05 Dec INDIVIDUALS WITH THREE OR MORE AMA NUMBERS – SHORT-TERM RENTAL GUIDELINES

If you are a private individual acting as a property manager and wish to lease your properties, you must comply with the following:

A. OBLIGATIONS AT THE START OF ACTIVITY

1.Business Activity Start – Activity Codes (KAD):
You must initiate a business activity registration with the following mandatory Activity Codes (KAD):

• • 55.20.11.06 – Short-term rental services of real estate through digital platforms under the sharing economy framework
  • 55.20.11.07 – Short-term rental services outside of digital platforms under the sharing economy

Alternatively, if your business has already been registered, these KADs must be activated for short-term rental purposes.

Sole proprietorships not previously under the VAT regime due to their main business activity must switch to the standard VAT regime upon activating the above KADs.

2.Property Registration (AMA):
The Property Registry Number (AMA) must be obtained via the Short-Term Stay Property Registry platform and declared on the preferred rental platform (e.g., Airbnb, Booking) along with the Property ID (ATAK).

3.Registering as a Business on Rental Platforms:
You must register on the platforms as a business account.
Each platform has different parameters—please check each one individually.

We recommend clearly itemizing additional charges, such as the Climate Resilience Fee, which is calculated based on the month and type of property and must be paid by the end of the month following guest check-out.

Full information is available in our article  “Airbnb – Climate Crisis Resilience Fee starting January 1, 2025”

Also, don’t forget the Municipal Stayover Tax on gross income (0.5% or 0.75%), depending on the municipal decision.

You must accurately declare net income per booking to AADE so that it aligns with the amount shown on your issued receipt (APY) and in your accounting books, as cross-checks are carried out between platform records, the property registry, and tax data.

4.Declaring Each Property as a Branch:
Each short-term rental property must be declared to AADE as a business branch based on its location and is subject to business activity tax.

B. ONGOING MONITORING OBLIGATIONS

1.Reservation Data Recording:
The following information must be recorded for submission to the AADE’s Short-Term Stay Property Registry:

• • Booking month
  • Tenant’s full name (including Tax ID or passport number)
  • Check-in and check-out dates
  • Total rent amount (including host fee, cleaning costs, VAT)
  • Rental platform used (e.g., Airbnb, Booking)
  • Cancellation date (if applicable)
  • Total amount received according to cancellation policy (if applicable)

Our office offers an Excel template to help you consolidate and track this data.
Please contact your assigned accountant.

2.Issuing Receipts (APY) and Climate Fee Documents:

A receipt with 13% VAT must be issued on the day of departure for the rental amount. A separate receipt must also be issued for the Climate Resilience Fee, calculated based on the guest’s stay duration, month, and property type.

Receipts must be issued through e-timologio or ERP system, depending on booking volume.

3.Filing Short-Term Stay Declarations (AADE):
These must be submitted by the 20th of the month following guest check-out.
In case of cancellation, where a rental amount is partially charged (as per the cancellation policy), an initial declaration must still be submitted by the 20th of the month following the cancellation.

To ensure proper and timely processing, the Excel file must be sent to us no later than the 10th of the month following the guest’s check-out.

1. Submitting Climate Resilience Fee Declaration:
   This must be filed digitally on a monthly basis via the AADE website by the end of the month following receipt issuance.
   Remember, this fee must be collected from the guest at departure and issued as an APY.
2. Submitting the Municipal Stayover Tax Declaration:
   This must be filed by the last working day of the month following either the guest’s departure month or the reporting quarter.

Note: This declaration must be submitted after the corresponding VAT return and must match the net business revenue.
The Stayover Tax is included in the VAT taxable base.

Clarifications:

• Short-Term Stay Declarations may be modified until February 28th of the income tax return year, before the finalization of the Short-Term Stay Registry.
• The Short-Term Stay Property Registry is finalized by February 28th of the income tax filing year.