Overview of Turkish Tenancy Law (Residential)

Tenancy relations in Turkey are regulated by the Turkish Code of Obligations (TCO) No. 6098, effective 1 July 2012. The law is notoriously protective of tenants, treating them as the economically weaker party.

1. Lease Duration and Automatic Renewal

In Turkey, a fixed-term residential lease automatically renews for one year under the same conditions upon expiration.

• Landlord: Cannot terminate simply because the contract ended. Eviction requires specific grounds (default, personal need, reconstruction) or the fulfillment of the 10-Year Extension Period.
• Tenant: Can terminate by giving written notice at least 15 days before the end of the term.

2. Rent Control (2026 Standard)

With the 25% cap gone, the standard TCO Article 344 applies:

• Renewal Cap: The increase cannot exceed the 12-month TÜFE average.
• 5-Year Re-determination: After 5 years of tenancy, either party can ask the court to re-determine the rent based on current market values, regardless of previous caps.

3. Security Deposits (Güvence Bedeli)

• Cap: Maximum 3 months' rent.
• Holding: Legally, the deposit MUST be placed in an interest-bearing joint bank account. Interest belongs to the tenant, but the landlord must consent to the release.

4. Short-Term Rental Restrictions (Airbnb Law)

As of 2026, the Tourism Rental Law is fully enforced:

• License: Rentals under 100 days require a permit from the Ministry of Culture and Tourism.
• Consent: 100% of the owners in the building MUST provide written consent for any unit to be used for short-term tourism rentals.

5. Maintenance and Repairs

Landlords handle structural, major plumbing, and major electrical. Tenants cover "minor repairs" resulting from daily use (faucets, bulbs). If a property becomes uninhabitable, the tenant can legally withhold rent or terminate the contract.