Greek Residential Lease Laws: Tenant Rights & Statutory Rules (2026)

Q: Can my landlord evict me after 1 year if the contract says 1 year?

No. Under Law 1703/1987 Article 2, all primary residential leases have a statutory minimum duration of 3 years.

Q: When must my security deposit be returned?

Upon physical handover of the apartment keys, less documented property damage beyond ordinary wear and tear.

Essential statutory guide for expats, digital nomads, and international tenants renting a primary home in Athens.

The 5 Pillar Rules of Greek Residential Leases

Mandatory 3-Year Residential Lease Term

Law 1703/1987, Article 2, Paragraph 1 (as amended by Law 2235/1994)

In Greece, every primary residential lease is legally binding for a minimum of 3 years, even if the written contract states 1 or 2 years. The tenant has the statutory right to remain for the full 36 months under the contracted terms unless both parties agree in writing to terminate early.

Mandatory Electronic Lease Filing via AADE (Taxisnet)

POL. 1162/2018 & Independent Authority for Public Revenue (AADE) Directives

The landlord must declare the lease details on the digital Taxisnet platform by the end of the month following the agreement. The foreign tenant must log in with their Greek Tax Number (AFM) credentials and electronically accept the lease for it to be recognized by Greek immigration and tax authorities.

Security Deposit Custom & Refund Rights

Greek Civil Code (Astikos Kodikas) Articles 361 & 574 et seq.

Standard market practice requires 1 to 2 months' rent as a refundable security deposit (engyisi). The deposit cannot legally be used to offset the final month's rent unless mutually agreed. It must be refunded upon handover of keys, less documented property damage beyond ordinary wear and tear.

Utility Meter Transfer & Prior Owner Debt

Regulatory Authority for Energy (RAE) Decision 500/2018 (Electricity Supply Code)

Tenants should transfer the electricity meter (DEDDIE) and water account (EYDAP) into their own name upon moving in. Crucially, tenants are not liable for prior tenant or landlord debt if they present their registered Taxisnet lease contract at connection.

Short-Term Rental Moratorium (AMA Freeze)

Law 5170/2025 (Gov. Gazette A' 6/20.01.2025) & Law 4446/2016 Article 111

Districts 1, 2, and 3 of the Municipality of Athens are prohibited from issuing new Property Registry Numbers (AMA) for short-term tourist rentals throughout 2026. This protects residential long-term housing stock in Koukaki, Pangrati, Mets, Kolonaki, and Exarchia.

Step-by-Step Lease Execution Process for Foreigners

Obtain a Greek Tax Number (AFM): Mandatory for all contracts. Foreigners can obtain an AFM at any local Tax Office (DOY) or via an authorized representative with a power of attorney.
Sign the Bilateral Private Agreement: Drafted in Greek (often accompanied by an English translation). Ensure the contract explicitly details inventory, maintenance responsibilities, and deposit terms.
Electronic Declaration on Taxisnet (myAADE): The landlord must submit the lease declaration online within 30 days. The tenant must log into myAADE and formally accept the declaration.
Transfer Electricity (DEDDIE) & Water (EYDAP): Present the accepted Taxisnet declaration and identity documents to transfer meter accounts, ensuring no prior tenant arrears attach to your account.

Frequently Asked Questions

Can my landlord evict me after 1 year if the contract says 1 year?

No. Under Law 1703/1987 Article 2 (as amended by Law 2235/1994), all primary residential leases have a statutory minimum duration of three (3) years. Any clause providing for a shorter duration is void for the landlord, meaning the tenant has the absolute legal right to stay for 3 full years.

When must my security deposit be returned?

Upon physical handover of the apartment keys and formal inspection of the premises. The landlord cannot arbitrarily withhold the deposit for normal wear and tear; deductions require itemized invoices of actual damage.

What is the short-term rental freeze (AMA Moratorium)?

Under Law 5170/2025, the 1st, 2nd, and 3rd Municipal Districts of Athens (including Koukaki, Plaka, Kolonaki, Pangrati, Mets, and Exarchia) cannot issue new Property Registry Numbers (AMA) for short-term tourist lets throughout 2026. This preserves housing stock for long-term residents.

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