Eviction Process and Return Order (New 2026 Rules)

Historically, Greece was a "nightmare" for landlords facing tenants who stopped paying. Courts could drag on for 1 to 2 years! However, the legal framework has been radically modernized – especially with the massive reforms that came into effect on January 1, 2026, impressively accelerating the process through private lawyers.

Disclaimer: Self-help (Changing locks, cutting off electricity by the landlord) is absolutely illegal, criminally prosecuted, and compensates the tenant. Eviction must always be done through the state (Court Bailiff). Updated: March 2026.

1. The Ground for Eviction: "Dystropia" (Default)

The vast majority of evictions are initiated due to rent arrears, legally known as "dystropia" (default/reluctance) in paying the rent (or communal charges / utility bills that burden the tenant). Eviction cannot simply happen because the landlord "changed their mind" during the locked 3-year term, unless there is another severe violation (e.g., destroying walls, illegal conversion into a commercial space).

2. The New 2026 Process (The Fast Track)

The massive change of the new 2026 laws took a large portion of eviction paperwork out of the courtrooms, moving it to the offices of certified lawyers, in order to decongest the Magistrate/Courts of First Instance.

Step 1: The Mandatory Extrajudicial Notice (Exodiko)

If the rent is delayed (even for one month) beyond the agreed date (e.g., the 5th of the month), the landlord contacts a lawyer and a Court Bailiff. The service of an Extrajudicial Notice / Demand (Exodikē Prosklēsē) is ordered.

• The tenant is officially notified to pay all arrears.
• From the moment of service, a deadline is given (often 30 days for the old default process), but based on the new law (which gives a time guarantee to find new housing), if the goal is final out-of-court eviction, a formal warning of three (3) months is provided.

Step 2: Issuance of the "Order of Return"

If the legal deadline from the extrajudicial demand passes and the money has not been fully repaid, the landlord NO LONGER needs to wait for a court hearing 8 months later!

• The case file is assigned to a designated Lawyer (similar to notaries).
• Within ten (10) days, the lawyer examines the certificates (TAXISnet receipt, the served extrajudicial notice, the energy certificate).
• If everything is legal, the Eviction Order (Διαταγή Απόδοσης) is issued immediately.

Step 3: Execution by the Court Bailiff (The Door)

The decision (Order) is served to the occupant.

• The tenant now has the right of 15 working days to file an objection (only if they have proof that they actually paid via bank).
• In the total deadline, the legislator gives (along with the extrajudicial notice) a margin of about six (6) months for the occupant to leave smoothly. However, if the strict prerequisites expire, the Court Bailiff arrives, accompanied by the Greek Police, a locksmith, and movers (to store the movable property) and returns the property "empty" to the landlord.

3. Termination of Contract

It is worth noting that another route is the "Termination of the lease". This is most often used if no rents are owed, but the tenant has finished their 3 years and although the house was requested back (for the landlord's own use), they refuse to leave (overstaying in the leased property).

Accelerate the Process with Rent Algorithms

One wrong date on the Extrajudicial notice or losing the deposit receipt from TAXISnet can immediately cancel the issuance of the Order by the lawyer, forcing you to wait another 3 months losing rents! When utilizing the Landager API, the system scans bank receipts in Greece. The day it detects a delay (e.g., on the 6th of the month), it triggers a red Notification for the manager, and with one click, it exports legally structured reports with the payment history and the PDF contracts, ready to be sent as an "Eviction Pack" straight to the cooperating bailiff's office. Technology secures your liquidity against non-payment.

Back to Residential Tenancy (Overview).