Airbnb Rules in Greece: Complete 2026 Compliance Guide for Short-Term Rental Hosts & Property Owners

Greece’s short-term rental laws underwent significant transformation with Law 5170/2025, requiring all short-term rental properties to meet comprehensive safety and insurance standards effective October 1, 2025 with penalties for non-compliance reaching €20,000 for repeat offenses. The Greek government also mandates that every property obtain an AMA property registration number through the Independent Authority for Public Revenue (AADE) before listing on any booking platform.

This guide addresses the legal requirements for operating short-term rentals in Greece legally, covering compliance obligations from initial AMA registration through ongoing operational standards and tax obligations.

What this guide covers:

This comprehensive resource details Greece’s AMA registration process, mandatory safety measures including fire extinguishers and smoke detectors, civil liability insurance requirements, tax obligations, penalty structures and inspection procedures. This guide excludes general Airbnb hosting tips, marketing strategies or property management advice unrelated to legal compliance.

Who this is for:

This guide is designed for current and prospective Airbnb hosts, property owners considering vacation rentals and real estate investors evaluating Greece’s short-term rental market. Whether you’re launching your first rental property or ensuring compliance with new regulations, you’ll find specific regulatory guidance and actionable requirements.

Why this matters:

The Ministry of Tourism and AADE now conduct joint enforcement inspections with authority to revoke AMA numbers and trigger automatic platform delisting. Non-compliance leads to immediate fines starting at €5,000, escalating to €20,000 for subsequent violations. The new framework specifically targets housing availability concerns while ensuring better guest safety and quality standards.

What you’ll learn:

• Complete AMA property registration number process through AADE

• Mandatory safety equipment including fire safety measures and smoke detectors

• Civil liability insurance and health requirements

• Seasonal tourism tax rates and income tax obligations

• Penalty structure and enforcement procedures

What is Greece’s short-term rental legal framework?

Greece defines short-term rentals as furnished residential properties rented for not exceeding 59 days (under the framework built on Law 4446/2016 / AADE guidance), regulated through the Independent Authority for Public Revenue (AADE) registration system. This new legislation establishes comprehensive quality standards.

The regulations aim to achieve three primary objectives: Ensuring guest safety through mandatory safety standards, creating fair competition with the hotel sector, and maintaining sustainable tourism that protects housing availability for local residents. These stricter requirements represent Greece’s commitment to professionalizing the short-term rental market while preserving residential housing stock in high-demand areas.

Primary-use space requirements

Greek regulations restrict short-term rentals to primary use spaces, i.e. areas legally designated for residential habitation with appropriate permits. Properties must contain living rooms and bedrooms that meet specific habitability criteria, explicitly excluding listings in auxiliary spaces such as storage rooms, garages, basements and warehouses from rental eligibility.

Natural lighting requirements mandate that bedroom windows or openings must cover a minimum of 10% of floor area. Natural ventilation from openings must cover at least 5% of the floor area. The minimum ceiling height must be 2.5 meters. Bedrooms must also include air conditioning (cooling/heating split-unit or portable), except in mountain areas above 600 meters where it is not required. These standards ensure properties meet basic health and safety thresholds that distinguish legitimate accommodations from substandard conversions.

These primary use spaces requirements connect directly to the compliance framework because AADE verification includes confirmation that properties hold valid building permits for residential use, making proper ventilation and natural lighting fundamental eligibility criteria rather than optional improvements.

Registration vs. operational compliance

Understanding the distinction between AMA registration and ongoing operational compliance is essential for property owners. Registration creates legal authorization to list properties on booking platforms, while operational compliance encompasses the continuous safety, insurance and tax obligations that must be maintained throughout the property’s rental activity.

AADE has the authority to revoke AMA numbers and trigger automatic delisting when properties fail to maintain compliance standards. This dual-layer system ensures that initial registration represents only the first step in a continuous compliance obligation.

Understanding this foundational framework establishes the context for navigating Greece’s specific AMA registration requirements and documentation procedures.

AMA registration and documentation requirements

The AMA registration process requires property owners to submit comprehensive documentation proving legal property status, ownership authorization and compliance with primary use space standards before any short-term rental operations can legally commence.

AMA property registration number process

All short-term rental properties must register through AADE’s online portal to obtain the mandatory property registration number (AMA) before listing on any platform. This number serves as the unique identifier connecting specific properties to registered owners.

