The landlord–tenant relationship is one of the areas of the real estate market that generates the most questions. On the tenant's side the question is "how much of an increase can my landlord apply, and can he evict me?"; on the owner's side it is "how do I update the rent, and in which situations can I evict my tenant?" In this article we address the rights and obligations of both parties in a balanced way, within the framework of the Turkish Code of Obligations.
How Is the Rent Increase Rate Determined?
Under Article 344 of the Turkish Code of Obligations, an increase applied to the rent may not exceed the rate of change in the consumer price index (CPI) announced by TurkStat for the previous lease year, calculated according to twelve-month averages. This provision is mandatory; that is, even if the parties write a higher increase into the contract, the excess portion is invalid. The landlord may apply an increase equal to or lower than this rate, but may not demand more.
The cap applicable for July 2026
The legal upper limit applicable to residential and roofed workplace lease contracts renewed in July 2026 is 32.03%. This rate is based on the June 2026 data announced by TurkStat on 3 July 2026.
A common mistake: confusing annual inflation with the 12-month average
There is a very critical distinction here, and many people confuse it. The rate the law takes as its basis is not annual inflation, but the twelve-month average of the CPI. For June 2026, TurkStat announced annual CPI as 32.11%, and the change according to the twelve-month average as 32.03%. In other words, the "annual inflation" figure that makes headlines is not used directly in calculating the rent increase. When making your calculation, you must take as your basis the twelve-month average rate of change announced by TurkStat for that same month.
The trajectory of the rate is also informative: for contracts renewed in June 2026 the applicable cap was 32.24%; as can be seen, the rate is gradually declining. For comparison, this rate peaked at 65.07% in July 2024. Today's level is markedly more moderate than the highest periods of recent years.
How is the calculation done?
The calculation is extremely simple: the formula current rent x (1 + rate) is used. For example, in a period when the rate is 32.03%, you multiply the current rent by 1.3203. The increase is applied only once per lease year and during the renewal period of the contract; no additional increase may be made mid-year.
What to Watch for in the Lease Contract
- Written contract: Although an oral lease contract is valid, a written contract is of vital importance for both parties in terms of proof in the event of a dispute.
- Fixtures list: The condition of the furniture, appliances and installations present in the property at the moment of handover should be recorded in writing and, where possible, photographed. Most disputes at move-out arise from the absence of this list.
- Deposit: The amount, the cases in which deductions may be made, and the conditions of return should be written out clearly.
- Guarantor: The scope, duration and maximum amount of the guarantee must be stated clearly in the contract.
- Payment through a bank: Paying the rent through a bank is important both in terms of legal regulations and for ease of proof. Noting the relevant month in the description field ends any future "that month's rent was not paid" dispute before it starts.
- Term and extension: A fixed-term lease contract automatically extends for one year at the end of its term if the tenant does not give notice. The landlord has no right to unilaterally terminate the contract on the ground that the contract term has expired.
In Which Cases May a Landlord Request Eviction?
The Turkish Code of Obligations ties eviction requests to a limited number of cases. The principal ones are:
- Eviction due to need (requirement): A housing need arising for the landlord himself, his spouse, descendants, ascendants, or persons he is legally obliged to support.
- The new owner's need: A person who subsequently acquires the property may also request eviction due to need; however, the notification and time-period conditions provided for in the law must be complied with.
- Reconstruction and substantial repair: Eviction may be requested if the reconstruction or substantial repair of the property requires that use be impossible during those works.
- Written eviction undertaking: The tenant's written undertaking that he will vacate the leased property on a specified date.
- Two justified warnings: Two justified warnings being sent to the tenant within one lease year because of non-payment of rent.
- Eviction through default: In the event of non-payment of rent, eviction may be pursued following a warning issued with the period provided for in the law.
- The ten-year extension period: In residential and roofed workplace leases, at the end of the ten-year extension period the landlord may terminate the contract without giving a reason, by complying with the notice period provided for in the law.
Eviction cannot be carried out unilaterally
This point deserves particular emphasis: as a rule, eviction takes place through a court decision or enforcement proceedings. The landlord may not change the locks on his own initiative, may not remove the tenant's belongings, and may not cut off electricity or water. Such de facto attempts are both unlawful and may produce serious legal consequences against the owner. Even if you have a legitimate ground for eviction, the path runs through the proper legal process.
The Tenant's Rights and Obligations
- It is the landlord's obligation to hand over the leased property in a condition fit for use and to keep it in that condition throughout the lease term.
- If the leased property is defective, the tenant has statutory rights such as requesting that the defect be remedied and demanding a reduction in the rent.
- The tenant is not responsible for wear and tear arising from ordinary use. Normal fading of a wall or ordinary wear of the flooring should not be grounds for a deduction from the deposit.
- Minor maintenance and cleaning expenses belong to the tenant; substantial repairs and structural costs belong to the landlord.
- Who pays the building service charge is determined by the contract. As a general rule, usage-related expenses belong to the tenant, while structural and fixture-related expenses of the main property belong to the owner.
- The deposit is returned after the condition of the leased property has been assessed at move-out; a deduction may be made only for damages for which the tenant is responsible and for unpaid debts.
What Should Be Done if a Dispute Arises?
In rent disputes, applying to mediation before filing a lawsuit is a procedural requirement for the case (the exceptions provided for in the law are reserved). That is, instead of going directly to court, the mediation process must first be pursued. This often provides a faster and more economical solution. Regarding which route applies in your specific situation, be sure to verify the current legislation and obtain support from a lawyer.
Practical Recommendations for Both Parties
- Read the contract from beginning to end before signing; do not sign a clause you do not understand.
- At handover and move-out, walk through the property together and draw up a record, documenting photographs and meter readings.
- Make all notifications (increase, eviction, warning) in writing and by provable means.
- To avoid disputes during the increase period, verify the rate from TurkStat's official announcement.
- Try to resolve disagreements in good faith without escalating them; most rent disputes are matters that can be settled at the table.
Conclusion
The lease relationship is one that runs smoothly when the parties know their rights and limits. For the tenant, the most important safeguard is that the legal increase cap cannot be exceeded and that eviction can only take place in the cases listed in the law and through legal channels. For the owner, the most important safeguard is a properly drafted written contract, recorded payments, and written notifications made at the right time.
Warning: Legislation and rates may change. The information in this article is for general information purposes and does not substitute for legal advice. Before taking any action, verify the current situation from official sources and consult a legal expert if necessary.
If you are looking for property to rent or buy in Mersin, or want to match your portfolio with the right tenant, the expert team at Turyap Sistem is by your side. Get in touch with us and let us manage the process together from start to finish.