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Vado a vivere da solo: contratto d’affitto registrato e affitto “in nero”9 min read

18 July 2019 7 min read

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Vado a vivere da solo: contratto d’affitto registrato e affitto “in nero”9 min read

Reading Time: 7 minutes

Se hai letto l’articolo sulle tipologie di contratto di locazione, avrai imparato che le varie esigenze degli inquilini possono essere soddisfatte con diversi schemi contrattuali. In questo articolo vedrai, però, che non basta scegliere il contratto d’affitto giusto per essere “in regola”. Occorre regolarizzare tutto anche dal punto di vista delle tasse da pagare. Vedremo cosa significa “contratto d’affitto registrato” rispetto al contratto d’affitto “in nero” e cercherò di fare chiarezza su alcune questioni che ruotano attorno a questo tema.

Solita premessa. Quella delle tasse è una materia molto spinosa e complicata: spero che questo breve articolo ti aiuti a capire le basi, ma probabilmente non esaurirà tutti i tuoi dubbi! Per qualsiasi cosa, scrivici o commenta qui sotto! Proveremo ad aiutarti. In ogni caso, la soluzione migliore è sempre chiedere al tuo esperto di fiducia (ad esempio il commercialista). Conoscendo la tua situazione, saprà fornirti tutte le risposte più adatte.

Contratto d’affitto registrato

Cosa significa “contratto d’affitto registrato”?

Per essere regolare dal punto di vista del contenuto, un contratto di locazione deve essere equilibrato, in modo che né il proprietario (il locatore) né l’inquilino (il conduttore) siano penalizzati.

Per essere regolare sugli aspetti fiscali (ossia relativi alle tasse), un contratto di locazione deve essere dichiarato all’Agenzia delle Entrate (l’agenzia pubblica che si occupa dei controlli fiscali), indipendentemente che il suo contenuto sia equilibrato o meno.

Cosa significa?

contratto d'affitto registrato
Ciao Agenzia!

Quando l’inquilino prende in affitto un appartamento, paga un canone come “ricompensa” al proprietario per avergli messo a disposizione un alloggio. Il proprietario riceve quindi una somma di denaro che entra a far parte del suo reddito, reddito che per legge deve essere tassato. La registrazione del contratto d’affitto è come un avviso all’Agenzia delle Entrate in cui si dice “Ciao Agenzia, sappi che da oggi inizierò a ricevere una somma di denaro su cui dovrò pagare le tasse”.

Supponiamo che il proprietario riceva 1.100 euro al mese, di cui 1.000 euro di canone (l'”affitto”) e 100 euro di spese condominiali. Ecco: registrando il contratto, l’Agenzia delle Entrate saprà che il proprietario dovrà pagare le tasse sui 1.000 euro di canone. Tieni a mente questo esempio per dopo.

Chi deve registrare il contratto d’affitto?

Il contratto di locazione deve essere registrato dal proprietario, che può farlo in qualunque ufficio dell’Agenzia delle Entrate oppure online, registrandosi sul sito. La registrazione del contratto comporta il pagamento di un’imposta di registro e un’imposta di bollo (le marche da bollo si possono comprare in tabaccheria). Vedremo dopo a quanto ammontano questi costi e se ci sono alternative meno onerose.

Attenzione, però. È vero che il proprietario si deve occupare della registrazione, ma è anche responsabilità dell’inquilino accertarsi che il proprietario lo faccia. Questo significa che se il proprietario non registra il contratto e l’Agenzia delle Entrate lo scopre, anche l’inquilino può essere sanzionato. Quindi: insisti con il tuo proprietario affinché registri il contratto entro le giuste tempistiche!

contratto d'affitto non registrato sanzioni
Occhio! Anche l’inquilino è sanzionato se non viene registrato il contratto d’affitto!

Quando va registrato il contratto d’affitto?

Il contratto di locazione deve essere registrato entro 30 giorni da quando viene firmato, altrimenti si pagano delle sanzioni. Le sanzioni saranno diverse a seconda che il contratto venga registrato in ritardo o non venga affatto registrato (contratto d’affitto “in nero”).

Quali sono i costi della registrazione del contratto d’affitto?

