Navigating Greek Short-Term Rental Licenses (EOT): The Complete Guide

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Table of Contents

• Introduction to EOT Licenses
• Key Requirements for Obtaining an EOT License
• Step-by-Step Application Process
• Associated Costs and Fees
• Ongoing Compliance and Regulations
• Penalties for Non-Compliance
• Strategic Approaches for Property Owners
• Your EOT Success Roadmap
• Frequently Asked Questions

Introduction to EOT Licenses

Ever tried navigating the labyrinth of Greek property regulations while dreaming of turning your Mediterranean haven into a profitable short-term rental? You’re in good company. Since 2018, Greece has formalized its short-term rental market through a structured licensing system known as EOT (Ellinikós Organismós Tourismoú) licenses, administered by the Greek National Tourism Organization.

Let’s cut to the chase: operating a vacation rental in Greece without proper licensing isn’t just risky—it’s a direct path to substantial penalties and potential property restrictions. But here’s the good news: with the right approach, securing your EOT license can become a strategic advantage rather than a bureaucratic headache.

Consider Maria’s experience: “I purchased a small apartment in Chania in 2019, thinking I could immediately list it on Airbnb. Three months and a €5,000 fine later, I learned the hard way about EOT requirements. Now properly licensed, my bookings have increased by 30% because guests trust officially registered properties.”

Key Requirements for Obtaining an EOT License

The Greek authorities have established specific prerequisites for obtaining an EOT license. These requirements aren’t arbitrary—they’re designed to ensure safety, quality, and proper taxation of rental properties.

Property-Related Requirements

• Property Legality: Your property must have been built legally with proper building permits. Properties with “illegal” sections that haven’t been regularized through Greece’s legalization programs are ineligible.
• Minimum Size Standards: Each rental unit must have at least 25 square meters of habitable space for a studio, with additional minimums for larger units.
• Fire Safety: A valid fire safety certificate (πιστοποιητικό πυρασφάλειας) from the local fire department is mandatory. This typically requires specific safety equipment installation.
• Energy Performance Certificate: An up-to-date Energy Performance Certificate (Πιστοποιητικό Ενεργειακής Απόδοσης or ΠΕΑ) rated at least D or better.

Operational Requirements

• Building Regulations Compliance: The property use must conform to local zoning regulations—not all buildings permit short-term rentals.
• Property Insurance: Comprehensive insurance covering both the property and potential guest injuries.
• Accessibility Features: Depending on your property’s size and capacity, specific accessibility adaptations may be required.
• Tax Registration: Valid Greek tax number (AFM) and registration in the Short-Term Rental Property Registry (Μητρώο Ακινήτων Βραχυχρόνιας Διαμονής).

Pro Tip: Many first-time applicants focus exclusively on the paperwork but overlook building management approvals. If your property is in an apartment building, you’ll need to verify that short-term rentals aren’t prohibited by building regulations—a detail that can save you thousands in wasted renovation costs.

Step-by-Step Application Process

Navigating the application journey requires methodical planning. Here’s your roadmap through the process:

Preparation Phase

1. Property Assessment: Engage an engineer or architect to evaluate your property’s compliance with building codes and identify any necessary modifications.
2. Documentation Collection: Gather all ownership documents, building permits, floor plans, and tax identification information.
3. Fire Safety Inspection: Schedule an inspection with the local fire department to obtain the required certificate.
4. Energy Certificate: Commission an energy auditor to assess your property and issue the Energy Performance Certificate.

Submission and Processing

1. Registration on the AADE Platform: Register your property on the Independent Authority for Public Revenue (AADE) platform to obtain your initial registration number.
2. EOT Application Submission: Submit your formal application through the Greek Ministry of Tourism’s electronic platform, uploading all required documentation.
3. Property Inspection: In many cases, EOT officials will conduct a physical inspection of your property.
4. License Issuance: Upon approval, you’ll receive your official EOT license number, which must be displayed on all marketing materials and booking platforms.

