Overview of Turkish Tenancy Law (Residential)

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.

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.