How to Evict a Tenant in Turkey?

How to Evict a Tenant in Turkey
How to Evict a Tenant in Turkey?
Table of Contents

Evicting a tenant in Turkey can be a complex process, requiring a clear understanding of both tenant and landlord rights. Evicting a tenant in Turkey involves a legal process that is governed by the Law of Obligations and the Civil Procedure Law. Landlords must have a legitimate reason for eviction, such as non-payment of rent, damage to the property, or violation of the lease agreement. The process begins with a formal notice to the tenant, detailing the reason for eviction and providing a reasonable period to remedy the situation. If the tenant fails to comply, the landlord can file an eviction lawsuit in the local court.

Grounds for Tenant Removal in Turkey

There are several justifications for removing a tenant from a property in Turkey. Here’s a breakdown of the most common reasons:

  • Removal of Non-Paying Renters: If a tenant fails to pay rent consistently or violates the payment terms outlined in the rental agreement, eviction proceedings can be initiated.
  • Evicting Tenants with a Notarized Eviction Agreement: If a notarized eviction agreement exists within the rental contract, expediting the eviction process becomes possible upon breach of the agreement.
  • Double Notice Requirement for Legitimate Tenant Eviction: For legitimate reasons outside of non-payment, such as the landlord needing to occupy the property themselves, a double notice requirement must be followed. This involves providing a written notice three months in advance, followed by a second notice through a notary public fifteen days before the desired eviction date.
  • Eviction Criteria if Tenant or Spouse Owns Property Locally: If the tenant or their spouse owns another property in Turkey, eviction becomes more challenging. Landlords must present a compelling reason for requiring the property back, and the court will consider the situation before reaching a verdict.
  • Lease Termination Due to Tenant’s Death: The death of a tenant automatically terminates the lease agreement. However, if the deceased tenant has legal heirs, they may inherit the tenancy rights, and eviction proceedings would need to follow the standard protocols.

Timeline of Litigation in Eviction Cases

The timeline for eviction cases in Turkey can vary depending on the specific circumstances and the workload of the courts. Here’s a general overview of the process:

  • Filing the Eviction Lawsuit: The eviction process begins with filing a lawsuit with the local courthouse, outlining the justification for eviction and providing relevant documentation.
  • Court Hearings: The court will schedule hearings to hear arguments from both the landlord and the tenant. Legal representation is highly recommended for both parties during this stage.
  • Court Decision and Enforcement: The court will issue a decision based on the presented evidence. If the court rules in favor of eviction, an eviction order will be issued. Enforcement of the eviction order may involve collaborating with bailiffs to remove the tenant from the property.

Timeframe for Tenant Displacement

The timeframe for tenant displacement after a court ruling depends on several factors, including:

  • Grounds for Eviction: The urgency associated with the eviction reason can influence the timeframe. For instance, non-payment cases might be prioritized compared to situations where the landlord requires the property back for personal use.
  • Appeal Process: If the tenant chooses to appeal the court decision, the eviction process will be delayed until the appeal is resolved.
  • Court Backlog: The workload of the courts can also impact the timeframe. Areas with a high volume of eviction cases may experience longer delays.

Obligations of Renters and Landlords

Both renters and landlords have specific obligations outlined in Turkish rental law. Here’s a breakdown of their key responsibilities:

Landlord Obligations:

  • Maintaining the Property: Landlords are responsible for ensuring the property is habitable and conducting necessary repairs throughout the tenancy.
  • Respecting Tenant Privacy: Landlords cannot enter the rented property without the tenant’s consent except in emergency situations.
  • Providing a Written Rental Agreement: A clearly drafted rental agreement outlining the terms and conditions of the tenancy is crucial.

Tenant Obligations:

  • Paying Rent on Time: Tenants must adhere to the agreed-upon rent payment schedule as stipulated in the rental contract.
  • Maintaining the Property: Tenants are responsible for using the property responsibly and avoiding any damage beyond normal wear and tear.
  • Obtaining Landlord Consent for Modifications: Tenants cannot make any significant modifications to the property without written permission from the landlord.

