What Should I Keep in Mind When Renting Out My House? 2026 Update

For those who want to rent out their home, the main issues to consider in 2026 are: Tenant research and obtaining an income statement, notarized eviction undertaking, transfer of bills and subscriptions, deposit management, adding internal links to the lease agreement, and tax obligations. Landlords who skip these steps face both legal and financial risks.

1. What Should I Do Before Renting Out My Home?

For any landlord who says "I want to rent out my home," there are a few preparatory steps that should be taken first:

Prepare the property physically:

• Have all broken or malfunctioning parts (taps, electrical sockets, door locks) repaired

• Get professional cleaning and pest control done

• Document the current condition of the property with photos — these photos will be decisive evidence in future damage/deposit disputes

Prepare the documents:

• Photocopy of the title deed

• An up-to-date document showing no outstanding dues (from the building management)

• DASK (compulsory earthquake insurance) and home insurance policy

Do market research:

• Examine equivalent rent values in your area

• Decide which rental model (long-term / short-term) is more suitable for you

2. How Do I Choose the Right Tenant?

Choosing a tenant is the most critical decision a landlord will make. A wrong tenant choice can mean unpaid rent, property damage, and years of eviction lawsuits.

Documents that must be requested:

• Income statement or pay slip: A net salary of at least 3 times the rent amount is considered a safe threshold

• Credit score / Findeks report: Shows the tenant's past payment history

• Photocopy of ID: Must be compatible with the MERNIS registry

• Certificate of residence: Do not hesitate to ask if they have a trouble-free rental history at their previous address

• Reference letter: If possible, get a written reference from the former landlord

Risk signals to watch out for:

• Candidates who submit documents incomplete or late

• Those who cannot document their income but offer cash payment

• Those who want to stay for a very short time (those who sign a long contract and leave early to avoid moving expenses)

3. What to Consider in the Lease Agreement

The lease agreement is the primary legal document binding both the landlord and the tenant. Standard contract templates often do not protect the landlord sufficiently. The following clauses must be added to the agreement:

Intended use: It must be clearly stated that the residence will be used for residential purposes only, no commercial activity can be carried out, and sub-letting (transfer to a third party) cannot be done.

Inventory list: The brand, model, and current status of white goods, furniture, air conditioners, and other fixtures should be appended as an annex to the contract; photos of the moment of delivery must be signed.

Notification address: The tenant's MERNIS address and KEP (Registered Electronic Mail) address, if any, must be written in the contract. This clause prevents notification delays in future execution or eviction processes.

Guarantor: If possible, requesting a joint guarantor (a person with a regular income) increases payment security.

Damage notification period: It must be clarified within how many days the tenant will report any damage to the property.

Pet policy: Whether pets are allowed should be clearly stated; if allowed, an additional deposit condition can be added.

4. What is an Eviction Undertaking, Why is it Essential?

An eviction undertaking is a document in which the tenant formally commits in writing to vacate the house on a specified date. This document is the landlord's strongest legal weapon against prolonged eviction lawsuits.

Critical rule to consider: The eviction undertaking must bear a date at least one day after the date of the lease agreement. If signed on the same day as the contract, courts may consider this document invalid.

The explicit eviction date (as month/day/year) should be written on the document and kept in a safe place with the contract. Although notarization is not compulsory, it is recommended for ease of proof.

5. How Should the Deposit Be Determined?

According to the Turkish Code of Obligations, the deposit can be set at a maximum of 3 months' rent.

Protection against inflation: It is known that TL-based deposits erode in the face of inflation. Adding a note to the contract stating "the deposit is determined as the EUR/USD equivalent on the delivery date" or directly receiving a foreign currency-based deposit protects the real value of the property.

Conditions for refunding the deposit: It should be clearly written in the contract that the following expenses will be deducted from the deposit:

• Painting and whitewashing (resulting from the tenant's usage)

• Professional cleaning

• Pest control

• Repair or cost of broken/damaged fixtures

The deposit must be returned within a maximum of 3 months after the tenant vacates. If unjustified deductions are made, the tenant has the right to legal recourse.

6. Bill and Subscription Management

Not transferring subscriptions to the tenant is one of the most common and costliest mistakes landlords make.

Subscriptions that must be transferred:

• Electricity (TEDAŞ / distribution company)

• Natural gas (BOTAŞ / regional distribution company)

• Water (municipal water administration)

• Internet/telephone (optional, but recommended)

Why it is important: If the tenant does not pay, the debt is first reflected to the subscription owner (the landlord). In non-transferred subscriptions, accumulated debt can be brought to the enforcement process.

Dues tracking: Building dues legally belong to the property owner; however, there are cases where they can be charged to the tenant in the contract. Which party will pay must be clarified in the contract and periodic checks should be made.

Separation of common expenses: Expenses of "fixture" nature such as elevator maintenance and building facade belong to the property owner; "usage expenses" such as water, electricity, heating belong to the tenant.

7. How is the Rental Value Determined?

Determining the right rental value directly affects both the long-term return on your property and the quality of the tenant.

Sources for market research:

• Examine active listings with similar features in your region on Sahibinden.com, Hepsiemlak, and Zingat

• Look at average rental data on a district basis on Endeksa or similar platforms

• Get a brief market valuation from active real estate consultants in your area

Warning: A rent price that is set too high will leave your property vacant for a long time; a price set too low will cause you to trail behind the market in subsequent years due to the legal increase cap.

8. How is the Rent Increase Rate Applied?

In 2026, the rent increase is limited to the 12-month average of the CPI in accordance with Article 344 of the Turkish Code of Obligations. As of June 2026, this rate is 32.43%. Even if a figure higher than this rate is written in the contract, it is legally invalid.

