Lease Extension Rights and Automatic Renewal in Turkey

A common misconception in Turkey is that the tenant must leave when the lease term expires. In reality, under Turkish Code of Obligations, the tenant holds the power in residential leases.

1. Automatic Renewal Rule

Even if the contract is for 1 year; if the tenant does not say anything when the time is up, the contract automatically extends for 1 more year with the same conditions.

• The landlord CANNOT say “Time is up, I’m not renewing.”
• This chain continues until the total 10 Extension Years are engaged.

2. How Can Tenant Terminate?

The tenant can terminate by giving written notice at least 15 days before the end of the contract year. If not, it is deemed extended.

3. When Can Landlord Say “Time is Up”?

The landlord can only demand eviction without any reason after the 10-year extension period is over (Initial 1 year + 10 years extension = Total 11 years). Before that, they must find a “Just Cause” like Need or Non-payment.

FAQ

We have no written contract, is it valid? Verbal contracts are valid and deemed indefinite term unless proven otherwise. In indefinite contracts, the tenant is even stronger and harder to evict.

Legal Support: Calculation of extension periods and timely notices are critical.

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