Property Registry: mediation for adverse possession from 16/9

From Wednesday 16 September 2026, a new mandatory property registry mediation procedure comes into force for those claiming ownership of properties registered in the Property Registry as “unknown owner” based on adverse possession claims, according to Rodiaki. The change is introduced by Article 61 of Law 5326/2026, which amends Article 6 of Law 2664/1998, as noted by the same source. Anyone filing an action to establish ownership for such a property must have previously approached an accredited Property Registry Mediator; otherwise, the court’s discussion of the case is deemed inadmissible. This represents a new pre-trial stage that addresses not only the possibility of settlement but also the examination of evidence on which the adverse possession claim is based.

Properties are registered as “unknown owner” in the Property Registry’s initial entries when a title deed was not timely submitted during property registration, resulting in their appearance as declared with unknown ownership. In many cases, actual occupants have used the property for decades without a contract, relying on old agreements, unformally accepted inheritances, or simple transfer from parents and grandparents. Recognition of ownership through adverse possession — meaning occupation for twenty years under the conditions set by Civil Code — previously led directly to the courts, often with years of pending cases, as Rodiaki notes. The number of such cases has grown, as the completion of property registration in many areas brought to light old, informal property transfers. The new mediation seeks to organize uniformly how these claims are examined before they reach trial, while simultaneously reducing court congestion.

In practice, the interested party must submit to the mediator at least two of six categories of evidence: utility company bills in his name, leases or rent receipts, tax returns and E9 forms, building permits, private contracts of at least twenty years, and dated surveys, according to Rodiaki. Additionally, at least two sworn statements regarding the twenty-year occupation and an E9 form for at least ten years before the claim are required. Before the session, a “basic data sheet” must be registered in the Property Registry, signed by the mediator, and the prescribed fixed fee paid; the invitation to the mandatory initial session is issued at the earliest 30 days after registration, otherwise the record is voided. When the Greek State does not claim rights over the property, the mediation record, together with an adverse possession tax declaration, can lead to correction of the entry without completing a trial, except for properties of public or common character. The exact amount of the mediation fixed fee is not specified in the reviewed articles, so interested parties are advised to seek it from the mediator or the competent Property Registry Office.

A separate but related change concerns geometric modifications: from Friday 18 September 2026, the electronic “Changes” platform (metavoles.ktimatologio.gr) becomes operational for corrections of area, boundaries, position and representation of properties on the property registry map, according to ecopress.gr. Requests are submitted with Taxisnet codes, without visiting the Property Registry Office, while affected neighbours are notified digitally and have a ten-day objection period — otherwise agreement is presumed, as the same source reports. The two procedures, mediation for adverse possession and electronic geometric corrections, operate in parallel but remain distinct and should not be confused. This article describes the general procedure and does not constitute legal advice; those with specific cases must contact the competent Property Registry Office or a lawyer before taking any action. For related government deadlines see OSDE 2026: deadline and 75% advance payment and the Economy section of Today Greece.