How to Evict a Tenant in Turkey? Reasons and Process 2026

How to evict a tenant in Turkey? There are specific rules regarding residential and roofed workplace leases. This article, prepared by lawyer Memduh Remzi BAL, addresses the eviction of tenants in Türkiye according to these rules found in the Turkish Obligations Code.

I. How to Evict a Tenant in Turkey?

In Türkiye, rental agreements may differ from the terms written in the contract. This is because the Turkish Code of Obligations considers certain terms of a rental agreement to be valid in favor of the tenant. For example, the duration of the rental agreement: the expiration of the lease term in a written contract does not give the landlord the right to evict. The contract is automatically extended for a period of ten years. This rule stems from a legal provision: Article 347 of the Turkish Code of Obligations.

Similarly, the grounds for eviction are also listed and limited in the law.

In Türkiye, residential lease agreements are not required to be in writing. As a rule, the landlord proves the existence of the lease and the amount of rent, while the tenant proves that the rent has been paid.

Eviction proceedings against tenants always involve legal action. -The only exception might be enforcement proceedings due to an eviction undertaking.- First, the existence of grounds for tenant eviction as stipulated by law is examined.

Each ground for eviction has specific requirements. If these requirements are met, a mandatory mediation process is initiated first. Only then can an eviction lawsuit be filed.

The requirements for a notice of eviction, the time limit for filing a lawsuit, and the mediation requirement may vary for each ground for eviction.

II. Reasons for Eviction of a Tenant in Turkey

In Türkiye, at least one reason listed in the law must be shown in an eviction case against a tenant. Possible reasons for evicting a tenant in Turkey include:

• Non-payment of rent
• Non-payment of building dues (aidat)
• Landlord’s need for the property
• Eviction commitment letter
• Damaging the property or disturbing neighbors
• Mandatory renovation or reconstruction of the building
• New owner’s need for the property
• Two justified legal warnings
• The tenant owning another suitable residence in the same area
• Completion of the 10-year lease extension period

Learn how to evict a tenant in Turkey conditions:

III. Mandatory Mediation Before Eviction Cases in Türkiye

In Türkiye, mediation is a mandatory legal prerequisite for any lawsuit arising from rental relationships. Before filing an eviction case, parties must undergo this process as follows:

1. The Application Process

Once a valid legal ground for eviction is determined, an application for mandatory mediation must be filed within the relevant statute of limitations. A mediator, officially registered with the Ministry of Justice, is then appointed to oversee the dispute. These mediators are legal experts—typically experienced lawyers—specially trained in alternative dispute resolution.

2. The Invitation and Attendance

The mediator formally invites both the landlord and the tenant to a meeting. It is crucial to attend: a party who fails to participate in the mediation process without a valid excuse will be held responsible for half of the legal fees and court costs, even if they ultimately win the subsequent lawsuit.

3. The Mediation Meeting

The meeting involves the landlord, the tenant, their respective legal counsels, and the mediator. Key points to remember:

• Voluntary Nature: Parties can withdraw from negotiations at any time.
• Non-Trial Setting: This is not a trial; the mediator does not act as a judge but facilitates dialogue and suggests solutions.

4. Possible Outcomes

• Agreement: If an agreement is reached, a binding document is signed by all parties and the mediator. This document has the legal force of a court judgment.
• Non-Agreement: If parties cannot agree, the mediator issues a Final Minutes of Non-Agreement (Son Tutanak).

5. Why Mediation is Mandatory

A copy of the “Final Minutes” must be submitted when filing an eviction lawsuit. If this document is missing, the judge will grant a strict one-week deadline to provide it. Failure to fulfill the mediation requirement results in the dismissal of the case on procedural grounds.

For a more comprehensive guide on the procedure, please visit our detailed article on Mediation in Landlord Tenant Disputes in Turkey.

IV. Tenant Eviction Case

To answer the question “How to evict a tenant in Turkey?”, it’s necessary to know the requirements for issuing a notice and filing a lawsuit.

1. Conditions for Sending a Notice to the Tenant

Rent Non-Payment

Before initiating eviction proceedings due to a tenant’s non-payment of rent, it is mandatory to send a notice to the tenant. This notice must give the tenant at least 30 days to pay the rent, otherwise an eviction lawsuit will be filed against them. If the tenant does not pay the rent in full within 30 days of receiving this notice, an eviction lawsuit can be filed against them.

Two Valid Notification

If the tenant pays the rent within 30 days of receiving the notice, this constitutes a valid notice. However, if the tenant has caused at least two notices to be issued due to non-payment of rent within the same rental period, then the tenant can be evicted through an eviction lawsuit based on two valid notices.

Non-payment of dues

Before initiating proceedings due to a tenant’s non-payment of maintenance fees, the landlord must pay the outstanding debt. Failure to fulfill this condition before initiating legal proceedings against the tenant will result in a negative outcome. After paying the maintenance fees, the landlord must notify the tenant, informing them that they must pay the debt within 30 days or else an eviction lawsuit will be filed.

