Landlord Rights in Turkey: Obligations and Protection Guide

Turkish Tenancy Law (Code of Obligations) is undeniably “Tenant-Friendly.” However, the Landlord (Kiraya Veren) is not powerless. The tenant cannot simply say “I pay my rent, I do what I want.”

1. Right to Inspect and Show the Property

One of the biggest disputes: “My tenant won’t let me show the house to buyers.”

• The Law: The tenant MUST allow the property to be shown to potential buyers or future tenants.
• Condition: This must be at “Reasonable Times” and with prior notice. The landlord cannot barge in at 9 PM on a Sunday.
• Remedy: If they refuse, we obtain a quick court order determining the specific visiting hours (e.g., “Every Saturday 14:00-16:00”).

2. Obligation to Use with Care

The tenant must treat the property responsibly and respect neighbors.

• Noise/Nuisance: Consistent complaints from neighbors about noise or bad smell can be grounds for Eviction for Breach of Contract.
• Modifications: The tenant cannot knock down walls or change the structure without your written consent.

3. Major vs. Minor Repairs

Confusion often arises over who pays for what.

• Landlord Pays: Major structural repairs (Roof leaking, boiler explosion, pipe bursting). You must maintain the house in a “usable condition.”
• Tenant Pays: Minor daily maintenance (Changing light bulbs, fixing a loose tap handle, annual boiler service).

4. Right of Retention (Commercial Only)

This is a powerful weapon for shop owners.

• If a commercial tenant (e.g., a cafe, factory) fails to pay rent, the Landlord can petition the court/execution office to Seize the movable goods inside (machines, computers) as security for the debt. This is called the “Right of Retention” (Hapis Hakkı).

FAQ

Can I keep a spare key? Absolutely No. Once you rent the property, the “Usage Right” belongs 100% to the tenant. Entering the property without permission using a spare key is a serious crime: “Violation of Immunity of Residence.”