Introduction

Renting a home is one of the first legal transactions many foreigners complete after arriving in Turkey.

Foreign nationals moving to Istanbul, Antalya, Izmir, Ankara, Bodrum, Fethiye, Mersin or other Turkish cities may need a property for work, study, retirement, family residence or long-term relocation.

At first sight, renting an apartment in Turkey appears straightforward.

The landlord and tenant agree on:

• the property,
• monthly rent,
• deposit,
• starting date, and
• duration of the tenancy.

The parties then sign a rental agreement and the tenant moves into the property.

However, a Turkish residential lease creates important statutory rights and obligations that cannot always be changed simply by inserting a clause into the contract.

This is particularly important for foreign tenants because unfamiliarity with Turkish law can lead to demands such as:

“Your one-year contract has expired, so you must leave.”

“The property was sold, therefore you have fifteen days to move out.”

“You must pay six months’ rent as a deposit.”

“Rent has doubled in the market, so your rent automatically doubles next month.”

“You signed an eviction paper when you rented the apartment, so you have no rights.”

Many of these statements oversimplify or misrepresent Turkish tenancy law.

Residential leases and roofed workplace leases are primarily regulated by Turkish Code of Obligations No. 6098 — Türk Borçlar Kanunu (TBK).

The Turkish Code of Obligations contains significant mandatory protections for tenants, including statutory rules concerning:

• delivery and maintenance of the property,
• security deposits,
• rent increases,
• termination of fixed-term leases,
• landlord’s personal need,
• sale of the property,
• eviction undertakings,
• unpaid rent,
• two justified notices,
• return of the property, and
• re-letting following an eviction for need.

These protections generally apply to residential tenants regardless of whether the tenant is a Turkish citizen or a foreign national.

Nevertheless, foreigners have an additional issue that Turkish tenants usually do not face:

The rental property may also be connected with the foreigner’s immigration and address-registration procedures.

For this reason, international tenants should approach a Turkish rental agreement as both a private-law contract and, potentially, an important document for their legal residence in Turkey.

This guide explains the major legal issues foreign nationals should understand before and during a residential tenancy in Turkey.

Can Foreigners Rent Property in Turkey?

Yes.

A foreign national can rent residential property in Turkey.

There is no general rule requiring a foreigner to own property or hold Turkish citizenship in order to become a tenant.

Foreign nationals commonly rent:

• apartments,
• villas,
• furnished residences,
• detached houses, and
• other residential properties.

The basic relationship is governed by the Turkish Code of Obligations.

Article 299 defines a lease as a contract under which the landlord gives the tenant the right to use the property in return for payment of the agreed rent. The lease may be concluded for either a fixed or indefinite period.

The nationality of the tenant does not remove the statutory protections applicable to residential leases.

Does a Turkish Rental Agreement Have to Be Notarized?

An ordinary residential lease does not generally become valid only because it is notarized.

In practice, many residential leases are concluded through a written agreement signed between the landlord and tenant.

However, foreign tenants should strongly prefer a detailed written contract.

A written agreement provides evidence concerning:

• monthly rent;
• payment date;
• deposit;
• commencement date;
• duration;
• furniture;
• utility expenses;
• maintenance responsibilities;
• landlord identity;
• property address; and
• special conditions.

For foreign nationals, notarization can also become important for immigration or address-registration purposes.

Current Migration Management practice requires foreigners to provide accurate residential address information. In current 2026 address-registration procedures, official provincial Migration Management guidance may require a notarized rental agreement or an electronically concluded e-rental agreement, together with supporting address documentation.

Therefore, there is an important distinction:

A lease may be legally effective as a private rental contract without notarization, while a notarized or electronically verifiable version may still be required for a particular immigration or address-registration procedure.

Verify the Landlord Before Paying a Deposit

Foreign tenants should not pay a deposit merely because a person:

• shows them the apartment;
• possesses a key;
• introduces themselves as the owner; or
• sends a photograph of a title deed through WhatsApp.

Before paying substantial money, the tenant should determine whether the person signing the contract is:

• the registered owner;
• a legally authorized representative;
• a usufruct holder with appropriate authority; or
• another person legally entitled to rent the property.

