The requirements are precise and it is worth verifying them with an accountant.
• Rentals at agreed rent (canone concordato): for properties rented under agreed-rent contracts, the municipality may apply a reduced rate; in some municipalities a further reduction of the calculated tax is also provided.
• Elderly or disabled persons residing abroad: in certain cases, if the property is the only one owned in Italy, specific concessions apply, subject to requirements that need to be verified from year to year.

A practical calculation example

To get a concrete idea: starting from the cadastral income, you multiply it by 1.05 (revaluation) and then by the category coefficient (for example 160 for an ordinary dwelling). The rate set by the municipality, expressed as a percentage, is then applied to the resulting value. The result must then be prorated to the months of ownership during the year and to the ownership share. Many municipalities provide an IMU calculator on their website: it is a convenient tool for a quick estimate, although it does not replace the official calculation.

Payment deadlines

As a rule, IMU is paid in two instalments: an advance payment by June and a balance by December. Payment is made using the F24 form, entering the correct tax code according to the type of property and the relevant municipality. If you own properties located in different municipalities, payment must be made separately for each one.

If you are considering buying or selling a property in the Todi area or in Umbria and want to understand the IMU tax burden in advance, our team is available for a practical discussion of the local context. Knowing a property's recurring costs — beyond the purchase price — is part of an informed decision.