If you rent a property short-term in Greece, you need an AMA license. It is the legal prerequisite for any listing on Airbnb, Booking or any other platform. Here is everything you need to know in 2026.
What is the AMA license?
AMA stands for Arithmos Mitroou Akiniton. It is a unique registration number issued by AADE (Greek tax administration). Every short-term rental property must have one. It must appear on all your online listings.
How to get it
Registration is done online on TaxisNet (https://www1.gsis.gr/taxisnet/short_term_letting/). It is free and the number is generated immediately.
Required documents
- AFM (Greek tax number)
- Property title deed
- Passport or ID card
Safety standards: Law 5170/2025
Since October 1, 2025, Law 5170/2025 mandates new safety standards for all short-term rental properties. Here is the full list:
- Fire extinguisher 6 kg minimum
- Smoke detectors in all bedrooms and kitchen
- Emergency lighting
- Electrical certificate (YDE)
- Civil liability insurance
- Disinfection certificate
- First aid kit
- Emergency contacts displayed in the property
Important
These requirements are cumulative. Each property must comply BEFORE listing. Inspections have increased since the law came into effect.
Limits and restrictions
Number of properties
An individual can register a maximum of 2 properties under AMA. Beyond 3 properties, a company is required, with 13% VAT applied.
Maximum rental duration
- 90 days per year maximum (general rule)
- 60 days per year for islands with fewer than 10,000 inhabitants
AMA freeze: not in Crete
The freeze on new AMA licenses only affects central Athens and 5 saturated tourist regions. Crete is NOT affected by this freeze. You can obtain your AMA normally.
Declaration obligations
Each stay must be declared via a CFF (Court-term rental Filing Form) on TaxisNet. Deadline: the 20th of the month following the guest's departure.
Fines without AMA
| Offense | Fine |
|---|---|
| 1st offense | 5,000 EUR |
| 2nd offense | 10,000 EUR |
| 3rd offense | 20,000 EUR |
Platforms (Airbnb, Booking) are now required to remove listings without a valid AMA number. The risk is no longer just fiscal, it is operational: no AMA, no listing.
Kairos can help
Getting the AMA is free, but full compliance with all standards (safety, monthly declarations, insurance) takes time and rigor. Kairos handles the entire compliance process for its clients.
Sources
- AADE - TaxisNet short-term letting platform
- Law 5170/2025 - short-term rental safety standards (effective October 1, 2025)
- Greek government - AMA regulations 2026
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