{"id":10202,"date":"2025-06-13T12:24:18","date_gmt":"2025-06-13T12:24:18","guid":{"rendered":"https:\/\/azelhukuk.com\/?p=10202"},"modified":"2026-02-02T13:39:47","modified_gmt":"2026-02-02T13:39:47","slug":"can-landlords-terminate-the-tenancy-agreement","status":"publish","type":"post","link":"https:\/\/azelhukuk.com\/en\/ev-sahipleri-kira-sozlesmesini-feshedebilir-mi\/","title":{"rendered":"Can Landlords Terminate the Tenancy Agreement? Here Are All the Grounds for Termination"},"content":{"rendered":"<div data-elementor-type=\"wp-post\" data-elementor-id=\"10202\" class=\"elementor elementor-10202\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-a4282a8 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"a4282a8\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-100 elementor-top-column elementor-element elementor-element-2fd17df\" data-id=\"2fd17df\" data-element_type=\"column\" data-e-type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-1889b8a elementor-widget elementor-widget-text-editor\" data-id=\"1889b8a\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p><span style=\"font-weight: 400;\">Residential and roofed workplace tenancies give rise to certain rights and obligations for both tenants and landlords. In this article, we examine in particular under which circumstances and how landlords can terminate the tenancy agreement, up-to-date <\/span><a href=\"https:\/\/www.resmigazete.gov.tr\/eskiler\/2011\/02\/20110204-1.htm\" target=\"_blank\" rel=\"noopener\"><span style=\"font-weight: 400;\">Code of Obligations<\/span><\/a><span style=\"font-weight: 400;\"> We declare in accordance with its provisions.<\/span><\/p><h2><b>How Does a Tenancy Agreement End?<\/b><\/h2><p><span style=\"font-weight: 400;\">Pursuant to Article 299 of the Turkish Code of Obligations (TCO) numbered 6098, a tenancy agreement is based on the granting of the use of immovable property to the tenant in exchange for the payment of rent. Tenancy agreements may be terminated in two ways:<\/span><\/p><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">By Notification<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">By Litigation<\/span><\/li><\/ul><p><span style=\"font-weight: 400;\">We have explained each reason for termination in detail below.<\/span><\/p><h3><strong>Right to terminate by notice<\/strong><\/h3><h4><strong>Right of Termination in Fixed-Term Contracts<\/strong><\/h4><p><span style=\"font-weight: 400;\">According to Article 347 of the TCO, if the tenant does not give written notice at least 15 days before the termination of the contract, the contract is automatically extended for another year. The lessor cannot exercise the right of termination based on the expiration of the contract term.<\/span><\/p><p><span style=\"font-weight: 400;\">However, at the end of the 10-year period, the lessor may terminate the agreement without stating any reason by giving written notice at least 3 months before the end of each extension year.<\/span><\/p><p><span style=\"font-weight: 400;\">\ud83d\udcd8 <\/span><a href=\"https:\/\/www.ilhanhelvacidersleri.com\/turk-borclar-kanunu\/turk-borclar-kanunu-madde-347\" target=\"_blank\" rel=\"noopener\"><span style=\"font-weight: 400;\">TCO Art. 347 \u2013 Period of Extension and Notice<\/span><\/a><\/p><h4><strong>Right of Termination in Contracts of Indefinite Duration<\/strong><\/h4><p><span style=\"font-weight: 400;\">The tenant at any time, and the landlord from the start of the tenancy onwards <\/span><b>After 10 years <\/b><span style=\"font-weight: 400;\">The contract may be terminated by a notice of termination in accordance with general provisions. The notices must be in writing.<\/span><\/p><h4><strong>Family Home Status<\/strong><\/h4><p><span style=\"font-weight: 400;\">If the rented property is used as a family home, the tenant cannot terminate the agreement without the explicit consent of their spouse. If consent is not given, a court order may be required. Furthermore, the termination notice must be served separately to both the tenant and the spouse.