Tenant Eviction in Turkey 2026: A Legal Guide for Foreign Property Owners

Last Updated: July 2026 | Reading time: 12 min

You've made a sound real estate investment in Turkey and rented out your property. However, you're now facing issues with your tenant and need to initiate an eviction process. As a foreign investor, navigating Turkey's complex legal system, which is often perceived as pro-tenant, can be daunting. Without the right steps, tenant eviction for foreigners in Turkey can turn into a costly, stressful, and lengthy marathon that can last for months, or even years. This guide is designed to help you understand every step, legal requirement, and the current 2026 landscape of this critical process.

In this article, we will delve into the Turkish Code of Obligations to explain the valid grounds for eviction, detail what you need to be aware of from the initial warning notice to the court proceedings, and provide estimates for the costs and timelines involved. Our goal is to empower you to regain control of your property in the swiftest and most legally compliant manner, ensuring your rights as a landlord are protected.

The Legal Framework for Tenant Eviction in Turkey

In Turkey, the relationship between landlords and tenants is primarily governed by the Turkish Code of Obligations (Law No. 6098). This law heavily favors the protection of tenants, preventing landlords from arbitrarily evicting them. Therefore, an eviction can only be carried out based on specific, valid reasons explicitly stated in the law and by following strict legal procedures. The most fundamental distinction for foreign investors to understand is that the eviction process can be pursued through two main avenues: eviction via execution office proceedings (for non-payment of rent) and eviction via a lawsuit.

Although the controversial 25% cap on rent increases, which was in effect during 2023-2024, was lifted in 2025, its after-effects are still palpable in 2026. The heightened tension between landlords and tenants over low rental yields during that period led to a significant backlog in eviction cases. Consequently, when initiating an eviction process in 2026, it is crucial to anticipate court congestion and the possibility of the process taking longer than expected.

Valid Grounds for Eviction: When Can You Evict Your Tenant?

The Turkish Code of Obligations grants landlords the right to demand eviction based on specific and just causes. A lawsuit cannot be filed for reasons outside this scope, such as, "I want to rent my property for a higher price." Here are the most common and valid grounds for eviction as of 2026:

• Non-Payment of Rent: This is the most frequent reason for eviction. If a tenant fails to pay rent on time, the landlord can either send two justified written warnings within the same rental year or initiate execution proceedings directly.
• Landlord's or Relatives' Personal Need: An eviction can be requested if the landlord, their spouse, descendants (children, grandchildren), or ascendants (parents) have a genuine, sincere, and compulsory need for the property as a residence. This need must be proven in court. Last year, a client of ours on Bagdat Avenue successfully won his case in 8 months by proving his son, who was returning from abroad, needed the apartment, supported by school enrollment documents and an employment contract.
• New Owner's Need: A new owner who has purchased a tenanted property has the right to file for eviction. They must send a formal notice to the tenant within one month of the acquisition date and can then file a lawsuit after six months.
• Written Eviction Commitment (Tahliye Taahhütnamesi): This is a powerful document for landlords. It is a written commitment signed by the tenant, after the lease agreement has been signed, stating they will vacate the property on a specific date.
• Substantial Renovation or Reconstruction: Eviction is possible if the property requires demolition and rebuilding, or major renovations that make it uninhabitable during the work. The project plans and permits must be submitted to the court.
• Expiration of a 10-Year Lease Term: For lease agreements that have become indefinite, the landlord has the right to terminate the contract without giving any reason after the 10-year extension period is over. To exercise this right, a notice must be sent to the tenant at least three months before the end of the extended rental year.

Step-by-Step Eviction: Execution Proceedings (For Non-Payment)

Non-payment of rent provides the fastest route to eviction for landlords. This process is initiated directly through the execution offices, bypassing an initial court filing.

Step 1: Sending a Payment Order (Initiating Execution Proceedings)

Through a lawyer, an application is made to the competent execution office to start "Execution Proceedings without a Judgment with an Eviction Request." The office sends a payment order to the tenant. This order demands the payment of the overdue rent and legal costs within 30 days, warning that the property will be evicted otherwise.

Step 2: The Tenant's Response Period

Upon receiving the payment order, the tenant has two options:

• Make the Payment: If the tenant pays the debt within 30 days, the eviction process stops. However, if this happens twice within the same rental year, you gain the right to file an eviction lawsuit based on "two justified warnings."
• Object to the Debt: The tenant can object to the debt or the signature on the lease within 7 days of receiving the notice. An objection immediately halts the execution proceedings.

Step 3: Lifting the Objection and Eviction

If the tenant objects, you must file a lawsuit at the Enforcement Court to "Cancel the Objection and Request Eviction." In this lawsuit, evidence such as the rental agreement and bank receipts proving non-payment are presented. If the court finds the objection unjust, it will rule for the continuation of the proceedings and the tenant's eviction.

