January 1, 2026
The most fundamental document regulating the relationship between the parties in real estate rentals is the rental agreement. Whether you are a landlord or a tenant, it is necessary to be familiar with the provisions of the rental agreements as per the Turkish Code of Obligations No. 6098 to protect your rights and prevent future disputes.
In this comprehensive guide, you will find all the details you are curious about, from how to prepare a residential rental agreement to renewal periods, legal increase rates, and the termination of the contract.
1. What is a Rental Agreement and Why is it Important?
What is a rental agreement? In its simplest definition, it is a contract in which the landlord undertakes to allow the tenant to use a property, and the tenant agrees to pay the agreed rental fee in return.
Legally, it is not necessary for the contract to be in writing; verbal agreements are also valid. However, for the ease of proof and clarification of the terms, it is advisable that the residential rental agreement is made in writing. In the absence of a written agreement, it becomes difficult to prove disputes regarding issues such as rental start date, amount, or the condition of fixtures.
2. How is a Rental Agreement Made and Filled Out?
Making a rental agreement may seem complex, but it serves as a shield for the parties when basic rules are followed.
Where to Obtain a Rental Agreement?
You can obtain standard blank rental agreement samples from stationery shops or download them from reliable legal sources on the internet. However, if there are specific situations related to your property (e.g., a luxury furnished residence), it is safer to have a special agreement prepared through a lawyer or a professional property management company instead of using a standard template.
How to Fill Out a Rental Agreement and What to Pay Attention To?
When filling out the agreement, one should avoid the "copy-paste" mentality. The answer to the question of what to pay attention to when drafting a rental agreement lies in these critical points:
Identifying Information of the Parties: Names, surnames, and ID numbers must be written completely and accurately.
Property Information: The exact address and type of the rented property (apartment, shop, etc.) must be clearly stated.
Rental Amount and Payment Method: The rental amount must be written in both numeric and word form. It should be clearly specified on which dates and to which bank account (IBAN) the payment will be made. Remember, for residential rentals, payments over 500 TL must be made through a bank channel.
Rental Increase Rate: Instead of old expressions like "CPI+PPI average", the legally defined ceiling of "the change rate of the CPI (Consumer Price Index) according to twelve-month averages" should be used. This is the valid legal ceiling for rental agreements from 2025 onwards.
Deposit (Security Fee): The amount of the deposit taken and how it was received (cash/foreign currency) should be written down. The legal limit is three times the rent.
Inventory List: This is one of the most critical parts. The condition of items such as the heating system, built-in appliances, and any furniture, if present, must be individually documented. When preparing a furnished rental agreement sample, this list should be detailed enough to include the brand/model of the items and their current condition (scratched, in working order, etc.).
Is a Notary Rental Agreement Necessary?
No, it is not mandatory for the rental agreement to be made at a notary. A contract signed by the parties among themselves is also valid. However, creating a notarized rental agreement prevents the denial of signatures and increases the reliability of additional documents such as eviction undertakings.
Sample Rental Agreement (Blank)
You can find many examples of rental agreements and filled rental agreement examples on the internet. These are useful for providing ideas, but do not forget that each property has its own unique characteristics.
RENTAL AGREEMENT
Province/District | |
Parcel No. | |
Apartment Number (Independent Unit) | |
Neighborhood | |
Street | |
Exterior Door Number | |
Type of Rented Item | |
Landlord's Name Surname/ID Number | |
Landlord's Address | |
Tenant's Name Surname/ID Number | |
Tenant's Residence | |
Guarantor and Joint Liability Guarantor | |
Name Surname/ID Number/Address | |
Yearly Rental Fee | |
Monthly Rental Fee | |
Rental Duration | |
Date of Payment | |
Bank Name and IBAN for Rental Payment | |
number | |
Start of Rent | |
Fixed Items in the Rented Property | |
Purpose of Using the Rented Property |
GENERAL TERMS
1- The tenant must use the rented property with care.
2- The tenant is obligated to behave towards the individuals residing in or around the rented property in accordance with good faith principles.
3- The tenant may not sublet the rented property either partially or completely to third parties; they also cannot transfer or assign the rental.
4- The tenant must not make alterations to the rented property without the written permission of the landlord; otherwise, they are liable for any resulting damages.