The AMA number must appear in all property listings across every booking platform such as Airbnb, Vrbo, etc.

New AMA registrations are prohibited in saturated areas of central Athens until December 31, 2026.

Required property documentation

Property owners must provide evidence of valid building permits or legalization documents confirming the property qualifies as a primary use space under Greek building regulations.

Ownership documentation or authorized use agreements must accompany all applications. Renters seeking to sublet must provide lease agreements explicitly permitting short-term rental activities, with property owner consent documented in writing.

Platform notification requirements mandate that hosts update their AMA numbers on all active listings, with failure to display valid registration numbers triggering listing removal.

Registration timeline and deadlines

The October 1, 2025 enforcement date established by Law 5170/2025 represents the critical deadline when all short-term rental properties must hold valid AMA registration and meet operational compliance standards. Properties operating without registration after this date face immediate enforcement action.

Completing AMA registration establishes the legal foundation for implementing the operational safety standards now mandatory across all Greek short-term rental properties.

Safety and operational compliance standards

Law 5170/2025 establishes comprehensive safety requirements that all registered short-term rental properties must meet continuously, with regular inspections verifying ongoing compliance with fire safety, electrical safety and habitability standards.

Step-by-step safety equipment installation

When to use this: Before property listing and before each annual compliance verification period.

1. Install electrical safety systems: Engage a licensed electrician to install RCD (residual current device) circuit breakers and obtain the required electrical safety certificate documenting compliant installation

2. Install fire safety equipment: Position 6kg fire extinguishers with current inspection tags, calculating one extinguisher per 100 square meters of floor area as the minimum standard

3. Install smoke detectors: Mount functional smoke detectors in all bedrooms and kitchen areas, with battery testing documented monthly

4. Install emergency lighting and exit signage: Position illuminated exit signs and emergency lighting along evacuation routes in multi-story properties

5. Install functional air conditioning: Ensure working air conditioning units exist in all bedrooms, with exemption only for properties located above 600 meters altitude.

These fire safety measures are best documented with professional certificates retained for inspection presentation

Property standards comparison

Properties failing to meet these standards face enforcement action including fines and AMA revocation. If your property fails natural lighting requirements, professional assessment can identify modification options such as window enlargement or skylight installation that may bring older buildings into compliance.

Meeting safety equipment standards establishes the foundation for addressing insurance, health and emergency requirements that complete operational compliance.

Insurance, health and emergency requirements

Beyond physical safety equipment, Greek short-term rental laws mandate specific insurance coverage, health certifications and emergency preparedness measures that protect both guests and property owners from liability exposure.

Civil liability insurance

All short-term rental operators must maintain civil liability insurance specifically covering guest damagesor accidents affecting guests or third parties and occurring on the property. Standard homeowner policies typically exclude commercial rental activities, requiring specialized coverage or policy endorsements addressing premises liability for paying guests.

Insurance must be obtained from a licensed insurance company in Greece, with coverage verification required before AMA activation. Property owners should verify insurer authorization through the Bank of Greece registry to ensure compliance validity.

The liability insurance requirement means policies must explicitly cover damages arising from short-term rental activities, with documentation available for inspection. While Airbnb’s AirCover provides some protection for platform bookings, Greek law requires independent coverage that applies regardless of booking source.

Health and hygiene standards

A valid pest control and disinfection certification from an authorized company must be obtained and renewed according to specified intervals, documenting that properties meet hygiene standards free from infestation. Property owners should schedule pest control services and retain dated certificates for inspection presentation.

A first aid kit meeting specified contents requirements must be accessible in every rental property, with items labeled in both Greek and English to accommodate international guests. The first aid kit should include antiseptic solutions such as hydrogen peroxide and povidone-iodine, sterile gauze pads and dressings, elastic bandages, adhesive tape, plasters, hemostatic bandages, burn gel packs and treatment supplies for insect bites such as latex gloves and ammonia sticks.

Emergency contact guide requirements

Properties must display in a visible location an emergency contact list containing current telephone numbers for police, fire services, ambulance, poison center, coast guard, the nearest hospital serving the property’s location, etc. This guide should include the property’s exact address for guests to communicate during emergencies.

Additional practical information such as taxi service contacts and local authorities numbers enhances guest safety while demonstrating compliance with emergency preparedness standards.

Understanding health and emergency requirements prepares property owners for calculating the full financial obligations including Greece’s seasonal tourism tax structure.

