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Free Guide to Hiring a Real Estate Lawyer
Landlord and tenant relationships in Vouliagmeni are governed by Greek national law, primarily the Civil Code and special tenancy statutes, and apply equally in this seaside suburb of Athens. Residential and commercial leases are private contracts, but several rules are mandatory, such as minimum lease durations and the requirement to register leases electronically for tax purposes.
In practice, most residential leases in Vouliagmeni are furnished or semi-furnished and often include building rules due to condominium arrangements. Short-term rentals are also common near the coastline and are subject to separate registration and tax obligations. Regardless of the property type, both parties owe each other good faith, cooperation, and adherence to contract terms and local regulations.
Electronic lease registration through the national tax authority is standard. Rent is freely agreed by the parties. Deposits are common and contractual. Eviction and other disputes proceed through Greek civil courts, and out-of-court negotiation or mediation is available in many cases.
A lawyer can help you understand your rights and avoid costly missteps. Common situations include the following.
Lease drafting and review. A lawyer can tailor clauses on duration, early termination, rent adjustments, repairs, pets, renovations, and subleasing. This is especially important for furnished homes and high-value properties common in Vouliagmeni.
Security deposit disputes. Legal help is useful when there is disagreement about wear and tear, proof of damages, or unpaid utilities and common charges.
Rent arrears and eviction. Landlords may pursue fast-track court procedures for unpaid rent. Tenants may need defense strategies or payment arrangements to avoid eviction and judgments.
Repairs and habitability claims. Lawyers can guide notices to the other party, deadlines, and cost recovery for urgent repairs when the responsible party fails to act.
Short-term rentals compliance. If you plan to rent short-term, counsel can verify registry requirements, tax filings, building bylaws, and co-ownership restrictions.
Commercial leasing. For retail or hospitality premises on the Athens Riviera, legal advice is vital on fit-out, signage, common areas, and minimum duration rules.
Termination and notice. Ending a lease early without understanding legal and contractual consequences can lead to penalties or claims.
Dispute resolution. A lawyer can represent you in negotiation, mediation, and court, and help gather and present evidence properly.
Minimum duration. Residential leases have a mandatory minimum duration set by law, commonly three years, even if a shorter period is written, unless a longer duration is agreed. Commercial leases also have a statutory minimum. Parties can agree to remain longer or to renew. After the minimum period, leases may continue by tacit renewal, subject to notice rules under the Civil Code.
Electronic registration. Landlords must register the lease with the Independent Authority for Public Revenue through the electronic platform. Tenants typically digitally accept the filing. Registration affects tax compliance and can influence proof in disputes.
Rent and increases. Rent is freely agreed. Increases are usually governed by a contract clause, often indexation or agreed percentage at renewal. Without a clause, parties should negotiate in good faith. Courts can adjust rent in exceptional cases under general principles of fairness if conditions have drastically changed.
Security deposit. Deposits are contractual and commonly one to two months of rent. The contract should state when and how the deposit is returned and the grounds for any withholding, such as unpaid rent, extraordinary damage, or unpaid utilities. Normal wear and tear is not a valid reason to withhold.
Repairs and maintenance. Landlords are responsible for keeping the property fit for its agreed use and for structural or major repairs. Tenants handle minor upkeep and must use the property prudently and notify the landlord of defects. The lease should allocate responsibilities for appliances, air conditioning, and garden or pool maintenance, which are common in Vouliagmeni properties.
Utilities and common charges. Tenants usually pay their own utilities and day-to-day building charges. Landlords typically pay building reserve funds and extraordinary condominium assessments unless the contract states otherwise. Title-related and property ownership taxes remain with the landlord.
Access and privacy. Landlords may access only at reasonable times with prior notice for inspections, agreed viewings, or necessary repairs. Emergency access is allowed when there is an urgent risk to the property or neighbors.
Eviction and unpaid rent. Eviction requires a court order. There are streamlined procedures for rent arrears and for delivery of possession after termination. Proper written notices and evidence of service are important. Lockouts without court authority are unlawful.
Short-term rentals. Properties rented for short periods must follow registry and tax rules for short-term leasing. Co-ownership bylaws may restrict such rentals. Buildings in Vouliagmeni often have stricter house rules due to seasonal tourism and shared amenities.
