Rental and Airbnb Lawyers in Istanbul, Turkey

Landlord and Tenant Law in Istanbul

The relationship between a landlord and tenant is primarily contractual, but it is not governed by the lease alone.

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The Turkish Code of Obligations contains important rules concerning leases, including the rights and obligations of landlords and tenants, rent, security deposits, termination and other aspects of the tenancy.

 

The Turkish legislation database provides access to the current legislation, including the Turkish Code of Obligations.

 

That distinction matters.

 

A landlord and tenant may agree on many practical matters, but a clause in a contract does not automatically override a mandatory rule of Turkish law. Similarly, an informal agreement between the parties may not have the legal effect that one side expects.

 

For that reason, a rental problem is usually easier to understand when the entire relationship is considered together:

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• What does the lease say?

• When did the tenancy begin?

• What type of property is involved?

• How has the property been used?

• What payments have been made?

• What notices have been exchanged?

• Has the property changed ownership?

• Is there an eviction undertaking?

• Is the property being used for short-term accommodation?

• Does condominium law affect the intended use?

• Has mandatory mediation become relevant?

• What evidence is available?

 

These details can change the legal analysis.

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What Does a Rental Lawyer in Istanbul Do?

A rental lawyer may assist at very different stages of a landlord-tenant relationship.

Sometimes the client needs help before signing a lease. Sometimes the issue is a rent dispute that has already developed. In other cases, a property owner wants to understand whether an apartment can be operated as a short-term rental.

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Legal assistance may include:

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• Reviewing or preparing lease agreements

• Advising landlords on tenant disputes

• Advising tenants on their contractual and statutory rights

• Rent payment and rent increase disputes

• Security deposit disputes

• Eviction matters

• Eviction undertakings

• Lease termination

• Property damage claims

• Sublease and unauthorized-use issues

• New-owner and existing-tenant matters

• Mandatory mediation

• Rental litigation

• Short-term rental and Airbnb compliance

• Tourism-purpose rental permits

• Condominium and management-plan issues

• Foreign investor rental arrangements

• Corporate leases

• Related real estate disputes

 

The appropriate legal route depends on the facts rather than simply on whether the client is a landlord or tenant.

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Residential Lease Agreements in Turkey

A good lease should describe the actual arrangement between the parties clearly.

 

That sounds obvious, but many disputes begin with agreements that were copied from an old template, prepared without considering the property's intended use, or signed without discussing important practical details.

 

A residential lease may address matters such as:

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• The identity of the landlord and tenant

• The property and its address

• The commencement date

• The term of the lease

• Rent and payment arrangements

• Security deposit

• Permitted use

• Repairs and maintenance

• Utilities

• Common expenses

• Furnishings and inventory

• Subletting

• Assignment

• Alterations to the property

• Notice requirements

• Handover of the property

• Dispute-related provisions

 

A lawyer reviewing a lease should also look beyond the wording of individual clauses and consider whether the arrangement complies with mandatory Turkish law.

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Why the Lease Matters

A written lease can become important evidence if the parties later disagree.

For example, a landlord may say that a tenant was permitted to use an apartment only as a private residence, while the tenant may argue that short-term subletting was allowed.

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Or a tenant may claim that a particular repair was the landlord's responsibility, while the landlord argues that the tenant caused the damage.

 

The starting point will often be the contract, but the contract is only part of the legal picture.

 

The parties' correspondence, payment records, property condition, applicable legislation and subsequent conduct may also become relevant.

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Lease Agreements for Foreigners in Istanbul

Istanbul has a large international rental market. Foreign nationals may rent apartments for employment, education, family life, business, investment or other purposes.

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Foreign tenants and property owners may encounter additional practical issues involving:

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• Passport and identification documents

• Residence permits

• Turkish tax numbers

• Powers of attorney

• Translation

• Notarization

• Corporate authority

• International payments

• Bilingual agreements

• Cross-border communications

 

A bilingual agreement can make the parties' obligations easier to understand, but the legal consequences of the agreement still depend on the applicable Turkish legal framework and the particular contract.

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Rent Payments and Rent Disputes

Rent is naturally one of the most common sources of landlord-tenant disagreement.

