Olga Kefalogianni: Short-term non-primary accommodations automatically off platforms from October 1st | Inspections are coming | Which areas are in the focus for restrictions

-Ultimatum from the minister, “The law will apply to everyone”

-Sweeping inspections of short-term rentals will begin on October 1st

– New restrictions for Santorini, Thessaloniki, Corfu, Paros, and Chania

With a clear message of “putting an end to unchecked practices,” Tourism Minister Olga Kefalogianni announced at a press conference that, starting October 1, 2025, the first extensive inspections of short-term rental accommodations will begin, based on the new framework established in January under Law 5170/2025. The goal is to remove from the AADE platform all properties that do not meet the minimum operational and quality standards — mainly the requirement of being classified as “main use” properties. Subsequently, the AADE will inform the property owners and then notify the rental platforms (such as Airbnb, etc.) with which it has signed memorandums of cooperation and information exchange.

The Minister emphasized that properties not classified as “main use” will be automatically removed from the Short-Term Rental Property Registry and will lose their Property Registration Number (AMA). “Tourism activity in Greece must operate under rules that apply to everyone; those who do not comply will be removed from the platform and face strict fines,” she warned.

When asked whether restrictions will be extended to new areas beyond the three central districts of Athens, she declined to comment. However, it is worth recalling that the Prime Minister, speaking to ΜΟΝΕΥ & TOURISM at the Thessaloniki International Fair (TIF) regarding the issue of short-term rentals and the possibility of banning new listings in areas beyond those three districts in Athens, had responded clearly: “It is something we are examining and studying carefully, and very soon we will announce new measures, as we are currently finalizing the relevant studies to get a complete picture and make the appropriate decisions.”

When asked whether the measures would include banning new short-term rental properties in areas such as Thessaloniki and Santorini, Kyriakos Mitsotakis confirmed this, adding that additional regions are under consideration for the implementation of such restrictions. At that point, the Prime Minister stressed to ΜΟΝΕΥ & TOURISM that “The measure banning new short-term rental properties in Athens has worked satisfactorily.”

However, the Prime Minister clarified that the decisions to be made will come into effect starting in 2026.

According to information from government sources, in addition to Thessaloniki and Santorini, bans may also be imposed in Chania, Corfu, and Paros — and possibly in Chalkidiki as well.

Strict criteria and fines

In order for a property to remain listed on a short-term rental platform, it must be a main-use space with natural lighting, ventilation, and air conditioning (except in mountainous areas). It must also have liability insurance, an electrician’s declaration, a rodent and pest control certificate, a first-aid kit, and an emergency guide. Inspections will be either random or triggered by complaints, with a ten-day notice given beforehand. The fine for non-compliance is €5,000, which doubles to €10,000 for a repeat offense within 12 months, and quadruples thereafter.

The Circular

It is noted that yesterday, ΜΟΝΕΥ & TOURISM published the circular issued by the Ministry of Tourism outlining the details for the implementation of the law starting October 1st.

According to the circular, every property offered for short-term rental must cumulatively meet specific technical and operational requirements:

• Main-use space: The property must be designated for residential use and must have a minimum clear ceiling height of 2.50 meters, in accordance with the New Building Regulation.
• Safety & infrastructure: The property must have liability insurance for damages or accidents, an electrician’s declaration, installation of a residual current device (RCD for protection against electric shock), fire extinguishers, smoke detectors, and emergency exit signage.
• Health & cleanliness: A valid rodent and pest control certificate is required, along with a first-aid kit and an emergency contact guide.
• Lighting & ventilation: Bedrooms must have natural lighting through openings in exterior walls or the roof, with window area equal to at least 10% of the net floor area, and natural ventilation with an opening of at least 5% of the room’s area.

A key issue is the proof that the property qualifies as a main-use space — that is, spaces such as bedrooms, living rooms, kitchens, and offices. Hallways, storage rooms, stairwells, or parking areas are not considered main-use spaces. The legality of the property must be documented through a valid building permit or legalization in accordance with urban planning regulations.

Inspections and Penalties

Compliance will be verified through scheduled on-site inspections conducted by teams from the Ministry of Tourism or joint teams in cooperation with the AADE.

• Property owners will be notified at least 10 days in advance via email.
• Inspectors will carry official identification and a written mandate that includes their personal details and the property information.

Those who refuse inspection or fail to meet the required standards will face:

• An administrative fine of €5,000.
• Doubling of the fine for a repeated violation within one year.
• Quadrupling of the fine for each subsequent identical violation.

Prospect of European Regulation

Finally, Minister Kefalogianni noted that Greece is closely monitoring discussions at the EU level, as European Commission President Ursula von der Leyen has already left open the possibility of a common European legislative framework for short-term rentals. “We are ready to expand the regulatory framework, either through incentives for long-term rentals or through additional restrictions,” she stated. As ΜΟΝΕΥ & TOURISM previously reported, Ursula von der Leyen announced that in 2025 the European Affordable Housing Plan will be presented — a comprehensive initiative aimed at boosting the supply of affordable, quality, and sustainable housing, while respecting the specific conditions of each Member State. As part of this initiative, she announced a revision of state aid rules to facilitate the construction of new homes and the development of more student housing across Europe. In addition, the Commission is planning to organize an EU Housing Summit, bringing together governments, social organizations, market representatives, and civil society groups — with the goal of making housing a central topic of European dialogue.

European Commission President Ursula von der Leyen placed particular emphasis on the role of short-term rental platforms, such as Airbnb, which — as she stressed — directly affect housing availability and drive prices upward. According to the data she presented, overnight stays in such rentals reached 854 million in 2024, marking an increase of nearly 19% compared to 2023. This rapid growth has already led many European cities — including Athens — to adopt restrictive measures, ranging from stricter listing regulations to higher taxation, in an effort to mitigate the impact on local housing markets.

The European Commission is preparing a legislative initiative that will provide for greater transparency and fairer rules in the short-term rental market, clearly distinguishing between private hosts and professional providers. According to von der Leyen, the goal is to put an end to a “grey area” that disproportionately burdens citizens.

With these announcements, the President of the Commission sent a clear message that the right to decent and affordable housing is now recognized as a central priority for the Union. “We cannot allow the short-term rental market to remain outside the rules while our citizens are increasingly struggling to find a home,” she emphasized, signaling a policy that aims to elevate the housing issue to the same level as other major European challenges, such as the green and digital transitions.