Evicting a tenant in Turkey is a structured legal process governed by the Turkish Code of Obligations (Borçlar Kanunu). Whether due to non-payment of rent, misuse of the property, or legitimate landlord needs, eviction must follow proper notification, documentation, and court procedures. Istanbul Law Firm, a leading Turkish Law Firm, provides expert legal support for landlords seeking tenant eviction under Turkish law. Our Turkish Lawyers represent clients in eviction lawsuits, draft valid notices, and enforce judgments through execution offices. With our English speaking lawyer in Turkey, foreign property owners receive bilingual guidance on every step of the eviction process.
1. Legal Grounds for Tenant Eviction Under Turkish Law
Turkish law allows eviction for several reasons, including non-payment of rent, breach of lease terms, need for personal use by the landlord, demolition or renovation, and expiry of fixed-term leases. Istanbul Law Firm assesses your situation to determine the most effective and valid legal ground for eviction. Our Turkish Lawyers review lease agreements, payment records, and tenant communications to build a strong file. We also prepare notarized or registered notices to fulfill legal prerequisites. Our English speaking lawyer in Turkey explains all grounds to foreign landlords to ensure full understanding before action is taken.
The most common grounds include rent arrears (even one missed payment), unauthorized subletting, and tenant-caused damage. Istanbul Law Firm uses judicial precedent to evaluate whether landlord claims meet court standards. Our Turkish Lawyers prepare supporting evidence and determine whether a lawsuit or execution procedure is appropriate. We also advise on time limitations and notice requirements under the Turkish Code of Obligations. Our English speaking lawyer in Turkey prepares summary briefs for landlords abroad managing property in Turkey.
Certain grounds—such as 10-year lease duration completion or repeated non-compliance—require formal lawsuits. Istanbul Law Firm represents clients in filing eviction claims before the Peace Civil Court (Sulh Hukuk Mahkemesi). Our Turkish Lawyers draft petitions, attend hearings, and enforce judgments. As the best lawyer firm in Turkey for landlord representation, we protect property rights through lawful and timely eviction. Our English speaking lawyer in Turkey ensures landlords abroad understand Turkish timelines, expectations, and documentation needs.
2. Eviction Due to Non-Payment of Rent: Legal Process
Evicting a tenant for unpaid rent is one of the fastest legal routes under Turkish law if the procedure is correctly followed. Istanbul Law Firm begins by issuing a notarized or registered payment notice (İhtarname) demanding payment within 30 days. Our Turkish Lawyers draft legally binding notices that cite rent amounts, due dates, and lease articles. If the tenant fails to pay or repeatedly delays payment, we initiate court eviction or direct execution proceedings. Our English speaking lawyer in Turkey ensures international landlords receive scanned documents and process summaries by email.
Tenants who pay after a first notice may still be evicted if they repeat late payment within the same lease year. Istanbul Law Firm monitors payment history and files for "repetition of default" (temerrüdün tekerrürü) after two late payments in a single lease term. Our Turkish Lawyers present banking records and correspondence to the court to prove chronic default. We also oppose tenant claims based on partial payments or repair deductions. Our English speaking lawyer in Turkey clarifies the importance of exact amounts, bank statements, and communication logs for legal proof.
Once eviction is granted, enforcement is carried out through the Enforcement Office. Istanbul Law Firm handles all steps—from judgment to execution. Our Turkish Lawyers file for possession orders, coordinate with bailiffs, and oversee peaceful delivery of the property. We also request security measures if tenants refuse to leave or damage the property. As the best lawyer firm in Turkey for eviction enforcement, we protect landlord interests through final legal resolution. Our English speaking lawyer in Turkey remains in contact with landlords at every stage until recovery is complete.
3. Lease Expiry and Non-Renewal: Legal Options for Landlords
In Turkey, most residential lease agreements automatically renew unless the landlord provides valid legal notice. Istanbul Law Firm helps landlords exercise their right to non-renew by preparing proper termination notices based on lease expiry. Our Turkish Lawyers assess whether the lease is fixed-term or indefinite and determine the timing of legal action. We file notices via notary or registered mail, ensuring compliance with Turkish Code of Obligations Article 347. Our English speaking lawyer in Turkey ensures foreign landlords issue notices correctly and understand renewal rules.
