As of October 1, hundreds of short-term rental properties across Greece are deemed illegal if they fail to meet the licensing requirements introduced in January under Article 3 of Law 5170/2025 and further detailed in the latest circular of the Ministry of Tourism.
According to Tourism Minister Olga Kefalogianni, the new framework—now in force—will first be enforced through the Independent Authority for Public Revenue (AADE), which will cross-check all property registries that are not designated as primary residences. Properties that:
- are not classified as spaces of primary use, and
- lack either a valid building permit or legal regularization under urban planning laws,
will be automatically removed from the AADE platform and deemed illegal. This “first filter” will be followed by random on-site inspections and additional checks based on complaints.
Grey areas
The Association of Short-Term Rental Companies of Greece (STAMA) highlights uncertainties in the law, particularly whether it applies to properties regularized after July 28, 2011. STAMA also warns that verifying building permits—a key element in proving legality—is a complex and time-consuming process requiring cooperation with an engineer, urging hosts to prepare full documentation files ahead of inspections.
Another complication concerns properties built before 1995, when building permits were not legally required, leaving unclear how their legality can be assessed.
Core requirements
According to the ministry’s circular, all properties registered with an AADE short-term rental number (AMA) must:
- qualify as primary-use spaces (bedrooms, living areas, kitchens, offices) with natural light, ventilation, and air conditioning;
- be covered by liability insurance for accidents or damages;
- have a valid electrician’s declaration, smoke detectors, fire extinguishers, safety relays, and evacuation signage;
- maintain valid pest-control certification, a first-aid kit, and emergency contact numbers.
Concerns over inspections
By law, owners must be notified 10 days before an inspection. However, STAMA argues that inspectors entering a property while it is rented could violate tenants’ privacy rights, since it constitutes a civil lease and requires tenants’ consent. If inspectors are denied entry, a fine of €5,000 will be imposed on the host, with repeat violations facing escalating penalties.
To support enforcement, the ministry plans new hires via ASEP for regional tourism offices.
Seasonal and structural challenges
STAMA raises further questions on how seasonal properties—often closed in winter—will be inspected, as well as on technical requirements such as window sizes, which many older buildings cannot meet.
Hotel federation proposals
The Hellenic Federation of Hoteliers (POX) has submitted recommendations to the minister, including:
requiring all documents (building permits, insurance, pest-control certificates, electrician’s declarations) to be uploaded directly to AADE’s platform;
allowing sworn owner declarations where certificates cannot be issued;
automatic deregistration of properties failing to comply.
What the Circular Includes
With regard to the specific requirements clarified by the circular, they are summarized as follows:
A. Primary-use spaces – Lighting – Ventilation – Air Conditioning
Primary-use spaces: bedrooms, living rooms, kitchens, offices (minimum height ? 2.50 m).
Auxiliary-use spaces: corridors, entrance halls, staircases, bathrooms, storage rooms, parking areas, etc.
Legality of space: proven by a valid building permit and/or legalization under urban planning law.
Natural lighting: mandatory for bedrooms.
Openings (windows/frames) must equal ? 10% of the net floor area of the room.
Natural ventilation: mandatory for bedrooms.
Openings must equal ? 5% of the net floor area of the room.
Orientation of windows/frames: must face a communal, uncovered, or open semi-outdoor space.
Air conditioning: mandatory in bedrooms (split unit or portable, quiet and automated operation).
Exemptions apply to properties located in mountainous areas ? 600 m altitude.
B. Civil Liability Insurance
Mandatory civil liability insurance policy with a legally licensed insurance company.
Must cover damages or accidents occurring on the property.
Registry of licensed insurers is available at the Bank of Greece.
C. Electrical Safety Declaration – Fire Protection – Evacuation Signage
Electrical installation: valid safety declaration (ΥΔΕ) confirming presence of residual current device (RCD/anti-shock).
Fire extinguishers: 1 portable extinguisher (dry powder or water-based) ? 6 kg per 100 m² gross surface area.
Smoke detectors: autonomous units, ceiling-mounted, mandatory in bedrooms and kitchens.
Emergency lighting: required at all exits.
Evacuation signage: mandatory.
D. Pest Control – First Aid Kit – Emergency Numbers
Pest-control certificate: valid, issued by a licensed company.
First Aid Kit labeled “ΠΡΩΤΕΣ ΒΟΗΘΕΙΕΣ / FIRST AID KIT” with at least the following items:
Hydrogen peroxide ? 50 cc
Povidone-iodine 10% ? 30 ml
5 sterile gauze pads (various sizes)
Fabric adhesive plaster (? 3 cm wide, 1 box)
1 elastic bandage
1 adhesive securing tape
2 pressure hemostatic bandages (various sizes)
2 burn hydrogel sachets
1 ammonia stick for insect stings
4 non-sterile latex gloves
Emergency contact list (bilingual GR/EN), including at minimum:
112 – European Emergency Number
100 – Police
199 – Fire Service
166 – Ambulance (EKAB)
+30 210 7793777 – Poison Control Center
108 – Coast Guard
1056 – National SOS Helpline for Children
Local hospital (phone number)
Local taxi service (phone number)