Where an estate agent signs or receives money on behalf of the landlord, the tenant should verify the agent’s authority.

This is especially important where the tenant intends to use the lease for residence-permit or address-registration purposes.

What Should Be Included in a Turkish Rental Agreement?

A professionally prepared residential rental agreement should identify at least:

• landlord’s full name;
• tenant’s full name;
• passport or identity information;
• complete property address;
• monthly rent;
• currency;
• payment date;
• bank account;
• duration of tenancy;
• commencement date;
• security deposit;
• furnished or unfurnished status;
• list of furniture where applicable;
• utility obligations;
• condominium charges;
• permitted use;
• termination arrangements; and
• signatures.

For furnished properties, an inventory should be attached.

Photographs should ideally be taken when the tenant receives the apartment.

The parties should record existing:

• scratches;
• broken furniture;
• wall damage;
• stains;
• appliance defects;
• missing items; and
• other visible problems.

This evidence can later become extremely important when the landlord attempts to deduct alleged damage from the deposit.

The Landlord Must Deliver a Usable Property

The landlord has a statutory obligation to provide the property in a condition suitable for the agreed use.

Article 301 of the Turkish Code of Obligations requires the landlord to deliver the rented property in a condition suitable for the intended use and to maintain that condition throughout the tenancy. For residential and roofed workplace leases, this obligation cannot be changed against the tenant.

Therefore, a lease provision stating:

“The landlord has no responsibility whatsoever for defects in the apartment.”

will not necessarily eliminate the landlord’s statutory obligations.

Examples of defects may include:

• serious plumbing problems;
• unusable heating;
• substantial water leakage;
• dangerous electrical systems;
• structural defects;
• serious damp or mould;
• broken essential installations; or
• another condition materially affecting residential use.

What Can a Tenant Do If the Apartment Has Serious Defects?

The Turkish Code of Obligations gives tenants several potential remedies.

Where defects arise during the tenancy, the tenant may potentially request:

• repair of the defect;
• proportional reduction of rent;
• compensation for damage; or
• in serious circumstances, termination of the agreement.

Articles 304–307 regulate landlord liability for defects. Where the property later becomes defective, the tenant may request repair, reduction of the rent or compensation. A serious defect that prevents or substantially restricts the intended use can also support termination where the statutory conditions are satisfied.

A foreign tenant should normally notify the landlord in writing.

Important communications should not be limited to telephone calls.

Depending upon the seriousness of the dispute, communication through:

• email,
• WhatsApp,
• registered correspondence, or
• notarial notice

can provide useful evidence.

Who Pays Utilities and Apartment Charges?

The answer depends partly upon the type of expense.

Article 341 of the Turkish Code of Obligations provides that, unless otherwise agreed or local practice provides differently, the tenant generally bears usage-related expenses such as heating, lighting and water. The party paying these expenses may request documents proving them.

Article 317 also provides that the tenant bears ordinary cleaning and maintenance expenses necessary for normal use.

However, this does not mean that every expense associated with the building can automatically be transferred to the tenant.

Foreign tenants should distinguish between:

• ordinary consumption charges;
• ordinary service/maintenance expenses;
• significant structural costs;
• owner-specific liabilities; and
• extraordinary building expenditure.

The rental contract and condominium rules should be reviewed where substantial building charges are involved.

Security Deposits in Turkey: How Much Can a Landlord Demand?

This is one of the strongest statutory tenant protections.

Article 342 of the Turkish Code of Obligations provides that, where a security deposit is agreed for a residential or roofed workplace tenancy:

the deposit cannot exceed three months’ rent.

Therefore, a landlord cannot lawfully create an unlimited security requirement merely because the tenant is foreign.

A request for:

• six months’ rent as a “deposit”;
• one year’s rent as “security”; or
• another excessive security amount

should be examined carefully.

This should be distinguished from advance payment of rent.

For example, a foreign tenant may voluntarily agree to pay six months of rent in advance. That is legally different from paying six months as a refundable security deposit.

The contract should clearly distinguish the two.

How Should a Cash Deposit Be Held?

Turkish law contains a rule that is frequently ignored in everyday practice.