5- In the event that third parties claim rights over the rented property, the tenant must immediately inform the landlord.
6- The tenant is required to promptly notify the landlord of any necessary repairs to the rented property; otherwise, they are responsible for resulting damages.
7- The tenant must inform the landlord of any issues conveyed by the apartment owners' assembly.
8- The tenant is required to allow the work that needs to be done according to the decision of the apartment owners' assembly.
9- The tenant must bear the costs of repairs arising from normal use of the rented property and must carry out the necessary repairs and cover the expenses.
10- Taxes arising from ownership of the rented property belong to the landlord, while taxes, fees, and charges arising from use belong to the tenant. In case of disputes, local customs and practices will apply.
11- At the end of the rental agreement, the tenant is obliged to return the property as received to the landlord. Similarly, the fixed items delivered with the property must also be returned in the same condition; otherwise, the tenant must compensate the landlord for any damages incurred.
12- It is assumed that the property was delivered in good and usable condition. The tenant must prove otherwise. The tenant is not responsible for depreciation and shortages arising from normal use of the property.
13- The tenant is responsible for paying the utility bills (natural gas, electricity, water - both hot and cold) associated with the rented property, as well as the fees for the caretaker. All management and shared expenses incurred for the main property must also be paid by the tenant. The tenant must pay any shared costs due, including necessary deposits, upon request from the manager and relevant parties. Such requests will not be contacted by the landlord or tenants in any way. Payment of all common area and management expenses and any dues required monthly are the responsibility of the tenant. The tenant must complete these processes within one month from the date of signing the contract and provide copies of the agreement to the landlord and property owner.
14- The tenant must sign separate agreements with the natural gas, electricity, and water authorities and bear the costs of the required subscriptions and deposits; they must also switch the natural gas, electricity, and water meters to their name. The tenant cannot later request reimbursement from the landlord or property owner for the amounts to be paid for these processes. The tenant must complete these tasks within 15 days from the date of signing the contract and provide copies of the signed agreements to the landlord and property owner. Any violation of this clause constitutes a breach of the rental agreement and can lead to termination. If the tenant fails to pay the electricity, water, and natural gas bills on time, they are solely responsible for any late fees and penalties that apply.
15- As long as the rental persists in subsequent years, the rental fee will be increased annually by the annual change (change compared to the same month of the previous year) corresponding to the month of increase announced by TURKSTAT (Turkish Statistical Institute). In subsequent years, the increase in the monthly rental fee will be determined in the same way. The tenant agrees to this annual rental increase without any notice or warning.
16- In the event that the rental agreement ends or the property is put up for sale, the tenant must allow access to the property for inspection.
17- In cases where the rented property needs to be vacated/evacuated, the tenant will be held responsible for any damages arising due to failure to vacate the property.
18- The tenant cannot refuse to take delivery of the property due to defects that do not pose a serious risk to their health or the health of co-residents; they cannot cancel the agreement or request a rent deduction due to these issues.
19- The tenant cannot request compensation from the landlord for useful and luxury items they have installed in the rented property, and at the end of the agreement, they are obliged to return these items to the landlord.
20- The tenant may install equipment such as a general antenna, satellite dish, cable television, provided they have the landlord's permission, and cover the expenses themselves.
21- For matters not covered in this rental agreement, the provisions of the Turkish Code of Obligations No. 6098, the Condominium Law No. 634, and other applicable laws, regulations, and Court of Cassation decisions will apply.
SPECIAL TERMS
1- Rental payments will be made to the landlord's account at …………… bank, ……………… branch, account number …………………………… by the evening of the ……. day of each month. In case of transfer from another branch, the transaction will be executed to be in the account within the same period; otherwise, the provisions of default will apply. In the event of non-payment of one month's rent, all rental payments for the period will become due.
2- The caretaker/heating technician's fees, fuel and general expenses for the rented property will be paid by the tenant.
3- Doors, windows, and sanitary facilities must be delivered intact, complete, and in usable condition.
4- The tenant will use the rented property carefully, and the landlord will carry out any necessary repairs within ten days of the tenant’s notification, excluding technical impossibilities.