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A dispute may concern:

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• Unpaid rent

• Late rent

• Disputed payments

• Rent increases

• Rent determination

• Rent adjustment

• Security deposits

• Common expenses

• Utility payments

• Claims following termination

 

The parties should be careful about relying on general statements such as “the landlord can increase the rent by X%” or “the tenant can remain for Y years.”

 

Turkish rental legislation has changed over time, and the applicable rules can depend on the date and circumstances of the tenancy.

 

The official legislation database should be consulted together with the actual lease and relevant legal provisions.

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Rent Increase Questions

Rent increases can become particularly sensitive when a tenancy continues for several years.

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The applicable legal assessment may require consideration of:

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1. The date on which the lease began

2. The contractual rent

3. Previous increases

4. The relevant statutory rules

5. The length of the tenancy

6. Any applicable rent-determination mechanism

7. Notices exchanged between the parties

8. Whether the dispute has reached mediation or litigation

 

A current market listing for a similar apartment is not, by itself, enough to determine the legal rent payable under a particular tenancy.

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Rent Determination

Turkish law contains mechanisms concerning the determination of rental amounts in qualifying circumstances.

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A rent-determination dispute can involve evidence concerning comparable properties, the characteristics of the particular property, the history of the tenancy and the applicable legal requirements.

 

These cases are therefore different from simply checking online property advertisements.

 

A lawyer can review the tenancy history and determine what type of claim or response may be appropriate.

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Security Deposits in Istanbul Rentals

Security deposits are another frequent source of disagreement.

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At the beginning of a tenancy, the parties may agree on a deposit to protect the landlord against certain obligations. At the end, however, disagreement can arise over whether deductions are justified.

 

Examples include alleged:

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• Property damage

• Unpaid rent

• Unpaid expenses

• Missing items

• Repair costs

• Cleaning-related claims

 

For both sides, documentation can make a significant difference.

 

A tenant can benefit from recording the condition of the property when moving in. A landlord can benefit from maintaining an inventory, photographs, handover records and invoices for genuine repair expenses.

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A clear paper trail can be far more useful than trying to reconstruct what happened months or years later.

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Landlord Rights and Responsibilities

Being the owner of a property does not mean that every method of recovering possession or collecting money is legally available.

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Landlords should understand the applicable rules before taking action against a tenant.

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Collecting Rent

Where rent is unpaid, the appropriate legal response depends on the tenancy, the payment history, the relevant documents and the remedy being pursued.

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Bank records, receipts, correspondence and formal notices may become important evidence.

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Maintaining the Property

Landlord and tenant responsibilities concerning maintenance and repairs depend on the circumstances and applicable law.

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A landlord should not assume that every repair automatically belongs to the tenant, and a tenant should not assume that every defect automatically belongs to the landlord.

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The cause of the problem, the nature of the repair, the lease and the relevant statutory provisions should be examined.

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Protecting the Property

Landlords may have legitimate concerns where a tenant:

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• Uses the property contrary to the agreement

• Causes significant damage

• Sublets without permission where permission is legally required

• Uses the property for an unauthorized purpose

• Fails to comply with important contractual obligations

 

The correct legal response depends on the circumstances.

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Tenant Rights and Responsibilities

Tenants also have important legal obligations.

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A tenant generally needs to comply with the lease and applicable Turkish law, including obligations concerning rent, proper use and care of the property.

 

At the same time, tenants may require legal advice if they face:

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• An alleged unlawful eviction attempt

• A disputed rent demand

• A deposit dispute

• Problems concerning repairs

• Interference with lawful possession

• An allegation of breach

• An eviction proceeding

• A dispute following a property sale

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The fact that a tenant has legal protections does not mean that every landlord demand is unlawful, just as the fact that a landlord owns the property does not mean every demand is automatically enforceable.

 

The actual documents and circumstances matter.

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Eviction Law in Turkey

Eviction is one of the areas where landlords and tenants should be particularly careful.

 

A landlord cannot simply assume that a tenant can be removed whenever the owner wants the property back. Turkish law contains specific grounds and procedures concerning termination and eviction.

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Depending on the circumstances, a dispute may involve:

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• Non-payment of rent

• Repeated late payment

• Expiry or termination issues

• A valid eviction undertaking

• The landlord's need for the property

• Reconstruction or substantial renovation

• Acquisition of the property by a new owner

• Breach of the lease

• Unauthorized use

• Unauthorized subletting

• Other statutory grounds

 

The correct procedure can depend on the legal ground being relied upon.

