Last reviewed: 5 October 2026. Lease disputes cover much more than unpaid rent or a landlord asking a tenant to leave. Rent determination, adaptation, eviction undertakings, need-based eviction, repeated payment defaults, deposits and ancillary charges can all create different legal questions. Because the statutory conditions and time limits differ, the legal basis of the intended claim should be identified before choosing a procedure.

Is mediation mandatory in lease disputes?

Article 18/B added to the Turkish Mediation Law made pre-action mediation a condition for many disputes arising from lease relationships as of 1 September 2023. The Ministry of Justice Mediation Department also identifies eviction, rent determination, adaptation and claims arising from lease relationships within this framework. There is, however, a statutory exception for the special provisions on eviction of leased immovable property through enforcement without judgment under the Enforcement and Bankruptcy Law.

This distinction matters. The fact that a dispute concerns “eviction” does not mean that every procedural route is subject to exactly the same mediation requirement. The legal basis, whether the issue is non-payment of rent or another eviction ground, and whether the process proceeds through an enforcement office or a court must be considered separately.

How are rent increases assessed in 2026?

For residential and roofed workplace leases, Article 344 of the Turkish Code of Obligations is one of the principal provisions. The temporary 25 per cent cap applied during a previous period was not a permanent rule and is not the general 2026 system. As a general rule for renewed lease periods, the twelve-month average change in the consumer price index is relevant to the statutory ceiling, while leases exceeding five years, comparable rents, equity considerations and foreign-currency leases can involve additional rules.

A percentage shown by an online calculator cannot by itself resolve the legal dispute. The start date, previous increases, the relevant lease period and whether the claim is one for rent determination or merely application of a contractual increase clause must be established.

When can an eviction undertaking be effective?

A written eviction undertaking is a specific statutory ground subject to conditions. The timing of the undertaking in relation to delivery of the property, the existence of a written document and a sufficiently clear eviction date are important. Allegations that a document was signed blank, completed later or obtained under pressure must be assessed through the evidence in the particular file.

After the date stated in the undertaking, the landlord must act within the statutory period using the appropriate enforcement or court route. Because missing a deadline can affect the remedy, the dates and procedural route should be checked rather than relying only on possession of the document.

When can need-based eviction arise?

Turkish law recognises certain situations in which the landlord’s genuine need for a residence or workplace can support eviction, including needs relating to the landlord and persons specified by statute. The court examines whether the asserted need is real, sincere and necessary. A general wish to recover the property does not automatically satisfy the statutory test.

What is the significance of repeated justified notices?

Where rent is not paid on time, two justified notices within the relevant lease year can, if all statutory conditions are met, provide a basis for an eviction action. Whether a notice is legally justified depends on the due date, payment history, service and calculation of the lease period. Not every late payment automatically creates the required statutory pattern.

Is rent determination the same as adaptation?

No. Rent determination concerns fixing the rent under the statutory rules applicable particularly to residential and roofed workplace leases. Adaptation is based on an allegation that extraordinary circumstances arising after conclusion of the agreement have seriously disturbed the contractual balance. The legal bases, evidentiary requirements and potential outcomes are different.

Which documents are useful in Izmir lease disputes?

  • The lease agreement and its annexes.
  • Bank transfers and rent-payment records.
  • Formal notices and service documents.
  • The original eviction undertaking, where relied upon.
  • Service-charge and ancillary-cost records.
  • The history of rent increases.
  • Evidence supporting a genuine need, where need-based eviction is claimed.

Rental values can differ significantly between districts of Izmir, which may be relevant when comparable properties are examined in rent-determination cases. Advertised asking prices are not automatically binding evidence. Location, size, condition, use and genuinely comparable properties need to be considered together.

Frequently asked questions

Can a tenant be evicted immediately for refusing a proposed increase?

No. A rent-increase dispute and statutory grounds for eviction are different legal questions. The agreement and the relevant statutory conditions must be assessed separately.

Must the parties settle at mediation?

No. In cases where mediation is a procedural precondition, attending the process may be mandatory, but reaching an agreement remains voluntary.

Does an eviction undertaking guarantee eviction?

No. Validity, dates, signature and compliance with the statutory application period must all be considered.

Legal framework: the Turkish Code of Obligations, Turkish Mediation Law and Enforcement and Bankruptcy Law. For related information, see the lease and eviction practice-area page.