The Independent Authority for Public Revenue (AADE) is intensifying its actions against tax evasion and irregularities in the short-term rental market, launching a period of rigorous audits, extensive cross-checks, and new regulatory requirements. These measures are part of a broader strategy to professionalize and streamline a sector that has seen explosive growth in recent years.
Widespread audits by the end of 2025
By December 2025, AADE will complete comprehensive audits of property managers renting through platforms such as Airbnb and Booking.com, aiming to identify undeclared income dating back to 2020.
The audits focus primarily on individuals without registered business activity and cover the 2020 and 2021 fiscal years. In this context, AADE will cross-check declared income (E2 tax forms) with data from:
lists submitted by short-term rental platforms,
bank account transactions and credit card movements,
and the electronic wallets of property managers.
Declared income must fully match audit findings; discrepancies will trigger fines for tax evasion.
New cooperation framework with platforms
The updated Memorandum of Cooperation between AADE and rental platforms introduces strict transparency requirements. Platforms are now required to:
verify the accuracy of property registration numbers (AMA/ESL/MAG),
provide the full name of the IBAN account holder for verification,
report the total number of nights booked per listing,
and notify AADE of non-compliant managers.
Data exchange is standardized in a single digital file, accelerating audits and preventing potential concealment of income.
Fines up to €20,000 for violations
Sanctions for violations are severe. Property owners or managers who fail to register their properties in the Short-Term Rentals Registry or provide incomplete information in listings face fines starting at €5,000.
Common violations include:
failure to register in the official registry,
missing property registration numbers (AMA, ESL, or MAG) in listings,
or inaccurate information.
For repeat offenses, fines double (€10,000) or quadruple (€20,000) for further infractions within the same year. Property owners are called for a hearing within 10 days of a violation being identified.
New guidelines for VAT, taxation, and declarations
AADE has also issued a new guide clarifying critical aspects of tax treatment for short-term rentals.
Declarations must be submitted by the 20th day of the month following the tenant’s departure. In case of a cancellation, an amended declaration is required—even if no payment was made. Corrections for 2025 can be submitted until February 28, 2026; after the registry is finalized, no changes are allowed.
VAT obligations are clarified as follows:
Exempt from VAT: individuals renting up to two properties.
Subject to 13% VAT: individuals renting three or more properties, or legal entities regardless of property count.
Additionally, if services such as breakfast or cleaning are provided, the property is considered a tourist accommodation, requiring:
business registration with AADE,
registration as a tourist accommodation in the OpenBusiness system,
submission of environmental and tourist taxes,
VAT and other tax filings (E3, E1, or N forms),
and compliance with myDATA reporting obligations.
Strict technical and quality standards
From October 1, 2025, new rules came into effect limiting which properties may remain listed on platforms. Only residential properties meeting hotel-like standards can be offered for rent.
Excluded properties include converted offices, basements, or other professional spaces not legally classified as residences. Properties lacking proper certification for electrical and fire safety, liability insurance, or adequate lighting and ventilation are prohibited from the market.
Owners must now provide:
electrician certification,
fire extinguishers and smoke detectors,
first aid kits,
pest control certificates,
and liability insurance coverage.
On-site inspections and heavy fines
Inspections will be conducted by joint teams from AADE and the Ministry of Tourism, with owners notified at least ten days in advance. Inspectors will carry official credentials and written orders; police officers may accompany them if deemed necessary.
Non-compliance results in fines:
€5,000 for failing to meet even one requirement or denying access,
€10,000 for repeat violations within a year,
€20,000 for additional or different violations within the same year.
Non-compliant properties may also be delisted from rental platforms.
A new landscape for short-term rentals
The combination of enhanced audits, the updated cooperation framework with platforms, and strict technical requirements is reshaping the short-term rental market in Greece.
The sector is moving toward increased transparency and professionalization, leaving little room for informal or unauthorized operations. For compliant managers and owners, these changes are expected to create a more stable competitive environment and a market aligned with professional hospitality standards.
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At the Short Stay Crete Conference, taking place in Heraklion (ELMEPA) on October 23, you can learn about all the latest changes in the short-term rental sector from industry experts. Check the program and book your ticket.