I costi della registrazione del contratto a seconda del regime fiscale scelto

Ricordi l’esempio del proprietario che incassa 1.100 euro di affitto (1.000 di canone e 100 di spese condominiali)? Ok. Questo proprietario incassa un reddito di 12.000 euro all’anno grazie all’affitto del suo appartamento. Ipotizziamo che abbia anche uno stipendio di 28.000 euro all’anno, per un reddito totale di 40.000 euro.

Ci sono due alternative (regimi fiscali) a disposizione del proprietario quando andrà a registrare il contratto di locazione: la registrazione “classica” (registrazione a tassazione ordinaria) o la registrazione con il regime di cedolare secca.

Costi del regime di tassazione ordinaria
  • imposta di registro: è una tassa da pagare all’Agenzia delle Entrate per il trasferimento di ricchezza (i soldi passano dall’inquilino al proprietario): 2% del canone annuo, moltiplicato per la durata del contratto. Nel nostro esempio, l’imposta di registro sarà pari a 240 euro all’anno (12.000 x 2%), di cui la metà a carico del proprietario e l’altra metà a carico dell’inquilino (120 euro a testa. In caso di più inquilini, i 120 euro si dividono per il numero dei coinquilini).
  • imposta di bollo: sulla copia del contratto da registrare, che conserverà l’Agenzia delle Entrate, va applicata una marca da bollo da 16 euro ogni 4 facciate scritte (e comunque ogni 100 righe).
  • imposta sul reddito: nel nostro esempio, il proprietario ha un reddito totale di 40.000 euro all’anno. Le imposte che dovrà pagare sul reddito saranno pari a circa 11.520 euro all’anno. Se ti interessa sapere come ho fatto questo calcolo, la spiegazione è più avanti nell’articolo.
Costi del regime di cedolare secca

L’effetto del regime della cedolare secca è quello di creare una separazione fra il reddito incassato dall’affitto e altri redditi (es. lo stipendio), evitando che si sommino fra di loro. La conseguenza qual è? Che il reddito incassato con l’affitto viene tassato separatamente rispetto a tutti gli altri redditi. In particolare, con il regime di cedolare secca, il reddito percepito con il canone d’affitto viene tassato al 21% (a volte vengono applicate percentuali più basse, ma non entriamo troppo nello specifico).

Ecco i costi della cedolare secca:

  • imposta di registro: NO.
  • imposta di bollo: NO.
  • imposta sul reddito: nel nostro esempio, il proprietario pagherà 2.520 euro all’anno sul canone d’affitto (12.000 x 21%). Restano fuori i 28.000 euro dello stipendio, su cui il proprietario dovrà pagare circa 6.960 euro all’anno.

Come puoi vedere, nel caso di tassazione ordinaria, il proprietario paga circa 11.640 euro all’anno (120 + 11.520), oltre alle marche da bollo al momento della registrazione. Nel caso della cedolare secca paga più o meno 9.480 euro all’anno (2.520 + 6.960), con un risparmio di più di 2.000 euro!

Non male, eh? E il risparmio è anche dell’inquilino, che nel caso di cedolare secca non dovrà accollarsi né marche da bollo, né l’imposta di registro.

In un prossimo articolo vedremo quali sono le possibili agevolazioni fiscali per gli inquilini, per oggi abbiamo già fatto abbastanza matematica!

Contratto d’affitto “in nero”

Tutte le considerazioni su tasse, registrazione e quant’altro, ovviamente non valgono per il contratto d’affitto in nero.

Ma cosa significa affitto in nero? Significa che l’Agenzia delle Entrate non sa che esiste un contratto d’affitto tra proprietario e inquilino, nessuno l’ha avvisata, perciò nessuno paga le tasse su nulla. Niente imposta di registro, niente cedolare secca, nulla.

La persona più avvantaggiata è il proprietario, che nel nostro solito esempio incassa 12.000 euro “puliti” (il suo reddito risulterà essere 28.000 euro e pagherà 6.960 euro di tasse, invece che 9.480 o addirittura 11.640). L’inquilino può essere avvantaggiato di riflesso, perché a volte gli affitti in nero sono un po’ più bassi rispetto a quelli “in regola”.

