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New Framework for Short-Term Rentals Starting October 1

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As of October 1, a revised framework for short-term rentals will come into effect. Under the new rules, properties that have not been officially classified as “primary use” will no longer be allowed to appear on digital rental platforms. The Minister of Tourism, Olga Kefalogianni, emphasized that no further extensions will be granted, since a nine-month adjustment period has already been provided.

Automatic Removal from Platforms

The Independent Authority for Public Revenue (AADE) will carry out electronic cross-checks for properties registered with a Property Registration Number (AMA). If a property is not listed as “primary use,” its AMA will be canceled. Following the cooperation agreements with major platforms (Airbnb, Booking.com, Expedia/Vrbo), the property will then be automatically removed from their listings.

These electronic audits will be complemented by on-site inspections, either by joint AADE and Ministry of Tourism teams or triggered by formal complaints. Any violation will result in a €5,000 fine, with significantly higher penalties in cases of repeated offenses.

Technical and Operational Standards

From October 1, 2025, all properties offered as short-term rentals will be required to meet specific technical and operational criteria, including:

  • Designation as primary use, with adequate natural lighting and ventilation,

  • Heating and air conditioning in all main living areas,

  • Installation of residual current devices (RCDs), fire extinguishers, and smoke detectors,

  • Clearly marked emergency exits,

  • Electrical safety certification from a licensed electrician,

  • Liability insurance for accidents and damages,

  • Pest control certificates, first aid kits, and emergency guides for guests.

Owners will be notified ten days prior to inspections. Fines start at €5,000 for a first violation, rise to €10,000 for a second within 12 months, and reach €20,000 for each subsequent offense. If not settled promptly, fines will be enforced through the tax authorities.

Expansion of Restriction Zones

Beyond the technical requirements, the government is also considering expanding restrictions on the issuance of new AMAs. The current freeze in Athens’ 1st, 2nd, and 3rd municipal districts may be extended to additional locations facing intense tourism pressure and housing shortages.

The Minister clarified that a nationwide restriction is not under consideration, as in some areas short-term rentals contribute positively to tourism. However, potential new restriction zones include Thessaloniki, Santorini, Chania, Paros, and Halkidiki. Final decisions are expected by the end of the year.

Addressing the Housing Issue

The Minister also acknowledged that restrictions alone cannot resolve the housing crisis. For this reason, the new framework introduces incentives for long-term rentals alongside disincentives for short-term use. Additionally, short-term rentals have been incorporated into the country’s Special Spatial Framework for Tourism.

Finally, international practices are being reviewed as models. One such example is the “French model,” which sets an annual cap of 90 days for the rental of primary residences.