<\/span><\/p><h3><strong>Right to Termination Through the Courts<\/strong><\/h3><p>The right to terminate may arise under the Turkish Code of Obligations for different legal reasons depending on the situation of the lessor or the lessee. These reasons and general termination circumstances are examined below.<\/p><h4><strong>Reasons Arising from the Landlord<\/strong><\/h4><h5><strong>Residential or Commercial Property Requirement<\/strong><\/h5><p><span style=\"font-weight: 400;\">if the lessor, their spouse, descendants\/ascendants or persons whom they are obliged to look after have a need, at the end of the term in fixed-term agreements, or in accordance with the termination period and notification in indefinite-term agreements <\/span><b>A claim must be filed within 1 month<\/b><span style=\"font-weight: 400;\">.<\/span><\/p><h5><strong>Reconstruction or Development<\/strong><\/h5><p><span style=\"font-weight: 400;\">If reconstruction or a zoning plan makes the use of the leased property impossible, a lawsuit must be filed within the appropriate notice period for termination\u2014at the end of the term for fixed-term leases, and in accordance with general provisions for indefinite-term leases.<\/span><\/p><p><span style=\"font-weight: 400;\">\ud83d\udcd8 <\/span><a href=\"https:\/\/www.ilhanhelvacidersleri.com\/turk-borclar-kanunu\/turk-borclar-kanunu-madde-350\" target=\"_blank\" rel=\"noopener\"><span style=\"font-weight: 400;\">TCC art. 350 \u2013 Requirement and Reconstruction<\/span><\/a><\/p><h5><strong>Requirement of the New Owner<\/strong><\/h5><p><span style=\"font-weight: 400;\">The new owner who acquires the leased property, as from the date of acquisition <\/span><b>Written notice to the tenant within 1 month<\/b><span style=\"font-weight: 400;\"> by doing, <\/span><b>Eviction lawsuit after 6 months<\/b><span style=\"font-weight: 400;\"> may file a lawsuit. Alternatively, the right to file a lawsuit is also reserved at the end of the period.<\/span><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-2f078ce elementor-widget elementor-widget-image\" data-id=\"2f078ce\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"image.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<img fetchpriority=\"high\" decoding=\"async\" width=\"1024\" height=\"691\" src=\"https:\/\/azelhukuk.com\/wp-content\/uploads\/2025\/06\/2-1-1024x691.jpg\" class=\"attachment-large size-large wp-image-10204\" alt=\"\" srcset=\"https:\/\/azelhukuk.com\/wp-content\/uploads\/2025\/06\/2-1-1024x691.jpg 1024w, https:\/\/azelhukuk.com\/wp-content\/uploads\/2025\/06\/2-1-300x203.jpg 300w, https:\/\/azelhukuk.com\/wp-content\/uploads\/2025\/06\/2-1-768x518.jpg 768w, https:\/\/azelhukuk.com\/wp-content\/uploads\/2025\/06\/2-1-1536x1037.jpg 1536w, https:\/\/azelhukuk.com\/wp-content\/uploads\/2025\/06\/2-1.jpg 1600w\" sizes=\"(max-width: 1024px) 100vw, 1024px\" \/>\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-bb0c0c9 elementor-widget elementor-widget-text-editor\" data-id=\"bb0c0c9\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<h4><strong>Reasons Originating from the Tenant<\/strong><\/h4><h5><strong>Deed of Eviction<\/strong><\/h5><p><span style=\"font-weight: 400;\">If the tenant has given a written commitment to vacate the immovable property by a specific date and fails to fulfil this commitment, the lessor may, as from the date of the commitment, <\/span><b>within a month<\/b><span style=\"font-weight: 400;\"> They can request eviction by initiating enforcement proceedings or filing a lawsuit.<\/span><\/p><h5><strong>Two Valid Notices<\/strong><\/h5><p><span style=\"font-weight: 400;\">If the tenant has received valid notices for failing to pay the rent twice within a year, the landlord may, at the end of the lease year in which the notices were given, <\/span><b>eviction lawsuit within 1 month<\/b><span style=\"font-weight: 400;\"> can open.