Renting residential property is common for expats in Turkey. The Turkish Obligations Code (Türk Borçlar Kanunu) regulates lease agreements and provides substantial protections to tenants, which foreign tenants must be aware of.
1. The 10-Year Extension Rule
Under Turkish law, residential lease contracts are automatically extended year-on-year under the same conditions. The landlord cannot evict a tenant simply because the contract expired. The landlord can only terminate the contract without cause after 10 years of extension (meaning 11 years total), by giving a 3-month notice before the end of the lease year.
2. Statutory Rental Increase Caps
The annual rental increase is legally capped by the government, calculated based on the 12-month average Consumer Price Index (TÜFE). Landlords cannot demand increases exceeding this statutory cap.
3. Eviction Grounds (Tahliye Sebepleri)
A landlord can only evict a tenant for specific legally justified reasons, including:
- Genuine Personal Need: The landlord or their close relatives require the property to live in (requires proving the need in court).
- Written Eviction Commitment (Tahliye Taahhütnamesi): Signed by the tenant after the start of the lease, agreeing to vacate on a specific date.
- Non-Payment of Rent: If the tenant fails to pay and receives two valid notices within a lease year.