Greece Security Deposit Laws: Rules & Returns
Guide to security deposit (engyisi) laws in Greece, covering refund timelines and legal limits on deductions.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Governed by the Greek Civil Code (entering into effect on 23 February 1946) and Law 1703/1987, when entering into a residential lease agreement in Greece, it is universal practice for the tenant to pay the landlord an amount as a "Security Deposit" (Εγγύηση), usually simultaneously with the payment of the first month's rent.
1. Amount of the Deposit (Legal Limits)
While the Greek market traditionally allowed for flexibility, residential leases for a primary residence are strictly governed by consumer protection principles and specialized laws.
In Greece, for residential leases, the security deposit commonly requested by landlords is typically equivalent to one or two months' rent. While some legal interpretations suggest a cap of two months' rent, other authoritative sources state that there is no statutory maximum deposit amount. The specific amount is generally subject to agreement between the landlord and tenant.
2. The Purpose of the Deposit
Courts have clarified that the amount of the deposit is not an advance payment of rent (meaning it does not cover the last months of stay). The legal purpose of the paid amount is a "guarantee" (Articles 158-166 CC) to secure the landlord against:
- Unpaid rents (if the tenant leaves behind debts).
- Unpaid utility bills (Electricity/PPC, Water/EYDAP, Natural Gas) or communal building charges (Koinochrista).
- Damages / Wear: Damage to the property itself which exceeds natural deterioration from normal use (Article 592 CC).
3. The Obligation of Return
Upon the termination of the lease and the handover of the keys, the landlord is obliged to return the security deposit to the tenant, provided that the tenant has fulfilled all contractual obligations and there are no outstanding claims for damages or unpaid debts. Greek law does not specify a fixed statutory deadline for the return of the security deposit, nor does it mandate an 'immediate' return. The return is conditional on the property's condition and the settlement of any outstanding financial obligations.
If the Landlord wants to keep the deposit: If a landlord seeks to withhold part or all of the security deposit for damages, the burden of proof shifts to the tenant. It is not necessary for the landlord to prove the initial condition of the property. The tenant must demonstrate that any noted damage resulted from agreed and ordinary use, that they bear no responsibility for the damage, or that the damage was caused by force majeure. Landlords are advised to provide supporting documentation such as repair invoices and photographs if deductions are made.
- The Myth of "I'm not paying the last 2 months": Many tenants in Greece simply stop paying rent for the last months (offsetting the deposit). This is legally prohibited. The landlord retains the right to issue an Order of Payment (Diatiagi Pliromis) for the missing rent even if they hold the deposit.
4. The Lack of an Escrow Account
Unlike some European jurisdictions, Greece does not mandate a "Locked Escrow Account" system. The deposit is paid directly to the landlord. However, the amount must be accurately declared in the digital lease registration on the AADE (TAXISnet) portal to be legally enforceable in court.
Substantive Legal Guidance in Greece
The 'Protocol of Delivery and Receipt' (Protokollo Paradosis Kai Paralavis) is essential evidence for deposit disputes in Greek courts. Greek courts (specifically the Peace Court - Eirinodikeio) prioritize the protection of the tenant's primary residence but provide accelerated tools for landlords to recover property if rent remains unpaid. Failure to accurately register the deposit on TAXISnet can lead to legal actions being dismissed and may result in heavy tax fines.
Compliance Strategy for Greece Property Owners
Managing a rental portfolio in Greece requires digital compliance via AADE and traditional legal procedures like the Exodiko (Extrajudicial Notice). Owners must ensure that every lease is registered within the month of signing. 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 a tenant transition.
How Landager Helps
Landager tracks lease terms, deposit ledger management, and move-out inspection logs - making it easy to stay compliant with Greece regulations.
Back to Greece Landlord-Tenant Laws Overview.
Sources & Official References
Frequently Asked Questions
▶What are the security deposit rules and return deadlines in Greece?
Greece has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
▶What are the key landlord-tenant laws in Greece?
Greece protects residential stability through a mandatory three-year minimum term. 2026 introduces major tax reforms designed to shift housing supply from the short-term market back to long-term residential leases. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the legal eviction process for landlords in Greece?
The eviction process in Greece requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
Read the complete guide▶What are the rent increase limits and caps in Greece?
Greece has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the mandatory lease requirements in Greece?
Lease agreements in Greece must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Greece?
Landlords in Greece are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Greece?
Greece has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Greece?
Landlords in Greece must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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