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Eviction Undertaking — Tahliye Taahhütnamesi

An eviction undertaking, commonly referred to as a tahliye taahhütnamesi, can be important in Turkish rental disputes.

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However, not every document described as an eviction undertaking will necessarily have the same legal effect.

 

The circumstances surrounding its preparation and signature may matter, as can:

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• The date of the document

• The date specified for vacating

• The circumstances in which it was signed

• The identity of the parties

• The wording

• Compliance with applicable legal requirements

• Subsequent conduct

 

A landlord considering enforcement of an eviction undertaking, or a tenant who has been asked to leave on the basis of one, should have the document reviewed rather than relying solely on a generic explanation.

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New Property Owner and Existing Tenant

Buying an occupied property in Istanbul can create a different set of legal questions from buying an empty apartment.

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A purchaser should investigate the existing tenancy before completing the investment.

 

Important questions may include:

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• Is there a written lease?

• When did the lease begin?

• Who is the tenant?

• Is rent currently being paid?

• Are there arrears?

• Has an eviction undertaking been signed?

• Is there an ongoing dispute?

• What is the property's intended future use?

• Does the purchaser want vacant possession?

• Does the purchaser intend to use the property personally?

• Does the purchaser intend to rent it?

• Is short-term rental part of the investment plan?

 

A property that appears attractive on paper may have a very different legal and commercial profile if it is already occupied.

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Airbnb and Short-Term Rentals in Istanbul

The legal position becomes particularly important when an owner wants to rent an Istanbul residence for short stays.

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Turkey has a specific legal framework for residences rented for tourism purposes for 100 days or less.

 

Law No. 7464, concerning the rental of residences for tourism purposes and amendments to certain laws, introduced a specific regulatory regime for these activities.

 

The Ministry of Culture and Tourism and provincial culture and tourism directorates publish official information about tourism-purpose rentals, while the official legislation database contains the underlying legislation.

 

This means that an owner should not treat an Airbnb listing as simply another residential lease.

 

The legal questions can be different.

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Is Airbnb Legal in Istanbul?

There is no useful one-word answer for every property.

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A property may be used for short-term tourism accommodation only if the applicable legal and regulatory requirements have been satisfied.

 

For qualifying tourism-purpose rentals of 100 days or less, the relevant Tourism Rental Permit Certificate is a central issue.

 

The Ministry of Culture and Tourism also maintains official information concerning residences holding tourism-purpose rental permissions.

 

Property owners can consult the Ministry's official information on certified tourism-purpose residences.

 

The precise legal position should nevertheless be checked against the property and the proposed rental model.

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The 100-Day Rule

The 100-day threshold is an important starting point when assessing short-term accommodation.

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The tourism-purpose rental framework covers the rental of a residence to users for a single period of 100 days or less.

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The official Ministry information on tourism-purpose residential rentals explains the relevant framework.

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An owner should therefore not assume that changing the description of a booking or calling the arrangement something other than an “Airbnb rental” removes it from the regulatory framework.

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The actual arrangement matters.

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Tourism Rental Permit Certificate

Where the short-term rental regime applies, the required permit should be dealt with before operating the property.

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The Ministry of Culture and Tourism's official guidance and relevant provincial directorates provide information concerning applications and requirements.

 

Applications and administrative procedures may involve the Turkish e-Government system and the competent authorities depending on the property and circumstances.

 

For a property owner, this is not merely a paperwork issue.

 

Operating first and asking about compliance later can create avoidable legal and financial exposure.

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Airbnb Advertising Requirements

The way a tourism-purpose property is advertised also matters.

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Official guidance has addressed requirements concerning advertisements for permitted tourism-purpose rental residences, including information identifying the property and its permit.

 

Owners should therefore review listings on platforms and other websites to make sure that the information being presented is accurate and consistent with the property's legal status.

 

This can be particularly important where a property is marketed through several platforms at the same time.

 

A listing created by an employee, property manager or third-party agency should not be assumed to be legally compliant simply because the owner did not personally write it.

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Apartment Buildings, Condominium Law and Airbnb

Owning an apartment does not automatically answer every question about how that apartment can be used.

