Short answer
Tenant rights in Turkey apply equally to foreigners: rent can rise once a year by no more than the 12-month average change in consumer prices, the deposit is capped at three months' rent, and a lease does not end just because its term expires. Eviction needs a legal ground, such as own need or unpaid rent.
In this article
Renting a flat is usually the first legal step for anyone moving to Türkiye (Turkey). Tenant rights in Turkey come from the Turkish Code of Obligations (Türk Borçlar Kanunu, TBK) and apply in the same way to foreign and Turkish tenants. Many disputes arise because foreign tenants accept a demand that the law does not allow, or sign a clause that has no legal effect. This guide covers rent increases, deposits and eviction, and how disputes are resolved.
How much can your landlord raise the rent in Türkiye?
For renewed lease years, an agreed rent increase is valid only up to the 12-month average change in the consumer price index (TÜFE) for the previous lease year (TBK art. 344). The Turkish Statistical Institute (TÜİK) publishes this rate every month. The temporary 25 per cent cap on residential rent increases applied only to renewals up to 01.07.2024 and has not been renewed (TBK temporary arts. 1 and 2).
- The limit also applies to leases longer than one year.
- Apart from the rent, the lease terms cannot be changed to the tenant's detriment (art. 343).
- After five years, or for leases of more than five years, a court can set a new rent in line with the market, considering the CPI change, the condition of the property and comparable rents (art. 344/3). The landlord's case takes effect from the new lease year only if filed, or announced in writing, within the deadlines of art. 345.
Rent in foreign currency is a special point for foreigners. Leases between residents of Türkiye must, as a rule, be in Turkish lira, but the Ministry of Treasury and Finance confirms that persons resident in Türkiye who are not Turkish citizens may agree the rent in foreign currency as tenants. This is optional, not an obligation. If the rent is agreed in foreign currency, it cannot be changed for five years, subject to the rules on excessive hardship (art. 344/4).
What are the rules on the rental deposit?
The deposit (güvence or depozito) for a home may not exceed three months' rent (TBK art. 342). If it is paid in money, the law requires it to be placed in a time savings account at a bank that cannot be withdrawn without the landlord's consent; the bank releases it only with both parties' consent, a final enforcement order or a final court decision. If, within three months after the lease ends, the landlord has not notified the bank in writing of a lawsuit or enforcement proceedings against you, the bank must return the deposit to you on request.
In practice many landlords take the deposit in cash. If you agree to this, get a written receipt, and document the condition of the flat with dated photos at the start and end of the lease.
Can your landlord evict you when the lease ends?
No, not simply because the term has expired. If you do not give notice at least 15 days before the end of a fixed-term lease, it is automatically extended for one year on the same terms (TBK art. 347). The landlord can end the lease without giving a reason only after a ten-year extension period, with at least three months' notice before the end of each extension year. Any notice of termination must be in writing (art. 348).
| Ground | Rule | Article |
|---|---|---|
| Own need or need of close family | Lawsuit within one month after the end of the lease term | TBK art. 350/1 |
| Major renovation or reconstruction | Only if the flat cannot be used during the works | TBK art. 350/2 |
| New owner's need | Written notice within one month of purchase, then a lawsuit after six months; or a lawsuit within one month after the term ends | TBK art. 351 |
| Written undertaking to vacate | Valid only if signed after the flat was handed over; action within one month of the promised date | TBK art. 352/1 |
| Two justified warnings for unpaid rent in one lease year | Lawsuit within one month after the end of that lease year (for leases under one year, after the end of the term) | TBK art. 352/2 |
| Unpaid rent after a formal notice | Written notice giving at least 30 days to pay, warning of termination | TBK art. 315 |
A sale of the flat does not end your lease on its own; the new owner steps into the lease and must follow art. 351. Be careful with an undertaking to vacate presented together with the contract at signing: it only has effect if it was signed after you took possession.
What should a foreigner check before signing a lease?
Checklist for foreign tenants
- Landlord's identity and title deedMake sure the person signing is the owner or holds a valid power of attorney.
- Written leaseRent, payment date, deposit, included furniture, service charges (aidat) and who pays which bills.
- TranslationA bilingual lease, or a translation you understand, avoids disputes about what was agreed.
- Tax number and IDNeeded for utility subscriptions and often for the contract itself.
- Payment recordsPay rent by bank transfer with a clear description, not in cash.
- Address registrationRegister your address with the civil registry office within 20 working days of moving (Law No. 5490 art. 50); it matters for residence permits and official mail.
How are rental disputes resolved?
If your landlord demands an unlawful increase or asks you to leave
Do not sign under pressure
Ask for the demand in writing and check it against the CPI limit and the grounds for eviction.
Keep paying on time
Pay the lawful rent by bank transfer, so that no default or warning can be used against you.
Answer in writing
Reply to notices within their deadlines and keep proof of delivery.
Go to mediation
Most lease disputes require mediation before a lawsuit (Mediation Law art. 18/B); eviction through enforcement proceedings without a judgment is excluded from this rule.
Court
If mediation fails, lease disputes are heard by the civil court of peace (sulh hukuk mahkemesi).
More on property matters is available on our real estate law page. Since every lease and notice differs, individual legal advice is recommended before you sign or respond to an eviction demand.
Frequently asked questions
How much can rent increase in Turkey in 2026?
For residential leases renewed in 2026, the agreed increase may not exceed the 12-month average change in the consumer price index for the previous lease year (TBK art. 344), published monthly by TÜİK. The temporary 25 per cent cap ended with renewals up to 01.07.2024. After five years, a court can set a market-based rent on the landlord's or tenant's application.
Can my landlord ask for rent in euros or dollars?
Only in certain cases. Residents of Türkiye generally must agree rent in Turkish lira, but a tenant who is not a Turkish citizen may agree the rent in foreign currency, according to the Ministry of Treasury and Finance. It is optional. If rent is set in foreign currency, it cannot be changed for five years, subject to the excessive hardship rules (TBK art. 344).
Can my landlord evict me because he wants to sell the flat?
No. A sale does not end the lease by itself. The new owner steps into the contract and can end it only for genuine own need, after notifying you in writing within one month of the purchase and filing a lawsuit after six months, or within one month after the term ends (TBK art. 351). Most such disputes first require mediation.
How much deposit can a landlord ask in Turkey?
For homes, the deposit may not exceed three months' rent (TBK art. 342). If paid in money, the law requires it to be placed in a blocked time deposit account. The bank releases it with both parties' consent or a final decision, and must return it to you if the landlord has not notified legal action within three months after the lease ends.
Do I have to go to mediation before suing my landlord?
In most cases, yes. Since 01.09.2023, mediation has been a precondition for lawsuits arising from lease relationships (Mediation Law art. 18/B), for example disputes over rent increases, deposits or eviction. Eviction through enforcement proceedings without a judgment is excluded. If mediation fails, the case goes to the civil court of peace.
Sources
- Legislation Turkish Code of Obligations No. 6098, arts. 315, 342–352
- Legislation Mediation Law No. 6325, art. 18/B
- Official source Ministry of Treasury and Finance: FAQ on Communiqué No. 2008-32/34 (foreign-currency contracts), question 26
- Legislation Law No. 5490 on Civil Registration Services, art. 50