A Roadmap for Landlords and Tenants in Turkish Lease Disputes

Lease relationships have become one of the most frequent sources of legal disputes in daily life. In this guide, we answer the questions most often asked by both landlords and tenants.

How Are Rent Increases Determined?

In residential leases, the increase rate cannot exceed the twelve-month average of the consumer price index (CPI), even if the contract provides otherwise. Once a contract passes five years, either party may ask the judge to redetermine the rent according to market rates — known as a rent determination lawsuit.

The Mandatory Mediation Stage

For most disputes arising from lease relationships — including rent determination, eviction and receivable claims — applying to a mediator before filing a lawsuit is mandatory. A case filed without completing mediation is dismissed on procedural grounds.

When Is Eviction Possible?

The most commonly used eviction grounds for landlords are:

• Eviction due to necessity: The landlord's housing need for themselves, their spouse, descendants or ascendants must be genuine and compelling.
• Two justified notices: If the tenant has received two justified notices for unpaid rent within one lease year, a lawsuit can be filed within one month after the end of that lease year.
• Written eviction undertaking: An undertaking given after delivery of the property is valid; enforcement or litigation must be initiated within one month of the promised date.

For tenants: if a property vacated due to "necessity" is leased to someone else within three years, the former tenant may claim re-letting compensation.

Deposit Refunds

The deposit must be refunded if the property is returned in accordance with the contract. Wear resulting from ordinary use cannot be charged to the tenant. Preparing a photographic handover report at delivery is the strongest evidence for both sides.

This article is for information purposes only and does not constitute legal advice. Contact our team about your specific situation.