For landlords of vacation rentals
How a booking works
From inquiry to checkout: what happens when a guest books through Terra Mia Immobiliare, when the guest pays you, and when the commission is due.
In short
- The guest pays the rent directly to you. No guest money passes through Terra Mia Immobiliare.
- The booking becomes binding once the 25% down payment reaches you. The guest does not have to sign anything.
- The commission is 16%. The invoice comes with the rental contract and is due 14 days after the invoice date.
- If the guest cancels, the cancellation fee goes to you. The commission still applies.
Step by step
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The guest sends an inquiry
A guest asks about your property for specific dates. The inquiry is not binding. Terra Mia Immobiliare checks availability with you and replies to the guest within 24 hours on business days.
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The guest gets an offer
If the property is available, the guest receives an offer with the total price, the payment schedule and the cancellation terms.
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Rental contract and commission invoice
Once the guest accepts, Terra Mia Immobiliare issues the rental contract. The contract is between you and the guest. The guest receives it in their language and you receive it in yours, together with the commission invoice.
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The down payment reaches you
The guest transfers 25% of the total price to your account within 7 days. Because the money goes to you, Terra Mia Immobiliare asks you by email whether it has arrived. You answer with one click and do not need to log in. With the down payment the booking is binding, and you and the guest both receive the confirmation.
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The balance
The guest transfers the rest no later than 21 days before arrival, also to you. A different deadline between 7 and 60 days can be agreed upon with Terra Mia Immobiliare. If arrival is closer than the deadline, the guest pays the full amount at once. If you accept cash on arrival, the guest may pay the balance in cash but has to tell you by the deadline.
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Guest registration
In Italy every guest must be registered with the police through Alloggiati Web. The guest enters the details of everyone in the party online before arrival and gets a reminder 7 days ahead. The details are ready in your account as a file for the registration.
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Arrival and departure
You welcome the guest and hand over the property. Two days before departure, Terra Mia Immobiliare asks the guest for a review.
Who pays what to whom?
| Payment | Amount | Due | Paid to |
|---|---|---|---|
| Down payment | 25% of the total price | 7 days after the rental contract | You |
| Balance | 75% of the total price | 21 days before arrival | You |
| Commission | 16% plus VAT | 14 days after the invoice date | Terra Mia Immobiliare |
The down payment is always made by bank transfer. Anything agreed differently for a single booking is stated in its rental contract.
What the mediation costs
Terra Mia Immobiliare charges a 16% commission on the total price the guest pays you, including final cleaning. Tourist tax, electricity, water, gas, heating, air conditioning and the security deposit are not included. Without a verified VAT number, Italian VAT (IVA) of 22% is added, on the commission only, never on the rent.
With a verified VAT number, 19% German VAT applies if the number is German, or the reverse-charge procedure if it is from another EU country.
Why the invoice comes before the money
The guest pays you, and Terra Mia Immobiliare cannot see your account. That is why the invoice comes with the rental contract. The down payment is due after 7 days and the invoice after 14, so the guest's money is usually there by then.
Example: a stay of €1,000
- Total price
- €1,000
- Guest's down payment to you (25%)
- €250
- Commission (16%)
- €160
- IVA on the commission (22%)
- €35.20
- Invoice total
- €195.20
The down payment of €250 covers the invoice of €195.20.
If the guest cancels
Unless your property has its own agreed terms, these cancellation fees apply. They are calculated on the total price without tourist tax and utility costs, and they go to you.
| Cancellation | Fee |
|---|---|
| 60 days or more before arrival | 25% |
| 59 to 30 days before arrival | 50% |
| 29 to 7 days before arrival | 80% |
| Less than 7 days before arrival, or no-show | 100% |
What counts is the day Terra Mia Immobiliare receives the cancellation.
The commission still applies when a booking is canceled, because the mediation has been done. Even the lowest fee of 25% covers it including IVA (19.52% of the price). If the down payment never arrives, the booking does not go ahead and Terra Mia Immobiliare cancels the invoice.
If a payment is late
Two days before each due date, Terra Mia Immobiliare reminds the guest. The day after the due date, you get an email asking whether the money has arrived. You answer with one click: “received” or “not yet,” and “guest pays cash” if you accept cash. If you answer “not yet” or do not answer within three days, Terra Mia Immobiliare is notified and works out the next step with you. A booking is never canceled automatically.
Frequently asked questions
Does the guest have to sign the rental contract?
No. The booking becomes binding as soon as the down payment reaches you.
Why does the commission invoice arrive before the guest has paid?
The guest pays you directly, so Terra Mia Immobiliare cannot see the payment. The invoice is due 14 days after the invoice date, and the guest's down payment after only 7.
What happens to the commission if the guest cancels?
It still applies, because the mediation has been done. The cancellation fee of at least 25% goes to you and covers the commission including IVA. If no down payment ever arrives, Terra Mia Immobiliare cancels the invoice.
Does the guest's money go through Terra Mia Immobiliare?
No. The down payment and the balance go straight to your account. Terra Mia Immobiliare only invoices you for the commission.
Can the guest pay in cash?
For the balance, yes, if you accept cash on arrival. The guest has to tell you by the balance due date. The down payment is always made by bank transfer.
The binding rules are in the mediation terms and the booking terms. Mediation terms · Booking terms
A question about your booking?
Reply to the email about the booking, or write through the contact form.