Ministry of Tourism – New Circular on Short-Term Rental Properties

Posted on September 30, 2025October 4, 2025 by Editor

The Ministry of Tourism issued circular 19231/19.09.2025, which was also communicated to the Association of Short-Term Rental Property Companies (Stama Greece).
This document specifies the standards that short-term rental properties must meet as of October 1st, 2025, in implementation of Article 3 of Law 5170/2025.

The circular applies both to properties already registered in the Short-Term Rental Property Registry of the Independent Authority for Public Revenue (AADE) (with a Property Registry Number – AMA) and to those that will be registered in the future.

Standards for Short-Term Rental Properties

According to the circular, every property offered for short-term rental must meet the following requirements:

Be designated as primary-use spaces and have natural lighting, ventilation, and air conditioning.
Have liability insurance against damages or accidents.
Provide a valid Electrical Installation Declaration (issued by a licensed electrician), fire extinguishers, smoke detectors, residual current devices (RCDs), and emergency exit signage.
Possess a valid pest control and disinfection certificate, a first aid kit, and a guide with emergency phone numbers.

A. Primary-use spaces – Lighting – Ventilation – Air Conditioning

Primary-use spaces (bedrooms, living rooms, kitchens, offices) must:

Have a minimum height of 2.50 m.
Provide natural lighting (at least 10% of the floor area) and natural ventilation (at least 5% of the floor area).
Openings must face a communal space, uncovered area, or semi-outdoor space.
Include air conditioning (at least in bedrooms) with cooling-heating systems (split type or portable).
Properties located in mountainous areas at altitudes above 600 m are exempt from mandatory AC installation.

B. Liability Insurance

Each property must have a valid liability insurance contract with a legally licensed insurance company, in force during the rental period.
The registry of authorized insurance companies is available on the website of the Bank of Greece.

C. Electrical Safety – Fire Protection – Signage

Each property must include:

A valid Electrical Installation Declaration (EID) confirming the presence of an RCD (Residual Current Device).
At least one fire extinguisher (6 kg) per 100 m², with extinguishing capacity of 21A-113B-C.
Smoke detectors in bedrooms and kitchens.
Emergency lights and exit signage at all exits.

D. Pest Control Certificate – First Aid Kit – Emergency Numbers

A valid pest control and disinfection certificate from a licensed company.
A first aid kit labeled in both Greek and English.
The first aid kit must include the following items:

Item	Quantity
Hydrogen Peroxide	Bottle ≥ 50 cc
Povidone-Iodine 10% Solution	Bottle ≥ 30 ml
Sterile Gauze Pads	5 pieces (various sizes)
Fabric Adhesive Bandage (≥ 3 cm width)	1 box
Elastic Bandage	1 piece
Medical Tape	1 piece
Pressure Hemostatic Bandage	2 pieces (various sizes)
Burn Hydrogel Sachet	2 pieces
Ammonia Stick (for insect stings)	1 tube
Latex Gloves with Powder, Non-Sterile	4 pieces

A list of emergency phone numbers must be displayed in a visible location

Service	Phone Number
European Emergency Number	112
Hellenic Police	100
Fire Department	199
National Emergency Aid Centre (Ambulance)	166
Poison Control Centre	+30 210 7793777
Hellenic Coast Guard	108
National SOS Helpline	1056
Nearest Hospital	(insert local number)
Taxi Service	(insert local number)

New Framework for Short-Term Rentals Starting October 1

Posted on September 27, 2025October 4, 2025 by Editor

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.

Unfair and Contradictory: The €600 Annual Levy on Short-Term Rentals

Posted on September 22, 2025October 4, 2025 by Editor

The Association of Short-Term Rental Property Companies (Stama Greece) has strongly opposed the recent legislative proposal imposing a €600 annual fee per property on short-term rental management companies. The measure is described as unjust, illogical, and legally questionable, as it creates a new financial burden on the sector at a time when other professionals are seeing tax relief.

Tax Relief for Some, New Burdens for Others

While the government has announced the abolition of the “special business levy” for individuals and is considering extending this relief to legal entities, the short-term rental industry faces a targeted surcharge.
Article 248 of the draft law “National Customs Code and Other Provisions” introduces a €600 charge per property, by classifying each unit as a “branch.”

Why the Measure Is Considered Unfair

According to Stama, this approach:

Misinterprets the concept of a branch, as defined by law.
Conflicts with a recent ruling of the Council of State (Decision 602/2025), which, even if not final, judged that such an interpretation should be annulled.
Ignores the actual nature of the sector, where properties operate without staff or hotel-like services, aside from the legal obligation to provide bed linen.

Inequality Within the Market

The new fee creates an uneven playing field:

Similar businesses, such as real estate agencies or condominium managers, are not subject to such charges.
Short-term rental operators are penalized simply because of their business model.
Instead of recognizing short-term rentals as a decentralized and modern service, the law treats them as if they were scattered “branches,” which is not the case.

A Call for Revision

Stama urges policymakers to reconsider, stressing that this is not merely another tax but a structural contradiction, as it clashes with both established jurisprudence and the very nature of the sector.

The Association’s Key Demands:

The immediate withdrawal or substantial amendment of Article 248.
The implementation of transparent and uniform rules for all property management professionals.
Respect for the Council of State’s ruling—or at least awaiting the final decision expected in December.

