Landlord & Tenant Law in Antalya, Turkey
Attorney Cennet Kesici Çetinbaş provides legal consultation, representation and case-specific assistance for landlords, tenants, foreign residents, property owners and international clients dealing with rental and tenancy disputes in Antalya.
Rental disputes may involve lease agreements, unpaid rent, rent increases, rent determination, security deposits, termination, eviction, written undertakings to vacate, mandatory mediation and enforcement proceedings.
For foreign landlords and tenants, Turkish mandatory tenancy provisions may apply regardless of the language in which the lease agreement was prepared.
For other practice areas, see Legal Services in Antalya . You can also learn more about Attorney Cennet Kesici Çetinbaş .
Rental disputes are highly dependent on statutory deadlines and the legal ground relied upon. A valid procedure for unpaid rent is not necessarily the same procedure used for landlord need, a written undertaking to vacate or rent determination.
About Attorney Cennet Kesici Çetinbaş
Attorney Cennet Kesici Çetinbaş graduated from Akdeniz University Faculty of Law in 2014 and has been practising law since 2015. She is registered with the Antalya Bar Association under registration number 4696 and provides legal services from her practice in Antalya.
Learn more on the About Attorney Cennet Kesici Çetinbaş page.
Landlord and Tenant Law Services in Antalya
Lease Agreements
Review and preparation of residential and commercial lease agreements and related tenancy documents.
Rent & Rent Determination
Assessment of annual rent increases, rent-determination disputes and the timing requirements affecting new rent.
Unpaid Rent
Legal assessment of rental debts, default notices, enforcement proceedings and available termination remedies.
Eviction Proceedings
Assessment of statutory eviction grounds including need, non-payment and valid written undertakings to vacate.
Security Deposits
Disputes concerning deposit amounts, deductions, property condition and return of security.
Mediation & Litigation
Representation in mandatory mediation where applicable and subsequent rental litigation or enforcement proceedings.
Turkish Rental and Tenancy Law
Residential and roofed commercial leases in Turkey are principally regulated by the Turkish Code of Obligations No. 6098.
The legal result of a tenancy dispute can depend on:
- The type of property
- The date and duration of the lease
- The agreed rent
- Payment history
- Notices issued by either party
- The legal basis for termination or eviction
- Whether mandatory mediation applies
- Any applicable procedural deadline
Primary legislation: Turkish Code of Obligations No. 6098 .
Residential and Commercial Lease Agreements
Depending on the tenancy, a lease agreement may address:
- Property identification
- Monthly rent
- Payment date and method
- Security deposit
- Common expenses
- Utilities
- Permitted use
- Subletting
- Maintenance obligations
- Property inventory
- Renewal and termination
A contractual clause cannot automatically override mandatory Turkish tenancy law. The fact that a contract has been prepared in English or another foreign language does not alter that principle.
Rent Increases in Turkey
Under Article 344 of the Turkish Code of Obligations, agreements concerning the rent applicable in a renewed rental period are valid only to the extent that they do not exceed the twelve-month average change in the Consumer Price Index applicable under the statutory rule.
Important: A landlord cannot simply choose any percentage increase. Likewise, the statutory CPI framework does not mean that every rental dispute is resolved by multiplying the existing rent by a single percentage. The age of the lease and whether judicial rent determination is sought can materially change the analysis.
Rent Determination Cases in Turkey
For leases lasting more than five years or renewed after five years, Article 344 provides a broader judicial rent-determination framework.
The court may consider:
- The twelve-month average CPI change
- The condition and characteristics of the property
- Comparable rental values
- Equitable considerations
When Does a Court-Determined Rent Apply?
A rent-determination case can be filed at any time. However, Article 345 contains specific timing rules governing whether the rent determined by the court will apply from the beginning of a particular new rental period.
In general, filing the case at least thirty days before the new rental period or giving the required written rent-increase notice within that period can be important. A contractual rent-increase clause can also affect the timing analysis.
Security Deposits in Turkish Rental Agreements
For residential and roofed commercial leases, Article 342 of the Turkish Code of Obligations limits a contractual security deposit to a maximum of three months' rent.
Where the agreed security consists of money or negotiable instruments, the Code also contains specific rules concerning deposit with a bank and release of that security.
At the end of a tenancy, disputes may nevertheless arise concerning:
- Property damage
- Unpaid rent
- Utilities and common expenses
- Inventory discrepancies
- Whether deductions are legally justified
Photographs, videos, handover records, inventories and payment documents can therefore be important evidence.