Where the security consists of money, Article 342 contemplates that the tenant places the money in a savings account in a bank in such a way that it cannot be withdrawn without the landlord’s consent.

The bank may release the security based upon:

• consent of both parties;
• a finalized enforcement proceeding; or
• a final court judgment.

If the landlord does not notify the bank within three months after termination of the lease that litigation or enforcement proceedings have been initiated concerning the tenancy, the bank is required to return the security upon the tenant’s request.

In practice, landlords commonly take deposits directly.

Nevertheless, foreign tenants should understand that the statutory model is designed to prevent the landlord from simply treating the deposit as personal money.

Can a Landlord Keep the Deposit Because of Normal Wear and Tear?

Not merely because the property is older when returned.

Article 334 provides that the tenant must return the property in the condition in which it was received, but the tenant is not liable for deterioration resulting from normal use in accordance with the contract.

This distinction is fundamental.

The tenant may be liable for:

• a deliberately broken door;
• severely damaged furniture;
• unauthorized alterations;
• missing appliances;
• damage caused through negligence.

The tenant should not ordinarily be treated as responsible for normal:

• aging;
• ordinary paint deterioration;
• reasonable wear;
• natural deterioration caused by normal residential use.

This is why an entry-condition report and photographs are valuable.

Article 335 additionally requires the landlord, when receiving the property back, to inspect it and immediately notify the tenant in writing of defects for which the tenant is responsible, except for defects that could not reasonably be detected during ordinary inspection.

Can the Landlord Increase the Rent Whenever They Want?

No.

Rent increases in residential leases are regulated by Article 344 of the Turkish Code of Obligations.

For renewed rental periods, the parties’ rent-increase agreement is valid only insofar as it does not exceed the statutory ceiling based on the twelve-month average change in the Consumer Price Index — TÜFE for the previous rental year.

Therefore, the landlord cannot simply say:

“Similar apartments now cost twice as much, so your rent will double next month.”

The applicable rental period, contract provision and statutory rules must first be considered.

Is the 25% Rent Increase Limit Still Applicable in 2026?

No.

The exceptional temporary rule limiting certain residential rent increases to 25% applied only for a limited statutory period.

The Presidency’s official information concerning the measure confirmed that the temporary 25% restriction had been extended only until 1 July 2024.

As of 2026, the ordinary framework under Article 344 is therefore applicable.

For ordinary renewed residential leases, the relevant statutory ceiling is based upon the twelve-month average CPI change, subject to the terms of the contract and the other rules in Article 344.

Foreign tenants should be careful with outdated websites still discussing the old 25% limit as though it remains current law.

What Happens After Five Years?

The five-year point is particularly important.

Article 344 provides that for leases longer than five years or renewed after five years, a court determining a new rental amount may consider:

• the twelve-month average CPI change;
• the condition of the property;
• comparable rental values; and
• principles of equity.

The new amount is therefore not necessarily limited in exactly the same way as an ordinary annual increase during the first five-year period.

This is commonly referred to in practice as a rent determination action — kira tespit davası.

Foreign tenants with long-established leases should therefore understand that the fifth year can materially change the rent-dispute analysis.

Should Rent Be Paid in Cash?

As a practical and evidentiary matter, foreign tenants should avoid cash payments.

Current Revenue Administration guidance provides that payments and collections relating to residential and commercial leases must be evidenced through banking or PTT channels.

The Administration explains that payments through:

• bank transfer;
• EFT;
• banking channels; or
• PTT

provide the required documentary evidence.

A bank transfer should preferably include a clear description such as:

“August 2026 residential rent – [property address]”

This can become critically important if the landlord later claims that rent was unpaid.

Foreign tenants should preserve payment receipts throughout the tenancy.

Can the Landlord Charge a Penalty for Late Rent?

Certain contractual penalties against residential tenants are prohibited.

Article 346 provides that the tenant cannot be placed under additional payment obligations beyond rent and permitted ancillary expenses in the manner prohibited by the statute.

In particular, agreements stating that:

• a penalty must be paid merely because rent was late; or
• all future rental instalments automatically become immediately payable because one payment was delayed

are invalid.