Step-by-Step Eviction: Through a Lawsuit (For Other Reasons)

For reasons other than non-payment (e.g., personal need, 10-year term, renovation), a lawsuit must be filed at the Civil Court of Peace (Sulh Hukuk Mahkemesi). This process generally takes longer than execution proceedings.

Step 1: Sending a Formal Notice (İhtarname)

Before filing a lawsuit, sending a formal notice through a notary is often a legal requirement or, at the very least, a strong piece of evidence. For instance, a new owner must send a notice within one month of purchase to establish their claim of personal need.

Step 2: Preparing and Filing the Lawsuit Petition

Your lawyer will prepare a petition outlining the grounds for eviction, your evidence, and your legal claims. This petition is filed with the court in the jurisdiction where the property is located, after paying the necessary court fees.

Step 3: The Trial Process

The court will schedule hearings, summon the parties, and gather evidence (witnesses, title deeds, renovation plans, bank records, etc.). This stage can last from several months to over a year, depending on the complexity of the case and the court's workload.

Step 4: Verdict, Appeal, and Enforcement

If the court rules in favor of eviction, the decision must become legally final. The tenant has the right to appeal the decision to a higher court (İstinaf). The appeal process can add another 1-2 years to the timeline. Once the decision is final, the eviction is carried out by the execution office.

Estimated Costs and Timelines Table for 2026

The table below provides an estimate of the average costs and timelines for a tenant eviction process in 2026. These figures can vary based on the specifics of the case and attorney fee agreements.

Frequently Asked Questions (FAQ)

1. Can I evict my tenant simply because I found someone who will pay higher rent?

No. According to the Turkish Code of Obligations, a landlord's desire to obtain a higher rental income is not a valid reason for eviction. Eviction can only be based on the just causes specified in the law (e.g., personal need, non-payment, 10-year term).

2. What exactly is a written eviction commitment (tahliye taahhütnamesi)?

It is a document signed by the tenant, in which they unconditionally agree to vacate the property on a specified date. The most critical rule is that its date of issuance must not be the same as or prior to the lease agreement's start date. The common practice is to have it signed a few weeks after the lease, with the date fields left blank, to be filled in and executed if the need arises.

3. I just bought a property with a tenant inside. Can I ask them to leave immediately?

Yes, but you must follow a specific procedure. You must send a formal notice via a notary to the tenant within one month of your purchase, informing them of the change in ownership and your need for the property. You can then file an eviction lawsuit six months after this notice. Alternatively, you can wait for the original lease term to end and then file a suit.

4. What should I do if the tenant damages the property?

Intentional and significant damage to the property is a breach of the lease agreement and a valid cause for eviction. First, you should send a formal notice demanding the repair of the damages and cessation of such behavior. If the problem persists, you can file an eviction lawsuit using this as evidence. You can also request a court-ordered assessment of the damages and deduct the cost from the security deposit or file a separate lawsuit for compensation.

5. Is it mandatory to hire a lawyer for the eviction process?

Legally, it is not mandatory; you can represent yourself. However, for a foreign investor, it is highly inadvisable due to the complexities of Turkish procedural law, the language barrier, and the risk of missing critical deadlines. Working with a lawyer specializing in real estate law will save you time and money in the long run by ensuring the process is handled correctly and efficiently.

6. What happens if the tenant refuses to leave even after a court-ordered eviction?

Once the court's eviction order is finalized, it becomes an official court judgment. With this judgment, you apply to the execution office. The execution office, accompanied by the police, will then go to the property on a designated day and forcibly remove the tenant and their belongings. This is known as the "physical eviction."

7. Is mediation mandatory for eviction lawsuits?

Yes. With a legal amendment in 2023, mediation became a mandatory prerequisite for most rental disputes, including eviction cases. Before you can file a lawsuit, you must first apply to a mediator. If no agreement is reached, the mediator issues a final report, which you must attach to your lawsuit petition. If this step is skipped, the court will dismiss your case on procedural grounds.

Conclusion and Professional Advice

As demonstrated, the process of tenant eviction for foreigners in Turkey is a marathon governed by strict rules and timelines that must be managed with care. Understanding the legal framework, taking the right steps at the right time, and working with a professional team are key to effectively protecting your property rights. Taking preventive measures, such as obtaining a valid written eviction commitment from the outset, can prevent many potential problems down the road.

The information in this article is for general informational purposes only and does not constitute legal advice. Each case has its own unique circumstances. It is recommended that you consult with a lawyer specializing in real estate law before initiating an eviction process. Aşkan Behbud — Century 21 Perfect, 15+ years of real estate experience, Bagdat Avenue.