In short: increases in residential rents are capped at the twelve-month average change in the consumer price index; for tenancies exceeding five years a rent determination action is available. Eviction is possible only on the grounds set out in the law, and mediation is a precondition to proceedings in most lease disputes.
Lease law is among the most frequently amended and most litigated areas in Türkiye. Both landlords and tenants need to be aware of the current rules.
Cap on rent increases
In residential leases the annual increase may not exceed the twelve-month average change in the consumer price index for the preceding lease year. A higher figure written into the contract does not displace this cap. The same principle applies to leases of roofed business premises.
Rent determination actions
Where the tenancy has exceeded five years, either party may bring a rent determination action so that the rent is reset by reference to comparable rents and equitable principles. Notice and timing requirements must be observed for the new figure to apply to the coming period.
Grounds for eviction are limited
A landlord may seek eviction on grounds including two justified notices for non-payment, genuine need (for the landlord or close relatives), reconstruction or renovation, a written undertaking to vacate, and expiry of the ten-year extension period. Each ground carries its own procedural and time conditions.
Mandatory mediation
For a significant proportion of lease disputes — eviction, determination of rent and monetary claims — an application to a mediator is a precondition to bringing proceedings. Handled properly, mediation can resolve a dispute within months rather than years.
Practical guidance
Attach a deposit clause, an inventory of fixtures and a handover record to the contract; make payments through a bank with a clear reference; and send notices through a notary. Together these steps make the evidential burden far lighter in any later dispute.