If you rent a home in Türkiye or own a property that you rent out, knowing the basic rules of tenancy can help prevent many disputes and legal problems. Some common assumptions, such as “the tenant must leave when the one-year contract ends” or “the lease automatically ends when the property is sold,” are not always correct.

The end of a one-year lease does not automatically end the tenancy

For residential and covered workplace leases, the expiry of a fixed-term lease does not, by itself, mean that the tenancy ends. If the tenant does not notify the landlord at least 15 days before the end of the term that they wish to leave, the lease is generally renewed for another year under the conditions set by law. A landlord cannot require the tenant to leave simply because the original lease period has expired.

However, it is also not legally accurate to say that “a tenant has an absolute right to stay for 12 years.” After the statutory extension periods have passed, the landlord may have the right to terminate the lease under certain conditions and subject to the required notice periods. The calculation depends on the date the lease began and the applicable extension periods.

Selling the property does not automatically terminate the lease

If a rented property is sold while a valid lease is still in effect, the sale itself does not automatically terminate the tenancy. In principle, the new owner becomes the landlord within the existing tenancy relationship. Therefore, simply purchasing the property does not give the new owner the right to immediately remove the tenant.

However, if the new owner genuinely needs the property as a residence for themselves, their spouse, children, parents, or other persons specified by law, they may be able to seek eviction under the conditions and procedures established by law. Simply saying “I bought the property and want to live there” does not, by itself, mean that the tenant must leave immediately.

Make sure your rent payments can be proven

Paying rent through a bank or PTT and keeping proof of payment is very important. Whenever possible, the rent should be transferred directly to the landlord’s bank account, with the relevant rental month stated in the payment description. For example: “Kira bedeli – Ağustos 2026.”

Cash payments made without obtaining a receipt can make it difficult to prove that the rent was actually paid if a dispute later arises. Tenants should therefore keep a bank record, receipt, or other evidence for every rent payment.

Do not underpay the rent without an agreement

If the contractual rent is TRY 20,000, the tenant should not pay TRY 19,999 without an agreement with the landlord. However, an important distinction should be made: an underpayment does not automatically mean that the tenant can be evicted immediately. Turkish law contains specific rules regarding notices, payment periods, and the conditions under which non-payment or underpayment may lead to an eviction claim.

In addition, if a tenant causes two justified notices within the same rental year because of failure to pay rent on time, this may, if the statutory conditions are met, provide grounds for the landlord to seek eviction.

When moving out, make sure the keys are handed over

Simply removing your belongings from the property may not always be sufficient to prove that the tenancy has ended. It is important to document the handover of the keys to the landlord.

When leaving, it is advisable to photograph or record the condition of the property, meters and fixtures, prepare a handover document if possible, and obtain written confirmation from the landlord that the keys have been received. These steps can help prevent future disputes about the date the tenancy ended, the condition of the property or outstanding payments.

What happens if the tenant leaves before the end of the lease?

If a tenant leaves before the end of the contractual period, they may, under certain circumstances, remain responsible for rent for a “reasonable period.” This generally refers to the period reasonably required for the landlord to find a new tenant under comparable conditions.

This does not necessarily mean that the tenant must pay all remaining months of the lease in every situation. If the tenant finds a suitable replacement tenant who is financially capable of paying the rent and is reasonably acceptable to the landlord, the previous tenant’s liability may end earlier.

The new owner does not necessarily need to sign a new lease

When a property is sold, the new owner generally becomes part of the existing landlord-tenant relationship. A change of ownership alone does not mean that the tenant must sign an entirely new lease.

Likewise, the new owner cannot simply set any rent amount they wish because they have purchased the property. Rent increases are subject to the applicable legal rules and the terms of the existing tenancy.

What if the new owner wants to live in the property?

If the new owner has a genuine need to use the property as a residence for themselves or persons specified by law, they may initiate an eviction process if the legal requirements are met. The required notices and statutory periods must be observed.

Therefore, tenants should not assume that they can never be evicted after a property is sold. At the same time, a new owner cannot simply demand immediate eviction without following the legal procedure.

About the security deposit

For residential leases, the security deposit cannot exceed three months’ rent. If the tenant has no outstanding rent or provable damage for which they are responsible, the deposit should be returned.

To avoid disputes over the deposit, tenants should document the condition of the property when moving in and when moving out. Taking photographs and videos, recording meter readings and documenting fixtures can be particularly useful when the property is handed back.

Not every repair or damage is the tenant’s responsibility

A tenant may be responsible for damage caused by improper use of the property or use contrary to the lease. However, normal wear and tear resulting from ordinary use is generally not considered damage caused by the tenant.

Therefore, it is not correct to say that all painting, cleaning or repair costs are automatically the tenant’s responsibility. Who is responsible depends on the cause of the damage, the condition of the property when it was handed over and returned, the lease agreement and the circumstances of use.

What happens if the landlord evicts the tenant because of personal need?

If a landlord obtains possession of the property because of a genuine and legally recognised housing need, Turkish law also imposes restrictions on subsequently renting the property to another person. If the landlord rents the property to someone else without a valid reason within the period restricted by law, the former tenant may be entitled to claim compensation.

Where the legal conditions are met, the law also establishes a minimum level of compensation, which cannot be less than the rent paid during one year of the final rental year.

Put important agreements in writing

Important matters such as rent increases or reductions, repayment of debts, repairs, agreements to vacate, renewal of the lease, handover of the property, damage and the return of the security deposit should not be left only to verbal agreements.

Written contracts, bank receipts, handover documents, messages and other records can be important evidence if a dispute arises and can help establish the parties’ agreements and payments.

Finally

Turkish tenancy law contains many details and exceptions. The outcome of a dispute may depend on the wording of the lease, the date it began, extension periods, payment records, notices that were sent and the specific circumstances of the parties.

For serious disputes involving eviction, rent increases, security deposits, unpaid rent or termination of a lease, it is advisable not to rely solely on general information shared on social media. Seeking advice from a qualified lawyer or legal professional in Türkiye is the safest approach.

Knowing the law helps protect the rights of both tenants and landlords.