Lease Law

Legal support for the questions that arise when property is let, occupied or returned.

Lease matters arise when rent is unpaid, the parties disagree about an increase, the property changes hands or occupation is to end. A landlord managing a Turkish property from abroad needs a clear record of the contract, payments, notices and the person actually using the premises. The type of property and the legal ground determine the next steps.

Issues that may need review

• Rent or agreed charges have not been paid, or bank records do not match the alleged debt.
• The parties disagree over a rent increase, deposit, repairs or deductions at the end of the lease.
• A tenant leaves early, a handover is disputed, or a property is occupied by someone other than the named tenant.
• A new owner wants possession, or a landlord wishes to end a residential or roofed-business lease.

Documents for an initial assessment

• Lease, amendments, guarantor documents and any signed undertakings.
• A payment ledger supported by bank records and receipts, with dates and descriptions.
• Notices and evidence of their service, ownership records and acquisition date where relevant.
• Deposit records, inspection photographs, repair invoices, inventory and key-return or handover documents.

Process and conditions that matter

The assessment starts by identifying the tenancy, the contractual dates and the precise objective: payment, a rent determination, return of a deposit or recovery of possession. Any notice already sent should be reviewed before another is issued. A payment claim and an eviction claim do not necessarily have the same requirements.

Many rental disputes require mediation before a lawsuit. The statutory exception for eviction through non-judgment enforcement must be distinguished from ordinary litigation. The existence of a legal ground and compliance with its procedure matter; expiry of a fixed residential or roofed-business lease does not alone entitle the landlord to end it.

If you are outside Turkey

An owner abroad should preserve the original lease and notices, maintain an accurate payment record and make clear who is authorised to collect rent or communicate with the tenant. Representation can cover defined steps, while authority for settlement or other acts requiring express powers must be checked.

Questions and answers

Does a sale automatically end the tenant’s lease?

No. The new owner generally becomes a party to the lease. Any claim for possession requires its own legal ground and procedure.

Can the rent simply be reset to the advertised market level each year?

No. Annual increases and judicial rent determination are different matters. The applicable statutory rules, contract and duration of the tenancy must be assessed.

Does every missed payment produce immediate eviction?

No. The amount, due date, service of the required notice or payment order, and the chosen legal route must be considered. A payment problem should not be treated as permission for self-help eviction.

Discuss a property matter

Identify the property, the main question and any important approaching date. A passport or a complete case file is not required for the first message.

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