A guide by mamaXO — rental management in Athens

Ending, renewing or amending a lease in myAADE (λύση, ανανέωση, τροποποίηση)

A lease termination (λύση) is declared by the landlord in myAADE by the end of the following month; otherwise the lease still counts as running, under Circular ΠΟΛ.1162/2018. A late filing costs €100. A renewal on the same terms is an amending declaration or a new lease. A tenant who stays past expiry, unopposed, is on an open-ended lease.

Last updated: September 2026

Lease signedthe day the lease starts
Declared in myAADE by the landlordby the end of the following month
Accepted by the tenant30 days from the notification
Proof of declaration (PDF)printed whenever needed: electricity, bank, housing benefit
Ended or reneweddeclared by the end of the following monthYou are here

A renewal is a new lease, and the free builder writes it. On the properties we run we also tell you what rent the area supports today — which is what decides whether renewing is worth it.

Open the service on gov.gr

The official ΑΑΔΕ service «Μισθωτήρια ακινήτων». One application for filing, termination and amendment.

How does the lease end — and how does ΑΑΔΕ find out?

Two things get mixed up. HOW the tenancy ends between the two of you — that is the paper. WHEN ΑΑΔΕ learns of it — that is the declaration. The first settles the rights, the second the fine.

In which ways can a lease end?

By agreement

You sign a short private termination agreement: hand-over date, what happens to the deposit. No notary, at any time — inside the three years too.

By notice

On an open-ended lease either side terminates in writing. For a monthly rent: at least 15 days ahead, to month end (Civil Code art. 609). The lease may set a different period.

By expiry

On the date the lease states — never before three years, even if the paper says less (Law 1703/1987, art. 2). Tenant stays and you do not react: it carries on open-ended.

How do I declare the termination in myAADE? Step by step

Log in to myAADE as the landlord
Only the landlord declares the termination. Path: Εφαρμογές → Φορολογικές Υπηρεσίες → Ακίνητα → Δηλώσεις μίσθωσης ακινήτων → Είσοδος στην Εφαρμογή.
Find the active lease
In your declarations select the tenancy that ended. Choose «Λύση».
Enter the real termination date
The day the keys came back, or the date of the termination agreement.
Finalise
«Οριστικοποίηση (the «Οριστική υποβολή» button, final submission)» issues the proof. Keep it: it shows you collected no rent after that date.

Deadline: the end of the following month. Tenant left on 15 March — declare by 30 April. On time, no fine; late, €100 (art. 53 of Law 5104/2024). Never declared, the lease counts as running (Circular ΠΟΛ.1162/2018) and its income stays yours to tax.

One exception (ΔΕΔ 1858/2026): the tenancy continued with the same tenant under a new declaration — no fine. The deposit has no statute. It is returned as the lease says, after hand-over, less documented damage.

Tenant gone and a new one moving in?

Declare the termination first. Then draw up the new lease — free, three minutes. The builder does not yet produce a termination agreement.

Draw up the new lease

Renewal, extension, amendment: what do I declare, and when?

The question is not “renew or not” but “what changed”. The answer decides both the paper and the declaration.

Nothing changed and the tenant stays

The lease continues open-ended on the same terms if you know and do not object (Civil Code art. 611). No new lease needed. Either side may still terminate under art. 609.

Same terms, new end date

An extension or a new lease for a new fixed term. With ΑΑΔΕ: an amending declaration (τροποποιητική), if the original was filed online. It changes only duration, rent, date drawn up and ΠΕΑ. (energy certificate) If the original was lodged at a tax office: a new declaration marked «continuation».

The rent or the duration changes

An amending declaration by the end of the following month. The new rent must also be on the paper you sign. The declaration only repeats it.

The tenant, the property or the owner changes

Not an amendment. Terminate the old lease and file a new one; the new tenant accepts within 30 days.

Renewing with a new lease? Fill it in in three minutes

Same terms or a new rent — the builder produces a ready lease with every detail the declaration asks for. Free, no sign-up.

Write the renewal lease

In more detail on the blog (Greek): Declaring the lease to ΑΑΔΕ: deadline and amendments · The three-year minimum: expiry and extension

Can I raise the rent after expiry? And what the tenant is entitled to

During the lease the rent changes only as the lease says. What does yours say?

Has a CPI (inflation) clause

The rent rises each year by the consumer-price index. Nothing else, nothing unilateral.

Has a fixed percentage

It rises by that percentage, as the lease says.

Has no clause

No unilateral increase (ΕΕΚΕ, 25 June 2026). The one statutory exception: a term under three years with no clause. Then +75 % of the cost-of-living index a year, until the three years are up (Law 1703/1987, art. 2).

After expiry an increase needs a new agreement: a new lease or an amendment with the new figure. Without one, the route is notice. The 3 % ceiling for 2026 covers commercial leases (art. 96 of Law 5007/2022), not homes.

What rights does the tenant have after expiry?

You stay lawfully. Expiry is not eviction: staying and paying without objection makes the lease open-ended (Civil Code art. 611).
No overnight exit. Notice is at least 15 days, to month end (Civil Code art. 609) — or longer, as the lease says.
The rent does not go up on its own. Without a new agreement the old figure stands.
After a valid notice a landlord without the keys does not change the locks. They go to court.