Simply stating the lease is ending is not enough—legal justification and notice timelines are essential. Istanbul Law Firm provides templates and legal content that comply with Turkish regulations. Our Turkish Lawyers also handle tenant objections, negotiation of short-term extensions, or relocation compensation offers where appropriate. We prepare defense strategies for landlords sued for wrongful eviction. Our English speaking lawyer in Turkey guides international clients on balancing legal formality with tenant relationships.
If the tenant refuses to vacate after lawful non-renewal, eviction must proceed via lawsuit. Istanbul Law Firm represents landlords in filing for eviction based on lease termination. Our Turkish Lawyers present lease documents, proof of notice, and court petitions to support eviction. We also help prevent the creation of implied leases through continued rent collection after expiry. As the best lawyer firm in Turkey for strategic lease litigation, we ensure all technicalities are covered. Our English speaking lawyer in Turkey ensures global clients follow all deadlines and documentation standards.
4. Eviction Based on Landlord’s Personal Use or Renovation Plans
Turkish law allows landlords to evict tenants if they or close family members need the property for personal residential or business use. Istanbul Law Firm prepares the legal groundwork for personal use eviction claims, ensuring they meet legal criteria under Article 350. Our Turkish Lawyers file lawsuits supported by declarations of intent, family composition, and no alternative residence evidence. We also verify that the landlord has not used this ground in bad faith. Our English speaking lawyer in Turkey helps foreign landlords demonstrate genuine personal use plans.
Eviction for major renovation or reconstruction is another valid ground. Istanbul Law Firm provides notice procedures and architectural documents needed to support renovation eviction claims. Our Turkish Lawyers also help secure municipal approvals or project permits when required. We structure court filings to include start dates, budgets, and occupancy plans post-renovation. Our English speaking lawyer in Turkey ensures all evidence is translated and correctly formatted for court acceptance.
Once a court approves eviction on these grounds, landlords must use the property as declared or not re-rent it for 3 years. Istanbul Law Firm ensures clients comply with post-eviction obligations and avoids penalties for fraudulent eviction. Our Turkish Lawyers also defend landlords falsely accused of re-letting or misuse. As the best lawyer firm in Turkey for landlord intention-based eviction, we ensure strategy and documentation align. Our English speaking lawyer in Turkey supports global property owners through complex procedural requirements.
5. Eviction by Termination at the End of 10-Year Renewed Lease
When a lease continues beyond 10 years through automatic annual renewals, Turkish law allows landlords to terminate the agreement without giving a specific reason. Istanbul Law Firm assists landlords in timing this termination precisely according to Article 347. Our Turkish Lawyers calculate the original lease date, renewal cycle, and notice deadline to ensure lawful termination. We file notarized notices at least 3 months before the end of the annual term. Our English speaking lawyer in Turkey ensures landlords abroad act on time and document notice delivery.
This 10-year rule is often misunderstood or overlooked, resulting in missed opportunities for eviction. Istanbul Law Firm educates landlords on their legal rights and prepares standardized notice packages. Our Turkish Lawyers also handle tenant objections and negotiate peaceful exit plans. We ensure the process does not result in unlawful eviction claims. Our English speaking lawyer in Turkey offers full legal calendar tracking and client alerts for lease duration-based termination rights.
If the tenant refuses to vacate despite the 10-year lease end, Istanbul Law Firm initiates court eviction. Our Turkish Lawyers submit all renewal history, notice proof, and lease timeline documentation. As the best lawyer firm in Turkey for long-term lease termination, we combine experience with court-recognized legal precision. Our English speaking lawyer in Turkey ensures that clients understand all legal steps and maintain full control of the property transition.
6. Eviction Process Through Lawsuit (Tahliye Davası)
When amicable resolution fails or statutory notice periods do not apply, landlords in Turkey must initiate an eviction lawsuit (tahliye davası) before the Peace Civil Court. Istanbul Law Firm represents landlords in filing formal petitions, submitting evidence, and conducting hearings. Our Turkish Lawyers prepare lease agreements, rent receipts, correspondence, and photographs to support the eviction claim. We ensure procedural rules under the Code of Civil Procedure are strictly followed. Our English speaking lawyer in Turkey provides foreign landlords with translated case updates and timeline projections.