In caso di affitto in nero, o non esiste nessun contratto scritto, ma solo un accordo orale fra proprietario e inquilino, oppure esiste un contratto (o una scrittura privata, come spesso la chiamano) che però non viene registrato all’Agenzia delle Entrate.

contratto d'affitto in nero
Ecco quanto vale un contratto d’affitto in nero: quanto una cartina Rizla! (Crediti foto-con modifiche: Sludge G su Flickr)

In ogni caso: che valore ha un contratto d’affitto in nero? Esattamente lo stesso valore di una cartina Rizla.

Se un contratto d’affitto non viene registrato, non importa che proprietario e inquilino siano d’accordo su quello che c’è scritto. È come se non esistesse nessun contratto d’affitto.

Al di là del fatto che non pagare le tasse è illegale (e questo dovrebbe di per sé essere sufficiente a registrare un contratto d’affitto), si aggiunge il fatto che nessuno è tutelato contro possibili disguidi.

Se vuole, il proprietario può decidere di cacciare l’inquilino, e l’inquilino non ha rimedi per difendersi. Allo stesso modo, l’inquilino può smettere di pagare l’affitto e il proprietario non ha rimedi adeguati per recuperare queste somme.

Se vuoi approfondire: il sistema di pagamento delle imposte sul reddito

Come ho fatto a calcolare l’imposta sul reddito nel caso di tassazione ordinaria e nel caso di cedolare secca? Porta pazienza e presta un po’ di attenzione: facciamo due conti. Il meccanismo non è semplicissimo.

In Italia, a seconda di quanto reddito si incassa, si deve pagare una percentuale diversa di imposte, e lo si fa per una questione di equità. Chi ha un reddito più basso paga meno tasse, in modo da ridistribuire la ricchezza equamente. Per questo motivo esistono degli scaglioni di reddito a cui sono associate delle percentuali di tasse da pagare.

  • 1° scaglione: 0-15.000 euro all’anno —> 23% (es. se il tuo reddito è di 10.000 euro all’anno, paghi 2.300 euro di tasse)
  • 2° scaglione: 15.001-28.000 euro all’anno —> 27%
  • 3° scaglione: 28.001-55.000 euro all’anno —> 38%
  • 4° scaglione: 55.001-75.000 euro all’anno —> 41%
  • 5° scaglione: oltre 75.001 euro all’anno —> 43%

Facile, no? Nì. Ti spiego. Poniamo che una persona abbia un reddito di 100.000 euro all’anno, di cui 76.000 euro di stipendio e 24.000 euro di canoni ricevuti dagli inquilini per l’affitto del suo attico in centro. Rientra nel 5° scaglione di reddito, quindi con una tassazione del 43%. Significa che dovrà pagare 43.000 euro di tasse? No!

contratto d'affitto costi registrazione
Facciamo due conti…

Le imposte da pagare sul reddito sono calcolate così:

  • Parte di reddito fino a 15.000 euro: tasse al 23% (= 3.450 euro)
  • Parte di reddito da 15.001 a 28.000 euro: tasse al 27% (= 3.510 euro)
  • Parte di reddito da 28.001 a 55.000 euro: tasse al 38% (= 10.260 euro)
  • Parte di reddito da 55.001 a 75.000 euro: tasse al 41% (= 8.200 euro)
  • Parte di reddito da 75.001 a 100.000: tasse al 43% (= 10.750 euro)

Per un totale di circa 36.170 euro di tasse.

Ricapitolando…

Questo articolo è abbastanza denso di nozioni, che ho cercato di semplificare ma mi rendo conto che non è così scontato. E considera che questa sarebbe solo la punta dell’iceberg! Ma è quanto basta per avere un’infarinatura generale.

Abbiamo visto che cosa vuol dire registrare un contratto d’affitto e quali sono le conseguenze fiscali. Abbiamo analizzato i due regimi fiscali a cui può essere assoggettato un contratto d’affitto registrato, per capire che in parecchi casi conviene optare per il regime della cedolare secca rispetto alla tassazione ordinaria. Per approfondire, abbiamo dato anche un’occhiata al funzionamento delle imposte sui redditi.