5- The guarantor and joint guarantor who sign this agreement ……….. guarantee that they will be jointly and severally liable with the tenant for all obligations arising from this agreement in accordance with the relevant provisions of the Turkish Code of Obligations No. 6098. If the tenant fails to fulfill their lease obligations to the landlord or relevant organizations, the guarantor will be liable for the tenant's debts without the need for an additional ruling against them. The guarantor’s liability covers joint and several liabilities and will continue as long as the tenant relationship persists.
6- The tenant has paid the landlord … monthly rent as a deposit.
7- The stamp tax arising from this contract belongs to the tenant, who will present the receipt for payment of the stamp tax to the landlord no later than ….. days.
8- In the event of disputes arising from this agreement, the courts and execution offices of Ankara will be authorized.
This Agreement consists of 21 (twenty-one) general and 8 (eight) special terms and has been signed in duplicate after being read and understood fully by the TENANT and the LANDLORD on ../../20..
Tenant Joint Debtor and Guarantor Landlord
Sample Rental Agreement (Filled)
APARTMENT | The apartment number of the rented property must be written. |
EXTERIOR DOOR | The building number of where the rented property is located must be written. |
STREET / AVENUE | The street and avenue number of where the rented property is located must be written. |
NEIGHBORHOOD | The neighborhood of the rented property must be written. |
DISTRICT / PROVINCE | The province and district of where the rented property is located must be written. |
RENTED ITEM | It should be written whether the rented property is residential or commercial. |
LANDLORD | The landlord's name and surname must be written. |
LANDLORD ID NUMBER | The landlord's ID number must be written. |
LANDLORD ADDRESS | The landlord's address must be written. |
TENANT | The tenant's name and surname must be written. |
TENANT ID NUMBER | The tenant's ID number must be written. |
TENANT ADDRESS | The tenant's address must be written. |
CONTRACT DATE | The start date of the contract must be written. |
CONTRACT DURATION | How long the contract will last must be written. |
RENTAL FEE | The determined monthly rental amount must be written. |
PAYMENT PERIOD AND METHOD | When the rental fee will be paid and how it will be paid must be written. |
CONDITION OF THE RENTED PROPERTY | The condition of the rented property at the time of the contract must be written. |
FIXED ITEMS | The items available in the rented property and their condition must be written. |
PURPOSE OF RENTAL | The purpose of using the rented property must be written. |
3. Types and Durations of Rental Agreements
Contracts vary according to their durations and purposes of use.
Fixed and Indefinite Duration Rental Agreements
Fixed Duration Rental Agreement: These are contracts with clearly stated start and end dates (e.g., between 01.01.2025 - 01.01.2026). 99% of residential rentals start this way.
Indefinite Duration Rental Agreement: These contracts do not specify a duration or ones that begin for a specific duration and convert to indefinite duration legally.
Can there be a 6-month rental agreement? Yes, if the parties agree, short-term agreements like 6 months or 3 months can also be made. This situation is generally preferred in seasonal rentals or temporary housing needs.
Special Situation Agreements
Sublease Agreement: This is when the tenant sublets the property partially or completely to another person. In residential properties, unless otherwise specified in the contract, the tenant cannot sublet without the landlord's written consent.
Free Rental Agreement (Usage Loan): This is the transfer of the usage of a property free of charge.
Family Free Rental Agreement: This is when parents allocate their homes to their children free of charge. Caution must be exercised concerning (comparable rental price) tax regulations, and if necessary, this situation should be reported to the tax office.
4. Contract Duration, Renewal, and Rent Increase
The most confusing issue in residential leases concerns the functioning of durations.
How Many Years is a 1-Year Rental Agreement Valid?
Here’s the critical point: what happens if a 1-year rental agreement is not renewed? The Turkish Code of Obligations protects the tenant. If the tenant does not inform that they will move out at least 15 days before the end of the contract, the 1-year rental agreement automatically extends for another year under the same terms (excluding rent increase).
The answer to the question how many years is a rental agreement valid is that as long as the tenant does not terminate it or the landlord does not initiate eviction proceedings for a just cause, this automatic extension can last for up to 10 years (a total of 1+10 years).
Rent Increase (Adjustment)
The increase rate after the 1-year rental agreement ends cannot legally exceed the change rate of the CPI (Consumer Price Index) based on the twelve-month averages of the previous rental year, regardless of what is written in the contract.