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For a proposed short-term rental, it may be necessary to examine:

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• The title deed

• The registered nature of the property

• The condominium structure

• The management plan

• Building rules

• Required approvals or consents

• Tourism-purpose rental legislation

• Permit requirements

• Advertising rules

• Other applicable regulations

 

This is particularly important in apartment buildings where other owners may be affected by frequent guest turnover.

 

The Turkish legislation database should be consulted for the applicable condominium legislation, including the Condominium Ownership Law.

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Can an Apartment Owner Start Airbnb Without Checking the Building Rules?

An owner should not assume that title ownership alone settles the question.

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The property's condominium status and management arrangements may affect its use. At the same time, tourism legislation may impose separate requirements.

 

These issues should be considered together before the property is placed on a short-term rental platform.

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Airbnb, Guest Information and Turkish Data Protection Law

Short-term accommodation operators often collect personal information from guests.

 

Depending on the operation, this may include:

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• Name

• Identification information

• Telephone number

• Email address

• Booking information

• Payment information

• Arrival and departure information

• Communication records

 

The Turkish Personal Data Protection Law No. 6698 (KVKK) may therefore become relevant.

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The Personal Data Protection Authority provides official information about Turkish data-protection requirements, including the Personal Data Protection Law No. 6698.

 

A rental business should consider:

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• Why guest information is being collected

• What legal basis applies

• What information is necessary

• How the information is stored

• Who can access it

• Whether it is shared with third parties

• How long it is retained

• Whether information is transferred outside Turkey

• What information is provided to guests about processing

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Where an international platform is involved, cross-border data-transfer questions may require additional analysis.

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Tax Issues for Landlords and Airbnb Operators

Rental income can have Turkish tax consequences.

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The tax treatment may differ depending on the nature and structure of the activity.

 

For example, an ordinary property rental may raise different tax questions from a more organized short-term accommodation operation involving frequent bookings, services and commercial activity.

 

The Turkish Revenue Administration (Gelir İdaresi Başkanlığı) publishes official information concerning rental income and taxation.

 

Owners should consider the tax position before choosing a rental model rather than assuming that all rental income is treated identically.

 

Where appropriate, legal and tax advice should be coordinated.

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Mandatory Mediation in Rental Disputes

One of the most important procedural developments for landlord-tenant disputes in Turkey is mandatory mediation before litigation in covered rental disputes.

 

Since 1 September 2023, applications to mediation have become a prerequisite for bringing many rental disputes before the courts, subject to statutory exceptions. The Turkish Ministry of Justice confirms the application of mandatory mediation to rental disputes, while the Mediation Department of the Ministry of Justice provides further official information.

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The relevant framework can cover disputes arising from rental relationships, including matters such as:

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• Eviction

• Rent disputes

• Rent determination

• Certain compensation claims

• Other disputes arising from the rental relationship

 

The precise procedural requirement should be checked against the particular claim.

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Why Mediation Matters

Mediation gives landlords and tenants an opportunity to resolve their dispute before proceeding to litigation where the law requires mediation as a condition of bringing the case.

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An agreement may address matters such as:

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• Vacating dates

• Payment of arrears

• Future rent

• Deposit arrangements

• Repair obligations

• Settlement payments

• Other agreed terms

 

If the parties do not reach an agreement, the legal process may continue in accordance with the applicable procedural rules.

 

The Ministry of Justice's official mediation information provides resources for understanding the system.

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Rental Litigation in Istanbul

Not every landlord-tenant dispute can be resolved through negotiation or mediation.

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Court proceedings may become necessary in disputes involving:

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• Eviction

• Rent determination

• Rent payment

• Compensation

• Property damage

• Deposit recovery

• Breach of contract

• Possession

• Other lease-related claims

 

Before starting litigation, it is useful to establish exactly what the legal claim is, what evidence supports it and whether any preliminary procedural requirement applies.

 

A strong-looking argument can still encounter procedural problems if the wrong legal route is chosen or a required step is missed.

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Evidence in Rental Disputes

Rental disputes are often decided through documents and other evidence.

