How to Evict a Tenant in Greece (2026): Law 5221 Steps, Notice & 20‑day Orders

Understanding how to evict a tenant in Greece has become significantly more urgent, and more streamlined, since Law 5221 took effect in 2026. The reform introduced a mechanism allowing certified lawyers to issue payment and repossession orders on an accelerated 20‑day timetable, bypassing much of the delay that traditionally plagued the ordinary court eviction process in Greece. For landlords, property managers and foreign owners of Greek real estate, the new framework means faster outcomes but also new compliance obligations. This guide walks through every step of the eviction process Greece now requires: from serving a valid rent arrears notice to instructing a certified lawyer, enforcing the order and managing tenant appeal rights.

Quick TL;DR, Evict a Tenant Greece Steps in 60 Seconds

Before diving into the detail, here is the headline checklist every landlord needs to follow under the 2026 framework. Each step is expanded in the sections below.

1. Confirm valid grounds. Verify that your situation qualifies, typically rent arrears, serious lease breach or lease expiry without voluntary departure.
2. Serve a formal written notice. Deliver a rent arrears notice (or termination notice) to the tenant via bailiff or registered post. Retain proof of service.
3. Allow the statutory notice period to expire. The tenant must be given the notice period stipulated in the lease or by law before further action can begin.
4. Instruct a certified lawyer. Assign the case formally to a lawyer certified to issue payment and repossession orders under Law 5221.
5. Lawyer issues the order within 20 days. The certified lawyer reviews documentation and, if requirements are met, issues the eviction order within 20 days of assignment (Law 5221, amending Article 637 of the Code of Civil Procedure).
6. Serve the order on the tenant. The order must be formally served, triggering the tenant’s window to comply or challenge.
7. Enforce the order. If the tenant neither pays nor vacates, enforcement proceeds through the competent enforcement officer (bailiff).
8. Monitor for appeals. Track whether the tenant files an objection or requests a judicial stay, this can suspend execution.

Bottom line: Under Law 5221, the core eviction order Greece 20 days timeline applies from the date you formally assign the case to a certified lawyer. Ordinary court claims still take two to three months or longer.

What Changed in 2026, Law 5221 Greece Eviction Reform Explained

Law 5221 (published in the Official Government Gazette, Efimerída tis Kyverníseos, FEK) reformed several provisions of the Greek Code of Civil Procedure, with the most consequential change for landlords being the expansion of the power to issue payment and repossession orders. Before 2026, landlords pursuing non-paying tenants had to file a court application, wait for a hearing date and then obtain a judicial order, a process that commonly took two to three months and frequently longer in congested jurisdictions such as Athens and Thessaloniki.

The reform amends the procedure around Article 637 of the Code of Civil Procedure. Under the new framework, a certified lawyer, not a judge, may issue a payment order (διαταγή πληρωμής) and, critically, a repossession order (διαταγή απόδοσης χρήσης μισθίου) on behalf of the landlord, provided defined evidentiary conditions are satisfied. The statutory language mandates issuance within 20 days of the lawyer receiving the formal assignment and supporting documentation.

Industry observers expect this reform to cut average resolution times for straightforward rent-arrears cases by roughly half. The likely practical effect will be a shift in negotiation dynamics: tenants who previously relied on court delays as de facto leverage now face a considerably shorter window before an enforceable order exists.

It is important to note that the certified-lawyer order does not eliminate judicial oversight entirely. Tenants retain the right to file an objection (ανακοπή) and to seek a judicial stay of execution, which, if granted, suspends the enforcement until the court rules on the merits. The reform therefore accelerates the initial phase but preserves the tenant’s constitutional right to judicial review.

For a broader view of recent regulatory shifts affecting property owners, see the summary of Greece property law changes in 2026.

When the Lawyer‑Issued Order Applies, Scope and Thresholds

Eligibility: Who Can Use the Accelerated Procedure?

The Law 5221 accelerated procedure is available to any landlord, individual, corporate or foreign owner, who holds a valid written lease agreement and can demonstrate that the tenant has failed to meet a monetary obligation (typically rent) or has remained in the property after lease expiry without the landlord’s consent. The lease must be documented; purely oral arrangements do not qualify for the lawyer-issued order, though they may still support a standard court claim. Foreign landlords must hold a valid Greek tax registration number (AFM), if you do not yet have one, consult the guide on how to get an AFM number in Greece.

What the Order Can Seek

A certified lawyer may issue orders seeking one or both of the following:

• Payment order. A demand for the tenant to pay outstanding rent, charges and any contractual penalties or interest.
• Repossession order. A directive requiring the tenant to vacate the property and return possession to the landlord.

In practice, most landlords instruct their lawyer to issue a combined order covering both arrears and possession, which avoids the need for separate proceedings.

Limitations and Excluded Cases

The accelerated procedure does not apply to every tenancy. Early indications suggest the following exclusions:

• Protected leases. Certain older commercial leases that still benefit from transitional protection under prior legislation may not be eligible for the lawyer-issued order.
• Social housing tenancies. Leases governed by specific social-housing regulations follow their own termination and eviction framework.
• Disputed amounts or contested facts. Where the tenant raises a genuine factual dispute (e.g., that the rent was paid but not credited), the certified lawyer may decline to issue the order and advise the landlord to pursue the ordinary court process instead.

