Renting a property in Turkey as a foreigner can be a smooth process—but misunderstandings, contract violations, or unlawful eviction threats are not uncommon. Turkish tenancy laws offer significant protections to tenants, including foreigners, but many expats are unaware of their rights or how to defend them. At ER&GUN&ER, our English Speaking Turkish Lawyers advise and represent foreign tenants in rental negotiations, disputes, and court cases. This complete legal guide outlines your rights as a foreign tenant in Turkey and how to act when those rights are violated.
Are Foreign Tenants Protected Under Turkish Law?
Yes. The Turkish Code of Obligations (Law No. 6098) regulates all tenancy relationships in Turkey, and there is no distinction between Turkish citizens and foreigners. Whether you're an expat, diplomat, or temporary resident, you are entitled to the same protections and legal remedies.
Key Legal Rights of Foreign Tenants in Turkey
- The right to use the rented property peacefully without landlord interference
- The right to written notice for termination or eviction
- The right to fair rent increase based on CPI or capped rate
- The right to demand repairs or maintenance for habitable conditions
- The right to receive the full deposit back unless there is documented damage
- The right to go to court or mediation if there's a dispute
What Should Be in the Rental Contract?
Rental agreements in Turkey should include:
- Identity of the landlord and tenant
- Property address and description
- Monthly rent and method of payment
- Duration of the lease and renewal terms
- Deposit amount and return terms
- Responsibility for utilities and taxes
We recommend preparing the contract in both English and Turkish to avoid misinterpretation. Our law firm drafts and reviews bilingual contracts to protect your rights.
Rent Increase Rules Under Turkish Law
Under Law No. 7409 (effective as of 2022), residential rent increases are capped at 25% annually for ongoing leases unless the official CPI (Consumer Price Index) is lower. For commercial leases or newly signed contracts, the increase rate must be stated in the contract or based on CPI.
Security Deposit Rules
- Maximum deposit = 3 months’ rent
- Should be paid into a Turkish bank account in the landlord’s name
- Must be returned within a reasonable time after lease ends, minus verified damages
- Landlord must provide written justification for any deductions
Eviction and Termination of Lease
Landlords must comply with formal procedures when ending a lease. Foreign tenants cannot be removed without:
- A valid court order (in most cases)
- Written notice of non-renewal, served within 15 days before lease anniversary
- Proof of personal need or legal ground (e.g., TBK Art. 350–352)
If a landlord threatens eviction without legal notice, contact a Turkish lawyer immediately.
What Happens if the Landlord Refuses to Return Deposit?
You may file a claim in the Civil Court of Peace (Sulh Hukuk Mahkemesi) or use the mandatory mediation process. We represent foreign tenants in recovering unfairly withheld deposits—through court or settlement.
Common Legal Issues for Foreign Tenants
- Landlords issuing unlawful 15-day eviction notices
- Charging above-market rent without CPI justification
- Failing to register the rental contract for tax purposes
- Harassment, unauthorized entry, or intimidation
- Refusal to repair damages or leaking property
Examples from Our Legal Cases
- 🇩🇪 A German expat in Istanbul was evicted via WhatsApp—our firm halted the eviction and obtained 6 months' extension
- 🇬🇧 A UK citizen overcharged rent increases—court ordered refund and capped future increases
- 🇺🇸 U.S. client denied deposit—our mediation resulted in full return plus legal costs
Frequently Asked Questions (FAQs)
- Can a landlord evict a tenant without a court decision? No. Forced eviction requires a valid legal process.
- Can I be evicted because I’m a foreigner? No. That would be discrimination and illegal under Turkish law.
- Can I negotiate rent in USD or EUR? Yes. Contracts can be priced in foreign currency unless prohibited by specific regulations.
- Is it legal for a landlord to enter the property without my consent? No. Tenants have the right to private, uninterrupted use of the property.
- Can I break the lease early? Yes, but you may owe the remaining rent unless early exit terms are defined. We negotiate settlement agreements to avoid penalties.
- What if there is no written contract? Turkish law still protects tenants. Oral leases are valid but harder to prove—payment records help.
- What if I rented through an agency? Agencies are not legal parties. You must verify the actual landlord’s identity before signing or paying.
- Can I take my landlord to court? Yes. We represent tenants in lawsuits and mediation to recover funds or stop unlawful actions.
- What if my lease says I can be evicted in 15 days? Such clauses contradict the law. Tenants still enjoy legal protection and may challenge unfair terms.
Conclusion: Know Your Rights, Defend Your Home
Foreigners living in Turkey are entitled to the same protections as citizens under Turkish tenancy law. But asserting your rights often requires clear contracts, legal advice, and timely intervention. At ER&GUN&ER, our English Speaking Turkish Lawyers protect foreign tenants in all legal matters—from contract drafting to court defense. Contact the Best Lawyer in Turkey today to safeguard your rights as a tenant.