Airbnb inspections begin in Greece: first 1,500 properties come under control

The Greek Ministry of Tourism begins the first major wave of inspections of short-term rental properties operating through Airbnb, Booking and other digital platforms. The initial sample included 1,500 objectsinformation about which was transferred from the AAΔΕ register to regional tourism services.

This is not about a new obligation, but about the beginning of the practical application of the rules that apply to short-term rentals with October 1, 2025. Owners and managers will have to confirm that apartments and houses meet technical, sanitary and fire safety requirements. Documents can be checked remotely, but if there are doubts or an incomplete set of papers, inspectors will be able to conduct an on-site inspection.

Why exactly 1,500 objects are checked?

According to Greek media reports, AAΔΕ sent the first array of 1,500 registration records short-term rental properties. This information became the basis for the first organized wave of inspections.

The lists contain personal information of owners and managers, so regional tourism authorities are required to treat them as confidential information. So far, the authorities have not published the criteria by which these particular objects were selected: we can talk about both random checks and cases where additional confirmation of compliance with the requirements is needed.

How will the checks be carried out?

According to the current procedure, the facility manager must be notified at least 10 days before the inspection. Notice may be given by email or other available means.

The owner or manager is then required to provide documents confirming compliance with the requirements. If the papers turn out to be complete and convincing, inspectors may limit themselves to checking them without a mandatory site visit. But the decision on the need for an on-site inspection remains with the regulatory authorities.

Inspections can be carried out by employees of the Ministry of Tourism or mixed groups with the participation of the Ministry of Tourism and AAΔΕ. Inspectors must have official identification and a written order to conduct an inspection.

What must be in an apartment or house

Short-term rentals must meet minimum safety and habitability requirements. Among them:

• the premises must be intended for primary useand not be an illegally converted warehouse, basement or technical room;
• natural lighting, ventilation and air conditioning;
• civil liability insurance in case of damage or accident;
• valid electrician’s declaration;
• fire extinguishers, smoke detectors and safety electrical relays;
• lighting and escape route signs;
• first aid kit;
• disinfestation and deratization certificate;
• reminder with emergency numbers.

Officially, these requirements were introduced by the Ministry of Tourism as part of the law 5170/2025. The Ministry specifically emphasizes that a short-term rental property must have natural lighting, ventilation, air conditioning, civil liability insurance and electrical safety documents.

What happens in case of violations

If the inspector is not allowed to enter the property, if the housing does not meet at least one of the mandatory requirements, or if the manager does not fulfill the prescribed duties, an independent administrative fine in the amount of 5,000 euros.

The fine is considered state income and is collected according to the rules of the State Revenue Collection Code. In case of repeated violation, the sanctions may become more serious.

Why are authorities tightening control?

The authorities are trying to solve several problems at the same time: improve the safety of guests, remove properties from the market that do not meet basic requirements, and make the short-term rental sector more transparent for tax and tourism authorities.

All short-term rental properties must be registered in the AAΔΕ register and have ΑΜΑ – object registration number. It must be indicated in advertisements on digital platforms. AAΔΕ also requires filing declarations for short-term stays and recording rental income.

The probes come amid a broader debate about Airbnb’s implications for the housing market. In Athens, Thessaloniki and popular tourist areas, short-term rentals are increasingly associated with rising prices for long-term housing and a shortage of apartments for permanent residents.

The main thing for owners

So far, not all objects in a row are being checked, but the first sample of 1,500 registered apartments and houses. But the very logic of the reform is obvious: short-term rentals are gradually ceasing to be a semi-free market, where beautiful photos, a key box and a good rating are enough.

Owners should check in advance that they have insurance, electrician documents, fire extinguishers, smoke detectors, a first aid kit, a pest control certificate and a current ΑΜΑ. Because at the moment when a letter arrives from the Ministry of Tourism, it is already a little too late to look for a fire extinguisher in the neighbors.

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