This does not mean late payment has no legal consequences.

The landlord may still rely upon statutory default and eviction remedies.

What Happens If the Tenant Does Not Pay Rent?

Non-payment is one of the most serious eviction risks.

Under Article 315, if a tenant fails to pay rent or due ancillary expenses after receiving possession, the landlord may provide a written period for payment and warn that failure to pay will result in termination.

For residential and roofed workplace leases, the statutory period must be at least 30 days, calculated from the day following written notification.

Accordingly, a tenant who receives:

• a notarial payment notice;
• an enforcement payment order; or
• another formal written default notice

should not ignore it.

The deadlines can directly affect the tenant’s right to remain in the property.

Two Justified Notices Can Create a Separate Eviction Risk

Article 352 contains another important rule.

Where a tenant causes two justified written notices because of non-payment during the legally relevant rental period, the landlord can, subject to statutory timing requirements, bring an action to terminate the lease after the end of that rental period.

This is different from immediate termination for an outstanding unpaid rent debt.

A tenant who repeatedly pays only after formal notices should therefore understand that curing individual debts does not necessarily eliminate every future eviction risk.

For foreign tenants, the practical lesson is simple:

Pay rent on time and through a traceable banking channel.

Does a One-Year Rental Agreement Automatically End After One Year?

No.

This is one of the most common misunderstandings in Turkish rental law.

Article 347 provides that where a fixed-term residential lease expires, the tenant does not automatically have to leave.

Unless the tenant gives notice at least fifteen days before expiry, the lease is generally extended for another year under the same framework.

Most importantly:

The landlord cannot terminate the tenancy merely because the original fixed term has expired.

Therefore, a clause stating:

“The lease is for one year.”

does not by itself mean:

“The landlord can automatically evict the tenant at the end of one year.”

The landlord must generally rely upon a statutory termination or eviction ground.

What Happens After Ten Years of Extensions?

Article 347 provides a special rule following the ten-year extension period.

After ten years of statutory extensions, the landlord may terminate at the end of a subsequent extension year without having to establish one of the ordinary need-based grounds, provided that the required notice is given at least three months before the relevant termination date.

The calculation can be technical.

Foreign tenants should not assume that “ten years from signing the lease” always produces immediate eviction on the next day.

The original fixed term and subsequent extension periods must be calculated correctly.

Can a Landlord Evict a Tenant Because They Need the Property?

Potentially, yes.

Article 350 allows a landlord to seek termination where the landlord genuinely needs the property as a residence or workplace for:

• themselves;
• their spouse;
• descendants;
• ascendants; or
• another person whom the landlord is legally required to support.

The landlord may also seek termination where substantial reconstruction or redevelopment makes continued use impossible.

However, merely telling the tenant:

“I need my house.”

does not automatically terminate the tenancy.

The landlord must satisfy the statutory procedural conditions and, where the tenant does not leave voluntarily, pursue the legally required process.

Can a Landlord Claim Fake Personal Need to Remove a Foreign Tenant?

A landlord’s stated need must be legally credible.

Moreover, Turkish law provides a significant deterrent against abusing the need-based eviction procedure.

Article 355 provides that where the landlord obtains possession because of personal need, the landlord cannot, without a justified reason, rent the property to another person other than the former tenant for three years.

If the landlord violates the re-letting prohibition, the former tenant can claim compensation of at least the equivalent of one year’s rent based on the rent paid during the final rental year.

Therefore, a tenant who is evicted because:

“My son urgently needs the apartment.”

and then discovers the apartment immediately advertised to another tenant at a substantially higher rent should preserve evidence and obtain legal advice.

What Happens If the Landlord Sells the Apartment?

The sale does not automatically cancel the tenancy.

Article 310 provides that where the rented property changes ownership after the rental agreement was concluded:

the new owner becomes a party to the existing rental agreement.

Therefore:

“I bought the apartment, your old rental contract no longer exists.”

is generally incorrect.

The new owner takes the property subject to the existing tenancy, although the new owner may have statutory rights of termination in specific circumstances.

Can the New Owner Evict the Tenant?

Potentially, where the new owner has a genuine statutory need.

