Greece Short-Term Rental Update (Oct 1): Exact Specs, Inspections & Fines

Effective 1 October 2025, the Ministry of Tourism’s corrected circular (orthí epanalípsi) operationalises Article 3 of Law 5170/2025 and introduces measurable standards for inspections of short-term rentals. The requirements apply to all units listed in, or entering, AADE’s AMA registry. The re-issue also updates the official DEDDIE link for obtaining the YDE (Electrician’s Declaration).

The article below distils the pass/fail criteria—exact measurements, equipment specifications, and documents—to prepare before inspection.

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What is new from 1 October 2025 (scope and applicability)

• In force: 1 October 2025.

• Instrument: Corrected circular (orthí epanalípsi) implementing Article 3 of Law 5170/2025.

• Scope: All short-term rental (STR) properties registered or to be registered in AADE’s STR Registry (AMA) on or after the effective date.

• Administrative correction: The circular updates the DEDDIE (ΔΕΔΔΗΕ) reference link for the YDE (Electrician’s Declaration) process, ensuring owners and electricians rely on the correct form and guidance.

Practical implication for foreign owners: inspections will rely on objective criteria (dimensions, equipment specifications, certificates). If a space or device cannot be evidenced or measured against these standards, it will not be considered compliant.

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Habitability: primary-use (main-use) spaces with defined metrics

To qualify for STR use, sleeping spaces must be main-use (κύριας χρήσης) under planning law—not auxiliary (e.g., storage rooms, garages). The circular translates “habitability” into measurable thresholds:

• Ceiling height (free height): ≥ 2.50 m in spaces of main use (note: legacy 2.40 m may apply to older buildings permitted under earlier codes).

• Natural light (bedrooms): Window/opening area ≥ 10% of the net floor area of the room.

• Natural ventilation (bedrooms): Ventilation opening ≥ 5% of the net floor area.

• Acceptable outlook: Openings should face a public or common space, an uncovered yard (φωταγωγός meeting code), or an open semi-outdoor; enclosed or dead lightwells that do not satisfy code will not qualify.

• Proof of legality: Provide the building permit (and any legalisation documentation) that establishes main-use status for each sleeping space presented as a “bedroom.”

Owner action: Prepare a one-page file per bedroom with (i) floor area, (ii) opening area (light and ventilation), (iii) height measurement, and (iv) cross-references to the permit/legalisation. Photographs with a measuring tape and plan excerpts can expedite inspections.

Air-conditioning (AC) requirements and the ≥600 m exemption

• Minimum requirement: Air-conditioning in bedrooms capable of heating and cooling, with low noise and automated controls to ensure thermal comfort.

• Building façade restrictions: Where exterior condensers are not permitted by the building or local rules, portable HVAC solutions are expressly acceptable.

• Mountain exemption: Properties located at ≥ 600 m elevation are exempt from the bedroom AC requirement (document elevation if claiming the exemption).

Owner action: Specify the AC type per bedroom (split/portable), show user instructions on-site, and keep invoices/manuals. If applying the mountain exemption, include a simple elevation statement (e.g., municipal topographic certificate or authoritative map extract).

Electrical safety: YDE with RCD confirmation

• Electrician’s Declaration (YDE): Maintain a valid YDE confirming installation of a Residual Current Device (RCD / anti-shock) in accordance with applicable standards.

• Process reference: Use the updated DEDDIE link and template referenced by the circular so the declaration format is current and recognisable.

Owner action: File a current YDE in your compliance folder. Ensure the document explicitly references the RCD. If your present YDE lacks this language, arrange an updated inspection and declaration.

Fire safety: extinguisher capacity/rating, detectors, emergency lighting

• Portable fire extinguishers: At least one 6 kg unit per 100 m² of gross area. Use devices meeting a 21A-113B-C rating (dry powder or suitable alternative per code). Keep service tags current.

• Smoke detectors: Autonomous, ceiling-mounted detectors in bedrooms and in the kitchen at minimum.

• Emergency lighting and escape signage: Mandatory at exits. Lighting must function in power cuts; signage must clearly indicate escape direction.

Owner action: Photograph the extinguisher label (showing 6 kg and 21A-113B-C), ceiling-mounted detectors, and a functioning emergency light test. Keep service/installation certificates with your file.

Hygiene, pest control, and mandated first-aid provision

• Pest control: Maintain a valid rodent/insect treatment certificate issued by a licensed provider.

• First-aid kit (bilingual and itemised): Provide a clearly labelled kit (“ΠΡΩΤΕΣ ΒΟΗΘΕΙΕΣ / FIRST AID KIT”) with specified contents (typical items include: hydrogen peroxide, povidone iodine, assorted sterile gauze pads, elastic bandage, medical tape, hemostatic pressure bandages, burn hydrogel sachets, ammonia sticks, disposable gloves).

• Emergency numbers (bilingual sheet): Post a card listing 112 (EU emergency) and national services (e.g., 100 Police, 199 Fire, 166 Ambulance, Poison Centre, Coast Guard 108, Child Helpline 1056), plus the nearest hospital and local taxi.

