Residential Tenancy in Greece: Legal Overview

Renting a primary residence in Greece (Urban Tenancy / Αστική Μίσθωση) is strongly protected by the state (primarily through the Greek Civil Code and Law 1703/1987, as amended). Unlike commercial leases, the government intervenes significantly in residential contracts to protect tenants from sudden evictions and unjustified rent increases, aiming to offer long-term housing stability.

Disclaimer: This guide provides general legal information. While oral agreements are technically recognized by the Civil Code, electronic declaration via the TAXISnet system is absolutely mandatory. Last updated March 2026.

Basic Rules (At a Glance)

1. The Mandatory Three-Year Term

The most critical element of Greek residential tenancy law is the mandatory minimum duration of three (3) years. This rule is mandatory law (jus cogens). What does this mean in practice?

• Even if the landlord and the tenant sign a contract that explicitly states "Duration: 1 year", the law automatically nullifies that clause and extends the lease to 3 full years. During this period, the landlord cannot evict the tenant (except for non-payment or severe property damage).
• How to "break" the 3-year term? The only legal way to terminate prematurely is through a New Agreement (usually a Notarial Act). This termination agreement must be signed at least six (6) months after the start of the original contract.
• Exceptions: This protective provision does NOT apply to holiday homes, short-term rentals (Airbnb-style, under 60 days), or student housing under specific conditions. In those cases, the duration is freely negotiable.

Read more in the guide Lease Requirements: Duration and Types.

2. Declaration on TAXISnet (AADE) / The Digital Era

The era of simple "paper" contracts validated at the local tax office is gone. Today, every lease (new, modified, or terminated) must be submitted electronically to the digital platform of the Independent Authority for Public Revenue (AADE), known as TAXISnet.

• The landlord submits the lease details ("Declaration of Real Estate Lease Information Elements").
• The tenant, using their own tax number (AFM) and credentials (Kleidarithmos), must log into the system and electronically accept the declaration. If they don't, the lease is not considered legally legitimate for tax purposes, and heavy fines follow.

Read more: Required Disclosures: TAXISnet and EPC.

3. Eviction Process and the 2026 Reform

Eviction (Order of Return of Leased Property) in Greece requires legal intervention. Arbitrarily changing the locks is strictly illegal. Usually, eviction is pursued for:

1. Rent Delay (Dystropia): After a reasonable period (often beyond 30 days), the landlord sends an extrajudicial notice.
2. The massive change came in 2026: The process has been expedited. Now, instead of time-consuming court hearings, a landlord can secure an "Eviction Order" (Return of Lease Order) exclusively through a certified lawyer within 10 days, provided a three (3) month out-of-court warning has preceded it. This eliminates the court delays that in the past could take up to two years.

Read more: Eviction Process and Return Order (2026).

Digitize Greek Properties with Landager

Delays in AADE declarations incur fines equal to double the monthly rent, and losing track of the 3-year limit can trap a property. Landager is fully adapted to the Greek system: It connects directly via API to create pre-filled files suitable for TAXISnet, tracks the 3-year renewals with automated reminder notifications, and manages the Energy Performance Certificate (EPC/ΠΕΑ) digitally. Our platform guarantees that landlords remain compliant with the strict requirements of the Ministry of Finance.

Explore the rest of the compliance guides for Greece:

• Security Deposit Rules
• Eviction Process (New 2026 Rules)
• Required Disclosures (TAXISnet / EPC)
• Rent Increases & Inflation
• Lease Requirements & The 3-Year Rule
• Maintenance Obligations (Wear & Tear)
• Late Fees & Interest