A landmark court ruling in Greece has brought new attention to the rules governing Airbnb-style short-term rentals in apartment buildings, highlighting the balance between property owners’ rights and the interests of permanent residents.
The case stems from a dispute in an apartment building in central Athens, where the building’s manager sought a court order against an owner who was renting out a flat through a short-term rental platform.
The Athens court ruled that the owner could not continue operating the property as a short-term tourist rental because the building’s regulations explicitly prohibited such use.
Building regulations are key
The decision is considered significant because it clarifies that the internal regulations of an apartment building can determine whether short-term rentals are permitted.
However, the ruling does not automatically apply to every apartment building in Greece.
Whether Airbnb-style rentals can be prohibited depends on the specific provisions of each building’s regulations. Many older apartment buildings have rules drafted long before short-term rental platforms existed and contain no relevant clauses. In such cases, disputes must be examined individually by the courts.
Property owners also have the option of amending a building’s regulations, provided the required legal procedures are followed and the necessary majority of co-owners approves the changes.
New property law in the works
At the same time, Greece’s Ministry of Justice is preparing new legislation governing horizontal and vertical property ownership, aiming to modernize rules that are largely based on legislation dating back to 1929.
The draft law is expected to be completed in early autumn, submitted to Parliament and, if approved, enter into force in early 2027.