If your case falls outside the scope of Law 5221, the standard court eviction route remains available, though timelines will be longer.

Step‑by‑Step Eviction Process Under Law 5221, How to Evict a Tenant in Greece

Below is the detailed, actionable sequence every landlord should follow. Each step identifies who is responsible, what document is required and the applicable deadline.

1. Day 0, Serve the rent arrears notice. The landlord (or their lawyer) sends a formal written notice to the tenant demanding payment of overdue rent within a specified deadline. Service should be by judicial bailiff (dikastikós epimelistís) or registered post with acknowledgement of receipt.
2. Day 1–15, Notice period runs. Give the tenant a reasonable period (typically 15 days for residential leases, unless the lease specifies otherwise) to pay or respond. If the tenant pays in full during this window, the matter concludes.
3. Day 16, Confirm non-payment. If the tenant has not paid or vacated, the landlord compiles the evidence pack: signed lease, rent ledger showing arrears, copy of the notice served, proof of service (bailiff affidavit or signed postal receipt) and landlord identification (passport or ID plus AFM).
4. Day 17, Formally assign the case to a certified lawyer. The landlord signs a lawyer assignment letter (εντολή) and delivers the evidence pack. This date is critical: the 20-day clock starts when the certified lawyer accepts the assignment.
5. Day 17–37, Lawyer reviews and issues the order. Within 20 days of accepting the assignment, the certified lawyer reviews the documentation, verifies compliance with Law 5221 and, if satisfied, issues the payment and/or repossession order.
6. Day 38, Serve the order on the tenant. The issued order is served on the tenant by a judicial bailiff. The tenant must be informed of the right to file an objection.
7. Post-service, Enforcement. If the tenant fails to comply (pay and/or vacate) within the period stated in the order and does not obtain a judicial stay, the enforcement officer executes the order, physically removing the tenant and returning possession to the landlord.

Worked Example Timeline, Non‑Paying Tenant

Consider a tenant who last paid rent on 1 May 2026. The landlord serves the rent arrears notice on 1 June (Day 0). The 15‑day notice period expires on 16 June with no payment. On 17 June the landlord assigns the case to a certified lawyer. The lawyer issues the repossession order by 7 July (Day 20 of the assignment). The order is served on 8 July. If no objection or stay is filed and the tenant fails to vacate, enforcement can proceed shortly thereafter, potentially completing the entire eviction process in Greece in under six weeks from the initial notice.

When to Use the Ordinary Court Process Instead

If the case involves contested facts, complex counterclaims or a lease category excluded from Law 5221, the landlord must file a standard court application. Ordinary possession claims typically take two to three months for a first hearing, and significantly longer if the tenant appeals. Landlords facing these situations should instruct a litigation-qualified property lawyer early to avoid procedural missteps.

Notices and Templates, Rent Arrears Notice Greece

Sample Rent Arrears Notice (Recommended Wording)

The following template can be adapted to your specific lease. All notices should be served in Greek; an English translation is shown here for reference.

FORMAL NOTICE OF RENT ARREARS

To: [Tenant full name], residing at [property address]

From: [Landlord full name], AFM: [number], address: [landlord address]

Date: [date of notice]

Re: Lease agreement dated [date], for the property at [address]

You are hereby notified that rent payments totalling €[amount] for the period [month(s)/year(s)] remain outstanding. In accordance with the terms of the lease and the applicable provisions of the Greek Civil Code (Articles 574–618), you are required to pay the full outstanding amount within fifteen (15) days of receipt of this notice.

Should payment not be received within the above period, the landlord reserves the right to pursue all legal remedies, including but not limited to the issuance of a payment and repossession order under Law 5221 (FEK [reference]) and enforcement proceedings.

[Landlord signature]

Note: Landlords are strongly advised to have the Greek-language version reviewed by a qualified lawyer before service to ensure it complies with current statutory requirements.

Lawyer Assignment Letter and Evidence Pack Checklist

When assigning the case to a certified lawyer, include the following documents:

• Signed original (or certified copy) of the lease agreement
• Detailed rent arrears ledger with dates and amounts
• Copy of the formal notice served on the tenant
• Proof of service (bailiff’s affidavit or signed postal receipt)
• Landlord’s identification (passport or ID card) and AFM certificate
• Any prior correspondence with the tenant regarding arrears
• Evidence of property ownership or authority to lease (title deed or management agreement)

Verifying your title documentation in advance is prudent, consult the guide on how to check property title in Greece if there is any uncertainty.

How to Prove Service

Greek procedural law requires that notices and orders be served in a manner that can be evidenced before a court or enforcement officer. Acceptable methods include:

• Judicial bailiff (dikastikós epimelistís). The bailiff delivers the document personally and prepares a sworn affidavit of service, this is the gold standard.
• Registered post with acknowledgement of receipt. The postal receipt and signed acknowledgement card form the proof.
• Electronic service (where permitted). For certain orders, electronic service via the integrated court notification system may be available, though physical service remains the norm for eviction notices.