Tax obligations and financial requirements

Short-term rental operators face multiple tax obligations under Greek law, including a climate crisis tax, income tax on rental income and potential incentives for property owners considering conversion to long-term rentals.

Climate Resilience Fee

The Climate Resilience Fee applies to all short-term rentals operating in Greece and varies by season and property type, from approximately €0.50 to €15 per night. The revenue generated from the fee is allocated to a dedicated emergency fund for natural disaster preparedness and response. The fee replaces the previous “stayover tax”, which was introduced in 2018 for hotel and lodging guests (rooms/apartments for rent).

Collection and remittance procedures require hosts to collect tourism taxes from guests at departure and remit payments to tax authorities monthly. A special receipt documenting the fee payment must also be issued to the guest.

Property owners must register for tax collection purposes separate from AMA registration, establishing the framework for ongoing tax compliance.

Income tax and long-term rental incentives

Rental income from short-term rental activities is subject to standard income tax obligations under Greek tax policy. Hosts must declare all rental income and pay applicable tax rates based on total annual earnings from property rental activities. Income from short-term rentals in Greece is taxed progressively and is based on a new, more favorable tax regimen applicable from 2026.

The Greek government offers significant incentives for property owners converting from short-term to long-term leasing arrangements. This tax policy approach reflects government priorities balancing tourism revenue with housing landscape preservation, particularly in areas experiencing acute housing pressure.

Hosts managing three or more properties in Greece are classified as professional entrepreneurs and must register for Value Added Tax (VAT) at a rate of 13%.

Local authorities may impose additional municipal charges depending on property location, requiring verification of complete tax obligations through regional tax offices. Understanding tax obligations and incentive programs prepares hosts for addressing common compliance challenges that frequently trigger enforcement actions.

Common challenges and solutions

Successful short-term rental compliance in Greece requires proactive management of property modifications, documentation preparation and insurance verification that commonly create obstacles for property owners.

Challenge 1: Older property compliance

Solution:

Engage licensed architects or engineers to assess natural lighting and proper ventilation modifications required to bring traditional Greek properties into compliance with modern standards.

Many older Greek buildings, particularly those constructed before current building regulations, feature smaller windows or layouts that challenge the 10% natural lighting and 5% ventilation requirements. Professional assessment can identify cost-effective modifications such as window enlargement, skylight installation or ventilation system upgrades that preserve property character while achieving compliance.

Renovation timelines should account for permit requirements and construction schedules.

Challenge 2: Documentation preparation

Solution:

Begin certificate collection from licensed professionals (electricians, pest control services) at least 6-8 weeks before planned registration submission to ensure compliance readiness.

Documentation delays represent a primary source of registration setbacks, particularly when multiple professional inspections and certifications must be coordinated. Creating a checklist of required certificates and scheduling appointments early prevents last-minute complications.

Property managers handling multiple properties should develop systematic documentation procedures that maintain inspection readiness across their entire portfolio.

Challenge 3: Insurance provider selection

Solution:

Verify insurer authorization through the Bank of Greece registry and confirm policies explicitly cover short-term rental activities before purchase.

Not all insurance providers offer products meeting Greek short-term rental standards, and some policies contain exclusions that invalidate coverage for commercial rental activities. Requesting written confirmation that policies cover damages or accidents arising from short-term guest accommodation protects against claim denials.

Coverage documentation should be readily available for inspection, with renewal dates tracked to prevent lapses that could trigger compliance violations.

Addressing these common challenges prepares property owners for understanding the serious consequences of enforcement actions and Greece’s penalty structure.

Penalties and enforcement actions

The Ministry of Tourism and AADE conduct coordinated enforcement through joint teams authorized to inspect properties, verify documentation and impose escalating penalties for violations discovered during compliance monitoring.

Inspection process and notice requirements

Property owners receive 10-day advance notice before scheduled inspections, providing time to prepare documentation (electrical safety, civil liability insurance, pest control, etc.) and ensure all safety equipment is current. Inspectors carry official credentials from AADE or the Ministry of Tourism that property owners should verify before granting access.

Properties where owners deny inspector access may face police assistance to complete inspections, with access denial itself constituting a compliance violation subject to penalties.

Inspections may also result from neighbor complaints or platform-based monitoring that identifies potential violations, making ongoing compliance essential rather than inspection-focused preparation.

