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Rental disputes are among the most common legal problems in Istanbul, for both landlords and tenants, Turkish and foreign. A tenancy lawyer in Istanbul helps you enforce or defend your rights under the Turkish Code of Obligations: eviction, rent increases, rent determination cases, deposits and damage claims.
Tenancy Lawyer
Tenancy lawyer Istanbul: we represent landlords and tenants, Turkish and foreign, in eviction cases, rent increases, rent determination actions, deposit disputes and mandatory mediation. We review lease agreements in English and act under a power of attorney if you live abroad.
Eviction in Turkey
A tenant of residential or business premises can be evicted only on the grounds set out in law, including:
- non-payment of rent after a written notice and the legal period,
- two justified written warnings for late payment within one lease year,
- the landlord’s or close relatives’ genuine need to use the property,
- reconstruction or major renovation making use impossible,
- a written eviction undertaking signed by the tenant after delivery of the property,
- the end of the ten-year extension period for residential and business leases.
Eviction can also be pursued through the enforcement office for unpaid rent, which is often faster than a court case. Strict deadlines apply to each ground.
Rent Increases and Rent Determination
Annual rent increases for residential and business leases are capped by the change in the consumer price index (12-month average). After five years of tenancy, either party can file a rent determination case to bring the rent in line with market levels. We calculate the legally permissible increase and represent you in rent determination cases.
Deposits, Damage and Unpaid Rent
The security deposit for residential leases cannot exceed three months’ rent. Disputes over the return of deposits, damage to the property and unpaid utilities are frequent at the end of a lease, particularly when one party lives abroad.
Mandatory Mediation in Tenancy Disputes
Since 2023, mediation is a mandatory pre-condition for most tenancy disputes before a lawsuit can be filed. Our lawyer is also a registered mediator and can tell you at the outset whether a settlement is realistic. See also our related area Real Estate Law.
Tenancy Lawyer for Foreign Landlords and Tenants
Many of our clients are foreign owners renting out property in Istanbul or foreign tenants facing eviction. We review lease agreements in English, handle notices and represent you under a power of attorney if you are abroad. We offer a free short preliminary consultation.
Can my landlord evict me in Turkey without a reason?
No. A residential or business tenant can be evicted only on the grounds set out in law, such as non-payment, genuine need of the landlord, renovation or a valid eviction undertaking.
How much can my rent be increased each year?
Annual increases are capped by the 12-month average change in the consumer price index, unless a rent determination case adjusts the rent after five years.
Is mediation mandatory in tenancy disputes?
Yes, for most tenancy disputes mediation must be attempted before filing a lawsuit.
How much deposit can a landlord ask for?
For residential leases, the deposit cannot exceed three months’ rent.
What is a rent determination case?
A court case to set the rent at market level, which can generally be filed after five years of tenancy or when the parties disagree on the increase.
What is the ten-year rule?
After the ten-year extension period of a residential or business lease ends, the landlord may terminate the lease without giving a reason, subject to notice requirements.
Can you handle my rental dispute while I live abroad?
Yes. We can act under a power of attorney issued at a Turkish consulate or apostilled abroad.
How long does an eviction case take?
It depends on the ground and the court. Enforcement-office eviction for unpaid rent is usually faster than a court case.
In the office or by video, we listen to your situation and review your documents.
We set out in writing which action to file, the estimated timeline and cost items.
Filings, hearings and evidence are followed by a single lawyer.
You hear from us on every development by WhatsApp or e-mail.