Published on
September 13, 2025
Greece is set to enforce strict new regulations for short-term rentals starting October 1, 2025, requiring Airbnb hosts to comply with comprehensive safety, insurance, and compliance standards. In collaboration with the Ministry of Tourism and AADE, property inspections will be carried out to ensure adherence to these new rules. The changes aim to address the ongoing housing crisis in high-demand areas by imposing fines for non-compliance and increasing scrutiny on rental properties. As a result, Airbnb hosts across Greece will face a major overhaul, with heightened regulations and mandatory checks, fundamentally reshaping the short-term rental market.
Starting October 1, 2025, new regulations will drastically reshape the short-term rental market in Greece. The Ministry of Tourism, in collaboration with the Independent Authority for Public Revenue (AADE), has already begun informing property owners with active Property Registration Numbers (AMA) to ensure they are prepared for the upcoming changes. These new rules are designed to address the growing pressure on local housing markets, especially in areas with high rental demand.
In areas such as central Athens, the impact of short-term rentals on the long-term rental market is becoming particularly severe. Reports show that nearly 60,000 short-term rental listings have flooded the city, which has contributed to a dramatic shortage of housing for permanent residents. As a result, many locals, including teachers, healthcare workers, and other essential staff, are finding it increasingly difficult to secure long-term accommodation.
The problem is not limited to Athens alone. The Aegean Islands and popular mainland destinations are facing a dual challenge. While short-term rental platforms make it easier for tourists to find accommodation, the influx of short-term rental properties is reducing the availability of homes for local residents. In places like the Cyclades, long-term rental ads have all but disappeared. The few available properties are priced at levels comparable to prime real estate markets like central London, making them unaffordable for most residents.
The new regulations aim to strike a balance between accommodating tourists and ensuring that the housing market remains accessible to locals. From October 1, 2025, all short-term rental properties must meet a series of strict standards. These properties must be primarily used for residential purposes and feature natural light and adequate ventilation. They will also be required to have air conditioning, ensuring a comfortable environment for guests.
Additionally, property owners must ensure that their short-term rental properties are fully insured against civil liability for damage or accidents. This insurance requirement is crucial to protect both guests and property owners. Furthermore, properties will need to meet a range of safety standards, including having fire extinguishers, smoke detectors, anti-shock switches (residual-current devices), and clear emergency exit signage. A certified electrician must also provide a safety declaration for the property, confirming that all electrical installations meet the required safety standards.
Other key safety requirements include a first-aid kit, a rodent and pest control certificate, and a guide displaying emergency phone numbers for local services such as police, fire, and medical assistance. These measures are designed to ensure the safety and well-being of guests and provide clear instructions in case of emergencies.
To verify compliance with these new regulations, officials from the Ministry of Tourism and AADE will conduct on-site inspections. Property owners will receive at least ten days’ notice before inspectors arrive, giving them time to ensure their properties meet the required standards. The inspectors will carry identification and a written order detailing the specifics of the property being inspected. These inspections are expected to be thorough and ongoing, as the government aims to enforce these new rules consistently.
If a property owner refuses entry to inspectors, fails to meet the required standards, or does not comply with the regulations, they will face an administrative fine of €5,000. If the violation is repeated within one year, the fine will double to €10,000. Any subsequent repeat violations within the same year will lead to a quadrupling of the fine, bringing it to €20,000. These substantial fines are intended to encourage compliance and discourage property owners from bypassing the rules.
The introduction of these new regulations is expected to have a significant impact on the short-term rental market. From October 1, 2025, every short-term rental property will be required to meet a host of new standards, including civil liability insurance, certified safety declarations, and comprehensive emergency provisions. The aim is to improve safety, protect long-term housing availability, and create a fairer balance between short-term rentals and the needs of local residents.
The government is also combining these new regulations with a freeze on issuing new short-term rental permits, hoping to slow the runaway growth of platforms like Airbnb. However, the challenge remains difficult. Short-term rentals typically generate significantly higher income for property owners compared to long-term leases, even when compliance costs are taken into account. This financial incentive means that, despite the new regulations, many property owners may still prefer short-term rentals, continuing to list their properties on rental platforms.
As a result, the number of short-term rental listings has continued to rise at a record pace, even with the introduction of restrictions. The government’s hope is that these regulations, combined with stricter enforcement and higher fines for non-compliance, will help to mitigate the impact on local housing markets. However, only time will tell whether these measures will be effective in curbing the continued rise of short-term rental properties.
Greece is implementing new regulations for short-term rentals starting October 1, 2025, requiring Airbnb hosts to comply with stricter safety, insurance, and compliance standards. The Ministry of Tourism and AADE will conduct inspections to enforce these rules and impose fines for non-compliance.
the new regulations for short-term rentals set to take effect on October 1, 2025, represent a major shift in the Greek housing market. The combination of stricter safety requirements, mandatory insurance, and the introduction of substantial fines for non-compliance aims to reshape the landscape of short-term rentals, prioritizing both safety and the availability of housing for long-term residents. While these measures are a step toward addressing the growing housing crisis, the financial incentives for property owners may continue to drive the expansion of short-term rentals, posing a challenge to the effectiveness of the new rules.