“The most time-consuming part isn’t the application itself,” explains Nikos Papadopoulos, a property law specialist in Athens. “It’s gathering all the prerequisite certificates and ensuring your property meets the technical specifications. Budget at least 2-3 months for the entire process—longer if renovations are needed.”

Associated Costs and Fees

Understanding the financial commitment upfront helps prevent budget surprises. Here’s a breakdown of the typical costs involved:

Beyond these direct costs, budget for potential property modifications. Andreas, who converted his family’s traditional stone house in Crete into a vacation rental, shares: “I initially budgeted €2,000 for the licensing process but ended up spending nearly €7,500 after accounting for the required bathroom renovations, fire safety equipment, and accessibility modifications. The investment paid off within the first season, but the upfront costs were more substantial than I’d anticipated.”

Ongoing Compliance and Regulations

Securing your EOT license is just the beginning. Maintaining compliance requires ongoing attention to several key areas:

Tax Obligations

Greek tax law treats short-term rental income as a specific category with its own rules:

• Income Declaration: All rental income must be declared on your annual tax return, with specific codes for short-term rental properties.
• VAT Considerations: If you provide additional services beyond basic accommodation (like regular cleaning, breakfast, or transportation), you may be required to register for VAT.
• Platform Withholding: Many booking platforms automatically withhold the required taxes, but you remain ultimately responsible for ensuring all tax obligations are met.

“The tax landscape for short-term rentals in Greece has evolved considerably,” notes Eleni Markou, a tax consultant specializing in tourism properties. “The current progressive tax rates on rental income range from 15% to 45%, with an additional solidarity contribution that’s being phased out. Proper record-keeping is essential to avoid costly audits.”

Guest Registration Requirements

Every property owner must:

• Register all guests with the Hellenic Police through the online portal within 24 hours of arrival
• Maintain guest records for at least 7 years
• Collect and report guest identity information accurately
• Submit monthly occupancy reports to the Greek Statistical Authority

The registration systems continue to evolve toward digitalization, making compliance easier but still requiring diligent attention to detail.

Penalties for Non-Compliance

Greek authorities have intensified enforcement in recent years, with significant consequences for non-compliance:

Financial Penalties

• Operating Without License: Fines ranging from €5,000 to €50,000, depending on property size and violation history
• Incorrect Advertising: €2,000 fine for failing to display your EOT license number on all marketing materials
• Tax Non-Compliance: Up to 100% of undeclared income plus interest and potential criminal penalties for significant violations
• Guest Registration Failures: €1,500 per unreported guest, with potential suspension of your license for repeated violations

Operational Consequences

Beyond direct financial penalties, non-compliance can result in:

• Property closure orders and operation prohibition
• Platform delisting from major booking sites like Airbnb and Booking.com
• Ineligibility for tourism development grants and incentives
• Difficulty obtaining property insurance

Georgios, who owns three properties in Athens, learned this lesson the hard way: “I operated for six months without proper registration, thinking enforcement was lax. The €12,000 fine I received proved otherwise. What’s worse, I was blacklisted from major platforms for three months while resolving the issue, costing me an additional €15,000 in lost bookings during peak season.”

Strategic Approaches for Property Owners

Success in the Greek short-term rental market requires more than just regulatory compliance—it demands strategic thinking.

Professional Support Options

Consider these support channels to streamline your licensing process:

• Property Management Companies: Full-service operators can handle the entire licensing process, though at premium rates (typically 15-30% of rental income).
• Specialized Legal Consultants: Tourism-focused lawyers can navigate complex cases, particularly for foreign owners or unusual properties.
• EOT License Specialists: These consultants focus exclusively on the application process, typically charging €500-€1,500 depending on property complexity.
• Architect/Engineer Services: Essential for technical assessments and compliance certifications, with fees ranging from €300-€800.

The right support level depends on your comfort with Greek bureaucracy, language proficiency, and time availability.