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Useful records can include:

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• Lease agreements

• Renewal agreements

• Bank statements

• Rent receipts

• Written notices

• Emails

• WhatsApp conversations

• Photographs

• Videos

• Property inspection records

• Inventory lists

• Repair invoices

• Expert reports

• Building management documents

• Tourism rental permits

• Online advertisements

• Booking records

• Tax records

 

Both landlords and tenants should keep important records throughout the tenancy.

 

For example, photographs taken when a tenant moves into an apartment can become useful if there is later disagreement about whether damage existed before the tenancy.

 

Similarly, landlords should keep records showing repairs, payments and communications rather than relying on memory.

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Subletting and Unauthorized Use

A tenant may sometimes wish to allow another person to occupy the property or rent it to someone else.

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This can raise contractual and legal questions.

 

The analysis may depend on:

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• The lease

• The nature of the proposed arrangement

• Consent requirements

• The intended use

• Applicable Turkish law

• Whether the arrangement is residential or tourism-related

• Whether the property is being advertised commercially

 

An ordinary residential lease should not automatically be treated as permission to operate a short-term accommodation business.

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Can a Tenant Put a Rental Property on Airbnb?

A tenant should not assume that being the tenant gives them the right to list the property on Airbnb or another short-term rental platform.

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The tenant's rights under the lease, the landlord's position, Turkish rental law, tourism-purpose rental legislation and condominium-related rules may all become relevant.

 

The question should be reviewed before the property is advertised or bookings are accepted.

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Commercial and Corporate Tenancies

Not every rental in Istanbul involves an individual tenant.

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Companies may lease:

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• Offices

• Shops

• Warehouses

• Residential accommodation for employees

• Commercial premises

• Other business-related property

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Corporate leases may raise additional questions about:

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• Signatory authority

• Company approvals

• Permitted use

• Guarantees

• Payment obligations

• Tax documentation

• Assignment

• Subleasing

• Termination

• Business licenses

• Dispute resolution

 

Where a company is renting premises for a regulated business activity, additional legislation may apply.

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Rental Property Investment in Istanbul

For an investor, the legal question often begins before the property is purchased.

 

An investor may be looking at a property because of its expected rental income, long-term appreciation, tourism demand or potential for short-term accommodation.

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Those expectations should be tested against the legal position of the property.

 

Before purchasing an income-producing property, an investor may want to establish:

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Ownership

Who owns the property, and are there registered rights, restrictions or encumbrances?

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Existing Tenancy

Is someone already occupying the property?

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Lease

What does the existing lease say?

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Rent

What rent is actually being paid, and is there any arrears?

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Possession

If vacant possession is important, what is the legal position?

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Intended Use

Will the investor live in the property, make a conventional long-term rental, or consider short-term tourism accommodation?

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Airbnb Compliance

If short-term accommodation is part of the business model, does the property qualify and can the required permit be obtained?

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Condominium Restrictions

Do the building's arrangements create additional considerations?

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Tax

What tax consequences could arise from the proposed rental model?

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These questions are especially important for foreign investors who may be relying on professional projections of rental income.

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Legal Issues for Foreign Property Owners

Foreign investors sometimes purchase property in Istanbul from abroad and appoint local representatives or property managers.

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This can make clear documentation particularly important.

 

A foreign owner may need assistance with:

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• Power of attorney

• Lease drafting

• Tenant communications

• Rent collection

• Eviction matters

• Property management arrangements

• Short-term rental compliance

• Tourism permits

• Condominium issues

• Mediation

• Litigation

• Tax-related coordination

 

A property owner living outside Turkey may also want to establish clearly who has authority to communicate with tenants and who can take legal action when necessary.

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Property Managers and Rental Agencies

Some landlords use professional property managers or rental agencies.

This can make day-to-day management easier, but it does not necessarily remove the owner's legal responsibilities.

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A property owner should understand:

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• What the manager is authorized to do

• Who signs leases

• Who receives rent

• Who handles repairs

• Who communicates with tenants

• Who manages online listings

• Who handles guest information

• Who is responsible for regulatory compliance

• What happens when a dispute arises

 

Written management arrangements can help avoid misunderstandings between the owner and the manager.

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Common Mistakes in Istanbul Rental Matters

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Signing a Generic Lease Without Reviewing It

A template found online may not reflect the property or the actual arrangement.