Article 351 provides that a person who acquires the property and genuinely needs it as a residence or workplace for:

• themselves;
• spouse;
• descendants;
• ascendants; or
• persons they are legally required to support

may use the special new-owner procedure.

The new owner must notify the tenant in writing within one month of acquisition and may then seek termination through proceedings after six months.

Alternatively, the new owner may use the need-based right through the contractual expiry route provided by the second paragraph of Article 351.

Therefore, purchase of the apartment gives the new owner rights, but it does not create an immediate right to physically remove the tenant.

What Is an Eviction Undertaking — Tahliye Taahhütnamesi?

This is one of the most important documents a foreign tenant may encounter.

A tahliye taahhütnamesi is a written undertaking by which the tenant promises to vacate the property on a specific date.

Article 352 provides that where the tenant, after the property has been delivered, gives the landlord a written undertaking to vacate on a certain date but fails to leave, the landlord can initiate the statutory enforcement or court procedure within one month of that date.

The words “after the property has been delivered” are critical.

The provision is intended to prevent the tenant’s statutory protection from being neutralized simply by forcing every prospective tenant to waive it as a condition of receiving the property.

Should a Foreign Tenant Sign a Blank Eviction Undertaking?

A foreign tenant should be extremely cautious.

Do not sign:

• an undated eviction undertaking;
• a blank page;
• a document whose date will supposedly be completed later;
• a Turkish document you do not understand; or
• an additional document merely because the agent says “everyone signs this.”

Eviction-undertaking disputes frequently become evidentiary disputes concerning:

• signature;
• date;
• delivery of the property;
• completion of blank sections; and
• whether the document satisfies Article 352.

Before signing an eviction document, a foreign tenant should know exactly what legal right is being given to the landlord.

Can the Landlord Evict the Tenant Because the Tenant Owns Another Home?

Article 352 also contains a less commonly understood eviction ground.

If the tenant or the tenant’s spouse living together owns a residence suitable for occupation within the same district or town municipal boundaries, and the landlord did not know this when the rental agreement was concluded, the landlord may under the statutory conditions seek termination after the contract ends.

This ground is highly fact-specific.

Simply owning property somewhere else in Turkey does not automatically mean a tenant can be evicted.

Can a Tenant Be Evicted for Disturbing Neighbours?

Potentially.

Article 316 requires the tenant to:

• use the rented property carefully and in accordance with the contract; and
• show appropriate consideration toward residents of the building and neighbours.

For an ordinary residential lease, the landlord will generally need to give a written warning and at least thirty days to remedy the breach.

However, immediate written termination may be possible in serious situations, including deliberate major damage or conduct that makes continuation of the relationship intolerable.

Examples can potentially involve:

• severe repeated disturbance;
• deliberate destruction;
• dangerous use;
• serious contractual misuse; or
• other extreme conduct.

Ordinary neighbour disagreements should not automatically be treated as grounds for immediate eviction.

Can a Tenant Sublet the Apartment?

Not freely in residential leases.

Article 322 provides that in residential and roofed workplace leases, the tenant cannot sublet the property or transfer the right of use to another person without the landlord’s written consent.

This rule is particularly important for foreigners who:

• rent a large apartment with friends;
• later move abroad;
• list the property for short-term rental;
• allow another family to take over; or
• attempt to earn income through Airbnb-type arrangements.

Such use can create both contractual and regulatory problems.

Must the Tenant Allow the Landlord to Enter the Apartment?

The landlord does not have an unlimited right to enter whenever they wish.

However, Article 319 provides that the tenant must permit reasonable access where necessary for:

• repair;
• maintenance;
• sale; or
• future re-letting.

The landlord must provide appropriate advance notice and consider the tenant’s interests.

A landlord should therefore not treat ownership as a right to enter a rented home without notice at any hour.

During the tenancy, the property is the tenant’s home and possession must be respected.

Can a Landlord Simply Change the Locks?

A landlord should not attempt to conduct a private eviction outside the legally recognized process.

Where a tenant does not voluntarily leave, eviction is generally pursued through:

• enforcement proceedings;
• court proceedings; or
• another legally authorized route depending upon the ground.