5. Termination of the Rental Agreement and Eviction
The termination of the rental agreement and eviction processes are areas tightly bound by the formal requirements of the law.
Termination by the Tenant
Leaving Before Deadline: Can the tenant leave before the end of a 1-year rental agreement? Yes, they can, but the landlord incurs damage due to "early termination". If the tenant wants to leave before the rental agreement expires, they remain responsible for the rental amount for a reasonable time (usually 2-3 months) so that the property can be re-rented under similar conditions.
Termination at the End of the Period: The tenant can terminate a fixed-term agreement by providing written notice at least 15 days before the end of the term.
Termination by the Landlord (Property Owner)
Termination of the rental agreement by the landlord is much more complicated than for the tenant.
Termination Due to Expiration: Can the landlord evict the tenant after the expiration of a 2-year rental agreement? No, they cannot. As mentioned above, the agreement automatically extends. The landlord cannot evict the tenant solely based on the term's expiration.
Termination Due to End of 10-Year Extension Period: The landlord can terminate the agreement without reason only by notifying at least 3 months before the expiration of the 10-year extension period (total 11 years).
Termination for Just Causes: The landlord may seek judicial means for how to terminate the rental agreement due to situations such as their or their relatives' need for housing, major renovations to the property, or if two just warnings are issued due to the tenant's failure to pay rent within a rental year.
Invalid Rental Agreement: Any provisions in the agreement that contravene the mandatory regulations of the law (e.g., granting the right to evict the tenant without cause within one year) are invalid. However, not the entire agreement, but only that provision will be deemed invalid.
Notice of Termination for the Rental Agreement: Termination notices must be made through a notary (notification letter). Verbal statements or WhatsApp messages may not constitute legally valid termination notices and may lead to loss of rights.
Sample Termination of Residential Rental Agreement
RESIDENTIAL RENTAL AGREEMENT TERMINATION PROTOCOL
LANDLORD:
TENANT:
RENTED PROPERTY (ADDRESS):
RENTAL PERIOD:
TERMINATION DATE:
EVICTION DATE:
KEY HANDOVER DATE:
SIGNING DATE:
Between the parties named above, a rental agreement was made between …/…/… and …/…/… for the property at the specified address, which has been used by the tenant whose identity is written above.
The parties have terminated the rental agreement, and evacuation and key handover will occur on the specified dates. No receivables or debts remain from the rental agreement, and the parties have mutually acquitted each other. The agreement has been read and signed by the parties involved.
…/…/…
RELEASING PARTY (TENANT) RELEASING PARTY (LANDLORD)
6. e-Government Rental Agreement: Digital Era and Mandatory Conditions
The e-Government Rental Agreement service developed by the Ministry of Treasury and Finance to combat the informal economy has digitized rental processes. So, is it mandatory to make contracts in this way?
Is the e-Government Rental Agreement Mandatory?
Currently (as of 2025), it is not legally mandatory for rental agreements to be made through e-Government. According to the Turkish Code of Obligations No. 6098, agreements signed by the parties on paper (ordinary written agreements) or those made in the presence of a notary retain their legal validity.
However, the Ministry strongly encourages the use of this system for the transparency of rental transactions and to prevent tax evasion. In the future, institutions may only accept approved contracts through e-Government for electricity, water, natural gas subscriptions, or residence address changes.
How to Make a Rental Agreement Through e-Government?
The process operates in two phases and is quite secure:
Preparation (Landlord): The property owner uses the "Rental Agreement Procedures" service on e-Government to enter the contract details and create a draft.
Approval (Tenant): The tenant logs into the system with their e-Government password, reviews, and approves the contract prepared in their name. The approved contract is generated as a "barcode document".
What Are the Advantages of a Digital Contract?
Reliability: It eliminates the risk of fake agreements.
Speed: Contracts can be made 24/7 without notary or shipping costs.
Ease of Access: The agreement cannot be lost, and both parties can access the document anytime via "Rental Agreement Inquiry" on e-Government.
Tax Declaration: It provides convenience for landlords since data will automatically be integrated into the system when submitting rental income declarations.
Legal Warning: This guide is for informational purposes only and does not constitute legal guidance. Rental law can be complex, and each case should be evaluated individually. It is especially important to seek professional support from a lawyer in eviction and dispute situations.
