Tenant Eviction: Guide to Landlord and Tenant Rights in Turkey

Summary and Key Information

Tenant Eviction: Landlord and Tenant Rights - Key insights: This guide sums up the valid reasons and procedures for evicting a tenant under Turkish law, which strongly protects tenants.

Introduction

In Turkey, a landlord cannot evict a tenant simply because the lease term has expired. The law automatically extends residential leases unless the tenant gives notice. A landlord can only evict a tenant for specific “limited grounds” defined in the law.

Valid Grounds for Eviction

1. Eviction Due to Necessity: If the landlord, their spouse, descendants, or ascendants genuinely need the property for their own housing or business.
2. Two Justified Notices: If the tenant fails to pay rent on time and causes the landlord to send two valid notices (haklı ihtar) within one lease year, an eviction lawsuit can be filed.
3. Renovation: If substantial renovation or reconstruction is needed and living in the property is impossible during works.
4. 10-Year Period: After the 10th extension year, the landlord can evict without cause by giving proper notice 3 months before the term ends.
5. Eviction Undertaking (Tahliye Taahhütnamesi): If the tenant signed a valid written commitment to move out on a specific date after the delivery of the property, the landlord can enforce it.

The Process

• Notice: Usually, a notary notice is required within specific timeframes.
• Mediation: As of late 2023, submitting the dispute to mediation is mandatory before filing an eviction lawsuit.
• Litigation: If mediation fails, a lawsuit is filed in the Civil Court of Peace (Sulh Hukuk Mahkemesi).

Expert Legal Support: Eviction cases are highly technical. Procedural errors often lead to dismissal. We provide expert advice to landlords and tenants.

Professional Legal Support

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⚖️ Attorney Fevzi Yaşkir - Licensed attorney at Konya Bar Association providing legal consultation and case management services for international clients.