Rental Law in Turkey for Foreign Tenants (2025 Edition)
Understand your rights, avoid eviction, and make informed decisions as a tenant in Turkey.
Why Rental Law in Turkey Matters for Foreigners
Whether you're an expat relocating to Istanbul or a digital nomad setting up in Antalya, renting a property in Turkey is likely to be one of your first steps. But Turkish rental law can be tricky—especially if you're not familiar with the local legal system or common landlord-tenant practices.
This guide aims to provide foreign tenants in Turkey with a complete understanding of:
Rental agreements and legal obligations
Security deposits and renewal terms
Annual rent increases (with updated 2025 limits)
Eviction risks and how to protect yourself
Dispute resolution and legal procedures
📋 1. Rental Agreements in Turkey: The Legal Basics
What Types of Rental Agreements Are Common?
Fixed-Term Contracts: Usually 1 year, automatically renewable unless terminated.
Indefinite-Term Contracts: Less common, but provide flexibility.
Verbal Agreements: Legally binding but strongly discouraged for foreign tenants.
What Must Be Included in a Rental Contract?
A valid Turkish rental contract (kira sözleşmesi) should include:
Full name and ID/passport number of landlord and tenant
Full address of the rental property
Monthly rental price and payment method
Deposit amount (if any)
Start and end date of the contract
Terms of renewal or termination
Signature of both parties
📌 Tip: Always have your rental agreement in writing, bilingual (Turkish + your native language) if possible, and notarized when dealing with large amounts or long-term commitments.
💰 2. Deposits and Advance Payments
Is a Deposit Required?
Yes, most landlords ask for a security deposit—typically 1 to 3 months’ rent. According to Turkish Code of Obligations Article 342:
The deposit cannot exceed 3 months’ rent.
The landlord must deposit it in a separate savings account (not their personal account).
It must be returned at the end of the contract unless there is documented damage or unpaid bills.
📌 Warning: Many landlords in practice do not comply with this. Always get written confirmation of the deposit amount and where it will be held.
📈 3. Rent Increases in 2025: What’s the Legal Limit?
How Much Can My Landlord Increase My Rent?
As of 2025, rent increases in Turkey are regulated under Article 344 of the Turkish Code of Obligations. However, due to high inflation, a temporary legal cap was imposed.
📌 Updated Rule for 2025:
Rent increases for residential properties are capped at 25% per year, regardless of inflation or CPI.
Important Notes:
The cap applies only to renewals of existing contracts, not to new leases.
The cap is enforced until July 2025 (expected extension may occur).
For commercial properties, different inflation-based rules (TÜFE) apply.
📌 Tip: If your landlord demands a higher increase, you are not legally obligated to accept it. If they insist, you may challenge it in rent adjustment court.
⚠️ 4. Eviction in Turkey: What Are the Legal Grounds?
Landlords cannot evict you arbitrarily. Under Turkish law, eviction can only occur through:
Legal Eviction Reasons:
Non-payment of rent (after official written warning)
Use of property for illegal or unauthorized purposes
Major renovations requiring vacancy
Landlord’s need for personal use (must be genuine and proven)
End of term with notice (rare; only if explicitly stated)
📌 Landlords cannot evict tenants just for refusing rent increase, as long as you're paying the legal amount.
How Does Eviction Work?
Eviction must go through court—self-eviction or changing the locks is illegal.
Courts typically side with the tenant unless strong evidence is presented.
Eviction cases may take 6–18 months, depending on jurisdiction.
❓ 5. Frequently Asked Questions (FAQ)
Q1: Can I be evicted without a contract?
A: You can still be protected under the law even without a written contract, but it becomes harder to prove your tenancy rights. Always insist on a written agreement.
Q2: My landlord wants to double the rent. What should I do?
A: Politely refuse if it exceeds the 25% legal cap (2025). If the landlord files a lawsuit, present your contract and payment history in court.
Q3: Can I sublease the apartment?
A: Only if your contract allows it. Otherwise, it’s a legal ground for termination by the landlord.
Q4: What if the property has defects or safety issues?
A: The landlord is legally responsible for repairs and maintenance unless the damage is caused by the tenant. You can withhold rent in serious cases after notifying them in writing.
Q5: What happens if I leave before the contract ends?
A: You may lose your deposit or be required to pay for remaining months unless the landlord finds a new tenant. Try to negotiate an exit clause when signing.
📜 6. Ending the Lease: Rights and Obligations
For Tenants:
Must give written notice at least 15 days before contract renewal date
If the tenant stays and pays rent after the term ends, the contract automatically renews
For Landlords:
Cannot evict or terminate unless meeting one of the legal criteria
Must file in court and wait for legal decision
📌 Tip: Keep all communication in writing (email, WhatsApp, or text), and maintain receipts of all payments.
🧑⚖️ 7. Disputes and Legal Support
If conflicts arise:
You can file a complaint with the Civil Court of Peace (Sulh Hukuk Mahkemesi)
Mediation is now mandatory before filing most lawsuits, including rental disputes.
If you win, the landlord may be responsible for your legal costs.
📌 Language Barrier? Legal proceedings must be conducted in Turkish. It’s recommended to hire a bilingual attorney for your case.
✅ Final Checklist for Foreign Tenants in Turkey
Before renting a home in Turkey:
☑️ Demand a written, bilingual contract
☑️ Ask for official receipts of rent and deposit
☑️ Check the legal rent increase cap for 2025
☑️ Confirm if utilities are included in rent
☑️ Ensure property ownership via tapu (title deed)
☑️ Know your legal options in case of eviction
⚖️ How Our Law Office Can Help You
At Ensari Yiğitcan Çakmak Law Office, we provide legal support for foreign tenants, including:
Reviewing or drafting your rental agreement
Representing you in disputes or court
Assisting in recovering your deposit
Preventing illegal evictions
Negotiating directly with landlords on your behalf
📌 Need professional legal help with your rental situation in Turkey?
Let us protect your rights and peace of mind.
🌐 www.ensariyigitcancakmak.av.tr
📧 info@ensariyigitcancakmak.av.tr
📞 +90 533 194 52 14