The eviction lawsuit begins with a written complaint outlining the legal ground for eviction—such as non-payment, misuse, or need for personal use. Istanbul Law Firm prepares all supporting attachments and follows up on court scheduling. Our Turkish Lawyers represent landlords at each hearing and request interim decisions when appropriate. We also prepare objections to tenant defenses and respond to attempts to delay proceedings. Our English speaking lawyer in Turkey ensures that landlords living abroad receive all court correspondence and filings electronically.
Once the court issues an eviction judgment, the tenant is legally obligated to vacate. If they refuse, Istanbul Law Firm initiates enforcement through the local execution office. Our Turkish Lawyers coordinate bailiff appointments, police presence if necessary, and physical possession of the property. As the best lawyer firm in Turkey for full eviction litigation, we manage the entire lifecycle from lawsuit to enforcement. Our English speaking lawyer in Turkey provides detailed updates and ensures timely execution of judgments across jurisdictions.
7. Eviction Through Execution Proceedings (İcra Takibi)
In cases of rent default, landlords in Turkey may opt for a faster enforcement-based eviction method through execution proceedings (ilamsız tahliye). Istanbul Law Firm initiates rent collection and eviction together through the Enforcement Office (İcra Dairesi). Our Turkish Lawyers serve official payment orders and begin countdowns for eviction without a full lawsuit. This process can be more efficient in clear non-payment cases. Our English speaking lawyer in Turkey explains the timeline, costs, and documentation needed to proceed.
After the payment order is served, the tenant has 7 days to object or 30 days to pay the debt. If no payment is made or the tenant fails to object, Istanbul Law Firm proceeds to request eviction authorization from the Enforcement Court. Our Turkish Lawyers handle all procedural steps, monitor deadlines, and prevent procedural errors that could invalidate the action. We also advise on how to handle tenant objections based on false defenses. Our English speaking lawyer in Turkey ensures landlords understand execution stages and response options.
Once eviction is approved by the court, bailiffs can schedule and enforce physical removal of the tenant. Istanbul Law Firm manages all logistics, including formal notices, access authorization, and witness presence. Our Turkish Lawyers also secure reimbursement of legal fees and unpaid rent through asset seizure if necessary. As the best lawyer firm in Turkey for execution-based eviction, we combine speed with legal precision. Our English speaking lawyer in Turkey provides timely updates and assists foreign landlords through each enforcement milestone.
8. Tenant Defenses and Court Response Strategies
Tenants in Turkey may raise defenses during eviction proceedings, including claims of payment, unfair notice, or misuse of landlord grounds. Istanbul Law Firm anticipates and counters these defenses with evidence and legal precedent. Our Turkish Lawyers submit bank statements, notary correspondence, and expert witness reports to rebut tenant objections. We also preempt common tenant tactics such as requesting lease term extensions or contesting validity of notices. Our English speaking lawyer in Turkey prepares counter-strategy reports and guides foreign landlords through expected legal objections.
Some tenants attempt to delay eviction by requesting discovery, third-party review, or appealing lower court decisions. Istanbul Law Firm responds with procedural motions, requests for urgent hearings, and appeal defense strategies. Our Turkish Lawyers use summary judgment mechanisms and fast-track procedures when available. We also address claims based on health, age, or children to ensure lawful but firm eviction. Our English speaking lawyer in Turkey explains local court behavior patterns and judicial timelines to prepare landlords realistically.
In strategic cases, Istanbul Law Firm negotiates settlements or relocation agreements to avoid drawn-out trials. Our Turkish Lawyers draft settlement protocols, structure exit compensation, and obtain court approval when necessary. As the best lawyer firm in Turkey for landlord defense, we balance legal firmness with risk mitigation. Our English speaking lawyer in Turkey helps international clients weigh the cost-benefit of litigation versus compromise based on case dynamics.