Spero infine che tu abbia capito che è obbligatorio registrare un contratto d’affitto, e che l’affitto in nero, oltre a essere illegale, non garantisce nulla né al proprietario, né all’inquilino. Contratto d’affitto in nero = non esiste nessun contratto. Quindi, per favore, tutelati!

Direi che per oggi siamo a posto così.

Dubbi/curiosità?

Scrivici o commenta qui sotto! Cercheremo di venirti incontro e risolvere i tuoi dubbi. Intanto ecco qualche link utile per approfondire:

Sezione dedicata alla registrazione dei contratti di locazione – sito Agenzia delle Entrate

Registrazione online dei contratti di locazione – sito Agenzia delle Entrate

Al prossimo articolo!

 

 

RoomMate si è adoperata per garantire una gestione digitale della locazione con standard professionali introvabili sul mercato. Offrendo un’App gratuita per l’inquilino, attraverso la quale il proprietario/locatore può gestire comunicazioni, documenti e pagamenti, è lo stesso inquilino ad essere attratto dalla professionalità del locatore.

107 Comments
  1. […] Quante tipologie di contratto di affitto esistono? Quale contratto scegliere, e cosa cambia? Cosa vuol dire contratto di affitto “registrato”/”in nero”? Esistono agevolazioni fiscali? Cerchiamo di andare con ordine e di rispondere alle domande in […]

  • […] di registrarlo all’Agenzia delle Entrate (che poi in realtà è un obbligo! –> Scopri quali sono le conseguenze negative dell’affitto in nero), sai quali sono gli elementi del contratto d’affitto? Insomma, sai cosa andrai a firmare? […]

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    Prostadine is a dietary supplement formulated to support prostate health, particularly in men experiencing symptoms of benign prostatic hyperplasia (BPH) or other prostate-related issues. As men age, maintaining prostate health becomes increasingly important to avoid urinary discomfort and other related problems. Prostadine aims to provide a natural solution through a blend of ingredients known for their beneficial effects on the prostate. https://sites.google.com/spsw.edu.pl/prostadine/

  • glucotil

    Glucotil is a dietary supplement designed to support healthy blood sugar levels and overall metabolic health. Managing blood sugar is crucial for individuals with diabetes or pre-diabetes, as well as for those looking to maintain healthy energy levels and prevent future metabolic issues. Glucotil combines natural ingredients that have been shown to positively affect blood glucose regulation and insulin sensitivity. https://sites.google.com/spsw.edu.pl/glucotil/

  • sugar defender

    Sugar Defender is a dietary supplement designed to help regulate blood sugar levels and support overall metabolic health. Targeting individuals with pre-diabetes, diabetes, or those seeking to maintain stable blood sugar levels, Sugar Defender combines natural ingredients known for their ability to improve glucose metabolism and enhance insulin sensitivity. https://sites.google.com/spsw.edu.pl/sugardefender/

  • nagano tonic

    Nagano Tonic is a dietary supplement designed to promote overall health and wellness. Drawing inspiration from traditional Japanese medicine and modern nutritional science, Nagano Tonic incorporates a blend of natural ingredients known for their health-boosting properties. This supplement aims to enhance energy levels, support immune function, and improve overall vitality. https://sites.google.com/spsw.edu.pl/naganotonicleanbelly/

  • zencortex

    ZenCortex is a nootropic supplement designed to enhance cognitive function, support brain health, and improve mental clarity. By combining a blend of natural ingredients known for their neuroprotective and cognitive-enhancing properties, ZenCortex aims to boost memory, focus, and overall brain performance. https://sites.google.com/spsw.edu.pl/zencortex/

  • serolean

    SeroLean is a dietary supplement designed to support weight loss and overall metabolic health. By leveraging the power of natural ingredients, SeroLean aims to help individuals achieve their weight management goals by enhancing serotonin levels, reducing appetite, and promoting fat metabolism. https://sites.google.com/spsw.edu.pl/serolean/

  • pineal xt

    Pineal XT is a dietary supplement formulated to enhance sleep quality and support sleep patterns. Known for its natural ingredients, Pineal XT particularly focuses on boosting melatonin production, aiding individuals in managing sleep-related issues effectively. https://sites.google.com/spsw.edu.pl/pinealxt/

