Short-term leasing has transformed into a dynamic investment sector in Greece, with property owners generating significant income. However, success in this industry demands a complete understanding of both the protection tools offered by platforms, such as Airbnb’s AirCover and the strict legal obligations set forth by the State, especially in light of the upcoming enforcement of Law 5170/2025.
What AirCover is
AirCover is a free, comprehensive protection program provided by Airbnb for hosts, designed to cover certain risks related to damage, liability and losses during stays booked through the platform.
In general terms, AirCover includes:
Host Damage Protection: Up to $3 million for covered damages caused by the guest that they are unwilling or unable to pay for.
Host Liability Insurance: Up to $1 million for cases where the host is held legally responsible for injury or damage to a guest’s personal property that occurs within the stay.
Other Protection Elements: Guest identity verification, reservation screening, a 24-hour safety line and support for special cases.
What AirCover does not cover
It is important to emphasize that AirCover is not homeowners insurance and does not replace a private owner/property insurance policy. The Airbnb program in no way replaces your personal home insurance or landlord insurance policy. The protection is provided only during the rental period. Some examples where AirCover does not apply or is limited are:
Damages due to normal wear and tear.
Damages that occur outside the reservation period.
Damages due to natural disasters (earthquakes, floods, fires).
Damages when there is no guest present.
Damages from mold or fungi.
Pre-existing damages.
Excessive consumption of utilities (e.g., water or electricity).
Theft/losses that cannot be attributed to a specific guest.
Moral or unusual use, damages resulting from incorrect use.
Damages to neighboring properties that are not within the listing.
What Airbnb hosts should pay attention to
What Airbnb hosts should pay attention toTo safely utilize AirCover and mitigate risks, consider the following:
Adherence to Airbnb rules and cooperation
For the protection to apply, the reservation must be made through Airbnb, and the host must comply with the platform’s general terms. If the booking is made outside the platform or terms are violated, the protection may not apply.
Damage documentation / Evidence
Before-and-after photos, restoration estimates, invoices, receipts, etc., are useful evidence for submitting claims.
Timely notification and claim submission
Monitor deadlines and use the claim submission process on Airbnb within the specified timeframes.
Supplement with private insurance
A professional short-term rental insurance policy or liability insurance is critical supplementary protection in case AirCover does not cover a loss.
Local legislation and compliance regulations
Ensure your property meets all local requirements: fire safety, electrical installations, insurance, sanitary provisions, certifications. Non-compliance may invalidate coverage or lead to fines.
Reviews and quality of management
A good reputation, cleanliness, a well-maintained property, and timely guest service reduce the frequency of damages or claims.
New legal framework starting October 1, 2025
New legal framework starting October 1, 2025Beyond the coverage offered by AirCover, hosts must be aware that the State has established strict specifications for short-term rental properties through Law 5170/2025, which comes into effect on October 1, 2025. These requirements include, among other things, fire safety, natural lighting and ventilation, air conditioning, and mandatory civil liability insurance. It is crucial to understand that AirCover neither covers nor substitutes for these obligations; the host remains solely responsible for complying with the regulations of the Ministry of Tourism. Non-compliance can lead to fines or even the deletion of the property from the AADE Registry, regardless of the existence of AirCover.
Airbnb hosts: How to protect yourself with AirCover
The use of Airbnb’s AirCover is a useful protection tool for hosts, covering damages and civil liability, but it does not fully replace comprehensive insurance. For a short-term rental business to operate safely, hosts must combine the use of AirCover with private insurance policies, meticulously follow claim submission procedures and adapt to the new legal standards that will take effect from 2025. With proper preparation, information and professional management, AirCover can be part of a protection strategy but not the sole solution.
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