Greece Commercial Eviction: Professional Lease Rules

The eviction process for business premises in Greece is primarily governed by Presidential Decree 34/1995 (which entered into force on 10 February 1995) and the Code of Civil Procedure (KPolD), as significantly modernized by the Law 5221/2025 reforms (effective 1 January 2026). These reforms transferred the issuance of restitution orders to certified lawyers and established a mandatory 60-day stay of enforcement. The restitution (Order of Return of Leased Property) of a business tenant (B2B) or a commercial shop follows an expedited track, though the legal stakes are considerably higher than in residential cases.

1. Eviction Due to Debts (Dystropia)

The same mechanism applies as in housesPreview unavailable: You cannot simply put a padlock on the factory nor arbitrarily cut off the electricity.

1. Extrajudicial Notice: You must serve an extrajudicial demand (Call for payment) via a court bailiff at least 15 days prior to further action.
2. Order for Restitution of the Use of the Leased Property: If the business does not settle the debt within the 15-day period, you may apply for an "Order for Restitution" (diatagi apodosis misthiou) under Article 637 of the Greek Code of Civil Procedure. Under Law 5221/2025, these orders are issued by certified lawyers appointed impersonally by the Court Secretariat from a registry maintained by the local Bar Association.
3. Bailiff Execution: Once the order is served to the tenant, the tenant has 15 working days to file an opposition (anakoppi). However, compulsory enforcement (physical eviction) is prohibited by law until 2 months (60 days) have elapsed from the date the enforceable order was served to the tenant (CPC Art. 639 & 943).

2. Eviction at the Expiration of the "Contractual Duration/3-Year Term" (Law 4242/2014)

This is where Commercial Leases differ radically: The business doesn't need to owe you money for them to leave.

Based on the New Law 4242/2014Preview unavailable, the minimum duration is 3 years. Once the contract expires:

• Mandatory Notice: To obtain a fast-track order for an expired lease, a 3-month extrajudicial notice must be served to the tenant prior to the expiration date or the filing of the application (Art. 637 CCP).
• No Compensation: For leases signed after 28 February 2014, the landlord DOES NOT pay "Intangible Commercial Value" compensation (goodwill) to the departing businessman.
• Order of Return: If the company does not hand over the keys, the landlord may obtain a lawyer-issued Order of Return due to Expiration. As with arrears, the 60-day statutory grace period applies before the bailiff can physically remove the tenant.

(Note: If you have an "Old" contract prior to February 2014, the 12-year term still applies, and compensation might be needed! Check your portfolio clauses).

3. Eviction for Own Use (Practically Abolished)

In the old era of 12-year leases, the only way to kick out a tenant earlier was to claim "Own Use" or "Reconstruction." Because Law 4242/2014 drastically reduced the duration to 3 years, these rights are generally superseded by the landlord's ability to terminate the lease at the end of the 3-year term without cause. Now you just wait for the 3 (or 5) years to expire and provide the required notices.

Connect your ERP

with Automated Eviction A B2B business that owes, doesn't just owe rent

It owes 3.6% in stamp duties (for the state), increased communal charges of the Mall and Corporate VAT! Manually assembling this «Debt Bill» to send it to your Lawyer can take days. With Landager's B2B Account Manager, each of your "Lessee Companies" has a separate Board. By clicking the Eviction Data Pack button, the system gathers (in 1 PDF) the Electronic Leases (TAXISnet), the General Ledger of the customer relationship with the IBAN vouchers, and the Energy Certificate. The file is transmitted via encrypted link straight to the law office. Your lawyer can then promptly issue the "Order for Restitution," protecting your investment!

Substantive Legal Guidance in Greece

Highlight the 'Professional Lease' (Epangelmatiki Misthosi) framework which separates business use from residential protections. This is critical because the Greek courts prioritize the 'protection of the tenant's primary residence' while providing accelerated tools for landlords in cases of definite non-payment. Failures to accurately register leases on the TAXISnet portal can lead to your legal actions being dismissed and may result in heavy fines from the AADE tax authority.

Compliance Strategy for Greece Property Owners

Managing a rental portfolio in Greece requires a blend of digital compliance (TAXISnet) and traditional legal procedures (Exodiko). Owners must ensure that every lease is registered within 30 days of signing to maintain standing in court. also, tracking the 3-year statutory minimum is essential for financial planning, as it limits when rent can be negotiated to market rates. Landager's specialized Greek compliance engine automates these reminders and provides a secure vault for certificates like the EPC (PEA) and Electrical Safety checks (YDE), ensuring you're always ready for an inspection or a new tenant onboarding process.

How Landager Helps

Landager tracks lease terms, breach notice automation, and commercial litigation logs - making it easy to stay compliant with Greece regulations.

Back to Greece Landlord-Tenant Laws OverviewPreview unavailable.