The rate of increase is determined by the TURKSTAT data of the month prior to the month in which the lease agreement is renewed. For detailed information and current monthly rates, you can review our 2026 Rent Increase Rate guide.

Exception for 5-year tenants: If your tenant has been living in the same property for 5 years and the current rent has fallen below the equivalent market value, a rent close to the market value can be determined through a rent determination lawsuit.

9. Tax Obligations of the Landlord

Every property owner who earns rental income has a tax obligation.

Residential rental income:

• Residential rental income remaining below 47,000 TL (2025) annually is exempt from tax

• Income above this amount is declared in March with the Income Tax declaration

• Either actual expense or 15% lump-sum expense options is preferred as the expense method

Short-term rental (Airbnb):

• It is mandatory to declare accommodation tax (1% as of 2026) for each guest

• There is an obligation to issue invoices; renting without an invoice leads to serious penal sanctions

• Tourism Residence Certificate is mandatory

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10. Should the House Be Rented to Tenants with Pets or Foreign Tenants?

Tenant with pets: Legally, the landlord has the right to reject the tenant on the grounds of pets. If you prefer to accept, it is recommended to add an additional deposit condition and damage liability clause to the contract.

Foreign tenant: A lease agreement can be concluded with foreign tenants; there is no legal obstacle. However, the following points should be considered:

• It is a legal obligation to make the notification through the KBS (Identity Reporting System)

• A photocopy of the passport and residence permit document must be obtained

• A currency-based lease agreement can be made; this protects the property owner against exchange rate risk

11. Should I Rent Out My House Through a Real Estate Agent or Myself?

If I rent it out myself:

• You do not pay commission (traditional real estate agent commission is usually 1 month's rent)

• You manage the processes of listing, tenant interviews, contract preparation, and follow-up yourself

• If you do not have sufficient knowledge of legal risks, costly mistakes can be made

If I rent it out through a real estate agent:

• Tenant research and the listing process are carried out professionally

• Contract preparation support can be obtained

• However, post-rental management (malfunctions, rent tracking, damage) is usually excluded from the scope

If I work with a professional property management company:

• Finding tenants, contract, collection, malfunction tracking, and tax processes are managed from a single source

• It is the most efficient model especially for investors living abroad or owning multiple properties

If you are looking for Antalya Property Management services in Antalya, as Homeyday, we manage all these processes on your behalf.

12. Short-Term or Long-Term Rental?

Two basic models stand before every property owner who wants to rent out their home:

Long-term rental:

• Annual contract, regular monthly income

• Rent increase is bound by the legal CPI limit

• The process of changing tenants can etc. be long and legally troublesome

• Operational load is low

Short-term rental (Airbnb/Booking):

• Thanks to dynamic pricing, income can multiply during high seasons

• Independent of the legal rent increase cap, daily prices can be updated based on demand

• Tourism Residence Certificate and 100% neighbor approval are mandatory (Law No. 7464)

• Cleaning, guest communication, and platform management require active effort

To determine which model is more suitable for you, you need to consider the characteristics of the investment, the area, and your personal preferences. If you are considering buying a home or making an investment, our What Should Be Considered When Buying an Investment Home? guide can offer you a roadmap.

13. What Happens If the Tenant Damages the House?

In case the tenant damages the property, there are legal avenues the landlord can resort to:

• Deposit deduction: The first and fastest way; documents supported by the fixture list are decisive

• Compensation lawsuit: If the damage exceeds the deposit, a compensation lawsuit can be filed in the Civil Court of Peace

• Eviction lawsuit: Eviction can be requested in case of intentional damage, bad use, or breach of contract

Taking photos and videos at the time of departure is of critical importance for documenting damage.

14. What Can I Do If the Tenant Does Not Pay the Rent?

The path the landlord can follow step by step in case rent is not paid:

1. Send a warning notice: Send a 30-day payment warning notice through a notary public or by registered mail

2. Mediation: As of September 1, 2023, mediation has become a mandatory prerequisite in rent disputes

3. Execution proceedings: If payment is not made despite the warning notice, execution proceedings without judgment can be initiated

4. Eviction lawsuit: An eviction lawsuit can be filed after 2 justified warnings are sent

These processes can take between 6 months and 2 years; therefore, tenant selection and eviction undertaking are the most critical steps to be taken at the beginning.

15. Advantages and Risks of Renting Out My House

What Documents Do I Need When Renting Out My House?

Title deed, DASK policy, copy of ID, fixture list, and eviction undertaking are the basic documents.

Do I Have to Pay Tax When I Rent Out My House?

The exemption amount to be applied to residential rental income for the year 2026 is determined by the Revenue Administration. For rental income exceeding the exemption limit, an income tax return must be submitted in March.

What Can I Do If the Tenant Does Not Want to Vacate the House?

If there is a valid eviction undertaking, eviction can be requested through enforcement. Otherwise, an eviction lawsuit must be filed in the Civil Court of Peace.

Can I Rent Out My House Without a Real Estate Agent?

Yes. There is no legal obligation. However, getting professional support for tenant research, contract preparation, and legal processes significantly reduces risks.

When Can a Landlord Evict a Tenant?

Valid reasons for eviction include non-payment of rent, the arrival of the date in the eviction undertaking, the completion of 5 years, the landlord's need for the residence, and the requirement of substantial repairs to the property.

For How Many Years Should a Lease Agreement Be Made?

The most common practice is a 1-year contract. At the end of the contract period, it is extended for 1 more year under the same conditions by agreement of the parties or legally.

Conclusion

Most of the legal, financial, and operational risks faced by those who say "I want to rent out my house" can be prevented with the right steps to be taken at the beginning. Tenant selection, contract preparation, and eviction undertaking are the three critical steps that will add the most value to you in the long run.