Tenant not leaving or not paying: what the landlord does →

Deadlines, fines and the law — at a glance

Facts checked against the sources on: 09/09/2026

Declaring the termination to ΑΑΔΕ
By the landlord, by the end of the following month; otherwise the lease counts as running
Circular ΠΟΛ.1162/2018, art. 1 §1a
Fine for a late declaration
€100 regardless of how late; correcting a late initial declaration does not draw a second fine (ΔΕΔ ruling).
Άρθρο 53 ν.5104/2024 (ΚΦΔ) — πρώην άρθρο 54 §2 περ. α΄ ν.4174/2013
Taxheaven · 09/09/2026
Minimum term of a residential lease
3 years, even if a shorter or open-ended term is agreed; it can be shortened only by notarial deed at least 6 months after the start.
Άρθρο 2 §1 ν.1703/1987, όπως αντικαταστάθηκε από το άρθρο 1 §5 ν.2235/1994
Lawspot — κείμενο νόμου · 09/09/2026
Tenant stays after expiry
Tacit open-ended renewal, if the landlord knows and does not object
Civil Code art. 611
Notice on an open-ended lease (monthly rent)
At least 15 days, to month end, unless agreed otherwise
Civil Code art. 609
Rent increase with no clause
Not unilaterally; a term under 3 years: +75 % of the cost-of-living index yearly
Law 1703/1987, art. 2 §1 · ΕΕΚΕ 25.6.2026

Sources

Guide: declaring and printing the lease in myAADE →

Frequently asked questions

How do I declare a lease termination in Taxisnet?

Log in to myAADE as the landlord and open the lease declarations. Select the lease and «Λύση». Enter the real date and finalise.

Until when can the termination be declared without a fine?

The landlord declares it in myAADE by the end of the month after the termination date (Circular ΠΟΛ.1162/2018). After that, €100 (art. 53 of Law 5104/2024) — unless the tenancy continued with the same tenant under a new declaration (ΔΕΔ 1858/2026). Without a termination declaration, ΑΑΔΕ assumes you are still collecting rent.

The tenant is staying on after expiry. Do we need a new lease?

Not necessarily. If they stay and you do not object, the lease continues open-ended on the same terms (Civil Code art. 611). A new lease or an amendment is for a new term or a new rent.

Renewal of the lease: amendment or new declaration?

Same terms, new end date: an amending declaration, if the original was filed online. It changes only duration, rent, date drawn up and ΠΕΑ. If the original was lodged at a tax office, a new declaration marked «continuation». A new tenant or another property always means terminating the old lease and filing a new one.

Can the landlord raise the rent once the lease has expired?

There is no unilateral increase. A new rent applies only through a new agreement the tenant signs. It is declared as a new lease or an amending declaration with the new figure, by the end of the following month. Tenant stays and the landlord does not react? The lease continues open-ended on the same terms (Civil Code art. 611).

The lease has expired — can I ask the tenant to leave at once?

No. Written notice is needed: at least 15 days for a monthly rent, to month end (Civil Code art. 609), or any longer period the lease states. No keys after that: the courts.

Can the tenant leave before the lease expires?

A fixed-term lease binds both sides until the end date. There are three ways out early. An early-exit clause in the lease, if it has one. A termination agreement, on a date you both set. Or notice, if the lease has become open-ended (Civil Code art. 609). Without one of these, what the tenant owes for the remaining months depends on the lease. Ask a lawyer before the keys change hands.

Does the three-year minimum apply to a renewal too?

The three-year minimum (Law 1703/1987, art. 2) counts from the start of the first lease. A tacit continuation after expiry is not a new contract: it is the same lease, now open-ended (Civil Code art. 611), and it ends by notice (Civil Code art. 609). Sign a new fixed-term lease with the same tenant, and lawyers disagree on whether it binds for three years again. Ask before you sign a one-year extension.

The tenant will not accept the termination in myAADE. Is the lease over?

Only the landlord declares the termination, and their duty to ΑΑΔΕ is to declare it on time (Circular ΠΟΛ.1162/2018). The lease itself does not end through the declaration — it ends on paper: a termination agreement, notice or expiry. If the tenant disputes that the tenancy ended, that is a legal question, not an application one. Keep the proof of declaration and the termination agreement. What the application does with a termination the tenant did not accept? No official source we found describes it. Ask ΑΑΔΕ.

The landlord has died. What happens to the lease?

The lease does not end with the landlord’s death. The heirs step into their place, with the same rights and duties, and the rent is paid to them. The deceased’s Taxisnet credentials are not used: the heirs declare in myAADE with their own, once the estate is settled. For the order of steps — accepting the inheritance, Ε9, declaring the lease — ask an accountant; we found no official ΑΑΔΕ guidance for this case.

mamaXO is a rental management company, not a law or accounting firm. Deadlines, fines and articles are stated as they stood on the day checked, with the source next to each. For your own case ask ΑΑΔΕ, an accountant or a lawyer.

What next? 3 steps — none of them required

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