Tenant Rights and Obligations in Turkey (Updated for 2025)

In Turkey, the relationship between tenants and landlords is governed by the Turkish Code of Obligations No. 6098. As of 2025, the key rights and responsibilities of tenants and landlords are outlined below:

1. Rental Agreement and Duration

Contract Duration and Renewal

• Residential and commercial lease agreements are typically made for a period of one year.
• Regardless of whether the agreement is for one year or a shorter term, if the tenant does not vacate the property and the landlord does not request eviction for a valid legal reason, the contract is automatically renewed under the same conditions for another year.
• The landlord can only evict the tenant without legal cause after 10 years of automatic renewals.

For example, if a tenant has a 6-month lease and does not inform the landlord about vacating, the contract will be automatically extended for another one year (with only a rental increase based on the CPI rate).

No Need for a New Agreement

• Once the lease expires, it is not necessary to sign a new contract. The existing contract continues under the same conditions.
• If the landlord insists on signing a new agreement and the tenant refuses, the original contract remains valid.
• If the tenant does not notify the landlord at least 15 days before the end of the contract that they will vacate, the lease will automatically extend for another year.

2. Rental Price Increases

Residential Leases

• A temporary cap on rent increases at 25% ended on July 1, 2024.
• As of 2025, rental increases are determined by CPI (Consumer Price Index) rates again.
• For example, the CPI rate for January 2025 was announced as 58.51%. Accordingly, landlords may increase the rent by up to 58.51%.

Commercial Leases

• For commercial properties, rental increases are also based on CPI rates as of 2025.

3. Maintenance Fees and Other Expenses

Maintenance Fees (Aidat)

• These are typically paid by the tenant.
• However, major expenses like capital improvements or equipment renewal are the responsibility of the property owner.
• The tenant must regularly pay the maintenance fees determined by the building management.

4. Renovations and Repairs

Renovations by the Tenant

• Tenants may not make major renovations without the landlord's written consent.
• Minor maintenance and repairs are the tenant's responsibility. For instance, changing a faucet or repainting the walls can be done by the tenant.

Repairs by the Landlord

• The landlord is responsible for major repairs required to keep the property in a habitable condition.
• The tenant must notify the landlord and request the necessary repairs to be made.

5. Tenant Rights if the Property is Sold

New Owner's Rights

• If the landlord sells the property, the new owner is bound by the existing lease agreement.
• However, if the new owner intends to use the property for personal needs, they may file an eviction lawsuit within 6 months.

Tenant's Rights

• If the tenant is asked to vacate due to the new owner's personal use, they may defend themselves using legal rights and, if applicable, request compensation.
• The eligibility and amount of compensation vary depending on the specific case.

Conclusion

As of 2025, tenant rights and obligations in Turkey are clearly defined by current legal regulations.

• Tenants cannot be evicted without a valid legal reason during the lease period, cannot face rental increases beyond the legal limit, and may continue living in the property for a certain period even if it is sold.
• Understanding these rights and obligations is crucial for both tenants and landlords.