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How Much Does it Cost to Keep a Second Home by the Sea?

How Much Does it Cost to Keep a Second Home by the Sea? - The Running Costs and Annual Fees for the Second House by the Sea.

How Much Does it Cost to Keep a Second Home by the Sea?

The beach house, as a second home, is the desire of many people who wish to spend the holidays in wonderful tourist resorts, but we must also consider how much it costs to keep a second home at the seaside before proceeding with the purchase.

Surely, today, the savings possibilities in the purchase of a second home are considerable, also thanks to the different opportunities offered by the judicial auctions. Nevertheless, you have to be aware that maintaining a house at sea comes with considerable costs.

Those who own a beach house may know that the taxes of the second home are higher than the first. Utilities are also a substantial part of the costs of the second home. The main expenditure items to consider in the case of a second home are mainly:
  • Taxes;
  • Waste;
  • Utilities;
  • Legal costs;
  • Income tax.

Second-Home Taxes

Due to the fact that the second home has less public interest than the first house in relation to the constitutional dictum of the right to housing, the taxes on the second home are higher than the first.

In addition to the taxes that are paid at the time of purchase of the second home (registry tax, mortgage and land tax), there are expenses related to the management and those of the possible taxation of the capital gain on the future sale.

The main outlays relate to the costs of ordinary management and the annual taxes of the second home: Irpef, IMU, TASI and TARI.

In order to have the correct quantification of these taxes you must always check the current resolution in the municipality where you bought the second house.

The second home's land annuity is subject to the Irpef tax levy to an ordinary extent and without any deduction. Absolute taxation will depend on the income scale in which the homeowner is located and will result from the composition of taxable income and other sources of income. For example, for an employee income of 40 thousand euros per year the rate reaches 38%, so the rental of one thousand euros generates annual taxes on the second home equal to 380 euros. The Irpef tax is paid in proportion to the shares of the house if there are more owners.

The second home does not enjoy the exemption on the main dwelling in relation to the annual tax of IMU and TASI. Therefore, the tax will have to be paid in two installments (in June and December). If we assume a second home pension of one thousand euros, the annual IMU will be equal to 1,276 euros divided into the two installments. For the TASI it will be necessary to search on the site of the municipality where the villa, dwelling, or building to buy is located. If, for example, it is 0.8 per thousand, we will have to add about another 135 euros per year to be paid in the same way as the IMU: two annual payments of the same amount in June and December.


The TARI on the second house comes into the costs of running and maintaining a second property. It should be known, however, that the rules for calculating the waste tax change according to the components of the household and the rate applied by the municipality of the location of the house. The calculation of TARI on the second house, however, can differ greatly from reality as the municipality has the power to apply a presumption on the number of inhabitants to which to derive a lump tax. However, the taxpayer has the right to challenge the wrong calculation to the municipality and thus achieve a reduction in the tax.

In practice, the municipality does not bother to request statements from the taxpayer or information that helps to better understand and guide the calculation. So, even if you use the beach house only for the summer months or for a few weekends during the year, you might find yourself paying a disproportionate fee. However, there is a specific rule, Law 147/2013, in art. 1, paragraph 659, which states: "The municipality with regulation referred to in Article 52 of the Legislative 15 December 1997, n. 446, may provide for tariff reductions and exemptions in the case of:
  • (a) single occupant dwellings;
  • (b) dwellings made available for seasonal use or other limited and discontinuous use;
  • (c) premises, other than dwellings, and open areas used for seasonal use or for non-continuous but recurring use;
  • (d) dwellings occupied by persons living or living abroad for more than six months of the year;
  • (e) rural buildings for residential use.


Being the owner of a second home also means dealing with the costs related to utilities, light and gas in the first place. As for the electricity bills, it is good to know that compared to the properties where you own the residence the rates for the second home are higher. Basically, you pay more for the property where you do not have residence. The gas, on the other hand, is affected only by the geographical area in which the property is owned. In this case, therefore, there is no difference between first and second home.

Legal Costs

When buying a second home are to be accounted for also so-called legal costs. These are costs that you have to face when you decide to use your second home as an investment. If, for example, you choose to rent the second home you will have to pay the registry tax expense for the lease. It is also necessary to take into account the risk of having to deal with legal issues such as eviction proceedings for morass by the tenant or if the contract has expired but the tenant has no intention of leaving the property. The cost of eviction is about 1500 euros.

Income Tax

It should be considered, then, that the second home produces income. For this reason, it must be included in the tax return. If, on the other hand, a so-called rental income is found to be able to apply for the dry coupon, but in most cases it is not able to cover even the living expenses, unless you can rent the property throughout the year. At this point, it is clear that maintaining a house by the sea is certainly not an easy expense to bear.

Is it Worth Buying a Second Home?

The answer is yes, as long as you follow some important tips. The first thing many do is to put the second house to a relative, so that it looks like a first home. This, however, is a viable option only if you have a lot of confidence in this person, as he will in all respects be the owner of the property and, therefore, could also forbid us, if he wanted to, the right to enter. The practice of the division of goods is also irrelevant, since it does not serve to reduce the tax burden in any way.

The best thing to do when buying a second home is to get advice from an industry expert who can tell us how to reduce costs in total compliance with the law.

In short, when you get hold of a second home, both by investment and inheritance, it is good to always have a clear picture of the expenses to be incurred and the costs related to the second property. If, as is desirable, you are dealing with real estate located in beautiful holiday resorts, you will have the opportunity to spend unforgettable holidays. If, on the other hand, it is a house that, in addition to representing a considerable cost, is also impossible to exploit, the best thing to do is definitely sell it. Obviously paying attention to write-downs.

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