Overview of Turkish Tenancy Law (Residential)
Key rules for residential lease agreements in Turkey under the Turkish Code of Obligations (Law No. 6098). Tenant and landlord rights.
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.
Tenancy relations in Turkey are primarily regulated by the Turkish Code of Obligations (TCO) Law No. 6098. The law is highly protective of tenants, treating them as the economically weaker party, especially under the section "Residential and Roofed Workplace Leases" (Konut ve Çatılı İşyeri Kiraları).
While verbal lease agreements are legally valid, written lease agreements are highly recommended, as they serve as crucial evidence in case of disputes.
Disclaimer: Turkish tenancy law strongly favors tenant protection. Eviction processes are subject to strict rules and are only possible when specific statutory conditions are met. Information verified: March 2026.
Lease Duration and Automatic Renewal
The most crucial rule in Turkey is that fixed-term residential leases (e.g., for 1 year) automatically renew for another year under the same conditions at the end of the term.
- Tenant's Right to Terminate: The tenant can unilaterally terminate the lease by providing written notice at least 15 days before the end of the lease term.
- Landlord's Prohibition to Terminate: The landlord cannot evict the tenant simply because "the lease term has expired." They can only claim eviction based on specific legal grounds (e.g., default, genuine personal need, major renovations) or after the "10-Year Extension Period" has been fulfilled.
Summary of Key Topics
| Topic | General Rule | Legal Basis |
|---|---|---|
| Security Deposit (Güvence Bedeli) | Legally capped at a maximum of 3 months' rent. Must be deposited into a joint interest-bearing bank account, not the landlord's personal account. | TCO Article 342 |
| Rent Increases | Rent can be increased once a year. The increase rate cannot exceed the 12-month average of the CPI (Consumer Price Index) announced by TurkStat. (The previous 25% residential cap ended on July 1, 2024). | TCO Article 344 |
| Eviction Process | Strictly regulated. Landlords can only evict through lawsuits or execution proceedings based on valid reasons (non-payment, personal need, valid eviction commitment). Wrongful eviction is illegal. | TCO Articles 350-353 |
| Maintenance & Repairs | The landlord is responsible for major structural repairs (e.g., roof leaks, boiler breakdowns). The tenant covers minor, ordinary maintenance caused by daily use (e.g., replacing light bulbs, fixing tap washers). | TCO Articles 301, 317 |
The 10-Year Extension Rule
Although a landlord cannot evict a tenant at the end of a lease term, the Law provides an "exit door." In fixed-term leases, once the automatic extension periods following the initial lease term (e.g., 1 year) reach a total of 10 years, the landlord gains the right to terminate the contract without stating any reason.
However, to exercise this right, it is legally mandatory for the landlord to send a written notice to the tenant at least 3 months before the end of that 10th extension year.
Proceed to the next document: Security Deposits.
Sources & Official References
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