The New Fast-Track Eviction Bill

The issue of evictions has returned to the forefront in a rental market marked by increasing rigidity and by lengthy, costly procedures for landlords to recover possession of their properties. Within this context, a series of legislative measures are progressively reshaping the sector: the Cartabia reform of civil procedure, the 2025 Security Decree (Law No. 80/2025), the new fast-track eviction bill and the bill on unlawful occupations presented to the Council of Ministers on 19 November 2025, and Bill S.1610—still under parliamentary consideration—which introduces the Eviction Enforcement Authority (AES). These measures form part of a broader reform process aimed at streamlining eviction procedures, digitalising the process, and strengthening the protection afforded to property owners.

The new fast-track eviction bill introduces an accelerated procedure for defaulting tenants and unlawful occupants, with the aim of drastically reducing the time needed to clear properties, which today are often blocked for months or even years. The key innovation is the elimination of the traditional eviction notice, meaning that the court bailiff will no longer be required to notify the tenant of the scheduled eviction date. To proceed with the eviction, the formal demand for compliance will be sufficient, setting a 10-day deadline for returning the property; from the eleventh day onward, enforcement will take place automatically, without any further notifications. The core of the reform is therefore an almost automatic mechanism that reduces bureaucracy and guarantees landlords a clear and predictable timeframe to regain possession of their property. This accelerated procedure does not apply to prime case, which are already covered by the fast-track eviction introduced by the Decreto Sicurezza 2025, but applies primarily to second homes, third homes, and additional properties, including those unlawfully occupied—that is, without legal title.

From a systemic perspective, the reform establishes the principle that an unlawful de facto possession by the occupant can no longer prevail, not even temporarily, over the landlord’s right of ownership when the landlord is fully compliant with the contract and legal obligations. To initiate enforcement and eviction, the key elements will be the possession of proof of ownership (such as the notarised deed), the application of the new special civil-law mechanism, and the immediate intervention of the court bailiff, possibly accompanied by law enforcement. The Government’s stated goal is to quickly return to the market properties that are currently unlawfully occupied, thereby contributing—at least in principle—to mitigating the housing crisis by increasing supply. The reform also addresses the issue of goods left inside the property after eviction: furniture, furnishings, and items without real value will be deemed abandoned, and if 30 days pass from the notification of enforcement without retrieval, the owner may dispose of or destroy them without further authorisation. This prevents the dwelling from remaining unusable for months. The reform does not eliminate protections for tenants experiencing temporary financial hardship, but it makes them more stringent. The defaulting tenant still has the possibility to request from the judge a grace period to pay outstanding rent and avoid eviction, but this benefit may be granted only twice in four years (whereas the current limit is three times). The underlying rationale is to counter chronic non-payment, distinguishing between those who suffer genuine economic hardship and those who intentionally exploit systemic delays.

The 2025 Security Decree (Law No. 80/2025) represents another pillar of the new framework. It introduces the new criminal offence of unlawful occupation of a dwelling (art. 634-bis c.p.), allows for immediate eviction in the case of primary residences and properties with a registered lease, accelerates the eviction validation procedure (to be completed within 30 days), makes PEC valid for all notifications, and provides for the automatic intervention of law enforcement in cases of occupation without title. Unregistered agreements remain excluded.

Bill DDL S.1610 completes the framework by introducing a special administrative procedure for eviction in cases of non-payment of at least two rent instalments, along with the establishment of the Autorità per l’Esecuzione degli Sfratti (AES). By submitting the registered contract and proof of non-payment, the landlord may obtain from the AES an eviction order within 7 days, enforceable within 30 days (up to 90 days if extended).

Overall, the new eviction reform fits within this broader process of institutional overhaul, adding more effective tools, clearer timelines, and new operational mechanisms that integrate with the changes already underway in the rental system.