German Many dream of life in Italy, but few have the courage to start a business here, which is understandable. It takes time, patience, and a tolerance for endless bureaucracy and unexpected setbacks. But sometimes, when you fall deeply in love with a place, all of that fades into the background.
Today, we’re sharing the story of Tim Epstein, a man who left Australia to settle in Toscolano Maderno, a small town of just 7,500 residents in the province of Brescia, on the shores of Lake Garda.
A Love Affair with Italy That Started in Berlin
Originally from Melbourne, Tim Epstein was like many Australians: a lifelong traveler. Backpacking through Europe in his twenties, he met an Italian student from Lake Garda while in Berlin. That chance encounter led to a summer spent exploring northern Italy, from Verona, to Venedig and Lake Garda.
Years later, after relocating to the UK, where he was working as a IT consultant, he decided to make a life-changing decision due to the Brexit: “I didn’t want to lose my EU rights” he recalls. So he quit his job, packed his bags, and decided to make Italy home – all before the Brexit deadline.
Buying a Villa in Italy: What It Really Takes
Not having to do any kind of permesso di soggiorno or any visa, the first big step was finding the right property. “I flew back and forth from the UK every weekend for six months” he explains. He finally found the perfect villa in Toscolano Maderno – complete with a garden, hot tub, pool, outdoor kitchen, and panoramic terrace.
Not having a strong command of the language, Tim decided to rely on local friends – one of whom was his former Italian teacher in London. With their help, he put together a trusted team: a lawyer (avvocato), a surveyor (geometra), a notary (notaio), and an insurance agent.
“They took all the stress out of buying property in Italy as a foreigner and made it easy for me. So that was the first step. And once I did that, I just had to make my decision to to move here.”
After that, he obtained all the necessary permits from the municipality, a process that took nearly three months, but it officially allowed him to run the villa as a casa vacanza (holiday home).
Bureaucracy and the Power of Patience
One thing Tim always reminds aspiring expats is that patience is essential when dealing with Italian bureaucracy. Even after years of living in the country, misunderstandings can still happen, and often take time to resolve.
A recent example involved a small but important detail in the licensing of his holiday rental. The municipality contacted him, noting that he had bookings for eight guests, while his license only allowed for quattro posti letto. “I thought that meant four beds, which matched the number of bedrooms” Tim explains. “But in fact, it refers to the number of people allowed to stay.”
To update the license, he had to submit the property’s cadastral plans, a police clearance, and various administrative documents, all through certified email (PEC) and with digital signatures. Thanks to the help of local friends, he managed to get everything sorted, but the process took around three months. During that time, he had to pause bookings to stay compliant, which unfortunately meant some business was lost.
Life Beyond Summer: Integrating and Adapting to the Seasonal Economy
Living and running a B&B near Lake Garda means adapting to a different rhythm and embracing the seasonal nature of the local economy.
“Summer is chaos: traffic, full beaches, packed restaurants. But winter is peaceful. I can cycle the quiet roads, take long walks, and reconnect with the local community.”
In the off-season, he travels or works on renovations and maintenance himself to cut costs: “I’ve learned to do plumbing, painting, plastering. I love the slower pace.”
Living in Italy taught him patience, humility, and the value of adapting to a different way of life. A simple example is the emphasis on formality: “While Australians tend to be informal, in Italy it matters, especially when interacting with older people and professionals. I had to learn to use Lei instead of tu”.
Unlike larger cities, Toscolano Maderno has almost no English-speaking expat community. Luckily, Tim started learning Italian 20 years ago in London.
“Speaking the language has made all the difference — whether dealing with the municipality, navigating healthcare, or simply chatting with neighbors.”
Auf der healthcare front, Tim praises Italy’s public system: “My check-ups, medications, and specialist visits have been affordable and reliable — as long as you book ahead.”
Thinking of Starting a Guest Business in Italy?
Tim’s number one piece of advice is to get a trusted Italian accountant or financial advisor before you move. “I didn’t — and that was a big mistake” he admits. “In the UK, running an Airbnb is simpler. No guest registration, no tourist taxes, no extra bureaucracy. But in Italy, it’s a different story entirely.”
So if you’re planning to open a tourist business, solid financial planning is essential. Taxes, regional regulations, and registration requirements vary widely – and without proper guidance, it’s easy to get overwhelmed, or worse, make costly decisions.
“Find a good commercialista [accountant] before you move. Understand the local laws, taxes, and registration requirements. If I’d known how much tax I’d pay — or that I could’ve moved to a 7% flat-tax area in the South — I might’ve done things differently.”
Still, despite the challenges, Tim says he would do it all over again – not just for the business, but for the life he’s found in Italy:
"Even with the bureaucracy and taxes, my quality of life here is ten times better. I’m more relaxed, more connected to nature and the community. And hopefully, in a few years, I’ll become a full Italian citizen.”
So yes, Italy isn’t always easy, but like many meaningful decisions in life, patience is everything. It takes time to adjust. Let go of your expectations, embrace the process, and face each challenge one step at a time.
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