For residential and covered commercial leases in Turkey, a rent increase on renewal generally cannot exceed the 12-month average change in the consumer price index (CPI) for the previous lease year (Code of Obligations, Art. 344). Once a lease has lasted five years, the rent can be reset by the court on an equitable basis. A landlord can only evict a tenant on the grounds listed in the law and within strict time limits; a fixed-term residential lease renews automatically each year unless the tenant gives notice. Mediation is mandatory before filing suit in lease disputes. The same rules apply whether the landlord or tenant is Turkish or foreign.
What does landlord and tenant law cover?
Turkish lease law governs the relationship between landlord and tenant: the rent, the parties' obligations, the term and termination. Its main source is Articles 299–378 of the Turkish Code of Obligations No. 6098. The Code contains special tenant-protection rules for residential and covered commercial premises (Arts. 339–356). These rules do not apply to property intended by its nature for temporary use, such as short holiday lets; leases of uncovered land such as plots and gardens are subject to the general rules.
The rules apply equally to foreign and Turkish parties. Disputes most often concern rent increases and rent review, eviction, unpaid rent, return of deposits, defects in the property and shared building costs. For buying property, see our real estate law guide.
What should a lease contain?
A lease does not legally have to be in writing, but a written contract is strongly recommended for proof and is usually needed in practice, for example as proof of address for a residence permit application. It should set out clearly:
- The parties' identities, and whether the landlord is the registered owner (checked against the title deed)
- The address, the use of the property (residential or commercial) and any furniture and fixtures
- The start date, term, monthly rent, payment date and method (bank transfer)
- The basis for annual increases, within the legal cap
- The amount of the deposit and the conditions for its return
- Who pays building service charges (aidat), shared costs, property tax and utility subscriptions
- A handover record with photographs showing the condition of the property
Provisions contrary to the mandatory tenant-protection rules are invalid. For example, penalty clauses and acceleration clauses against the tenant are not valid in residential and covered commercial leases (Art. 346). A bilingual contract can help an expat tenant or a foreign landlord, but the Turkish text is what courts and authorities will rely on.
Under Turkey's currency protection rules, rent for property in Turkey generally cannot be set in foreign currency or indexed to it in contracts between residents, subject to exceptions set out in those rules. Whether an exception applies to a particular lease, for example one involving a foreign national, should be checked against the current rules before signing.
Rent increases: the legal cap
Under Article 344 of the Code of Obligations, an agreement on the rent for renewed lease periods is valid provided it does not exceed the 12-month average change in the CPI for the previous lease year. This applies to both residential and covered commercial leases.
- Identify the renewal monthThe increase is based on the latest 12-month CPI average published before the month in which the lease renews.
- Check the official figureThe 12-month average change is published monthly by the Turkish Statistical Institute (TÜİK).
- Compare with the contractIf the contract provides for a lower rate or a fixed increase, that applies; if it provides for a higher rate, the part above the legal cap is invalid.
- Confirm in writingTo avoid disputes, the new rent should be confirmed in writing between the parties.
If the contract does not specify an increase, the judge sets the rent equitably within the same cap, taking the condition of the property into account.
Temporary limits on rent increases have been applied in the past at different rates, and similar measures may return. Check the current legislation and the latest official CPI figure before setting a new rent.
Rent review lawsuit (kira tespit davası)
Where the rent is far below the market or the parties cannot agree on the new rent, the court can be asked to set it:
- Leases of less than five years: the new rent cannot exceed the legal cap (the 12-month CPI average).
- Leases of more than five years: at the end of every five years, and in the lease year that follows, the new rent is set equitably, considering the 12-month CPI average, the condition of the property and comparable rents (Art. 344(3)).
If the case is filed at least 30 days before the start of the new lease period, or the landlord notifies the tenant in writing within that period that the rent will be increased, the rent set by the court applies from the start of the new period. Otherwise it applies only from the following lease period (Art. 345).
