Renting a house in Turkey can be exciting, but it requires careful attention to legal and practical details. Understanding Turkish rental law is essential to avoid disputes and ensure a smooth tenancy. The Turkish Code of Obligations (Türk Borçlar Kanunu, TBK) regulates rental agreements, protecting both tenants and landlords.

This guide covers key considerations when renting a house in Turkey, including rental agreements, deposits, rent payments, property condition, legal rights, and termination rules.

1. Legal Framework: Turkish Rental Law

Under the Turkish Code of Obligations, rental agreements can be either written or verbal, but a written contract is highly recommended to provide legal protection. Key provisions include:

  • Written rental agreements serve as legal evidence in case of disputes.
  • Rent increases for residential properties are generally limited to the annual inflation rate (TÜFE) unless otherwise agreed in the contract.
  • Deposits are refundable at the end of the tenancy if the property is returned in good condition.
  • Maintenance obligations: Landlords must maintain major systems (heating, plumbing, electricity), while tenants must use the property responsibly.

Hiring a real estate lawyer in Turkey can ensure that your rental agreement complies with Turkish law and protects your interests.

2. Drafting and Reviewing the Rental Agreement

The rental agreement (kira sözleşmesi) is the most important document when renting a house in Turkey. Key elements to review:

  • Contract duration: Typically annual; short-term contracts are possible.
  • Rent amount and payment schedule: Clearly specify monthly rent and payment method.
  • Deposit conditions: Specify the amount and the conditions for refund.
  • Maintenance responsibilities: Specify which repairs are landlord’s responsibility and which are tenant’s.
  • Termination clauses: Include early termination conditions and notice periods.

A clear rental agreement helps prevent disputes over rent, repairs, or deposits.

3. Deposits and Additional Costs

Deposits are standard in Turkey and usually equal 1–2 months’ rent. Additional costs may include:

  • Utilities (electricity, water, gas, internet)
  • Building maintenance fees
  • Damage to furniture or appliances in furnished rentals

A real estate lawyer in Turkey can ensure that deposit terms and other financial obligations are legally enforceable.

4. Property Condition and Inspection

Inspect the property before moving in:

  • Check plumbing, electricity, heating, and air conditioning
  • Inspect doors, windows, locks, walls, and floors
  • Take photos and prepare a move-in inspection report signed by both parties

This protects tenants from unfair deposit deductions and disputes.

5. Rent Payment and Increases

  • Rent must be paid as agreed in the contract.
  • Annual rent increases for residential properties are generally limited to the inflation rate (TÜFE), but other rates can apply if explicitly agreed in the contract.
  • Late payments may incur interest if included in the rental agreement.

6. Tenant and Landlord Obligations

Tenant Responsibilities:

  • Use the property carefully and avoid damage
  • Notify the landlord of major repairs needed
  • Comply with the rental agreement, including timely rent payment

Landlord Responsibilities:

  • Maintain the property in habitable condition
  • Repair major systems (plumbing, heating, electricity)
  • Respect tenant privacy and provide reasonable notice before inspections

Knowing these responsibilities under Turkish law helps prevent disputes.

7. Termination and Notice

Termination rules under Turkish law:

  • Tenants can terminate the contract at any time, provided they give prior notice (commonly one month).
  • Landlords generally cannot terminate a residential lease before the contract expires. After the contract ends, landlords must give at least three months’ notice to terminate the agreement.
  • Deposit return and final property inspection should be completed at the end of the tenancy.

8. Insurance and Safety

While not mandatory, insurance is recommended:

  • Landlord insurance covers structural damage or property losses.
  • Tenants can insure their personal belongings.
  • Ensure safety measures like smoke detectors, fire extinguishers, and secure locks are in place.

9. Practical Tips for a Smooth Tenancy

  • Always read and understand your rental agreement before signing.
  • Keep payment records for rent and utilities.
  • Document any damage or issues when moving in and out.
  • Communicate openly with the landlord to avoid misunderstandings.
  • Consider consulting a real estate lawyer in Turkey for advice, especially for long-term or high-value leases.

Conclusion

Renting a house in Turkey requires attention to both legal and practical details. By understanding Turkish rental law, drafting a clear rental agreement, inspecting the property, and knowing your rights and obligations, you can enjoy a smooth and secure rental experience.

Professional guidance from a real estate lawyer in Turkey is highly recommended, especially for foreign tenants unfamiliar with local laws. This ensures compliance with Turkish regulations and protects your financial and legal interests throughout your tenancy.