Greece Eviction Process: Legal Steps for Landlords

Effective since February 23, 1946, the Greek Civil Code (Astikos Kodikas) forms the bedrock of rental law, while recent procedural reforms have introduced a fast-track eviction mechanism. 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 by shifting the issuance of restitution orders to certified lawyers.

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). Under Article 597 of the Civil Code, a landlord may terminate the lease if the tenant is in arrears. 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. This procedure is specifically governed by Articles 637 to 645 of the Code of Civil Procedure (CPC).

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 mandatory under CPC Art. 637.

• The tenant is officially notified to pay all arrears.
• For rent arrears, a 15-day deadline is provided for the tenant to settle the debt.
• If the goal is termination due to lease expiration (and the property is an indefinite lease), a formal warning of three (3) months is typically provided.

Step 2: Issuance of the "Order for Restitution"

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 (per the 2026 reform of CPC Art. 638).
• Within ten (10) days, the lawyer examines the evidence (TAXISnet registration, the served exodiko, and the energy certificate).
• If all procedural requirements are met, the Order for Restitution (Διαταγή Απόδοσης Μισθίου) is issued immediately.

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

The Order is served to the tenant by a judicial bailiff.

• The tenant has 15 working days to file an objection (ανακοπή) under CPC Art. 642, but must provide proof of payment (e.g., bank transfer) to stay the process.
• If no objection is filed or if the suspension is denied, the Court Bailiff, accompanied by the Greek Police if necessary, proceeds with the physical eviction, returning the property "empty" to the landlord.

3. Termination of Contract

Another route is the "Termination of the lease" (Katangelia). This is most often used if no rents are owed, but the tenant has finished their 3-year statutory term and although the house was requested back, 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, forcing you to wait months and lose more rent.

When utilizing the Landager API, the system scans bank receipts in Greece. The day it detects a delay, 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.

Substantive Legal Guidance in Greece

Focus on the 'Exodiko' (extra-judicial notice), which is the mandatory first step for most legal actions in the Greek rental market. 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).

How Landager Helps

Landager tracks lease terms, automates legal notice generation, and monitors payment arrears—making it easy to stay compliant with Greek regulations.

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