Conclusion

Short-term rental professionals are calling for equal treatment. Since the measure has not yet entered into force, there is still time for reason and fairness to prevail, and for policymakers to adopt a more balanced solution that does not single out an entire industry.

Elevating Your Airbnb: How to Create Concierge – Level Services Guests Will Appreciate

Posted on September 10, 2025October 4, 2025 by Editor

Airbnb hosts invest considerable effort in creating and maintaining their properties. But in 2025, offering just a comfortable space often isn’t enough. By providing concierge-style services, you can transition from being purely a host to becoming a full-service experience provider—helping your property stand out and delight your guests.

What “Concierge Services” Mean in the Airbnb Context

In hotels, a concierge handles personalized guest requests—restaurant reservations, sightseeing tips, babysitting, etc. For Airbnb hosts, “conciergerie” is a concept that extends beyond property upkeep to crafting customized guest experiences: arranging private chefs, in-home spa sessions, local tours, or grocery deliveries.

By adopting this mindset, you shift your role: you’re no longer just offering lodging, but curating an experience. And you don’t need a luxury property to do that—well-executed added services can elevate any listing.

How Airbnb Concierge Services Operate

Vacation rental management companies often already handle basic logistics—cleaning, check-ins, maintenance, guest communication. Some go further and brand themselves as concierge providers.

They may bundle property management with lifestyle services, or coordinate with external partners to fulfill guest requests. Hosts can also develop these offerings themselves, either by directly providing services or forming partnerships with local vendors.

Enable Guest–Service Provider Connections

One of the most effective ways to add value is by bridging your guests with local businesses. For example:

Upon arrival, guests find a stocked fridge from a neighborhood deli
A romantic dinner prepared in-home via a chef
A local photographer capturing memories during their stay
In-home massages or wellness treatments post-arrival

These touches make your guests feel cared for and differentiate your property from standard rentals.

Service Ideas You Can Provide or Coordinate

Here are services that hosts can offer either directly or by collaborating with local providers:

Grocery delivery
Laundry or dry-clean pickup
Airport transfer or local transport
Breakfast basket with local products
Flexible check-in / check-out
DIY spa kits or wellness packages
Facilitation of fitness or yoga sessions
Pet care support (walkers, sitters)
Photography or video shoots
Hair, makeup, nails, or grooming services
Private chefs or catered meals
In-home spa, massage, or wellness treatments

The Value for Hosts

Implementing concierge services can bring real benefits:

Improved guest experience → better reviews and word-of-mouth
Differentiation in a saturated market → your listing becomes a premium choice
Ability to justify higher nightly rates through value-adds rather than base-rate hikes
Increased guest loyalty and repeat stays when guests remember the extra touches

Airbnb “Services” Feature & How It Helps

In 2025, Airbnb introduced a global “Services” offering (distinct from Experiences). These include things like private chefs, massages, photo sessions, personal training, and more. Many services begin under USD 50. Providers must be vetted and supply credentials. Airbnb Newsroom

This addition signals Airbnb’s move to integrate hospitality services directly into its platform, giving hosts an in-app way to offer concierge services. It also means hosts can tap into vetted professionals without building an independent network from scratch.

Pricing & Fee Structures for Concierge Services

When you charge for concierge additions, you can use simple pricing models:

À la carte: guests add services as desired
Tiered packages: combine services (e.g. “Romance Package,” “Wellness Package”)
Subscription or recurring services: for longer-term guests

If services are booked through Airbnb’s new Services feature, Airbnb typically charges a 15% commission on those service bookings. Airbnb

When partnering with local vendors, you can negotiate commission splits or referral fees, so you benefit without absorbing the full cost.

Smart Strategies to Launch Concierge Services

Know your guest personas
A business traveler may value laundry and airport pick-up. A couple might prefer a private chef or spa service. Tailor offerings accordingly.
Build local partnerships
Connect with trusted local providers—chefs, massage therapists, photographers, transportation services—and create a vetted network.
Highlight service options in your listing
Even before booking, let guests see that concierge benefits are available. Use messaging automation (e.g. via iGMS or your PMS) to upsell services pre- or post-booking.
Maintain transparency and clarity
Clearly explain what is included, pricing, timing, and guest expectations. Hidden fees or vague terms hurt trust.
Use technology and automation
Property management systems (PMS) or channel managers let you sync availability, schedule staff, and automate guest communications. These tools free you to focus on delivering service.

Example: Airbnb Service Integration & Fee Evolution

Airbnb recently shifted toward transparent, all-inclusive pricing structures, aiming to remove surprises at checkout. Airbnb Newsroom

Additionally, starting October 27, 2025, hosts using PMS or channel management software will be required to adopt a host-only service fee of 15.5%, replacing the previous split-fee model.
This means your service pricing must account for higher commission costs when structuring add-ons.

Wrapping Up

Concierge-like services are fast becoming a standard in short-term rentals—no longer reserved for luxury properties alone. Whether it’s a private chef dinner, in-home massage, or a local tour, these upgrades help your property stand out and command higher guest satisfaction.

You can build this model by offering services yourself, partnering with local experts, or leveraging Airbnb’s built-in Services. With thought, strategy, and trusted collaborators, you can transform your Airbnb listing into a full-service hospitality offering.

You need to add a widget, row, or prebuilt layout before you’ll see anything here. 🙂

Tag Archives: Short-Term Rentals