Fine structure and escalation

Property managers could face fines ranging from €5,000 to €20,000 for non-compliance with new minimum property standards required for rentals. Penalties for non-compliance follow a clear escalation structure based on violation frequency:

A fine of €5,000 is imposed if a property fails to meet the standards or if a manager obstructs the inspection process. The fine doubles to €10,000 for a second offense detected during a follow-up inspection within 12 months. Fines quadruple to €20,000 for third and subsequent violations, emphasizing the seriousness of repeated non-compliance. Fines must be paid within 15 calendar days, and failure to pay may result in enforcement actions, including asset seizures by the authorities.

The 15-day payment deadline applies to all fines, with failure to pay triggering additional enforcement consequences including potential legal action. Property owners should maintain financial reserves to address potential fines promptly while pursuing any appeal rights.

Platform delisting and AMA revocation

AADE maintains authority to revoke AMA numbers for properties demonstrating serious or repeated non-compliance. Revocation triggers automatic notification to booking platforms including Airbnb, resulting in immediate listing removal.

Properties with revoked AMA numbers could face permanent exclusion from Greece’s legal short-term rental market. This permanent consequence makes maintaining ongoing compliance essential for property owners depending on rental income.

Understanding enforcement consequences emphasizes the critical importance of establishing and maintaining strict compliance from initial registration through ongoing operations.

Conclusion and next steps

Greece’s new regulations create a comprehensive but manageable compliance framework for property owners committed to legal short-term rental operations, with the October 1 guidelines establishing clear requirements for AMA registration, safety equipment and insurance coverage.

To ensure compliance before the deadline:

1. Verify your property qualifies as a primary use space with adequate natural lighting and proper ventilation

2. Gather required safety certificates from a licensed electrician, pest control professionals and fire safety equipment suppliers

3. Obtain civil liability insurance from a Bank of Greece authorized insurer

4. Register for your AMA property registration number through the AADE portal

5. Schedule a property compliance assessment to identify any remaining gaps before the enforcement date

Ongoing monitoring and annual requirements include insurance renewal, safety equipment inspection and tax obligation fulfillment. Property owners should establish calendar reminders for renewal deadlines and maintain organized documentation for potential inspections.

Additional resources

• AADE Short-Term Rental Registry Portal - Official registration and AMA application system

• Bank of Greece Authorized Insurer Directory - Verification of insurance provider authorization

• Ministry of Tourism Official Compliance Documentation - Current regulatory guidance and requirements

• Licensed professional directories through local chambers of commerce for electrical certification and pest control services

FAQs

What is the biggest change in Greece's short-term rental laws for 2026?

The most significant change comes from Law 5170/2025, which mandates that all short-term rental properties must meet comprehensive safety, insurance and quality standards. This includes requirements for fire extinguishers, smoke detectors, electrical safety certificates and civil liability insurance, with enforcement inspections and significant penalties for non-compliance.

What is an AMA number and do I need one to operate a short-term rental in Greece?

Yes, an AMA (Property Registration Number) is mandatory for all short-term rentals in Greece. You must obtain this number from the Independent Authority for Public Revenue (AADE) and display it on all your listings on platforms like Airbnb and Vrbo before you can legally rent out your property.

What are the main safety requirements for my rental property?

You must install specific safety equipment, including 6kg fire extinguishers (one per 100 sq. meters), smoke detectors in bedrooms and kitchens and an RCD (residual current device) circuit breaker installed by a licensed electrician. Additionally, properties must have a first aid kit and a visible list of emergency contact numbers.

What is the Climate Resilience Fee?

The Climate Resilience Fee is a mandatory tax collected from guests for each night of their stay. The rate varies by season and property type, ranging from approximately €0.50 to €15.00 per night for short-term rentals. Hosts are responsible for collecting this fee and remitting it to the tax authorities monthly.

Do I need special insurance for my short-term rental in Greece?

Yes, all operators must have civil liability insurance that specifically covers damages or accidents affecting guests or third parties on the property. Standard homeowner policies are typically not sufficient, and the insurance must be obtained from a provider licensed in Greece.

Are there any restrictions on the type of STR property I can list in Greece?

Yes, rentals are restricted to "primary use spaces," meaning areas legally designated for residential living with valid building permits. Auxiliary spaces like garages, basements or storage rooms cannot be rented. The property must also meet standards for natural lighting (windows covering at least 10% of the floor area) and ventilation.