Foreign tenants should be cautious where landlords threaten to:

• change locks;
• remove personal belongings;
• physically block access; or
• force immediate departure without legal process.

The existence of a dispute does not itself authorize self-help eviction.

Mandatory Mediation in Turkish Rental Disputes

Since 1 September 2023, many disputes arising from rental relationships have been subject to mandatory mediation before a lawsuit can be filed.

The Ministry of Justice confirms that rental disputes were brought within the scope of mediation as a condition of filing suit, with the statutory exception concerning eviction through non-judgment enforcement proceedings.

This can include disputes relating to matters such as:

• rent determination;
• adaptation;
• deposit disputes;
• landlord-tenant claims;
• eviction disputes requiring court proceedings; and
• other rental disagreements.

Therefore, a foreign tenant receiving a mediation invitation should not ignore it.

A settlement reached in mediation can have substantial legal consequences, including agreement on:

• new rent;
• payment;
• deposit;
• damages;
• termination; or
• future eviction date.

Foreign tenants who do not speak Turkish should ensure that they fully understand any proposed settlement before signing.

Rental Agreements and Turkish Residence Permits

For foreign nationals, the rental relationship can have an immigration dimension.

Migration Management requires foreigners applying for residence status to provide accurate information concerning where they will stay in Turkey. Foreigners must also report qualifying changes of address within the applicable period.

Current official guidance states that address changes during the residence-permit period must generally be notified to the relevant Migration Management and population authorities within 20 working days.

Current 2026 address-registration guidance may require documentation such as:

• notarized rental agreement or e-rental agreement;
• landlord’s title deed information;
• address-related utility documentation;
• residence/work permit card; and
• additional documentation depending upon the circumstances.

Therefore, a foreigner should verify whether the proposed address can actually be used for the intended immigration procedure before signing an expensive long-term lease.

Does Renting a Property Guarantee a Residence Permit?

No.

Renting an apartment and obtaining a Turkish residence permit are separate legal matters.

A valid rental relationship proves accommodation, but it does not by itself guarantee approval of a residence permit.

Migration Management evaluates whether the applicant satisfies the legal conditions applicable to the requested residence category.

Foreign tenants should therefore avoid statements such as:

“The real estate agent guaranteed that this rental contract gives me residence.”

A real estate agent cannot guarantee a residence-permit decision.

What Happens When the Tenant Leaves the Property?

The end of the tenancy should be documented as carefully as the beginning.

A foreign tenant should ideally:

1. photograph the property;
2. prepare a handover report;
3. record utility-meter readings;
4. list the returned furniture;
5. return all keys;
6. document the date of delivery;
7. identify outstanding condominium or utility charges;
8. address the security deposit; and
9. obtain written confirmation of handover.

Article 334 protects the tenant against liability for normal wear arising from proper use.

A clear exit record can prevent the landlord from later alleging:

• missing furniture;
• unpaid rent;
• excessive damage;
• failure to return keys; or
• continued occupation.

Can the Tenant Use the Deposit as the Last Month’s Rent?

Not automatically.

A security deposit and monthly rent are legally distinct.

The tenant should not simply decide:

“The landlord has my deposit, so I will not pay the final month’s rent.”

unless there is a clear agreement allowing this.

Otherwise, the landlord may treat the final rent as unpaid and pursue payment.

The safer approach is to reach a written settlement concerning:

• final rent;
• utilities;
• condition of the apartment; and
• return of the deposit.

Foreign Currency Rental Agreements

Foreign tenants are often offered rental agreements stating the rent in:

• USD;
• EUR;
• GBP; or
• another foreign currency.

Foreign-currency payment clauses in Turkey can also be affected by the Turkish foreign-exchange protection regime and its exceptions.

The legality of a particular foreign-currency lease can depend upon matters including:

• whether the parties are considered residents in Turkey;
• their nationality/status;
• the type of property; and
• whether a statutory exception applies.

A foreign tenant should therefore not assume that every EUR- or USD-denominated residential lease is automatically enforceable exactly as written.

Where significant amounts are involved, the foreign-exchange regulations applicable on the contract date should be reviewed separately.

