Overview of Turkish Tenancy Law (Residential)
Key rules for residential lease agreements in Turkey, including the 2026 CPI-based rent caps and Airbnb licensing regulations.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
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.
Sources & Official References
Frequently Asked Questions
▶What are the key landlord-tenant laws in Turkey?
Tenancy relations in Turkey are regulated by the Turkish Code of Obligations (TCO). The law is notoriously protective of tenants, treating them as the economically weaker party. This guide covers the essential compliance requirements for property owners and landlords.
▶What is the legal eviction process for landlords in Turkey?
The eviction process in Turkey requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
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▶What are the rent increase limits and caps in Turkey?
Turkey has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the security deposit rules and return deadlines in Turkey?
Turkey has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Turkey?
Lease agreements in Turkey must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Turkey?
Landlords in Turkey are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Turkey?
Turkey has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Turkey?
Landlords in Turkey must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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