Timelines, Appeals and Enforcement, How to Evict a Tenant in Greece Efficiently

The table below compares the three main procedural routes available to landlords. Choosing the right route depends on whether your case qualifies for Law 5221 and whether the tenant raises genuine factual disputes.

Procedure	Typical Timeline (from notice served)	Key Deadlines and Notes
Law 5221, certified‑lawyer payment & repossession order	Order issued within 20 days of lawyer assignment; enforcement possible approximately 3–6 weeks from initial notice	Tenant may file an objection (ανακοπή) within the statutory period; a judicial stay, if granted, suspends enforcement until the court rules
Ordinary court possession claim	2–3 months for first hearing; often longer in congested courts	Tenant has full statutory appeal periods; enforcement by bailiff only after a final, enforceable order is obtained
Emergency / summary remedies (very limited)	Case-dependent; rare	Available only in narrowly defined urgent circumstances (e.g., serious property damage, immediate safety risk)

The critical risk for landlords is that a tenant who files an objection and obtains a judicial stay can delay enforcement by several additional weeks or months. Early indications suggest that courts are scrutinising stay applications carefully under the new framework, but landlords should budget for this possibility in their planning.

Tenant Rights Greece, Common Landlord Risks

Tenant Appeal and Stay Rights

Tenants served with a Law 5221 order are not without recourse. The Greek Constitution guarantees the right to judicial review, and tenants can:

• File a formal objection (ανακοπή) disputing the validity of the order, for example, arguing that rent was in fact paid, the notice was defective or the lease has been renewed.
• Apply for a judicial stay of execution, which, if granted, freezes enforcement until the court resolves the objection.
• Raise habitability or repair counterclaims, if the landlord has materially failed to maintain the property, the tenant may argue that rent withholding was justified.

Habitability, Repairs and Counterclaims

Under the Greek Civil Code, landlords owe a duty to deliver and maintain the property in a condition suitable for the agreed use. Tenants who can demonstrate serious, unaddressed maintenance failures may use this as a defence to delay or defeat eviction. Landlords should therefore ensure that any outstanding repair obligations are documented and addressed before initiating proceedings.

Risk checklist for landlords:

• Never attempt self-help eviction. Changing locks, cutting utilities or physically removing a tenant without a lawful order is a criminal offence in Greece and exposes the landlord to civil liability.
• Preserve all paperwork. Retain copies of every notice, receipt, correspondence and payment record.
• Act promptly on arrears. Delaying the notice or assignment weakens negotiating leverage and extends the timeline.

Costs, Instructing a Certified Lawyer and Practical Tips

Costs for the Law 5221 accelerated procedure vary by case complexity, arrears amount and location. Landlords should expect the following categories of expense:

• Certified lawyer fees. These are typically charged as a fixed fee or a percentage of the outstanding amount. Fee levels vary between bar associations, but an initial consultation and order issuance for a straightforward residential rent-arrears case generally falls within a predictable range. Confirm the fee structure in writing before signing the assignment letter.
• Bailiff / enforcement officer fees. Service of notices and orders, and physical enforcement, incur separate fees payable to the judicial bailiff.
• Court fees (if an objection is filed). Should the tenant challenge the order, the landlord may incur additional court filing and hearing fees.

To confirm that a lawyer holds the necessary certification to issue repossession orders under Law 5221, landlords can check with the relevant local bar association, for Athens-based practitioners, this is the Athens Bar Association (Δικηγορικός Σύλλογος Αθηνών). Foreign landlords who do not reside in Greece must use local counsel for service and enforcement; they should also ensure their AFM registration is current and that they have appointed a fiscal representative if required.

For foreign nationals navigating Greek residency or immigration compliance requirements, addressing these administrative obligations early prevents procedural delays later.

Conclusion

Law 5221 has materially reshaped how to evict a tenant in Greece, giving landlords a faster, more predictable path to recover unpaid rent and regain possession, provided every procedural step is followed correctly. The 20-day lawyer-issued order replaces weeks or months of court waiting, but the process still demands rigorous documentation, lawful service and respect for tenant appeal rights. Landlords who act promptly, preserve evidence and instruct a certified lawyer early will be best positioned to achieve a swift and legally sound resolution. For further context on regulatory developments affecting property owners, review the latest Greece property law changes, and consult the Global Law Experts lawyer directory to connect with a qualified Greek property lawyer.

This article is for informational purposes only and does not constitute legal advice. Landlords are strongly encouraged to instruct qualified local counsel before initiating eviction proceedings.

Last updated: August 6, 2026

Sources

1. National Printing Office, Official Government Gazette (FEK)
2. Hellenic Parliament, Laws Database (Nomothesia)
3. Hellenic Ministry of Justice
4. Athens Bar Association (Δικηγορικός Σύλλογος Αθηνών)
5. University of Bremen / TENLAW, Greece Brochure
6. Hellenic Statistical Authority (ELSTAT)
7. Areios Pagos (Supreme Court of Greece), Decisions Portal