Owner action: Place the first-aid kit and the emergency numbers sheet in a visible, consistent location (e.g., behind the entrance door and in the kitchen). Replace any expired consumables.

Inspections, notice, enforcement, and rectification

• Inspecting authorities: Ministry of Tourism officials; as needed, mixed teams may include tax authority (AADE).

• Inspection notice: Owners/managers receive at least 10 days’ notice prior to an inspection appointment.

• Access: If inspectors are obstructed, police assistance may be requested.

• Penalties: A €5,000 administrative fine may be imposed for (i) obstruction, (ii) failure to meet safety/operational standards, or (iii) failure to present required documentation. A second violation within 12 months typically doubles the fine; subsequent violations can rise to four times the original amount.

• Rectification: A 15-day window is provided to remedy identified deficiencies after inspection.

Owner action: Nominate a responsible person with keys and documentation access. Ensure they can attend inspections and communicate in Greek or with a translator.

Compliance documentation (prepare a single, organised file)

• Registration: AMA printout or screenshot showing correct property registration and host details.

• Planning legality: Building permit/legalisation papers that confirm main-use status of bedrooms.

• Measurements: One-page sheet per bedroom with area, window area (≥10%), ventilation opening (≥5%), height (≥2.50 m), and photo evidence.

• HVAC: AC invoices/manuals per bedroom; where applicable, elevation evidence for ≥600 m exemption.

• Electrical: YDE explicitly confirming RCD; electrician details and date.

• Fire safety: Extinguisher invoice/certificate and current service tag; photos of ceiling-mounted detectors; evidence of emergency lighting and escape signage.

• Hygiene: Pest control certificate (licensed provider).

• First-aid: Inventory checklist and photo of the bilingual label; Emergency numbers card (bilingual) with nearest hospital/taxi.

Owner checklist (printable)

Habitability

•  Bedrooms legally main-use; permit/legalisation on file.

•  Height ≥ 2.50 m; window ≥10% area; ventilation ≥5%; acceptable outlook.

HVAC

•  AC in bedrooms (heating/cooling, low-noise, automated).

•  Portable units where façades restrict condensers.

•  ≥600 m exemption documented (if claimed).

Electrical

•  YDE current and references RCD (anti-shock).

•  DEDDIE guidance/version confirmed.

Fire safety

•  Extinguisher(s): ≥ 6 kg per 100 m², 21A-113B-C; service tag valid.

•  Smoke detectors: ceiling-mounted in bedrooms and kitchen.

•  Emergency lighting at exits; escape signage posted.

Hygiene & first-aid

•  Valid pest control certificate (licensed provider).

•  Bilingual first-aid kit with mandated items; consumables in date.

•  Emergency numbers sheet (bilingual) incl. 112/100/199/166/Poison Centre/108/1056 + nearest hospital/taxi.

Listing hygiene

•  AMA displayed on platforms.

•  Listing reflects AC, safety equipment, quiet-hours/house rules.

Listing update checklist (reduce platform flags)

• Registration: Display the AMA accurately in the dedicated field.

• Comfort: State bedroom AC (or ≥600 m exemption).

• Safety: Mention 6 kg 21A-113B-C extinguisher, ceiling smoke detectors, and emergency lighting.

• Clarity: Confirm max occupancy, quiet-hours, and no-party policy.

• Accessibility (if applicable): Describe access truthfully (step-free access, lift dimensions, bathroom features) and avoid over-claims.

How we can assist

As a law firm focused on protecting the interests of expats in Greece and on real estate law, we provide legal advice and representation related to the framework described above. We do not offer property management or technical/operational STR services.

• Tailored legal advice on how the rules apply to your circumstances.

• Document and title review connected to real estate matters that may intersect with these requirements.

• Representation in administrative procedures or disputes arising from the application of the framework.

If you require legal guidance within this scope, you’re welcome to contact our office to arrange a consultation.

FAQ

Does every room require AC? No. The minimum is bedrooms, with heating/cooling and low-noise/automated operation. Portable units are acceptable where façade rules prohibit condensers. Properties at ≥600 m elevation are exempt from bedroom AC.

Can an auxiliary space be used as a bedroom if it looks adequate? No. The space must be legally main-use under planning law and meet the height, light (10%), and ventilation (5%) thresholds.

What must the YDE include? A current Electrician’s Declaration explicitly confirming an RCD (anti-shock) and compliance with the applicable standard/template (per the updated DEDDIE reference).

Which extinguisher is compliant?At least 6 kg per 100 m² with rating 21A-113B-C, with a current service tag.

Is emergency lighting optional if signage is posted?No. Emergency lighting at exits and escape signage are both required.

What is mandated for first-aid?A bilingual kit (“ΠΡΩΤΕΣ ΒΟΗΘΕΙΕΣ / FIRST AID KIT”) with specified contents and a bilingual emergency numbers sheet displayed on-site.