ETIAS and EES for Non-EU Second-Home Owners (2026): What Changes at the Border

Published on: June 19, 2026

If you are American, British, Canadian, Australian, or hold any other non-EU passport, and you own a home in Spain, France, Portugal, Italy, or Greece, the way you cross the European border has changed. The EU's new Entry/Exit System (EES) is now operating, and a second system, ETIAS, is due to follow later in 2026.

Both have generated a lot of noise and a fair amount of misinformation. This guide explains what each system is, what it means specifically for second-home owners, and the one rule that neither system changes and that catches more owners out than any border kiosk: the 90/180 limit.

Launch dates for these systems have slipped repeatedly, so always check the official EU travel pages before you travel rather than relying on a date you read months earlier.

EES: the new digital border, now live

The Entry/Exit System is an automated database that records non-EU nationals each time they cross the external border of the participating European countries for a short stay.

The rollout began on 12 October 2025 and the system became fully operational on 10 April 2026 across 29 European countries, including Spain, France, Italy, Germany, Portugal, and Greece. EES replaces the old passport stamp. Instead of an ink stamp, the system records your name, travel document details, the date and place of entry and exit, and biometric data in the form of fingerprints and a facial image.

The headline purpose is to automatically detect overstayers, meaning travellers who exceed their allowed stay. The first time you register your biometrics at a crossing, the process can take longer than a traditional check, so allow extra time at the border, especially during peak travel periods.

Two carve-outs are worth knowing. Ireland has opted out of both EES and ETIAS to preserve its Common Travel Area with the UK. Cyprus will implement ETIAS but currently sits outside the EES biometric database.

The "Travel to Europe" app

The EU has launched an optional mobile application called Travel to Europe. It lets non-EU travellers pre-register their passport data, facial image, and trip details within the 72 hours before reaching an EES border crossing.

The app is optional, and its availability and functionality vary by country. It does not skip the border check, but it can reduce the time you spend at the kiosk. For a second-home owner who crosses the same border several times a year, it is worth setting up.

ETIAS: coming later in 2026

ETIAS, the European Travel Information and Authorisation System, is a separate thing from EES, and the distinction matters. ETIAS is a travel authorisation, similar in spirit to the US ESTA or the UK ETA. It is required for nationals of the roughly 59 visa-exempt countries and territories whose citizens can currently enter the Schengen area without a visa. Once it is in force, those travellers will need an approved ETIAS authorisation before they travel to any of the 30 European countries that use it, for short stays of up to 90 days within any 180-day period.

As of mid-2026, ETIAS is not yet in effect. The system is scheduled to launch in the last quarter of 2026. The fee is set at 20 euros per application, and an approved ETIAS is generally valid for up to three years or until your passport expires, whichever comes first. The EU has signalled a phased introduction, with a transitional period followed by a grace period, so the requirement is expected to become strictly mandatory only after that, around 2027.

A practical warning that applies to every traveller: ETIAS is not yet open for applications. Any website charging you to "apply for ETIAS" today is not legitimate. When the system goes live, apply only through the official EU portal.

The rule that does not change: 90/180

This is the part that matters most for second-home owners, and it is the part the new systems do not solve. Neither EES nor ETIAS gives you more time in Europe. If you are a visa-exempt non-EU national, you are still limited to 90 days of presence within any rolling 180-day period across the Schengen area. EES simply makes that limit far easier for authorities to enforce, because your entries and exits are now tracked automatically rather than counted from passport stamps. We unpack the mechanics in detail in our guide to the 90/180 Schengen rule for second-home owners.

For a British or American owner of a home in the Algarve, the Costa del Sol, Tuscany, or the Greek islands, the implication is direct. Owning the property does not extend your stay. You can still spend only 90 days in any 180-day window unless you hold something more than visa-free entry, namely a residence permit or a national long-stay visa. British owners adjusting to life after the change will recognise this from our guide to buying property abroad as a Brit after Brexit.

If your goal is to spend half the year or more at your European home, the route is residency, not a travel authorisation. Spain's Non-Lucrative Visa, Portugal's D7, France's long-stay visa, and Italy's elective residence visa all exist precisely for owners who want to live in their property for extended periods. These are separate applications with their own income, insurance, and documentation requirements, and we compare two of the most popular options in Spain's NLV vs Portugal's D7.

A practical checklist for second-home owners

• Set up the Travel to Europe app before your next trip and pre-register within the 72-hour window where it is available.
• Allow extra time at the border for your first biometric registration, particularly in summer.
• Keep proof of your accommodation and ownership, return travel, and sufficient funds accessible, since EES is designed to verify entry conditions.
• Count your days carefully against the 90/180 rule, because automated tracking removes the old margin for error.
• Watch for the official ETIAS launch date and apply only through the EU's own portal once it opens.
• If you want to stay longer than 90 days in 180, start a residency or long-stay visa application well in advance.

The bottom line

EES is live and has replaced passport stamps with biometric records across 29 European countries. ETIAS is a separate travel authorisation coming in the last quarter of 2026, at a fee of 20 euros, becoming strictly mandatory later. Neither system increases the time a non-EU second-home owner can spend in Europe. The 90/180 rule still governs, it is now enforced automatically, and residency remains the only real route to spending more time at your European home.

Frequently asked questions

Does owning a home in the EU let me stay longer than 90 days?
No. Owning property does not extend your permitted stay. As a visa-exempt non-EU national you are still limited to 90 days in any 180-day period; to stay longer you need a residence permit or a national long-stay visa.

Do I need ETIAS if I already own property in Europe?
Yes, once it launches, if you are a visa-exempt non-EU national. Owning a home in Europe does not exempt you from the ETIAS requirement; it is a travel authorisation tied to your passport, not to your property.

Is EES the same as ETIAS?
No. EES is the biometric entry/exit border database that records your crossings and replaces the passport stamp. ETIAS is a separate pre-travel authorisation you apply for before you go. They are two different systems with different roles.

A note from JanusHermes

We cover this because the border change genuinely confuses owners, and the 90/180 reality is what ultimately drives the residency decision: if you want more than 90 days in 180 at your European home, the answer is a residence permit or long-stay visa such as Spain's NLV vs Portugal's D7, not an ETIAS authorisation. JanusHermes is a cross-border real estate platform, not an immigration or travel adviser, so confirm your own position with the official sources and a qualified professional before you travel or apply. Explore listings and country-level intelligence across 50+ markets on JanusHermes.

Disclaimer. This article is provided for general information only and does not constitute immigration, travel, legal, or tax advice, nor does it create any professional or advisory relationship. EES and ETIAS launch dates, procedures, fees, and requirements continue to evolve and are set by the EU and its member states; the descriptions here were believed accurate as of June 2026 but may since have changed. Always confirm the current position on the official EU travel pages before each trip, and obtain advice from a suitably qualified, independent professional where your circumstances require it. JanusHermes is a property information and listing platform, not an immigration, travel, legal, or advisory firm, and accepts no liability for any action taken in reliance on this content.