When may a residential or roofed-workplace tenant be evicted?

Expiry of the written term does not always permit automatic eviction. Turkish lease law provides protected grounds and procedures, including non-payment, a valid written eviction undertaking, genuine need, reconstruction, repeated justified notices and completion of the long statutory extension period.

Non-payment of rent

The tenant must be given the legally required written opportunity to pay. The period, amount, payment destination and consequence should be stated clearly. Enforcement and court routes may have different effects depending on payment and objection.

Written eviction undertaking

A written undertaking freely given after delivery of the property may support eviction if formal and time requirements are met. Date, signature, authority, delivery and timely filing are critical.

Landlord’s genuine need and reconstruction

A genuine, sincere and necessary housing or workplace need for the landlord or specified relatives may constitute a ground. Reconstruction or major works may also do so where continued occupation is not feasible. Evidence such as title, health, work, family, project and licence records may be relevant.

Repeated justified notices and long extension period

Two justified written notices caused by late payment within the relevant rental year may permit proceedings subject to strict timing. A separate route exists after completion of the statutory long extension period, requiring careful calculation and notice.

Mediation, court and enforcement

Many lease disputes require mediation before litigation, while enforcement-based eviction and statutory exceptions may follow different routes. The claim should first be classified as eviction, rent determination, debt, adaptation, deposit or damage. Courts, territorial jurisdiction and deadlines must then be checked.

Documents commonly reviewed

  • Lease and annexes
  • Title or authority to lease
  • Bank receipts and rent account
  • Notices, service and enforcement documents
  • Original eviction undertaking
  • Need, reconstruction or repair evidence
  • Handover, damage and service-charge records