For many, owning a home in Greece is a dream come true, but managing that property – especially from abroad – requires practical planning, reliable support and a clear understanding of your responsibilities as a homeowner or landlord.
Once you’ve completed your purchase in Greece, the work doesn’t stop there – especially if it’s a second home or holiday let. In this guide, we cover everything you need to know about managing your property from afar, including maintenance, bill payments, rentals and insurance, plus when to call in the professionals.
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Contents
- The basics of property management in Greece
- Paying bills from abroad
- Being a good neighbour
- Hiring a property manager
- Handling issues from afar
- Essential property management tips
The basics of property management in Greece
Insurance: don’t take risks
If you’re buying with a mortgage, building insurance is usually a requirement. Even if you’re mortgage-free, it’s vital to insure the property against fire, floods, earthquakes and accidental damage – especially in areas like Crete, the Dodecanese or parts of the Peloponnese where seismic activity isn’t uncommon.
Standard insurance typically covers structural damage, contents and liability. However, if you’re renting out the property, you may need additional cover that includes damage by tenants and protection against lost income. Your letting agent or insurance broker can help you find the right policy.
Maintenance: prevention is better than repairs
Greece’s sunny climate and sea air might seem idyllic, but they can be hard on buildings. Saltwater corrosion, dust, extreme heat and sudden downpours can all cause wear and tear. Whether your home is a stone village house or a modern villa with a pool, regular upkeep is essential – and even more so if the property is empty for long periods.
If your property is on the rental market, there are additional responsibilities. Properties must meet specific health and safety standards set out by the Greek National Tourism Organisation (EOT). If your home has a pool, for example, you’ll need signage, fencing and proper maintenance logs to retain your EOT licence.
If you rent out your property, there are additional responsibilities
Paying bills from abroad
Electricity…water…rubbish tax…ENFIA (Greek property tax)… the list of bills continues even when your house sits empty. Overdue payments can result in cut services, fines and legal headaches.
To avoid surprises, many international owners set up automatic euro payments using a Regular Payments Plan (RPP) through a currency specialist like Smart Currency Exchange. You can also fix the exchange rate for up to a year, shielding your budget from currency swings.
Getting on with neighbours
A tidy home makes for happy neighbours – and being considerate goes a long way in Greek communities. An overgrown garden, dried-out plants or bins left out too long will not win you favour, and if your guests are noisy or disrespectful, it could damage your local relationships.
Ideally, keep your garden maintained, prune back overhanging trees and ensure rented properties come with clear guest rules. Getting to know your neighbours can also be a lifeline in emergencies – they may even be willing to pop round and check on your home after a storm.
Hiring a property manager
If you’re not based in Greece full-time, a property manager will save you time, money and stress. There are several types to choose from:
- General caretakers: often neighbours, retired expats or local handymen who visit weekly and check on the home.
- Full-service property managers: professionals or agencies who manage everything from repairs and insurance renewals to taxes and guest bookings.
- Rental-focused agents: specialists in short-term lets who handle guest turnover, linen, cleaning and online listings.
How much do they charge?
Costs vary by location and services, but to give you an idea:
- Long-term rentals: a month’s rent; declining annually if the tenant stays
- Short-term lets (e.g. Airbnb): Typically 40% of rental income due to high turnover and cleaning
- Non-rental caretaking: monthly retainers (€50-€150), plus optional service fees
Many property managers also offer cleaning services – from €10-€12 for a quick tidy to €60+ for a full “villa reset” between guests.
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Handling issues from afar
Even with great planning, things can go wrong. A burst pipe, power cut or break-in needs urgent attention – which is difficult if you’re in another country. Here’s how to prepare:
- Give your property manager or neighbour a spare key and clear written authority to act on your behalf
- Store important documents digitally, including insurance policies and Greek tax IDs (AFM)
- Have a Greek-speaking emergency contact to liaise with local tradespeople or police
- Check if your insurance covers emergency callouts or alternative accommodation for guests
During Greece’s hot summers, fires are also a risk. Be proactive about fire safety – cut back vegetation, fit smoke detectors and have a clear guest policy for BBQs and candles.
Essential property management tips
- Work with trusted professionals: a local lawyer, accountant and property manager can handle compliance, taxes and emergencies
- Understand your EOT obligations: for tourist rentals, an EOT licence is mandatory and must be kept up to date – including health and safety compliance
- Adapt to the climate: salt, storms and heatwaves are common – check for cracked roof tiles, blocked drains and sun damage
- Plan your visits: arrive to a well-aired, clean property by coordinating with your caretaker in advance
- Review your costs annually: prices for services, taxes and insurance can shift – adjust your budget accordingly
Ultimately, managing your Greek home remotely is about organisation and delegation. With the right local help and systems in place, you can focus on the lifestyle, not the logistics – and enjoy the peace of mind that your investment is in good hands.
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