Condominium and municipal rules. Many properties are part of a condominium with internal regulations on pets, renovations, noise, and use of common areas. Municipality-level quiet hours and nuisance rules apply. Always ask for and review the building regulation before signing.
Documentation for leasing. An energy performance certificate is generally required for property leasing. An inventory list is recommended for furnished rentals. Identity checks and a guarantor are common in higher-rent markets.
By law, residential leases have a mandatory minimum duration, commonly three years, even if the contract states a shorter term. The parties may agree to a longer fixed term. After the mandatory period ends, the lease may continue by tacit renewal if both sides act as though it continues.
Rent increases follow the contract. If there is a rent review or indexation clause, that governs. If there is no clause, the parties should negotiate in good faith at renewal. Courts can adjust rent only in exceptional circumstances based on general legal principles.
One to two months of rent is common, especially for furnished or high-value properties. The contract should specify the deposit amount, its purpose, the conditions for withholding, and the timeline for return after move-out.
The landlord is responsible for major and structural repairs and for delivering the property in suitable condition. Tenants handle minor maintenance and prompt reporting of issues. The lease can allocate specific items such as air conditioning servicing, pool care, or garden upkeep.
No. Self-help eviction is not allowed. The landlord must follow legal procedures and obtain a court order for eviction or for delivery of possession. There are expedited procedures for non-payment of rent.
It depends on the lease and the building regulation. Many condominiums allow pets subject to size and nuisance rules. Always review the building rules and agree on pet terms in writing.
Only if the lease permits it and the building rules allow it. Short-term rentals have separate registry and tax requirements. Unauthorized subletting or short-term hosting can be grounds for termination.
After move-out and inspection, the landlord should return the deposit within a reasonable period, minus any justified deductions for unpaid rent, utilities, or extraordinary damage. Request a written breakdown of any amounts withheld.
Ask for the landlord’s title information, energy performance certificate, building regulation, an inventory list for furnished properties, and any recent maintenance records for key systems. Confirm that the lease will be registered electronically for tax purposes.
Notify the landlord in writing and document the problem with photos and expert reports if needed. The landlord must address defects that affect habitability unless caused by tenant misuse. If the issue is serious and not addressed, legal remedies may include repair cost recovery or termination depending on the facts and the contract.
Independent Authority for Public Revenue AADE for lease registration and short-term rental registry.
Ministry of Justice for information on mediation and legal aid for eligible low-income individuals.
Athens Bar Association for lawyer referrals in the Athens metropolitan area serving Vouliagmeni.
Hellenic Cadastre Ktimatologio for property registrations and title information.
Municipality of Vari-Voula-Vouliagmeni for local citizen services, building and nuisance rules, and municipal fee inquiries.
Certified Mediators Registry for finding accredited civil mediators to help resolve landlord-tenant disputes.
Assess your situation. Identify the issue clearly, such as unpaid rent, repair needs, deposit return, termination, or a contract breach. Gather documents including the lease, any amendments, rent receipts, photos, messages, and repair invoices.
Review your contract. Check clauses on duration, rent adjustments, notice, inspections, pets, subletting, repairs, and deposit terms. Obtain the building regulation if the property is in a condominium.
Communicate in writing. Send a dated letter or email stating your position and the remedy sought, and set a reasonable deadline. Keep records of all communications and delivery confirmations.
Consider negotiation or mediation. Many disputes can be settled quickly through a structured meeting with a lawyer or mediator. This can save time and costs compared to court.
Consult a local lawyer. A lawyer familiar with Vouliagmeni and Greek tenancy law can advise on your rights, draft notices, represent you in negotiations, and start or defend court proceedings if needed.
Prepare for compliance. If you are a landlord, ensure electronic lease registration, proper tax filings, and any required certificates. If you are a tenant, confirm that utilities and common charges are settled and that you comply with building rules.
Act promptly. Deadlines in tenancy matters affect your options. Do not delay if you receive a legal notice or if the other party is unresponsive. Early advice often leads to better outcomes.
This guide provides general information and is not a substitute for legal advice about your specific situation. For personalized assistance, consult a qualified lawyer licensed in Greece.
