Recent Reforms in Rent Eviction Orders – Key Changes and Legal Implications

The Greek legal framework governing lease agreements has recently undergone significant reforms with respect to the issuance of rent eviction orders (διαταγή απόδοσης μισθίου). These reforms aim to streamline the process, reduce litigation, and balance the interests of both landlords and tenants. Below we provide a structured analysis of the new regime, highlighting its implications for property owners, tenants, and practitioners.

Protection of Tenants

One of the most important safeguards preserved under the new framework is the protection of tenants.

• The contractual lease term, as well as the minimum three-year period, remain inviolable.

• Termination of the lease for personal use by the landlord or due to a prospective sale of the property is expressly prohibited.

This provision ensures stability in rental relationships, shielding tenants from premature or arbitrary eviction.

Mandatory Extrajudicial Notice

Before initiating eviction proceedings, landlords are now required to serve an extrajudicial invitation through a court bailiff. This must occur:

• At least three months prior to the expiration of the lease, or

• Three months before service of the eviction order in cases of indefinite-term leases.

This safeguard provides tenants with sufficient time to respond, negotiate, or prepare alternative arrangements.

Deadlines in Favor of Tenants

The new procedure incorporates specific deadlines designed to protect tenants:

• Mandatory three-month prior notice by the landlord.

• A two-month execution deadline for eviction orders.

• The possibility of further extensions through available legal remedies.

These provisions reinforce procedural fairness, ensuring tenants are not deprived of adequate time to defend their rights.

Issuance Procedure

The procedure for issuing an eviction order has been restructured as follows:

1. The landlord’s lawyer submits the case file.

2. A designated lawyer examines the legality of the request within 10 days.

3. An eviction order is issued, which is enforceable after two months.

4. The tenant retains the right to appeal within 15 days of notification.

This system is intended to be more efficient, while safeguarding due process.

Time Shortening

The legislative intent behind the reform is to accelerate property recovery for landlords. At the same time, parallel safeguards for tenants remain in force, ensuring that speed does not come at the expense of tenant rights.

New Competence of Lawyers

As of 1 January 2026, the competence for issuing rent eviction orders will shift.

• Such orders will be issued by members of the local Bar Association within the jurisdiction of the competent Court of First Instance.

This marks a decentralisation of competence, likely intended to ease the burden on courts while empowering the legal profession with a quasi-judicial function.

Benefits of the Reform

The anticipated benefits of the reform include:

• Reduction of court caseloads, by streamlining eviction procedures.

• Greater legal certainty and consistency in rental transactions.

• Increased availability of real estate in the market, enhancing fluidity and investment opportunities.

Conclusion

The recent changes to the rent eviction order procedure represent a significant step in modernising Greek tenancy law. They strike a balance between the legitimate interests of landlords in recovering their property promptly and the fundamental rights of tenants to security and procedural fairness.

At Tsamichas Law Firm, our team advises both landlords and tenants on navigating the evolving legal framework governing lease agreements. We remain available to provide tailored legal guidance and representation in matters relating to tenancy disputes, eviction procedures, and property law compliance.