9. Lease Clauses That Strengthen Landlord Eviction Rights
A well-drafted lease agreement significantly enhances a landlord’s ability to enforce eviction under Turkish law. Istanbul Law Firm drafts customized lease clauses that establish clear payment obligations, subletting restrictions, and usage limitations. Our Turkish Lawyers include early termination clauses, penalties for breach, and waiver of formal notice where allowed. We also ensure that lease terms align with Article 315 and 352 of the Turkish Code of Obligations. Our English speaking lawyer in Turkey ensures foreign landlords use enforceable lease templates in Turkish and English.
Clauses specifying rent payment dates, methods, and escalation formulas help eliminate ambiguity in eviction for non-payment. Istanbul Law Firm integrates clear documentation requirements for rent receipts, maintenance responsibilities, and notice delivery. Our Turkish Lawyers also include indemnity provisions for property damage or illegal activities. We advise landlords on tenant selection and guarantee (teminat) clauses to limit financial loss. Our English speaking lawyer in Turkey explains how to use these terms in enforcement or negotiation scenarios.
Landlords with existing leases may require legal review and amendment upon renewal. Istanbul Law Firm conducts lease audits and proposes updates to strengthen legal position without breaching tenant rights. Our Turkish Lawyers also train property managers on lease enforcement and documentation. As the best lawyer firm in Turkey for real estate documentation, we align contracts with court enforcement trends. Our English speaking lawyer in Turkey prepares bilingual addenda and lease restructuring memos for long-term property risk reduction.
10. Why Choose Istanbul Law Firm for Tenant Eviction Cases
Istanbul Law Firm offers full-service legal support for landlords dealing with tenant eviction in Turkey. From lease review to litigation and enforcement, we handle the entire eviction lifecycle. Our Turkish Lawyers have deep experience in Peace Civil Court litigation, execution proceedings, and court-mandated possession. As the best lawyer firm in Turkey for property dispute resolution, we deliver results with legal precision and strategic speed. Our English speaking lawyer in Turkey ensures international landlords receive transparent, bilingual legal support at every stage.
We represent local and foreign property owners across residential, commercial, and mixed-use real estate. Istanbul Law Firm also assists investors, developers, and property managers in structuring leases and handling complex tenant disputes. Our Turkish Lawyers file lawsuits, manage execution offices, and prepare settlement offers tailored to client objectives. Our English speaking lawyer in Turkey translates every legal decision and court communication clearly for expat landlords and remote investors.
If you are facing delayed rent, property misuse, or lease termination disputes, Istanbul Law Firm is your trusted eviction counsel in Turkey. We protect your asset, your time, and your legal rights.
Frequently Asked Questions (FAQ)
- Can I evict a tenant in Turkey for non-payment? – Yes, through court or execution if rent is unpaid after notice.
- How long does the eviction process take? – Typically 3–6 months, depending on court backlog and tenant defense.
- Do I need a lawyer for eviction in Turkey? – Strongly recommended. Legal representation is essential for notices, filings, and hearings.
- What if my lease expired but tenant won’t leave? – You can file for eviction under lease termination or 10-year rule.
- Can I increase rent during eviction? – No. Focus must remain on lawful eviction; rent increases are separate legal issues.
- What documents do I need for eviction? – Lease copy, payment records, notice proof, and tenant correspondence.
- Can I evict a tenant for personal use? – Yes, if proper legal basis and family need can be demonstrated.
- What if the tenant damages the property? – You may seek eviction and compensation for losses in court.
- Can I ban subletting in lease? – Yes. Such clauses are enforceable under Turkish law.
- Will tenant be blacklisted? – No formal blacklist exists, but judgment records affect future leasing ability.
- Can Istanbul Law Firm represent me from abroad? – Yes. We act via power of attorney and handle all steps without your presence in Turkey.
- Why choose Istanbul Law Firm? – We combine eviction litigation skill, bilingual support, and real estate legal strategy in one trusted team.
Protect Your Property Rights With Strategic Legal Action
Istanbul Law Firm helps landlords evict tenants lawfully and efficiently under Turkish law. Whether for unpaid rent, misuse, or lease expiry, our Turkish Lawyers and English speaking lawyer in Turkey will defend your ownership rights and recover your rental asset.