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Assuming Ownership Means Immediate Possession

A property can be sold with an existing tenancy. The purchaser should understand the legal position before relying on an assumption that the tenant can simply be removed.

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Treating Airbnb as an Ordinary Rental

Short-term tourism rentals have their own regulatory framework.

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Starting Short-Term Rentals Before Checking Permit Requirements

Where a Tourism Rental Permit Certificate is required, the issue should be addressed before operations begin.

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Ignoring Condominium Rules

An apartment's title does not necessarily answer every question about its permissible use.

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Relying on Verbal Agreements

Important changes should be documented appropriately.

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Trying to Evict a Tenant Informally

Changing locks, removing belongings or taking other self-help measures can create further legal problems. The applicable legal procedure should be followed.

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Ignoring Mediation

Where mandatory mediation applies, it is an important procedural step before litigation.

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Keeping Poor Records

Rental disputes are often easier to resolve when payments, messages, notices and property-condition records have been preserved.

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Assuming Old Legal Advice Is Still Current

Rental law has changed in recent years. Advice based on an older article may no longer describe the current legal position.

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How Kurucuk & Associates Helps With Rental and Airbnb Matters

At Kurucuk & Associates, we understand that a rental problem is rarely just about the rent.

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For a landlord, the issue may be an investment that needs to generate income. For a tenant, it may be the home or business premises they depend on. For an overseas investor, a dispute in Istanbul can be particularly difficult to manage from another country.

 

Our legal work may include the following.

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Lease Drafting and Review

We review and prepare rental agreements with attention to the property, intended use, contractual obligations and applicable Turkish law.

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Landlord-Tenant Disputes

We advise landlords and tenants concerning rent, deposits, repairs, contractual breaches, termination and related disputes.

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Eviction Matters

We assess the available legal grounds and procedures where a landlord seeks possession or a tenant is facing an eviction claim.

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Rent and Payment Disputes

We assist with disputes concerning unpaid rent, rent increases, rent determination and related claims.

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Eviction Undertakings

We review tahliye taahhütnames and advise clients concerning their potential legal effect and enforcement.

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Airbnb and Short-Term Rental Matters

We advise property owners and investors on legal issues surrounding tourism-purpose short-term rentals, including the applicable permit regime.

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Property and Condominium Issues

We examine property-use questions involving condominium arrangements, management plans and other real estate considerations.

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Mediation

Where mandatory or voluntary mediation is appropriate, we assist clients in preparing their position and participating in the process.

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Rental Litigation

Where a dispute cannot be resolved, we represent clients in appropriate court proceedings.

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International Clients

We assist foreign individuals, investors and businesses dealing with Turkish rental and real estate matters in Istanbul.

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Why Early Legal Advice Can Make a Difference

Many rental disputes become difficult because the parties seek legal advice only after the relationship has broken down.

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A landlord may discover too late that the intended eviction route does not work in the way expected.

 

A tenant may sign a document without understanding its significance.

 

An investor may purchase a property without examining the existing tenancy.

 

An Airbnb operator may begin taking reservations before checking whether the property meets the applicable short-term rental requirements.

 

These problems are not always impossible to resolve, but early legal review can make the situation clearer and may prevent avoidable disputes.

 

The right time to ask a legal question is often before signing the lease, purchasing the property, advertising the accommodation or sending a termination notice.

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Frequently Asked Questions

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Can I rent my apartment in Istanbul through Airbnb?

It depends on the proposed rental arrangement and the applicable Turkish regulations. Tourism-purpose rentals falling within the 100-day-or-less framework are subject to specific rules and permit requirements.

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The Ministry of Culture and Tourism publishes official information concerning tourism-purpose rental residences.

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Is a Tourism Rental Permit Certificate required?

For qualifying tourism-purpose residential rentals within the applicable short-term framework, a Tourism Rental Permit Certificate is required.

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The current requirements should be checked with the competent authority and against the particular property.

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Does the 100-day rule apply to Airbnb rentals?

The Turkish tourism-purpose rental framework specifically addresses the rental of residences to users for periods of 100 days or less.

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The actual structure and circumstances of the rental should be examined rather than relying only on how the property is described in an online advertisement.

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Can a tenant operate an Airbnb from a rented apartment?

A tenant should not assume that a normal residential lease permits short-term commercial accommodation.