Unpaid Rent and Tenant Default
A tenant's failure to pay due rent or certain related expenses may create remedies for the landlord.
Residential and roofed commercial leases: Article 315 provides that where the relevant statutory conditions are met, the landlord's written default notice must grant the tenant at least 30 days to perform before termination on that basis can be pursued.
Separate enforcement-law procedures may also be relevant. The appropriate route depends on the debt, lease, previous notices, payment records and the remedy sought.
Does a Fixed-Term Lease Automatically End at Expiry?
Not for the landlord in an ordinary residential or roofed commercial tenancy simply because the contractual term has ended.
Under Article 347, if the tenant does not notify termination at least fifteen days before the end of the fixed term, the lease is generally extended for one year on the same conditions. The landlord cannot terminate solely by relying on expiry of the original fixed term.
The Code provides a separate termination mechanism after the ten-year extension period, subject to the statutory notice requirements.
Eviction of a Tenant in Turkey
A landlord cannot lawfully remove a tenant merely because a disagreement has arisen. Eviction must rest on a legally recognised basis and the correct procedural route must be followed.
Landlord's Genuine Need
Article 350 permits termination in qualifying cases where the landlord has a statutory residential or business need for the property.
Reconstruction or Major Works
Termination may be possible where substantial reconstruction, expansion or alteration makes use of the property impossible during the works and the statutory conditions are met.
New Owner's Need
A purchaser does not automatically eliminate the existing tenancy. A new owner claiming qualifying need must comply with the specific procedure and deadlines in Article 351.
Tenant-Related Grounds
Article 352 contains grounds including a valid written undertaking to vacate, two justified notices for non-payment and specified circumstances involving another suitable home.
Written Undertaking to Vacate
A written undertaking to vacate (tahliye taahhütnamesi) can provide a statutory ground for termination where the legal requirements are satisfied.
Timing matters: Article 352 requires the undertaking to have been given after delivery of the rented property. If the tenant does not leave on the agreed date, the landlord must generally commence enforcement proceedings or file the relevant action within one month from that date.
The document's date, wording, signature, delivery of possession and the stated vacating date should therefore be reviewed before relying on it.
Eviction Based on Two Justified Notices
Article 352 also provides a separate mechanism where a tenant causes two justified written notices because of non-payment during the legally relevant rental period.
The timing of both notices and the subsequent court action is critical. The statutory action period begins after the relevant rental period ends and is limited by law.
What Happens When a Rented Property Is Sold?
The sale of a rented property does not automatically terminate the lease. Under Article 310, the new owner generally becomes a party to the existing rental agreement.
If the new owner has a qualifying personal or business need, Article 351 provides a specific termination route.
One statutory route requires written notification to the tenant within one month of acquisition and permits an action after the relevant six-month period. Another route may be available based on the end of the existing contractual term.
Mandatory Mediation in Rental Disputes
Since 1 September 2023, disputes arising from rental relationships have generally been included within mandatory pre-litigation mediation before a lawsuit is filed.
Statutory exception: Rental disputes are generally subject to mandatory mediation, but proceedings for eviction through non-judicial enforcement under the relevant Enforcement and Bankruptcy Law procedure are excluded from this rule.
Mandatory mediation may therefore become relevant to:
- Rent-determination cases
- Many eviction lawsuits
- Rental receivable disputes brought as lawsuits
- Deposit disputes
- Compensation claims arising from a tenancy
- Other rental-relationship disputes
Official information: The Turkish Ministry of Justice explains that rental relationship disputes are within the mandatory mediation framework, subject to the statutory enforcement exception. See Ministry of Justice — Mandatory Mediation in Rental Disputes .
Foreign Landlords and Tenants in Antalya
Foreign tenants and property owners may encounter additional practical issues involving Turkish-language documentation, address registration, residence procedures, powers of attorney, payments from abroad and communication with local authorities.
A foreign owner living outside Turkey may, depending on the procedure and authority granted, be represented through a properly prepared power of attorney for many rental-related legal matters.
For separate residence or immigration questions, see Immigration & Foreigners Law in Antalya .
Documents for a Rental-Law Consultation
Depending on the dispute, relevant documents may include:
- Lease agreement
- Title-deed or ownership documents
- Rent payment records
- Bank statements
- Written notices
- Written undertaking to vacate
- Enforcement documents
- Mediation documents
- Security-deposit records
- Property handover records
- Photographs and videos
- Messages and emails
- Repair or damage records
- Previous court or enforcement decisions
Dates are particularly important. The date of service of a notice, date of acquisition, start of the rental period or agreed vacating date may determine whether a statutory deadline has been met.
