By virtue of Law 5221/2025, a significant amendment is introduced to Article 637 of the Greek Code of Civil Procedure, expanding the scope of the eviction order procedure to cases of lease expiry. This new regulation substantially changes the framework in force to date and introduces new parameters for both landlords and tenants, setting specific requirements and procedural conditions that must be strictly observed.
The eviction order for the restitution of possession of leased property has for many years constituted a particularly effective procedural tool for landlords, as it allows them to recover possession of their property through a faster procedure, without the need to resort to ordinary court proceedings. Until recently, however, its use was almost exclusively limited to cases of default in the payment of rent due to the tenant’s fault.
This landscape is now substantially altered by Law 5221/2025 (Government Gazette A’ 133/28.7.2025), which, through the rewording of Article 637 CCP, extends the possibility of issuing an eviction order also to cases where the lease has expired. The new provisions will enter into force on 1 January 2026 and are expected to significantly affect the practical handling of lease disputes.
The Previous Legal Regime
Until now, an eviction order for the restitution of possession of leased property could be issued exclusively in cases of default in the payment of rent, subject to certain strict conditions. In particular:
(a) the commencement of the lease had to be evidenced in writing; and
(b) a written formal notice had to be served by a bailiff at least fifteen (15) days prior to the filing of the relevant application.
If the tenant paid the outstanding amounts within this time limit, the issuance of the eviction order was precluded, unless there had been repeated delays in payment due to default.
The Changes Introduced by Law 5221/2025
Under the new wording of Article 637 CCP, an eviction order may now be issued:
either due to default in the payment of rent, or
due to the lapse of the fixed term of the lease.
At the same time, it is clarified that not only the commencement but also the expiry of the lease may be evidenced in writing, a point that is of particular importance in view of this new ground for issuing the eviction order.
Requirements in Cases of Lease Expiry
For an eviction order to be issued on the ground of expiry of the lease, the following is required:
the expiry of the lease must be evidenced in writing; and
the landlord must have previously served an extrajudicial notice requesting the return of the property at least three (3) months prior to the expiry of the lease term, or, in the case of a lease that has become of indefinite duration, at least three (3) months prior to the service of the eviction order.
Furthermore, it is provided that enforcement proceedings may not be initiated before the lapse of two (2) months from the service of the eviction order on the tenant, thus establishing a substantial transitional protection period.
This constitutes one of the most important changes in recent years in Greek lease law and is expected to significantly accelerate the procedures for the restitution of leased property.
Whether you are a landlord or a tenant, it is advisable to seek timely information in order to ensure proper planning and full legal protection in your case.
