🏠 How can I end my tenancy early, and do I get my deposit back?

With conditions

Quick answer

It depends — a tenancy can be ended, but how differs by contract type, and the deposit lacks the legal protection most people assume. Under the Civil Code (law no. 7850/1994, as amended), a fixed-term lease (say, one year) ends automatically when the term expires, with no notice required, unless the parties agreed otherwise. An open-ended lease does not end until one party notifies the other that it is withdrawing, giving advance notice; the termination takes effect when the notice period ends, not the moment it is sent. A contract can also be ended early for cause — for example, unpaid rent or misuse of the property — and the other side may go to court. The biggest myth is about the security deposit: the Civil Code sets neither a cap nor a legal deadline for returning it, so everything depends on what you put in the contract. The maximum lease term is 30 years; anything longer is cut down to 30.

📋 The rules

Under the Civil Code (law no. 7850/1994, as amended), a fixed-term lease ends automatically at expiry, with no notice needed, unless the contract says otherwise.
An open-ended lease continues until one party gives advance notice of withdrawal; termination takes effect when the notice period ends, not when it is sent.
A contract can be ended early for lawful cause, such as non-payment of rent or damage and misuse of the leased property.
The security deposit is governed by the contract: the Civil Code sets no cap on the amount and no legal deadline for its return.
The maximum lease term is 30 years; if set longer or open-ended, it is valid only up to the 30-year ceiling.

🔓 Exceptions

A lease registered for tax purposes also carries declaration duties at the tax office; ending it must be reflected so the rental-income tax obligation stops.
For residential leases a court may weigh the specific circumstances; notice and deadlines can differ where a written contract sets special rules.
If the tenant stays after the term ends and the landlord does not object, the lease may be tacitly renewed on the previous terms.

⚠️ Penalties & fines

The real cost of a bad ending is not a “fine” but lost money and litigation. If you leave before the term without lawful cause, you may stay liable for rent to the end of the term or for damages under the contract, and you may lose your deposit. On the other side, when a landlord fails to return the deposit, the law sets no deadline, so often the only route is a court claim, with cost and delay. Unpaid rent gives the landlord the right to seek termination and eviction through the courts, plus the arrears with interest under the contract. The absence of a written contract makes it nearly impossible to prove how much the deposit was or what was agreed, so it is the missing document — not the law — that costs you most. A clear, signed contract is the cheapest protection you can buy.

📎 Official sources

Last verified: 2026-07-12

❓ Frequently asked

Can I leave the tenancy before the term ends?

Yes, but only by agreement with the landlord or for lawful cause; otherwise you risk paying rent to the end of the term or damages. That is why any early departure should be made with written notice and, where possible, the written consent of the other party.

Is there a legal deadline for my deposit to be returned?

No, the Civil Code sets no specific deadline for returning the security deposit and no cap on its amount. Everything depends on what you wrote in the contract, so the timing and conditions for returning the deposit should be set out clearly in writing.

How is an open-ended tenancy ended?

An open-ended lease does not end on its own; one party must give the other advance notice that it is withdrawing from the contract. Termination takes effect when the notice period ends rather than the moment notice is sent, so counting the days matters for both sides.

What happens if I stay in the flat after the term ends?

If the tenant keeps living there and the landlord does not object, the lease may be treated as tacitly renewed on the previous terms. To avoid uncertainty, it is better to sign a new contract or an addendum that sets the new term and rent.

How long can a lease last at most?

The maximum legal term of a lease is 30 years; if you set a longer term or leave it open-ended, it is valid only up to the 30-year ceiling. For long leases it is worth registering the contract, since that gives both sides greater legal certainty.

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