The landscape for short-term rentals like Airbnb is changing dramatically, as strict new regulations come into effect from October 1, 2025, aimed at rationalizing the market and addressing the acute housing crisis.
Every property offered for short-term rental must now have mandatory civil liability insurance, an electrician’s declaration, smoke detectors, residual current devices, fire extinguishers, escape route signage, and a first aid kit. Additionally, pest control and disinfection certificates, emergency contact guides, and complete lighting, ventilation, and air conditioning specifications are required.
The Ministry of Tourism, in collaboration with the tax authority AADE, has already begun massive outreach to property owners about the new requirements, mandatory inspections, and strict penalties that will be imposed on violators. According to AADE, on-site inspections will be conducted by ministry officials or joint teams, with at least ten days’ notice via email. Inspectors will carry official identification and written orders with employee and property details.
Airbnb: €5,000 fine for non-compliant property owners
Property managers who refuse access or fail to meet specifications face a €5,000 fine. For repeat violations within one year, the fine doubles (€10,000), while each subsequent identical violation quadruples (€20,000). Inspections will be continuous and on-site, with violations recorded by joint teams from the Ministry of Tourism and AADE.
The government, through the Ministries of Finance and Tourism, is determined to intervene decisively in the short-term rental market to curb the lawlessness observed mainly in central Athens, where the largest volume of travelers stay. These areas also experience the greatest housing pressure, at an ever-increasing rate.
Airbnb “paralyzes” long-term rentals
In Attica, central Athens alone records nearly 60,000 short-term rental listings, resulting in the long-term rental market becoming almost dead. On Aegean islands and popular mainland destinations, permanent residents like doctors, teachers, and civil servants struggle to find housing, with some resorting to temporary solutions like containers. In the Cyclades, long-term rental listings have virtually disappeared, while the few available homes are offered at prices many times workers’ salaries.
The government’s major challenge is to limit uncontrolled Airbnb growth while converting many short-term rentals to long-term ones, providing housing market relief and restoring balance to housing supply. This framework includes the 2026 ban on new Airbnb licenses in Athens’ three saturated municipal districts. The government may also extend restrictions to other areas with limited available housing by year-end.
