A Complete Guide to the December 16 IMU Deadline

Every December, as the holiday lights are switched on, another tradition returns: the IMU balance payment. IMU (Imposta Municipale Unica) is Italy’s municipal property tax on second homes, holiday homes, and non-primary residences. It affects millions of Italian owners, and a growing number of foreign owners, who have invested in Italian holiday properties, farmhouses, and inherited homes.

If you own property in Italy, understanding how IMU works is essential. This guide explains who must pay, how rates are calculated, what exemptions exist, and how foreign non-residents can avoid mistakes ahead of the December 16, 2025 deadline.

What Is IMU and Who Has to Pay It?

IMU applies to all properties that are not your main registered residence (abitazione principale).

If you are a foreign property owner who doesn’t have Italian residency status (residenza anagrafica), you are liable for IMU.

Properties that must pay IMU

• • Second homes

• • Holiday homes

• • Rural houses and farmhouses not used as primary residences

• • Properties inherited and left unused

• • Investment or rental properties

• • Luxury-category primary homes (A/1, A/8, A/9)

• • Homes owned by foreign non-residents

Properties exempt from IMU

• • Non-luxury primary residences

• • Certain agricultural buildings

• • Some properties assigned after a separation or divorce

IMU 2025: Rules at a Glance

Overview of IMU 2025

Property Type	Typical 2025 Rate	Exemptions / Notes	Deadline
Second home / holiday home	0.76% (varies by municipality)	No exemptions	Dec 16
Luxury homes (A/1, A/8, A/9)	0.76% – 1.06%	Taxable even if used as primary residence	Dec 16
Rented properties	0.76%	Reduction possible for canone concordato	Dec 16
Commercial properties / land	Variable	Depends on local regulations	Dec 16
Primary residence (non-luxury)	Exempt	Must meet residency + habitual use requirements	—
Properties owned by foreigners	0.76% (typical)	No “prima casa” benefits available for non-residents	Dec 16

How to Calculate IMU (Step-by-Step)

IMU is calculated using the cadastral value (rendita catastale), not the market value.

Formula

1. 1. Cadastral value × 1.05

1. 1. Multiply by coefficient 160 (most residential)

1. 1. Apply municipal rate (aliquota)

Example

Cadastral value: €700

• • €700 × 1.05 = €735

• • €735 × 160 = €117,600

• • 0.76% → €893 annual IMU

Foreign Owners: Common IMU Mistakes

Foreign owners often misunderstand how IMU works. Common issues include:

• • Assuming a holiday home qualifies as “primary residence”

• • Forgetting IMU applies to empty, unused properties

• • Not knowing the cadastral category

• • Thinking the comune will send a bill (they never do)

• • Missing changes in municipal IMU rates

How Municipalities Publish New IMU Rates

Every municipality must publish its updated IMU rates on the Ministry of Finance Portale del Federalismo Fiscale by October 31.

If a comune fails to publish in time, the previous year’s rates remain valid.

Examples of IMU for Foreign Owners (2025)

Typical IMU Scenarios for Foreign Owners

Owner Type	Property Type	Cadastral Value (RC)	IMU Estimate	Notes
American buying a Tuscan farmhouse	€500,000 rural farmhouse	€900	€1,100–€1,300	No exemptions
UK buyer with Puglia holiday home	€220,000 coastal apartment	€550	€650–€800	Standard second-home rate
Canadian inheriting a family farmhouse	€160,000 stone property	€400	€450–€600	Co-heirs each pay a share
Swiss owner of luxury villa	€1.2M villa (A/1)	€2,500	€3,000–€4,000+	Luxury IMU always applies

Inheritance: What Foreign Buyers Should Know

Some international owners may have received a rural Italian property through inheritance, often shared between multiple heirs.

Key IMU inheritance rules

• • IMU is owed from the date of death, not the end of probate.

• • Heirs pay IMU in proportion to their share (quota).

• • Only the heir who actually lives in the property and has residency may receive an exemption.

• • Unupdated inheritance records can lead to incorrect or inflated tax bills.

When rural estates involve old stone houses, vineyards or land parcels, it’s common for cadastral data to be outdated or incomplete. This makes a legal review essential.

How to Pay IMU

Payment methods include:

F24 Form

The standard method; can be paid via Italian or SEPA bank accounts.