Rental Dispute Assessment Process
- Lease Review: The agreement, property type, parties and relevant rental periods are identified.
- Document Review: Payment records, notices, undertakings, correspondence and other evidence are examined.
- Legal Ground: The statutory basis for rent determination, debt recovery, termination or eviction is identified.
- Deadlines & Mediation: Applicable time limits and any mandatory mediation requirement are checked.
- Enforcement or Litigation: The appropriate enforcement or court route is considered according to the legal basis.
- Further Procedure: Decisions and settlement documents are reviewed for any subsequent procedural steps or legal remedies.
Official Rental-Law Resources
Turkish Code of Obligations
Law No. 6098 contains the principal statutory rules governing rental relationships.
Mandatory Mediation
Official Ministry of Justice information concerning mandatory mediation for rental disputes.
Antalya Judicial Authorities
Official information concerning Antalya judicial institutions and courthouse services.
Related Legal Services
Landlord & Tenant Law Assistance in Antalya
If your matter concerns unpaid rent, rent determination, a security deposit, an eviction notice, a written undertaking to vacate or another tenancy dispute, the lease documents and applicable deadlines should be reviewed before selecting the legal procedure.
Phone: +90 543 620 68 36
Frequently Asked Questions About Rental Law in Turkey
Does Turkish rental law apply to foreign tenants?
Foreign nationality does not by itself exclude the application of mandatory Turkish tenancy rules. The legal position depends on the property, lease and individual circumstances.
Can a landlord increase the rent by any percentage?
No. Article 344 of the Turkish Code of Obligations regulates rent increases in renewed rental periods and uses the statutory twelve-month average CPI framework, subject to the other rules governing rent determination.
What happens after a tenancy has lasted more than five years?
A broader judicial rent-determination mechanism may become available. The court can consider CPI, comparable rents, the condition of the property and equitable factors.
How much security deposit can a landlord require?
In residential and roofed commercial leases, the contractual security deposit cannot exceed three months' rent under Article 342.
Does a one-year lease automatically allow the landlord to evict after one year?
No. In residential and roofed commercial leases, the landlord cannot ordinarily terminate merely because the original fixed term has expired. Article 347 contains specific renewal and termination rules.
Can a tenant be evicted for unpaid rent?
Potentially, yes. Non-payment can give rise to termination, enforcement and eviction remedies where the relevant statutory conditions and procedures are satisfied.
How much time must a residential tenant be given in a default notice?
Under Article 315, the statutory payment period for residential and roofed commercial leases is at least thirty days where termination for default is pursued under that provision.
What is a written undertaking to vacate?
It is a written commitment by the tenant to vacate the property on a specified date. For Article 352, the undertaking must satisfy statutory requirements, including being given after delivery of the property.
Is there a deadline to use a written undertaking to vacate?
Yes. If the statutory requirements are met and the tenant does not leave on the agreed date, the landlord generally has one month from that date to commence the relevant enforcement proceeding or action.
Does selling the property terminate the tenancy?
No. The new owner generally becomes a party to the existing lease. A purchaser claiming a qualifying need must use the statutory procedure applicable to new owners.
Is mediation mandatory before a rental lawsuit?
Generally, disputes arising from rental relationships fall within mandatory pre-litigation mediation. A statutory exception applies to specified non-judicial enforcement eviction proceedings.
Can a foreign landlord manage a rental dispute from abroad?
Depending on the matter, legal representation may be possible through an appropriately prepared power of attorney. The required form depends on the procedure.
Can a lease agreement be written in English?
A lease can be prepared in English or bilingually, but mandatory Turkish tenancy provisions may still apply. Translation alone does not determine the legal validity of contractual clauses.
Can a lawyer guarantee eviction or another rental-law outcome?
No. The result depends on the lease, notices, evidence, statutory deadlines, applicable law and the competent authority or court.
Legal review: Attorney Cennet Kesici Çetinbaş — Antalya Bar Association, Registration No. 4696
Last updated: 29 August 2026
Primary legal sources reviewed: Turkish Code of Obligations No. 6098, applicable mediation legislation and current Ministry of Justice information on mandatory mediation in rental disputes.
Legal Information
The information on this page is provided for general legal information purposes and does not constitute legal advice for a particular rental or tenancy dispute. Turkish rental law, enforcement rules, mediation requirements and judicial practice may change. A specific matter should therefore be assessed according to the current legislation, lease documents, procedural stage and individual circumstances.
For further general information, visit the Legal Guide for Turkey .