Practical Checklist Before Renting an Apartment in Turkey

A foreign tenant should consider the following before transferring money:

• Verify the identity and authority of the landlord.
• Confirm the exact address.
• Inspect the apartment personally where possible.
• Record existing defects.
• Prepare a furniture inventory.
• Read every Turkish clause before signing.
• Clarify whether rent is monthly or prepaid.
• Separate rent from the security deposit.
• Do not agree to a deposit exceeding the statutory limit.
• Do not sign blank documents.
• Do not sign an eviction undertaking without understanding it.
• Confirm condominium charges.
• Clarify utility responsibilities.
• Pay rent through banking/PTT channels.
• Preserve payment receipts.
• Determine whether the address is suitable for immigration registration if required.
• Obtain the form of rental contract required for residence/address procedures.
• Keep a signed copy of every document.

Frequently Asked Questions About Renting Property in Turkey as a Foreigner

Can foreigners rent apartments in Turkey?

Yes.

Foreign nationals can enter into residential rental agreements in Turkey.

Do foreign tenants have legal rights?

Yes. The protections of the Turkish Code of Obligations applicable to residential tenants generally apply regardless of foreign nationality.

Does my rental contract have to be notarized?

An ordinary lease does not generally derive its validity solely from notarization. However, notarized or electronically verifiable rental documentation may be required for immigration or address-registration purposes.

What is the maximum security deposit?

For residential and roofed workplace leases, the statutory security cannot exceed three months’ rent.

Can the landlord increase rent by any percentage?

No. Ordinary renewed rent increases are governed by Article 344 and the applicable twelve-month average CPI ceiling, subject to the other statutory rules.

Is the 25% rent cap still applicable?

No. The temporary 25% residential rent increase rule expired in 2024.

Can the landlord evict me when my one-year contract expires?

Not merely because the one-year period has ended. Article 347 generally provides for automatic yearly extension unless the tenant properly gives notice, and the landlord must rely upon legally recognized termination grounds.

Can the landlord evict me because they want a higher rent?

Wanting a higher market rent by itself is not an independent statutory eviction ground.

Can the landlord evict me because they need the apartment?

Potentially, where a genuine statutory need exists and the procedural conditions of Article 350 are satisfied.

What happens if the landlord sells the apartment?

The new owner generally becomes a party to the existing lease.

Can the new owner immediately evict me?

No. A new owner claiming genuine personal need must comply with the procedures in Article 351.

What is a tahliye taahhütnamesi?

It is a written undertaking to vacate the property on a specific date. Under Article 352, the statutory procedure is based upon an undertaking given after delivery of the property.

Should I sign a blank eviction undertaking?

A tenant should never sign blank or undated legal documents without understanding their consequences.

Can I be evicted for unpaid rent?

Yes. Non-payment can create both default-based and other statutory eviction risks.

How long do I have after a formal payment warning?

For residential and roofed workplace leases, Article 315 provides a minimum 30-day payment period in the relevant default procedure.

Can I be evicted after two late payments?

Two justified written notices for unpaid rent within the statutory period can support an eviction action under Article 352.

Can my landlord keep my deposit because the walls look older?

Normal deterioration from proper use is not the tenant’s responsibility under Article 334.

Can I sublet my apartment?

For residential leases, written landlord consent is generally required.

Can my landlord enter whenever they want?

No. Access for necessary repairs, sale or re-letting must be exercised consistently with Article 319, including reasonable notice and consideration of the tenant’s interests.

Do I have to pay rent by bank transfer?

Current Revenue Administration rules require rental payments and receipts to be documented through banking or PTT channels.

Does renting an apartment give me a residence permit?

No. A rental agreement can provide accommodation evidence, but residence-permit eligibility is separately assessed by Migration Management.

Do rental disputes require mediation?

Many rental disputes are subject to mandatory mediation before litigation. Eviction through non-judgment enforcement proceedings is a statutory exception to that mediation requirement.

Conclusion

Renting property in Turkey as a foreigner is legally straightforward in principle, but the details of the rental contract can significantly affect the tenant’s financial and immigration position.

