Rental disputes are among the most common legal issues in Turkey, particularly in major cities like Istanbul, Ankara, and Izmir where housing demand is high and rental inflation is ongoing. Understanding renters' rights in Turkey is essential for both foreign residents and Turkish nationals. This guide, prepared by a Turkish Law Firm, provides a detailed overview of tenant protections under Turkish law, lease renewal conditions, eviction limits, rent increase regulations, and legal remedies available to renters.
Whether you are a residential tenant, a foreign investor renting long-term property, or a commercial lessee, our English Speaking Turkish Lawyers offer legal guidance to assert your rights, negotiate with landlords, and resolve disputes effectively.
Legal Framework for Renters' Rights in Turkey
Tenancy relationships in Turkey are governed by the Turkish Code of Obligations (Türk Borçlar Kanunu – TBK), specifically Articles 299–378. This law applies to both residential and commercial lease agreements unless otherwise excluded by law.
- TBK Article 301: The landlord must deliver the property in a condition suitable for use and maintain it during the lease term.
- TBK Article 313: The tenant is entitled to undisturbed possession and may demand repairs if defects occur.
- TBK Article 344: Rent increases are regulated and subject to legal caps in residential tenancies.
Our best lawyer firm in Turkey ensures your lease agreements comply with these rules and that your rights as a tenant are enforceable through courts if necessary.
Lease Contracts: Written vs. Verbal Agreements
Although written lease contracts are highly recommended, verbal agreements are also legally valid in Turkey. However, proving terms and enforcing verbal contracts can be difficult in practice. A written contract should include:
- Parties’ identities and contact information
- Property description and address
- Monthly rent amount and payment method
- Lease term and renewal clause
- Deposit amount and return conditions
Tenants should also request that contracts be registered with the local tax office to strengthen enforceability, especially for commercial tenancies.
Deposit Rules and Return Obligations
Under TBK Article 342, the security deposit may not exceed the equivalent of three months’ rent and must be returned to the tenant within a reasonable time after termination. Best practice involves:
- Storing the deposit in a blocked bank account under both parties' names
- Documenting the property's condition at move-in and move-out
- Having both parties sign a “handover protocol” to avoid future disputes
If the landlord refuses to return the deposit without justification, our English Speaking Turkish Lawyers initiate formal legal demand and, if necessary, file a compensation lawsuit.
Rent Increase Limits in Turkey (2024–2025)
In response to economic instability, the Turkish government has imposed rent increase limits on residential leases. As of 2024–2025:
- Rent increases are capped at 25% annually for residential tenants, regardless of inflation or CPI
- This cap applies to renewals up to July 1, 2025 (subject to extension)
- Commercial lease increases are still tied to the 12-month CPI average, unless otherwise agreed
Landlords attempting to raise rent beyond the legal threshold can be sued for rent adjustment. We represent tenants in such adjustment cases under TBK 344.
Eviction Conditions Under Turkish Law
Tenants are strongly protected against arbitrary eviction in Turkey. A landlord may not evict a tenant unless one of the legal grounds listed in the TBK exists:
- Personal need: Landlord or immediate family needs the property for residence or business use (TBK Article 350)
- Major renovation: Property requires structural renovation incompatible with occupancy
- Non-payment of rent: Two written warnings in a year may justify eviction (TBK Article 352)
- Fixed-term lease expiration + refusal to vacate: Requires court order unless tenant voluntarily vacates
Eviction actions must be filed before the Civil Peace Courts. Our Turkish Law Firm defends tenants against unlawful eviction attempts, including those initiated through informal threats or harassment.
Notice and Lawsuit Requirements for Eviction
A landlord must usually serve a written eviction notice (ihtarname) and wait for a legal process. Quick eviction is not permitted without a court judgment except in rare cases of tenant abandonment.
- Notice for personal need must be sent 1 month before the lease term ends
- Non-payment must be documented and followed by formal payment demand
- Two-year court bar: If eviction is granted, landlord cannot rent to anyone else for 3 years without penalty
Tenants receiving eviction notices should immediately seek legal counsel. Our English Speaking Turkish Lawyers represent tenants at all stages of the process and preserve your right to continued occupancy.
Legal Grounds for Tenant Termination (Haklı Fesih)
Tenants may also legally terminate the lease before its expiry under certain conditions:
- Landlord refuses to make critical repairs (TBK 316)
- Health-threatening defects in the property
- Landlord interference with peaceful possession
- Force majeure or change of economic conditions beyond tenant's control
We draft termination letters and file declaratory lawsuits for tenants seeking early termination without penalty.
Rent Determination Lawsuits (Kira Tespiti Davası)
Either party may file a rent adjustment lawsuit if the contract term exceeds 5 years or if the CPI-linked rent is unjust. In such cases:
- Expert reports, market analysis, and location appraisals are submitted
- Court determines a fair rent based on local averages and inflation
- Judgment applies retroactively from the date of filing
Our law firm represents tenants in defending against exaggerated rent claims and ensures that legal caps are respected.
Internal Legal Resources
- Legal Rights of Foreign Tenants
- Property Lease Agreements in Turkey
- Real Estate Dispute Resolution
- Eviction Due to Rent Default
- Turkish Civil Procedure in Real Estate Cases
FAQ: Renters' Rights in Turkey
- Q1: Can my landlord evict me without going to court?
No. Eviction without a court judgment is illegal unless you voluntarily vacate or abandon the property. - Q2: How much can my rent be increased?
For residential leases, no more than 25% annually until July 2025. For commercial leases, CPI-linked increases apply unless otherwise agreed. - Q3: What happens if I refuse to pay the increased rent?
If the increase is illegal, you are not required to pay. If agreed in writing, non-payment may justify eviction. - Q4: Can I demand return of my deposit?
Yes. The landlord must return the full deposit unless there is documented damage or unpaid dues. - Q5: Can a foreigner rent residential property in Turkey?
Yes. Foreigners enjoy full rights under Turkish rental law, just like Turkish nationals. - Q6: Can I terminate the lease early?
Yes, under valid legal grounds such as uninhabitable conditions or landlord breach of contract. - Q7: What is a handover protocol?
A document signed by both parties at move-in/out detailing property condition and key status. - Q8: What if the landlord changes the locks?
This is illegal. Criminal complaints and civil lawsuits can be filed immediately. - Q9: Can the landlord cut utilities to force me out?
No. This is considered harassment and can lead to civil and criminal liability. - Q10: Can I get legal help in English?
Yes. Our English Speaking Turkish Lawyers represent foreign tenants in all Turkish cities.
Protect Your Rights with Legal Support from a Turkish Law Firm
Whether you are facing eviction, unfair rent increases, deposit disputes, or landlord harassment, our expert team at ER&GUN&ER Law Firm is ready to support you. We specialize in tenant protection under Turkish law, offering tailored guidance to both residents and foreign nationals.
As the best lawyer firm in Turkey for real estate and tenancy matters, our English Speaking Turkish Lawyers defend your housing rights with professionalism, strategy, and legal precision.