Grounds for eviction
In residential and covered commercial leases, the landlord can end the lease only on the grounds listed in the law. In a fixed-term lease, unless the tenant gives notice at least 15 days before the term ends, the lease is deemed renewed for one year on the same terms; the end of the term alone is not a ground for eviction (Art. 347).
| Ground | Explanation | Legal basis |
|---|---|---|
| Landlord's need | Genuine need of the landlord, spouse, descendants, ascendants or dependants for housing or business premises | Art. 350(1) |
| Reconstruction | Major repair, extension or reconstruction making use impossible during the works | Art. 350(2) |
| New owner's need | Need of a person who acquired the property | Art. 351 |
| Written undertaking to vacate | The tenant's written undertaking to leave on a specific date | Art. 352(1) |
| Two justified warnings | The tenant was justifiably warned twice within a lease year for not paying rent | Art. 352(2) |
| Tenant or spouse owns a home | The tenant or cohabiting spouse owns a habitable home in the same district | Art. 352(3) |
| Non-payment of rent (default) | Rent remains unpaid despite a deadline given to the tenant | Art. 315 |
| End of the ten-year extension | After the ten-year extension period, the landlord may terminate without giving a reason | Art. 347 |
Eviction for the landlord's need
A landlord who genuinely, sincerely and necessarily needs the property for themselves or the relatives listed in the law can file an eviction suit. In fixed-term leases, the suit must be filed within one month from the end of the term (Art. 350). A home vacated on this ground cannot be let to anyone other than the former tenant for three years without a justified reason (Art. 355).
A new owner who wants to evict for need must notify the tenant in writing within one month of acquisition and may file suit six months after acquisition (Art. 351).
Non-payment of rent
If the tenant does not pay, the landlord must give the tenant written notice with a deadline of at least 30 days, stating that the lease will be terminated if payment is not made (Art. 315). If payment is not made in time, the landlord can file an eviction suit at the civil court of peace or request eviction through enforcement proceedings under Article 269 of the Enforcement and Bankruptcy Law. See our enforcement guide for collection of rent arrears.
Written undertaking to vacate
If a tenant who undertook in writing to vacate on a certain date does not leave, the landlord can start enforcement proceedings or file suit within one month of that date (Art. 352(1)). Undertakings given before the property was handed over are invalid in residential and covered commercial leases, so undated undertakings signed together with the lease are often disputed.
Rights and obligations of the parties
The landlord must hand over the property in a condition suitable for the agreed use and keep it in that condition during the lease (Art. 301). If a defect arises, the tenant can ask for it to be remedied, for a proportionate rent reduction or for compensation (Art. 306). The tenant's main obligations are to:
- Pay the rent and agreed ancillary costs on time
- Use the property with care and respect the neighbours (Art. 316)
- Bear ordinary cleaning and maintenance costs (Art. 317)
- Not sublet residential or covered commercial premises without the landlord's written consent (Art. 322)
- Return the property in the condition received at the end of the lease; the tenant is not liable for ordinary wear and tear (Art. 334)
Deposits and their return
In residential and covered commercial leases, the deposit may not exceed three months' rent. A cash deposit is to be placed in a time deposit account at a bank that cannot be withdrawn without the landlord's consent (Art. 342). The bank returns it only with both parties' consent or on the basis of enforcement proceedings or a final court judgment. If, within three months after the property is returned, the landlord does not notify the bank that it has sued or started enforcement proceedings against the tenant in connection with the lease, the bank must return the deposit to the tenant on request. In practice, deposits are often paid directly to the landlord, so proof of payment and the handover record become important in disputes.
Foreign owners letting property in Turkey
- Managing from abroad: A foreign owner living outside Turkey can sign leases, collect rent and take legal action through a representative under a power of attorney.
- Short-term holiday lets: Under Law No. 7464 on the Rental of Residences for Tourism Purposes, letting a residence to tourists for short periods requires a permit from the Ministry of Culture and Tourism, and in buildings under condominium ownership the consent of the other owners is required. Check the current conditions before advertising a property on holiday rental platforms.
- Rental income tax: Rental income from property in Turkey is generally taxable in Turkey; see our tax law guide.
Mandatory mediation before suing
Since 1 September 2023, applying to a mediator before filing suit is a precondition in disputes arising from leases (Law No. 6325, Art. 18/B). This covers rent review, eviction, rent claims and deposit return. Eviction through enforcement proceedings without judgment, based on unpaid rent or a written undertaking, is outside this requirement. A settlement signed by the parties and their lawyers can have the force of a judgment. See our mediation guide.