Italian online banking (home banking)

Most banks pre-fill the IMU payment fields.

Through a tax consultant or legal representative

Common for non-resident owners.

Useful Tax Codes (Codici Tributo)

• • 3918 – Second home

• • 3928 – Luxury-category principal residence

• • 3916 – Building land

IMU Deadlines for 2025

IMU has two annual deadlines:

1. June 16 — First Instalment (Acconto)

Based on rates from the previous year.

2. December 16 — Final Balance (Saldo)

Adjusts for:

• • Updated municipal rates

• • Any changes to property ownership

• • Recalculations of cadastral values or category

The December payment ensures the year’s total IMU is correct.

Penalties for Late or Incorrect IMU Payment

Italy applies penalties based on delay:

• • Within 14 days: 0.1% per day

• • 15–30 days: 1.5%

• • 30–90 days: 1.67%

• • 90 days – 1 year: 3.75%

• • Over 1 year: 4–30% depending on timing and method

Interest (around 5% annually) is added on top.

Foreign owners often face penalties simply because they were unaware of deadlines, particularly those who have inherited a property or don’t monitor municipal announcements.

Practical Examples of IMU Penalties for Late or Incorrect Payment

Paid within 14 days (0.1% per day)
A Canadian owner of a holiday apartment in Liguria realises on December 22 that they forgot to pay their IMU balance due on December 16. They submit the payment six days late. On an IMU amount of €1,000, the penalty is just €6, plus a small amount of interest. This is considered a minor delay and is the least costly scenario.

Paid between 15 and 30 days late (1.5%)
An American buyer who owns a second home in Tuscany overlooks the IMU deadline while travelling. They make the payment on January 5, roughly 20 days late. On a €1,200 IMU bill, the penalty comes to €18, plus accrued interest. While still manageable, the cost is noticeably higher than paying within the first two weeks.

Paid between 30 and 90 days late (1.67%)
A British non-resident who inherited a rural property in Umbria mistakenly assumes IMU will only apply after the inheritance is finalised. The payment is made 60 days late. On a tax amount of €900, the penalty is approximately €15, plus interest. Although the percentage increase is modest, repeated delays can attract closer scrutiny from the municipality.

Paid between 90 days and 1 year late (3.75%)
A Swiss owner of a farmhouse in Puglia does not realise IMU applies to unused properties. Nearly eight months after the deadline, they receive notice from the local authority. On an IMU amount of €1,500, the penalty reaches about €56, in addition to interest. At this stage, the cost of non-compliance becomes more significant.

Paid after more than 1 year (4%–30%)
An Australian investor purchases a second home in Sicily and assumes their property manager is handling all taxes. Two years later, they discover IMU was never paid. Depending on whether they self-correct or are formally assessed by the tax authority, penalties may range from 4% to as high as 30% of the unpaid tax. On a €2,000 IMU liability, this could mean penalties of €80 to €600, plus accumulated interest.

Interest Charges
In all cases, statutory interest—currently around 5% per year—is added to the penalty. While interest alone is rarely substantial for short delays, it can significantly increase the total amount owed when combined with higher penalty brackets.

How De Tullio Law Firm Supports Foreign Property Owners

Managing Italian tax, cadastral rules, and municipal regulations can be complex, especially for non-residents or those who inherit rural homes.

De Tullio Law Firm assists international clients by providing:

• • IMU and TARI tax guidance

• • Verification of cadastral values and categories

• • Assistance with inheritance tax and succession documentation

• • Updating ownership records so IMU is calculated correctly

• • Representation via Power of Attorney

• • Liaison with municipalities and tax authorities

• • Ongoing annual tax compliance support

With more than 60 years of experience, the firm helps ensure owners avoid penalties, overpayments, and bureaucratic errors, making Italian property ownership worry-free.

If you’d like tailored assistance with your IMU position or other property-related matters, you can book a free consultation.

FAQ IMU (2025)

Do foreign owners have to pay IMU?

Yes. IMU applies to all non-primary residences, and foreign buyers not resident in Italy do not qualify for residency-based exemptions.

What happens if I miss the December 16 deadline?

Penalties apply immediately but can be reduced if corrected quickly.

Do inherited properties owe IMU before succession is complete?

Yes. IMU is due from the date of death. Co-heirs split the obligation.

Is IMU based on market value?

No. It is based on the cadastral value, which is usually lower than market value.