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The lease, Turkish rental law, tourism regulations, condominium rules and other applicable requirements should be reviewed before the property is advertised.

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Can a landlord evict a tenant whenever they want to sell the property?

The sale of a property and the termination of an existing tenancy are separate legal questions.

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The lease, statutory provisions, timing, notices and applicable grounds for termination should be examined before action is taken.

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Can a landlord change the locks if a tenant refuses to leave?

Landlords should not attempt informal self-help eviction. The appropriate legal procedure should be followed according to the circumstances.

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Are rental disputes subject to mandatory mediation in Turkey?

Many rental disputes are subject to mandatory mediation before litigation. The Ministry of Justice states that this requirement has applied to covered rental disputes since 1 September 2023.

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The official Ministry of Justice mediation information explains the applicable framework.

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Can a landlord increase rent without limitation?

There is no single rule that applies to every rental relationship.

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The applicable legal provisions can depend on the tenancy, its duration, the relevant period and other circumstances. The current legislation should be checked rather than relying on an old percentage or internet post.

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What happens to a tenant when an apartment is sold?

The legal position depends on the existing tenancy and applicable Turkish law. A purchaser should examine the lease and occupancy situation before completing a property investment where possession is important.

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Does Turkish data-protection law apply to Airbnb guest information?

Personal information processed by rental operators may fall within the scope of Turkish data-protection legislation.

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The Personal Data Protection Authority and the official text of Law No. 6698 provide the primary sources for understanding the Turkish data-protection framework.

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Are Airbnb earnings taxable in Turkey?

Rental income and short-term accommodation income can have Turkish tax consequences. The applicable treatment depends on the nature and structure of the activity.

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The Turkish Revenue Administration provides official tax information, but individual circumstances may require professional tax advice.

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Should I check the property before buying an Istanbul rental investment?

Yes. An investor should consider ownership, existing tenants, lease terms, rent, possession, permitted use, condominium matters, short-term rental requirements and tax considerations before relying on a rental-income projection.

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Official Turkish Legal and Regulatory Resources

For anyone researching Turkish rental and Airbnb law, primary government sources are more useful than relying exclusively on property blogs, platform articles or old online guides.

 

The following official resources can help:

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• Turkish legislation — Mevzuat Bilgi Sistemi — official access to Turkish legislation.

• Turkish Code of Obligations No. 6098 — principal legislation governing lease relationships.

• Condominium Ownership Law No. 634 — relevant to condominium ownership and building-related matters.

• Law No. 7464 — legislation concerning the rental of residences for tourism purposes.

• Ministry of Culture and Tourism — official tourism administration and information.

• Official information on tourism-purpose rental residences — information concerning residences operating under the tourism-purpose rental framework.

• Provincial Culture and Tourism Directorate information — Istanbul-specific tourism administration and guidance.

• Ministry of Justice — official information concerning Turkish justice and legal procedures.

• Mediation Department of the Ministry of Justice — official mediation resources.

• Personal Data Protection Authority — official Turkish data-protection authority.

• Law No. 6698 on the Protection of Personal Data — principal Turkish data-protection legislation.

• Turkish Revenue Administration — official tax information and guidance.

• e-Devlet Kapısı — Turkey's official e-Government portal.

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Rental and Airbnb Lawyers in Istanbul

Rental law in Istanbul is not limited to the landlord's right to collect rent or the tenant's right to remain in a property.

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A single property can raise questions of contract law, Turkish rental law, condominium law, enforcement, mediation, litigation, taxation, data protection and tourism regulation.

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The legal questions also change depending on what the owner intends to do.

 

A family renting an apartment for several years is in a different legal situation from an investor purchasing an occupied apartment. An ordinary long-term rental is different from a property being marketed for frequent short stays. A tenant operating an apartment through a platform may face different issues from an owner operating a permitted tourism-purpose residence.

 

That is why rental advice should begin with the actual property and the actual arrangement, rather than with a generic answer.

 

Kurucuk & Associates advises Turkish and international clients on landlord-tenant, rental, Airbnb, short-term accommodation and related real estate matters in Istanbul.

 

Our approach is to understand the documents, the property, the intended use, the chronology and the applicable Turkish legal framework before determining what legal options may be available.