The temporary 25% cap on residential rent increases ended on 1 July 2024; the statutory cap is now the 12-month average CPI. A tenant may be evicted only on statutory grounds and within the applicable deadlines.
A lease is a long-term legal relationship for both landlord and tenant. In 2026, most rental disputes still concern rent increases and eviction.
1. Statutory cap on rent increases. Under Article 344 of the Turkish Code of Obligations, rent increases for residential and roofed commercial premises may not exceed the 12-month average change in the Consumer Price Index (CPI) for the previous lease year. This cap applies even if the contract states a higher rate. The temporary 25% cap on residential rents ended on 1 July 2024. TurkStat publishes the applicable rate each month.
2. Rent determination after five years. For leases exceeding five years, and every five years thereafter, the court may set the new rent on an equitable basis, taking into account CPI changes, the condition of the property and comparable rents.
3. Tenant's security of tenure. For residential and roofed commercial leases, a fixed-term lease is automatically extended for one year on the same terms unless the tenant gives notice at least 15 days before expiry (Art. 347). The landlord cannot evict the tenant merely because the term has ended. Only after a ten-year extension period may the landlord terminate by giving statutory notice.
4. Main grounds for eviction. The main statutory grounds are:
• Need of the landlord or close relatives for housing or business premises (Art. 350)
• Need of a new owner who acquired the property (Art. 351)
• The tenant's written undertaking to vacate (Art. 352/1)
• Two justified written warnings within one lease year (Art. 352/2)
• Default in paying rent (Art. 315)
Each ground has its own deadlines and conditions. For instance, a new owner must notify the tenant in writing of their need within one month of acquisition. A property vacated on grounds of need may not, without a justified reason, be leased to a third party for three years (Art. 355).
5. Security deposit. The deposit may not exceed three months' rent. A cash deposit must be placed in a time-deposit bank account and may be released only with both parties' consent or a final court decision (Art. 342).
6. Mandatory mediation. For many claims arising from leases, including rent receivables and eviction, applying to a mediator is a precondition before filing suit. Eviction and rent collection through enforcement offices follow separate procedures.
Conclusion. The most common cause of lost rights in rental disputes is a missed deadline. Before requesting an increase, sending a warning or giving notice to vacate, the contract and the applicable time limits should be reviewed.
This article is for general information only and does not constitute legal advice. Please consult a lawyer about your specific situation.
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