  • prodentim

    Prodentim offers a range of innovative dental care products designed to promote optimal oral health. From toothpaste to oral rinses, Prodentim products are formulated with advanced ingredients to address various dental concerns and enhance overall oral hygiene. https://sites.google.com/spsw.edu.pl/prodentim/

  • puravive

    Puravive is a dietary supplement designed to support weight loss and overall metabolic health. By leveraging a blend of natural ingredients known for their fat-burning and metabolism-boosting properties, Puravive aims to help individuals achieve their weight management goals and enhance their overall well-being. https://sites.google.com/spsw.edu.pl/puravive-web/

  • puravive

    Puravive is a dietary supplement designed to support weight loss and overall metabolic health. By leveraging a blend of natural ingredients known for their fat-burning and metabolism-boosting properties, Puravive aims to help individuals achieve their weight management goals and enhance their overall well-being. https://sites.google.com/spsw.edu.pl/puravive-web/

  • cardio defend

    Cardio Defend is a dietary supplement designed to support cardiovascular health. Utilizing a blend of natural ingredients, Cardio Defend aims to improve heart function, promote healthy blood pressure, and enhance overall cardiovascular wellness. This article explores the composition, benefits, clinical evidence, and user experiences related to Cardio Defend. https://sites.google.com/spsw.edu.pl/cardiodefend/

  • kerassentials

    Kerassentials is a skincare and nail care product designed to promote healthy, strong nails and improve the overall condition of the skin. Combining natural and scientifically-backed ingredients, Kerassentials targets common issues such as fungal infections, brittle nails, and dry skin, providing a comprehensive solution for maintaining nail and skin health. https://sites.google.com/spsw.edu.pl/kerassentials-try/

  • eye fortin

    EyeFortin is an all-natural eye-health supplement that helps to keep your eyes healthy even as you age. It prevents infections and detoxifies your eyes while also being stimulant-free. This makes it a great choice for those who are looking for a natural way to improve their eye health. https://sites.google.com/spsw.edu.pl/eyefortin/

  • burn boost

    Burn Boost is a dietary supplement designed to aid in weight management and fat loss. Combining a blend of natural ingredients, Burn Boost aims to increase metabolism, enhance energy levels, and support overall weight loss efforts. This article explores the composition, benefits, clinical evidence, and user experiences related to Burn Boost. https://sites.google.com/spsw.edu.pl/burnboost/

  • glucotrust

    GlucoTrust is a dietary supplement designed to support healthy blood sugar levels and improve overall metabolic health. Combining a blend of natural ingredients known for their beneficial effects on blood sugar regulation, GlucoTrust aims to provide a comprehensive solution for individuals looking to manage their blood sugar levels naturally. This article explores the composition, benefits, clinical evidence, and user experiences related to GlucoTrust. https://sites.google.com/spsw.edu.pl/glucotrust/

  • alpha tonic

    Alpha Tonic is a dietary supplement designed to support male vitality, energy, and overall performance. Combining a blend of natural ingredients known for their beneficial effects on male health, Alpha Tonic aims to provide a comprehensive solution for men looking to enhance their physical and mental well-being. This article explores the composition, benefits, clinical evidence, and user experiences related to Alpha Tonic. https://sites.google.com/spsw.edu.pl/alphatonic/

  • red boost

    Red Boost is a dietary supplement formulated to support male vitality, enhance physical performance, and improve overall well-being. With a blend of potent natural ingredients, Red Boost aims to address common issues related to male health, such as low energy, reduced libido, and decreased stamina. This article delves into the composition, benefits, clinical evidence, and user experiences of Red Boost. https://sites.google.com/spsw.edu.pl/redboost/

  • potent stream

    PotentStream is a dietary supplement designed to enhance male vitality, energy levels, and overall performance. Combining a blend of potent natural ingredients, PotentStream aims to provide a comprehensive solution for men experiencing issues related to low energy, reduced libido, and decreased stamina. This article explores the composition, benefits, clinical evidence, and user experiences of PotentStream. https://sites.google.com/spsw.edu.pl/potentstream/

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