Evicting a Professional: Return Order and Compensations

The eviction (Order of Return of Leased Property) of a businessman (B2B) or a shop generally follows the residential procedure, however, the stakes are much higher. A business that does not pay ("dystropei") traps a high-value asset (e.g., a 1,000 sq.m. industrial space).

Disclaimer: The reference process has been unified with the New Code/Laws of 2026 where the Return Order can be issued fast-tracked by lawyers, provided extrajudicial notices have preceded. (Updated: March 2026).

1. Eviction Due to Debts (Dystropia)

The same mechanism applies as in houses: You cannot simply put a padlock on the factory nor arbitrarily cut off the electricity (if it's in the landlord's name). It entails felonious acts against the tenant's business (lost profits)!

1. Extrajudicial Notice: You send an extrajudicial demand (Call for payment). If the business does not settle.
2. Return Order (Fast Track 2026): The authorized lawyer issues (within 10-15 days) a "Return Order" provided the TAXISnet documents and bank receipts prove the debt (that the mandatory IBAN deposit rule was not followed).
3. Bailiff Execution: After the passing of the legal safety time limits, the court bailiff "seals" the shop, removing the merchandise.

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 4242/2014, the minimum duration is 3 years (if not greater e.g. 5 or 10 years, depending on the contract). Once the contract expires (on the day of expiration):

• The landlord can demand IMMEDIATE handover of the shop.
• No Compensation: The landlord DOES NOT pay "Intangible Commercial Value" compensation (the old 12-year "Shop Goodwill") to the departing businessman.
• If the company does not hand over the keys, the landlord issues a Lawsuit / Order of Return due to Expiration, condemning the company not only to leave, but also to double-pay rents as "compensation for use"!

(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 the bank below your house earlier was to say "I want to do business there myself" (Own Use). Because Law 4242/2014 drastically reduced the duration to 3 years, the right of evictions for "Own Use" or "Reconstruction" was abolished for new contracts. Now you just wait for the 3 (or 5) years to expire.

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. You go for a "Return Order" within 48 hours of sending, saving your investment!

Back to Commercial Leases (Overview).