Ending a Rental Contract

There are several ways a rental contract in Turkey can be terminated:

  • Contract Expiration: If the lease agreement has a fixed term and reaches its expiry date, the tenancy automatically ends, and the tenant must vacate the property.
  • Mutual Agreement: Both parties can mutually agree to terminate the lease agreement before the expiry date. This should be documented in writing to avoid future disputes.
  • Eviction Process: If a legitimate reason for eviction exists, the landlord can initiate legal proceedings to remove the tenant from the property, as outlined in the previous sections.

Legal Support for Rental Agreements in Turkey

Considering the complexities involved in tenant-landlord disputes, seeking legal support throughout the rental process is highly recommended. Here’s how legal professionals can be beneficial:

  • Drafting a Contract: An eviction lawyer can assist in drafting a comprehensive rental agreement that clearly outlines the rights and obligations of both parties, minimizing the potential for future disagreements. This can help avoid situations that might lead to an eviction notice down the line.
  • Eviction Notice: A lawyer can ensure eviction notices are drafted and served correctly, adhering to all legal requirements to streamline the process. This can significantly impact how quickly a tenant eviction progresses.
  • Eviction Proceedings: Legal representation is crucial during eviction proceedings. An eviction lawyer can present your case effectively in court, increasing your chances of a successful outcome. They can also navigate the complexities of the eviction process and ensure all legal steps are followed correctly.
  • Tenant and Landlord Rights: Understanding tenant and landlord rights is essential for navigating rental agreements. A lawyer can provide expert guidance in this area, helping you avoid situations that could lead to eviction.

Serka Law’s experienced lawyers specialize in Turkish property law and can offer comprehensive legal support for all your rental agreement needs. Whether you’re a landlord seeking guidance on drafting a contract or a tenant facing eviction our team can provide the legal expertise you need to navigate the process effectively.

Contact Serka Law’s Lawyers today to schedule a consultation and discuss your specific situation. With their in-depth knowledge of Turkish eviction laws and their commitment to client satisfaction, they can help ensure a smooth and successful resolution for your rental agreement concerns.

Additional Considerations:

  • It’s important to note that this article provides a general overview and shouldn’t be substituted for professional legal advice. Every eviction case has its unique set of circumstances, and legal guidance tailored to your specific situation is crucial.
  • There are situations where evicting a tenant without going to court might be possible.

This usually involves reaching a mutual agreement with the tenant for them to vacate the property by a specific date. However, legal advice is still recommended even in such scenarios to ensure the agreement is documented correctly and protects your rights.

By understanding the eviction process in Turkey, the obligations of both landlords and

tenants, and the importance of seeking legal support, you can navigate rental agreements more confidently and avoid potential disputes.


No, immediate eviction is generally not possible in Turkey. Landlords must follow legal procedures, which can involve notices, court hearings, and potentially appeals. The timeframe for eviction can vary depending on the circumstances.

Eviction before the lease ends might be possible under specific circumstances. For instance, if the tenant consistently fails to pay rent or breaches other terms of the lease agreement outlined in a properly drafted contract. Landlords must still follow the legal eviction process.

The death of a tenant automatically terminates the lease agreement. However, if the deceased has legal heirs, they may inherit the tenancy rights. In such cases, eviction would require following standard eviction procedures.

If a tenant remains after a valid eviction notice and court order, the landlord must involve law enforcement to enforce the eviction.

A lawyer can be invaluable throughout the eviction process. They can assist with drafting a comprehensive lease agreement, ensure eviction notices are served correctly, represent you in court hearings, and navigate the legal complexities to increase your chances of a successful outcome.

Yes, tenants have the right to dispute an eviction in Turkey. They can present their case in court hearings and potentially appeal the decision. This is why legal representation is crucial for landlords.

Alternatives to eviction might exist depending on the situation. In some cases, landlords and tenants might reach a mutual agreement for the tenant to vacate by a specific date. However, consulting with a lawyer is recommended even when considering such alternatives to ensure everything is documented correctly and protects your rights.

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