Competent court
Eviction, rent review and other lease disputes, including rent claims, are heard by the civil court of peace (sulh hukuk mahkemesi) (Code of Civil Procedure, Art. 4). Jurisdiction generally lies with the court of the defendant's domicile or the place of performance; in practice, lease cases are usually filed where the property is located.
Time limits
| Item | Period | Legal basis |
|---|---|---|
| Tenant's notice not to renew a fixed-term lease | At least 15 days before the end of the term | Art. 347 |
| Rent review: suit or written notice for the new rent to apply from the new period | At least 30 days before the new period | Art. 345 |
| Deadline in a notice for unpaid rent | At least 30 days | Art. 315 |
| Eviction suit for the landlord's need | 1 month from the end of a fixed term | Art. 350 |
| New owner: notice and suit | Notice within 1 month of acquisition; suit after 6 months | Art. 351 |
| Enforcement or suit based on a written undertaking | 1 month from the undertaken date | Art. 352(1) |
| Eviction based on two justified warnings | 1 month from the end of the lease year | Art. 352(2) |
| Ban on re-letting after eviction for need | 3 years | Art. 355 |
Time limits in lease law are short and most are peremptory. For leases of indefinite duration, some periods are calculated differently. This table is general information only.
Documents usually required
- The lease and any addenda, with translations if needed
- Bank records showing rent payments
- Any written undertaking to vacate
- Formal notices and correspondence between the parties
- The title deed record showing the landlord or new owner
- For rent review: information on comparable rents
- Proof of deposit payment and the handover record, with photographs
Relevant legislation
Turkish legislation is published (in Turkish) at mevzuat.gov.tr; official CPI figures are published by TÜİK:
- Turkish Code of Obligations No. 6098 — Arts. 299–356
- Enforcement and Bankruptcy Law No. 2004 — Art. 269 et seq.
- Law No. 6325 on Mediation in Civil Disputes — Art. 18/B
- Code of Civil Procedure No. 6100 — Art. 4
- Condominium Law No. 634
- Law No. 7464 on the Rental of Residences for Tourism Purposes
Landlord and Tenant Law: topics
The main topics within landlord and tenant law are listed below. Detailed guides for each are in preparation.
- Lease contracts
- Rent increase cap
- Rent review lawsuits
- Eviction
- Deposits
- Short-term holiday lets
Frequently asked questions about renting property in Turkey
How much can my landlord increase the rent in Turkey?
On renewal, the increase cannot exceed the 12-month average change in the CPI for the previous lease year (Code of Obligations, Art. 344). After five years, the rent can be reset equitably by the court based on comparable rents.
Can my landlord evict me when the lease term ends?
Not on that ground alone. If you do not give notice, a fixed-term residential lease renews for one year. The landlord can only evict on legal grounds such as genuine need, reconstruction, a written undertaking or two justified warnings.
The property was sold. Can the new owner evict me immediately?
No. A new owner who wants to evict for need must notify you in writing within one month of acquisition and can file suit only six months after acquisition (Art. 351).
Is an undertaking to vacate signed with the lease valid?
In residential and covered commercial leases, undertakings given before the property was handed over are invalid (Art. 352(1)). Undated undertakings signed with the lease are therefore frequently disputed.
My landlord will not return my deposit. What can I do?
If you returned the property without damage beyond ordinary wear and owe nothing, you can claim the deposit. Send a written request; if that fails, apply to a mediator and then file suit at the civil court of peace.
Is mediation required before a lease lawsuit?
Yes. Since 1 September 2023, mediation is a precondition for lease disputes (Law No. 6325, Art. 18/B). Eviction through enforcement proceedings based on unpaid rent or a written undertaking is excluded.
Can rent be agreed in euros or dollars?
Generally not between residents, under Turkey's currency protection rules, subject to exceptions set out in those rules. Check whether an exception applies before signing.
Can I rent out my apartment to tourists on a short-term basis?
Short-term letting of residences to tourists requires a permit under Law No. 7464, and in condominium buildings the consent of the other owners is required. Check the current conditions before listing the property.
This article is for general information only and does not constitute legal advice. Please consult a lawyer about your specific situation. Legislation and court practice change over time, so check the current legislation before taking any step. Last updated: 14 October 2026