The Frequently Asked Questions (FAQ) document by AADE regarding Short-Term Property Rentals was updated on July 10, 2025. The updated version includes not only language and syntactic improvements but also nine new Q&As (Nos. 52 to 60), which shed further light on tax and accounting issues that concern property managers—both individuals and legal entities.
The new entries focus on key matters such as the Business Tax (“Telos Epitedevmatos”), the obligation to declare a branch, the method of calculating and reporting the Resilience to Climate Crisis Fee (T.A.K.K.), and the implications of offering additional services beyond accommodation.
Key clarifications include:
- The Business Tax for branches declared by property managers is proportional, not annual, and depends on the actual months of operation.
- It is not necessary for the start or end date of a declared branch to coincide with the sublease contract, provided an AMA (Property Registration Number) has been issued.
- Individuals who acquire a third AMA must file a commencement of activity declaration within 30 days, with specific exceptions.
- If T.A.K.K. is incorporated into the final price or remains fixed year-round due to platform limitations, there is no tax issue, provided that all applicable taxes and fees are properly reported and paid.
- Late T.A.K.K. declaration fines vary depending on the taxpayer type (individuals, simplified or double-entry accounting) and start at €100, with additional interest charges.
Additional updates include:
- In Q&A No. 44, it is clarified that Short-Term Stay Declarations can be amended until February 28 of the following year and before the Registry of Short-Term Rental Properties is finalized.
- In Q&A No. 11, an exception was added for properties rented as two separate spaces but registered under the same AMA, stating that this does not count as a third property for tax determination purposes for individuals.
These updates come at a time of heightened oversight by tax authorities and aim to help operators better understand their obligations and avoid mistakes that lead to penalties. The information is critical for both small-scale owners and professional property management companies, who must now align their pricing, accounting, and tax practices with clearer rules.
AADE’s New Q&As on Short-Term Rentals
52. If property managers holding a Special Operation License (ESL) or Unique Notification Number (MAG) offer services beyond accommodation and provision of bedding, are they required to submit bookings to the Short-Term Rental Property Registry of AADE?
A. No. The obligation to declare Short-Term Stays in the AADE Registry applies to: a) individuals/entities conducting short-term rentals (see the definition in Q1), and b) those listed in paragraph 5 of Article 46 (regulations for self-serviced tourist accommodations of Law 4179/2013).
53. Can companies or individual businesses managing three or more short-term rental properties earn income from additional services such as promoting leaflets for transport companies, luggage storage, hairdressing, excursions, or mini cruises?
A. Yes. Such services constitute a separate activity from short-term rentals, and the corresponding income must be declared under a different Business Activity Code (KAD) than the ones related to short-term rental revenues.
54. Is the Business Tax proportional or annual?
A. It is proportional, calculated based on the month the branch was declared active or inactive. Periods longer than 15 days count as a full month. Note: From tax year 2024, this tax no longer applies to individuals conducting sole proprietorships (Law 5162/2024).
Example: A manager receives an AMA on 5/9 and submits a branch opening declaration the same day. They must pay 4/12 of the annual tax (for September to December).
55. Must the start/end dates of a declared branch align with the sublease agreement submitted by the property owner to the manager?
A. No. Alignment is not required. The intention to operate short-term rentals is evidenced by AMA registration in the Registry.
56. When must an individual property manager submit a commencement of activity if they obtain a third AMA (excluding cases of two jointly rented rooms with separate AMAs)?
A. Within 30 days of acquiring the third AMA, unless earlier commencement is required or the properties are rented with additional services beyond bedding.
57. What is the deadline to declare a short-term rental branch?
A. Within 30 days of receiving the AMA for the branch.
Example: An AMA is issued on 1/1. The first short-term booking is made on 5/1 for June 1–5. The branch must be declared by 30/1.
58. If T.A.K.K. fees vary by season/property size but platforms only allow one fixed rate year-round, is it acceptable to declare, for example, €8 daily year-round and report €2 as T.A.K.K. in winter, with the €6 difference declared as rental income?
A. Yes, provided applicable taxes (VAT, overnight stay tax) are paid on the €6 difference. Note: The overnight stay tax applies only to businesses.
59. Is it acceptable to include T.A.K.K. and/or the Overnight Stay Tax in the final rental price rather than showing them separately?
A. Yes, as long as the amounts are correctly allocated and reported in the appropriate forms to avoid double taxation or reporting errors.
Example: A legal entity earns €100 per booking:
- Subtract T.A.K.K. (€8): €100 – €8 = €92
- VAT on €92: €92 / 1.13 = €81.42 → VAT = €10.58
- Overnight Stay Tax (internal subtraction): €81.42 / 1.005 = €81.01 → Tax = €0.41
- Declared income: €81.01
60. What is the penalty for late T.A.K.K. declaration? Does it vary by delay duration or taxpayer type?
A. It falls under the Tax Procedure Code penalties:
- €100 for individuals
- €250 for simplified accounting
- €500 for double-entry books
- Interest applies in all cases
The complete AADE FAQ document is available on the Authority’s official website and is updated regularly.