Landlord’s Need

Sometimes, lease agreements include clauses stating that neither party can request eviction without giving prior notice. In such a case, the landlord must give notice within the timeframes specified in this special clause before filing an eviction lawsuit due to necessity.

New Owner’s Need

In Türkiye, the sale of a rented property does not terminate the lease agreement. The agreement with the tenant automatically continues with the new owner. However, the new owner can file an eviction lawsuit based on necessity. To do this, they must notify the tenant within one month of the purchase date.

Breach of Lease Agreement

If the tenant damages the rented property, disturbs neighbors, or enters into a sublease agreement despite it being prohibited, the tenant must be notified and given 30 days to remedy the situation, otherwise they will be evicted. If the tenant does not remedy the situation, an eviction lawsuit can be filed.

2. When can a tenant eviction lawsuit be filed?

Eviction lawsuits filed due to the landlord’s need, two justified notices, an eviction undertaking, or the tenant owning their own residence must be filed within one month at the latest from the date the contract is renewed. If the landlord does not file a lawsuit within a one-month period but notifies the tenant that they will file a lawsuit within that period, the one-month lawsuit filing period is extended for one rental year.

There is no specific lawsuit filing requirement for the 10-year extension period. However, some courts rule that eviction lawsuits based on this reason must also be filed within the one-month period.

3. Tenant Eviction Case Process in Turkey

An eviction lawsuit against a tenant is filed in the civil court. There are certain filing fees that must be paid when filing the lawsuit. The state requires these to be paid in advance by the landlord.

The value of the lawsuit is one year’s rent. Therefore, it is advisable to attach the rent payment receipt to the lawsuit petition along with the rent payment receipt from the date the lawsuit is filed. If rent has not been paid, the most recent rent payment receipt should be submitted. The final mediation report should also be submitted as an annex to the petition.

The lawsuit is initiated with a lawsuit petition. This petition is not a simple request; it is a technical application document requiring expertise.

After the lawsuit is filed, the court prepares a preliminary hearing order and serves the lawsuit petition and the preliminary hearing order to the tenant and the landlord. Generally, the hearing date is also given in this preliminary hearing order.

If the evidence presented in the lawsuit is collected before the first hearing, the court may make a decision at the first hearing if there are no missing points. However, this is often not possible. The lawsuit may be postponed to a second hearing for reasons such as on-site inspection, expert examination, or witness testimony.

4. Eviction Order and Execution

The judge may decide to accept or reject the case. If the value of the case exceeds the appeal threshold, the parties have the right to appeal to the appellate court. However, if the value of the case is low, the first-instance court’s decision is final.

Appealing does not suspend the execution of the decision. Therefore, provisions such as payment of court costs and attorney fees, or eviction, can be enforced immediately. To do this, an application must be made to the enforcement office. However, the parties can apply for a stay of execution to halt the decision. For eviction, a stay of execution is possible if three months’ rent is deposited with the enforcement office.

5. How long does the tenant eviction process take in Türkiye?

A case in the first instance court takes an average of one year. The appeals process can also take approximately one to two years.

V. An Alternative Approach: Eviction of the Tenant Through Legal Proceedings

In Türkiye, there is an alternative way to expedite and reduce the cost of tenant eviction for three reasons: eviction through enforcement proceedings.

1. Execution proceedings for eviction due to non-payment of rent or maintenance fees.

If a tenant fails to pay rent or maintenance fees, enforcement proceedings can be initiated against them. This method allows for the collection of unpaid rent or fees, and initiates the eviction process with a single, less expensive method. After applying to the enforcement office, the office issues a payment order, instructing the tenant to pay the rent within at least 30 days, or to notify the court of any objections within 7 days. Failure to do so will result in an eviction lawsuit. Regardless of whether the tenant objects or not, if the rent is not paid within 30 days, an eviction lawsuit can be filed against the tenant in the enforcement court. This lawsuit is both faster and less expensive. A decision is usually made at the first hearing.

2. Eviction Proceedings Based on Eviction Commitment

Another reason is to initiate enforcement proceedings for the eviction of a tenant based on a written eviction undertaking. An application is made to the enforcement office with a written eviction undertaking. The enforcement office sends the tenant a written order stating that they must vacate the rented property within 15 days. The tenant has the right to object within 7 days. If the tenant does not object and does not vacate the property within 15 days, proceedings for eviction will continue without any lawsuit.

The eviction process for a tenant through enforcement proceedings with a request for eviction is generally completed within 6 months.

VI. Professional Legal Assistance : Eviction Tenant in Turkey

The process of evicting a tenant is quite complex. We’ve tried to summarize it as much as possible in this article, but the process isn’t always that simple. Often, there’s a different situation that complicates things. I’ve been helping with landlord-tenant disputes for over 10 years. The answer to the question “How to evict a tenant in Turkey?” is always to be smart and patient. The number one rule is to make sure you choose the right lawyer.