Foreign tenants should first understand that Turkish residential tenancy law contains substantial mandatory protections.

A landlord cannot simply remove a tenant because:

• the tenant is foreign;
• the original one-year contract has expired;
• the property has been sold; or
• market rents have increased.

The Turkish Code of Obligations regulates how residential leases continue, how rent can be increased and on what grounds a tenancy can be terminated.

Article 342 limits security deposits to three months’ rent and creates a statutory bank-based security mechanism.

Article 344 regulates rent increases and, as of 2026, the previous temporary 25% restriction should no longer be confused with the current system. The ordinary statutory framework is based principally upon the twelve-month average Consumer Price Index rule, while different considerations arise after the five-year point.

Article 347 protects tenants from automatic eviction merely because a fixed one-year contract expires. Unless the tenant terminates appropriately, a residential lease generally continues through statutory extensions.

At the same time, tenant protection does not mean that eviction is impossible.

A landlord can pursue termination where statutory grounds exist, including:

• genuine residential or workplace need;
• substantial reconstruction;
• a valid eviction undertaking;
• two justified non-payment notices;
• qualifying ownership by the tenant of another suitable home;
• serious contractual violations; or
• other statutory termination grounds.

A new owner can also pursue a need-based termination, but acquisition of the apartment does not automatically destroy the existing rental agreement. Under Article 310, the purchaser ordinarily becomes a party to the tenancy.

For foreign tenants, eviction undertakings require particular caution.

A document titled tahliye taahhütnamesi is not an ordinary appendix to a rental contract. It may become the legal basis for enforcement or litigation requiring the tenant to vacate on a specified date.

Foreigners should therefore never sign:

• blank documents;
• documents with missing dates;
• Turkish-language undertakings they cannot understand; or
• supposedly “standard” additional forms without reviewing their legal consequences.

Payment records are equally important.

Current Revenue Administration rules require rental payments to be documented through banking or PTT channels.

Using a bank account gives the foreign tenant strong evidence concerning:

• the amount paid;
• the month covered;
• payment date; and
• identity of the recipient.

This is particularly valuable in eviction proceedings based upon alleged non-payment.

Foreign tenants must also remember that housing and immigration are separate legal matters.

A valid Turkish lease does not automatically create a residence permit.

However, the rented address and rental documentation can form an important part of residence-permit and address-registration procedures. Current Migration Management guidance requires accurate address information and timely notification of address changes.

Accordingly, a foreign national who needs a rental property for Turkish immigration purposes should verify the address-registration situation before signing and paying substantial advance rent.

Finally, both the beginning and end of the tenancy should be properly documented.

When entering the apartment, tenants should preserve:

• photographs;
• inventory;
• meter readings;
• evidence of existing damage; and
• payment documents.

When leaving, they should document:

• condition of the apartment;
• key delivery;
• final utility balances;
• handover date; and
• security-deposit settlement.

Under Turkish law, tenants remain responsible for actual damage caused through improper use but are not responsible for ordinary deterioration arising from normal contractual use.

For foreigners renting property in Turkey, the best protection is therefore not simply obtaining a signed contract.

It is obtaining a clear contract, traceable payment record, documented property condition and full understanding of any eviction-related document before signing it.

Where a dispute arises concerning rent increases, deposits, eviction undertakings, landlord need, sale of the property or unpaid rent, early legal review can prevent a relatively manageable rental disagreement from becoming an enforcement or eviction proceeding.

Legal Disclaimer

This article provides general legal information concerning renting property in Turkey as a foreign national and Turkish tenant rights as of 2026.

It does not constitute legal advice regarding a specific rental agreement, eviction proceeding, residence-permit application or landlord-tenant dispute.

The legal outcome of a rental dispute can depend upon:

• the exact wording of the rental agreement;
• commencement and renewal dates;
• payment history;
• notices;
• eviction undertakings;
• ownership records;
• residence status;
• property use;
• evidence; and
• procedural deadlines.

Rent increase percentages and administrative immigration practices can also change.

Foreign tenants should therefore obtain case-specific Turkish legal advice before signing an eviction undertaking, withholding rent, terminating a lease, responding to an enforcement order or signing a mediation settlement.