Fines up to €20,000: what changes for Airbnb owners in Greece

Launched in Greece strict inspections of Airbnb properties: first 1,500 short-term rental apartments will check ΑΑΔΕ and Ministry of Tourism. Violations are subject to fines of up to €20,000.

Greece is moving to tighter controls on the short-term rental market. ΑΑΔΕ and the Ministry of Tourism are launching the first organized wave of inspections of properties like Airbnb, Booking and Vrbo: the pilot list included about 1,500 objects all over the country.

We are no longer talking about one-time reconciliations of declarations and not about random spot checks. Authorities are trying to create a permanent market surveillance system where ΑΑΔΕ’s digital data will be linked with on-site inspections by regional tourism services. Yes, the state has finally noticed that thousands of apartments have been turned into mini-hotels. Amazing reaction speed, almost like an elevator in an old school.

Owners and managers of properties in the first sample are already receiving electronic notifications of new responsibilities. The Ministry of Tourism also sends letters about the need to bring documents and the objects themselves into compliance with the requirements. This stage is actually a warning before inspections.

Athens News previously wrote that on October 1, 2025, Law 5170/2025 came into force in Greece, establishing new standards for short-term rental properties and fines of up to €20,000. Airbnb in Greece: new rules and fines from October 1.

How will the checks be carried out?

Checks are carried out by Περιφερειακές Υπηρεσίες Τουρισμού – regional tourism services. In some cases, mixed groups will be created with the participation of ΑΑΔΕ employees in order to simultaneously check both the tax side and the compliance of the facility with minimum safety and operational requirements.

The owner or manager must be notified at least 10 days before checking. After this, he is obliged to prepare a complete package of documents. If the documents are in order and there are no signs of violations, the procedure can be completed administratively, without a physical visit to the apartment.

If the documents are incomplete, there are doubts or signs of violation are identified, an on-site inspection is carried out. Inspectors must have official identification and information about the specific object being inspected.

Back in February, Athens News warned that ΑΑΔΕ was strengthening control over Airbnb, Booking.com and Vrbo, and inspections were to become widespread. Airbnb: How to Avoid Fines for Short-Term Rentals.

What an Airbnb property should have

The new requirements apply not only to tax registration. The short-term rental property must meet minimum standards of safety, hygiene and habitability.

Among the mandatory requirements:

• civil liability insurance for damage or accidents;
• responsible statement from the electrician-installer;
• fire extinguishers and smoke detectors;
• leakage relay or electric shock protection device;
• exit and emergency evacuation signs;
• certificate of deratization and disinfestation;
• first aid kit;
• a reminder with useful emergency numbers;
• natural light, ventilation and a working air conditioning system;
• using the room as a primary purpose space rather than a basement, warehouse or garage pretending to be a home for the sake of a platform.

The last point is especially important. For years, the short-term rental market has seen properties that looked nice in photographs, but in reality were basements, former storage rooms, or premises of questionable habitability. The Internet can tolerate anything, but a tourist can’t always.

Athens News wrote about the requirements for short-term rental properties at the stage of preparing the reform. Short-term rentals in Greece: new rules and implications for the market.

What fines do owners face?

The sanctions system is strict and graduated. If the owner does not provide access to inspectors, does not submit the required documents, or the property does not meet the minimum standards, an administrative fine will be imposed. €5,000.

For repeated violations within a year, the fine doubles to €10,000. On the next repetition it increases to €20,000.

It is also worth remembering the tax part. ΑΑΔΕ compares platform data, declarations, income, real estate registry numbers and actual bookings. Therefore, the attempt to show an object on the platform and receive money “on the side” is increasingly turning from a trick into a ticket to verification.

Athens News has already talked about the so-called double scheme, when housing is found through Airbnb or Booking, and payment is made past the platform and the tax office. How in Greece they rent out housing through platforms without taxes.

Why are the authorities tightening the screws?

Short-term rentals in Greece have long ceased to be a way to “rent out a room to a tourist for a couple of nights.” In the center of Athens, on the islands and in popular resort areas, it has become an industry of its own, influencing the housing market, rentals for local residents and the availability of apartments for workers.

Authorities link the growth of Airbnb to the housing crisis, especially in areas with high tourist pressure. Therefore, control of short-term rentals is increasingly becoming part of housing policy, not just tax hunting.

Previously, the government had already introduced restrictions on new short-term rental properties in three central areas of Athens. Airbnb: ban in three areas of Athens. Later, the possibility of new restrictions for saturated zones was also discussed. Pierrakakis: new restrictions are being prepared for Airbnb in Greece.

What can change next?

The economic headquarters is considering additional measures. Possible steps include expanding restrictions on new Airbnb properties in congested areas, stricter real-time notifications to ΑΑΔΕ, new energy efficiency and safety criteria, and tying the right to rent to the property’s planning purpose.

If these measures are adopted, the short-term rental market will become much more regulated. For bona fide owners, this means more paperwork and expenses. For those who are accustomed to working at random, this is an unpleasant acquaintance with the state, which sometimes still opens their eyes.

Main conclusion

Greece no longer sees Airbnb as a gray area between tourism, real estate and taxes. The first 1,500 inspections are just a pilot phase. Further, the control system should be expanded, and short-term rental properties will be checked not only by declarations, but also by actual suitability for living.

For owners, this means a simple thing: one ΑΜΑ number in the registry is no longer enough. We need documents, security, compliance with technical requirements and normal tax transparency. Otherwise, short-term rentals can suddenly become a very expensive hobby.

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