Tenant-Landlord Rights FAQ: 12 Critical Questions & Answers

Key Highlights

• TÜFE limit: As of 2026, rent increases are made only according to the TÜFE rate

• Mediation mandatory: As of 2026, mediation has become mandatory in rental disputes

• Maximum deposit: Maximum three months' rent as clearly regulated

As of March 2026, this rate has been announced as 3.39%. Tenant and landlord rights is an area that directly affects millions of people in Turkey. Especially during inflation periods, confusion occurs regarding rent increases, deposit issues, and eviction processes.

Rent Increases and TÜFE Limit

What is the legal limit for rent increase rates?

In 2026, the legally demandable new rent amount would be 20,232 TL - showing that increases can be made at the TÜFE rate over existing rent. The basic rules regarding rent increases are: TÜFE rate limit: The increase in rent cannot exceed the 12-month average rate of the announced TÜFE.

Tenants can reject increases above the legal limit. In this case, tenants continue to pay the current legal rent amount.

Are there special conditions for 5-year tenants?

When a rental relationship reaches 5 years, landlords are no longer bound only to TÜFE. In this case, they can request rent determination lawsuits considering regional comparable rents, property condition, inflation and economic conditions.

Deposit Rights and Refund Process

What are the basic rules regarding deposits?

Deposits are among the most disputed areas. According to rules valid in 2026: Maximum deposit: 3 months' rent. Landlords cannot demand more.

Tenants should know: According to the Turkish Code of Obligations, landlords have no right to unilaterally demand deposit increases while rental contracts continue.

When and how are deposits refunded?

After rental contracts end and necessary inspections are completed without problems, if deposits are paid through banks, they can be retrieved within three months through written bank applications. If deposits are given by hand and no damage is detected in the rental, the amount should be immediately returned to tenants.

Interest right: If deposits are kept in time deposit accounts, accrued interest belongs to tenants at contract end.

Eviction Processes and Rights

Under what circumstances can tenants be evicted?

Landlords cannot unilaterally evict tenants. Valid eviction reasons according to Turkish Code of Obligations:

• Non-payment of rent: If tenants don't pay or pay late, landlords can issue two rightful notices within a rental year
• Eviction due to need (for themselves or relatives)
• Eviction for reconstruction
• Violation of rental contract terms

What about 10-year tenants?

After contract terms end and another 10 years pass, landlords can file eviction lawsuits at the end of these 10 years. However, to file lawsuits, written notice must be given at least 3 months before each extension year ends.

Contract Rights

Are oral rental contracts valid?

Contrary to popular belief, rental contracts don't need to be written to be valid. Oral rental agreements are also legally valid.

Tenants without contracts have the same guarantees as those with written contracts.

What happens to tenants when properties are sold?

If new owners demand, they give written notice to tenants within 1 month of acquiring the property. New owners can then file eviction lawsuits after 6 months.

Mandatory Mediation (2026 Update)

Is mediation mandatory in rental disputes?

Yes. As of 2026, mediation is mandatory before rent determination, eviction, adaptation and rent collection lawsuits. However, "eviction through enforcement proceedings" is an exception with no mediation requirement.

These records must be attached to lawsuit petitions for rent determination or eviction cases. If courts are approached without attached records, courts send notices reminding plaintiffs to submit records. If records aren't submitted despite notices, lawsuits are rejected procedurally.

How does the mediation process work?

Parties' participation in first meetings is mandatory for process continuation. As of 2026, mediation has become mandatory in rental disputes. You must apply to mediators before filing lawsuits. This process is fast (usually 2-4 weeks) and cheaper than courts.

Landlord Rights

What are landlords' basic rights?

The right to demand tenant eviction is the most important landlord right under TBK. If eviction reasons arise under law, landlords can file tenant eviction lawsuits.

Landlords can:

• Increase rent within legal limits
• File eviction lawsuits for justified reasons
• Deduct from deposits for damages
• File rent determination lawsuits (after 5 years)

What can be done about late rent payments?

Tenants must pay overdue rents; however, landlords cannot demand extra payments like penalty rents for late payments. For non-payment, landlords can file eviction lawsuits.

Legal Application Channels

Which authorities should be contacted for disputes?

As of 2026, the process works as follows:

1. Mandatory mediation: First apply to mediators
2. Civil Court of Peace: If mediation fails
3. Consumer Arbitration Committee: Alternative route for certain amounts

In disputes between landlords and tenants, Civil Courts of Peace have jurisdiction. Competent courts are those in tenants' residences or contract performance locations.

Document preservation and burden of proof

Important for tenants: Saying "I paid rent on time" isn't enough; keep receipts. Tenants supporting their rights with documents (receipts, invoices, written notices etc.) is very important.

2026 Current Situation

Ankara's capital rental market is also affected by these changes. Ankara's real estate market projection for 2026 shows buyers moving from "wait-and-see" policies to "selective purchasing" periods. The city's planned growth, infrastructure investment speed and increased modern housing stock make real estate one of the strongest shields against inflation.

The most important change in rental rights for 2026 was introducing mandatory mediation. This increases chances of resolving disputes without going to court while accelerating the process.

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