Short answer
A renovation contractor dispute in Turkey is governed by the works contract rules of the Turkish Code of Obligations (Art. 470–486). Inspect the work and report defects promptly; you can then demand free repair, a price reduction or, in serious cases, withdraw. Defect claims expire two or five years after delivery, depending on the work.
In this article
A renovation contractor dispute in Turkey usually starts the same way: the kitchen is half finished, the builder stops answering, or the new bathroom leaks a month after the final payment. For owners who spend part of the year abroad, the risk is higher, because problems are discovered late and evidence disappears once someone else repairs the work.
The law in Türkiye (Turkey) gives you clear rights, but some of them depend on acting quickly. This guide explains them. For other property issues, see the real estate law overview.
Which law applies to renovation work in Turkey?
A renovation agreement is a works contract (eser sözleşmesi): the contractor (yüklenici) undertakes to produce a result and you undertake to pay for it (Turkish Code of Obligations, Art. 470). The contractor must work loyally and carefully, judged by the professional and technical standards of a prudent contractor in the same field (Art. 471). If the contractor supplies the materials, it is liable for defective materials like a seller, and it must warn you at once about anything that threatens proper or timely completion (Art. 472).
If you hire a business for your own home as a private person, consumer law also applies (Consumer Protection Law No. 6502). Disputes below a threshold updated every year, TRY 186,000 for 2026, go to the consumer arbitration committee (tüketici hakem heyeti); larger claims go to the consumer court, after mandatory mediation (Art. 68 and 73/A). For a defective service, consumer law lets you choose between having the work redone, free repair, a price reduction or withdrawal, and such claims are generally time-barred two years after the work is performed unless a longer period applies (Art. 15 and 16).
No special form is required, so an oral agreement is a valid contract. Proving the agreed scope, price and deadline without a written contract is difficult, however, so put at least an itemised quote, the price and the completion date in writing.
What if the builder is late or abandons the job?
If the contractor does not start on time, or falls so far behind that it clearly cannot finish by the agreed date, you may withdraw from the contract without waiting for the deadline (Art. 473/1). If it becomes clear during the work that the result will be defective through the contractor's fault, you can set a reasonable deadline and warn that otherwise the repair or completion will be given to a third party at the contractor's risk and expense (Art. 473/2).
You can also terminate at any time before completion, but only by paying for the work done and compensating all of the contractor's losses (Art. 484). This is expensive, so use it only when the grounds in Article 473 are not available.
What are your rights if the work is defective?
| Situation | Your right | Legal basis |
|---|---|---|
| Work handed over | Inspect as soon as reasonably possible and notify defects within a suitable period; either party can ask for a report by a specialist (bilirkişi) | Art. 474 |
| Defect found | Free repair at the contractor's cost, a price reduction, or withdrawal if the work is unusable; plus damages | Art. 475 |
| Work built into your property | No withdrawal if removal would cause excessive harm; repair or reduction remain | Art. 475/3 |
| Hidden defect appears later | Notify the contractor without delay, otherwise the work counts as accepted | Art. 477 |
| Defect caused by your own instruction despite a clear warning | You lose your defect rights | Art. 476 |
If you do not inspect and notify, the law treats the work as accepted, and the contractor is then liable only for defects it concealed on purpose (Art. 477). Payment falls due on delivery unless you agreed otherwise (Art. 479), so avoid paying the full price before the work is finished and checked.
Can the contractor charge more than agreed?
With a fixed price (götürü bedel), the contractor must complete the work for that price even if it needed more labour or material (Art. 480). Only unforeseeable circumstances that make the work impossible or extremely difficult allow the contractor to ask a judge to adapt the price. If the price was only an estimate and it is exceeded excessively without your fault, you may withdraw; for work on your own property you may instead ask for a fair reduction or stop the work and pay a fair price for what was done (Art. 482).
How do you resolve a dispute with a builder?
Practical steps
Document everything
Keep the quote, invoices, bank transfers, messages and dated photos of each stage.
Send a formal notice
Send a notice through a Turkish notary (ihtarname) listing the defects or delays and giving a deadline.
Preserve the evidence
Before another builder repairs the work, ask the court for an evidence determination (delil tespiti) by a court-appointed specialist (Code of Civil Procedure, Art. 400).
Try mediation or the committee
Use mediation or, for consumer claims below the threshold, the consumer arbitration committee.
Sue within the time limit
Defect claims expire two years after delivery, five years for immovable structures and 20 years if the contractor acted with gross fault (Art. 478). Whether renovation work counts as an immovable structure depends on the work, so do not rely on the longer period.
In an apartment building, remember the neighbours too: no owner may carry out work that harms the main structure, and building work on common areas needs the written consent of four-fifths of all owners (Condominium Law, Art. 19). A contractor's unauthorised work can therefore lead to claims against you as well. For your specific situation, individual legal advice is recommended.
Frequently asked questions
What can I do if my builder in Turkey leaves the job unfinished?
If the contractor stops working or falls so far behind that it clearly cannot finish on time, you can withdraw from the contract under Article 473 of the Turkish Code of Obligations. Send a notary notice first, record the state of the work with dated photos or a court-ordered inspection, and then instruct another builder.
How long do I have to claim for defective renovation work in Turkey?
You must inspect the work after delivery and notify defects within a suitable period; hidden defects must be reported without delay once found. Court claims expire two years after delivery, five years for immovable structures and 20 years where the contractor acted with gross fault (Article 478). Which period applies to a renovation depends on the work, so act within two years.
Do I need a written contract with a builder in Turkey?
Not legally: a works contract is valid without a special form. In practice, a written contract or at least a signed itemised quote is essential, because you must prove the agreed scope, materials, price and completion date. Include payment stages linked to finished work and a clause on who supplies materials.
Should I pay the builder if the work is defective?
The price falls due on delivery unless agreed otherwise. For defects, you may demand free repair or a price reduction, and in a two-sided contract a party asking for performance must generally have performed or offered to perform its own side (Article 97). Withholding the whole price can be risky, so document defects and give notice first.
Can I take a builder to the consumer arbitration committee in Turkey?
Yes, if you hired a business as a private person for your own home and the amount in dispute is below the threshold under Article 68 of the Consumer Protection Law, which is TRY 186,000 for 2026. Above the threshold, you go to the consumer court after mandatory mediation. The threshold is updated every year.