Maximizing ROI Through Compliance

Rather than viewing EOT licensing as merely a regulatory hurdle, forward-thinking owners leverage compliance as a market advantage:

• Premium Positioning: Promote your legal status to attract quality guests who prefer properly registered accommodations.
• Preferred Platform Status: Many booking platforms give preferential visibility to fully compliant properties.
• Insurance Benefits: Properly licensed properties qualify for specialized short-term rental insurance with better coverage and rates.
• Financing Advantages: Banks increasingly require EOT compliance for vacation property financing and refinancing.

Dimitris, who operates a portfolio of five licensed properties in the Peloponnese, notes: “I explicitly highlight our full legal compliance in all listings. This attracts a more responsible guest profile and has resulted in 22% fewer cancellations and 35% fewer problem guests compared to when I operated my first property without proper licensing.”

Your EOT Success Roadmap

Ready to transform regulatory complexity into a competitive advantage? Here’s your action plan:

60-Day Implementation Timeline

1. Weeks 1-2: Initial Assessment
   • Commission property technical assessment
   • Verify building regulations permit short-term rentals
   • Obtain property ownership verification documents
   • Register for a Greek tax number (AFM) if needed
2. Weeks 3-4: Technical Compliance
   • Schedule fire safety inspection
   • Arrange energy performance assessment
   • Begin necessary property modifications
   • Prepare floor plans and technical documentation
3. Weeks 5-6: Application Preparation
   • Complete all required renovations
   • Collect all certificates and supporting documents
   • Register on the AADE platform
   • Prepare application documentation package
4. Weeks 7-8: Submission and Follow-up
   • Submit formal EOT application
   • Prepare property for potential inspection
   • Follow up on application status regularly
   • Begin creating marketing materials with provisional registration number

Working backward from your intended rental start date, add an additional 30-day buffer to this timeline to accommodate unexpected delays—particularly during the busy summer season when government offices often operate with reduced staff.

The journey to EOT compliance isn’t just about checking regulatory boxes—it’s about positioning your property for sustainable success in Greece’s competitive vacation rental market. With proper planning, strategic implementation, and ongoing attention to compliance, your property can deliver both exceptional guest experiences and robust financial returns.

Are you ready to transform your Greek property into a legally compliant, market-leading short-term rental? The path may seem challenging, but the destination is worth the journey—both for your peace of mind and your investment’s long-term profitability.

Frequently Asked Questions

Can foreign non-EU citizens obtain an EOT license for their Greek property?

Yes, property ownership in Greece is open to non-EU citizens, and they can obtain EOT licenses. However, additional steps apply: you’ll need to establish a Greek tax number (AFM), potentially open a Greek bank account, and in some cases, work through a local representative. Non-EU owners should budget for approximately 30% more time in the application process due to these additional verification requirements. Some regions near borders may have special restrictions for non-EU owners, so verify eligibility for your specific property location.

What’s the difference between the AADE registration number and the EOT license?

The AADE (tax authority) registration number is an initial step in the process that allows you to legally advertise your property while the full EOT application is pending. This provisional registration must be obtained through the AADE’s online platform and requires basic property information and ownership verification. The full EOT license, issued by the Greek Tourism Organization after thorough verification of safety and quality standards, represents complete compliance. Many owners operate with just the AADE number for their first season while completing the full EOT process, though this approach carries some risk if your property ultimately doesn’t meet EOT standards.

How are EOT requirements different for traditional buildings or historic properties?

Historic properties and traditional buildings follow a modified compliance path that balances preservation with safety requirements. Properties officially designated as “traditional” (παραδοσιακά) or located in historic districts may receive exemptions from certain modernization requirements, particularly those affecting external appearance or original architectural elements. However, these properties face stricter scrutiny regarding structural integrity and often require specialized engineering assessments. The application must route through additional heritage offices, extending the timeline by 1-3 months. The compensation for this complexity is potential access to special renovation grants and tax incentives specifically designed for heritage properties in the tourism sector.

Article reviewed by Ethan Blackwell, Build-to-Rent (BTR) Pioneer | Institutional-Grade Residential Portfolios, on May 15, 2025