<\/span><\/p><h5><strong>Home ownership<\/strong><\/h5><p><span style=\"font-weight: 400;\">If the tenant or their spouse has suitable housing to live in within the same district or town, and this fact was not known when the tenancy agreement was made, the lessor <\/span><b>within 1 month from the end of the contract<\/b><span style=\"font-weight: 400;\"> He can file an eviction lawsuit.<\/span><\/p><h3><strong>General Grounds for Termination<\/strong><\/h3><h4><strong>Tenant's Default<\/strong><\/h4><p><span style=\"font-weight: 400;\">If the tenant fails to pay the rent or additional expenses, the landlord <\/span><b>allowing a period of at least 30 days<\/b><span style=\"font-weight: 400;\"> and may give formal notice in writing that if payment is not made within this period, they will terminate the contract.<\/span><\/p><h4><strong>Breach of Duty of Care<\/strong><\/h4><p><span style=\"font-weight: 400;\">In situations such as the tenant damaging the property or behaving disrespectfully towards neighbours, the landlord may issue a written warning by <\/span><b>30-day period<\/b><span style=\"font-weight: 400;\"> In the event of severe damage or intolerability, it can <\/span><b>immediate termination<\/b><span style=\"font-weight: 400;\"> he acquires the right.<\/span><\/p><h4>Subletting Despite Subletting Prohibition<\/h4><p>It is not possible for the tenant to sublet the property to third parties, even though it is explicitly prohibited in the lease agreement. <a href=\"https:\/\/azelhukuk.com\/en\/subletting-despite-the-subletting-ban-eviction-compensation-and-legal-rights-of-the-landlord\/\" target=\"_blank\" rel=\"noopener\">Subleasing despite the sublease ban<\/a>, is a material breach of the tenancy agreement by the tenant, and this breach gives the landlord the right to terminate the agreement and file an eviction lawsuit. In residential or roofed workplace leases, the landlord first serves a formal notice with a deadline to the tenant; if the breach is not remedied, they may terminate the agreement and request eviction.<\/p><h3><strong>Grounds for Extraordinary Termination<\/strong><\/h3><h4><strong>Important Reasons<\/strong><\/h4><p><span style=\"font-weight: 400;\">If either of the parties can put forward a reason that makes the continuation of the tenancy agreement unbearable, they may terminate the agreement by complying with the statutory notice period. The court assesses the justification depending on the circumstances.<\/span><\/p><h4><strong>Bankruptcy of the Tenant<\/strong><\/h4><p><span style=\"font-weight: 400;\">If the tenant becomes bankrupt, the landlord may request security for the rental payments. If security is not provided, immediate termination is possible.<\/span><\/p><h4><strong>Death of a Tenant<\/strong><\/h4><p><span style=\"font-weight: 400;\">In the event of the tenant's death, the contract does not terminate. The heirs take over the contract and may terminate it with a notice in compliance with the Code of Obligations.<\/span><\/p><p><span style=\"font-weight: 400;\">\ud83d\udcd8 <\/span><a href=\"https:\/\/www.ilhanhelvacidersleri.com\/turk-borclar-kanunu\/turk-borclar-kanunu-madde-352\" target=\"_blank\" rel=\"noopener\"><span style=\"font-weight: 400;\">TCO Article 352 \u2013 Eviction, Default and Duty of Diligence<\/span><\/a><\/p><h2><b>Conclusion: Can the Lease Agreement be Terminated?<\/b><\/h2><p><span style=\"font-weight: 400;\">The landlord cannot terminate the tenancy agreement immediately without any reason. Termination of the tenancy agreement is only possible for valid reasons such as the tenant failing to pay rent, damaging the property, disturbing neighbours, the landlord needing the property for personal use, major renovations taking place, or a written eviction commitment, and generally through legal proceedings.\u00a0<\/span><\/p><p><span style=\"font-weight: 400;\">Also, if the tenancy agreement has been extended for 10 years, the landlord has the right to terminate the contract without giving a reason at the end of each year by giving at least 3 months' notice. Another right of the landlord is to have the rent amount redetermined according to the market value after 5 years have passed since the tenancy agreement <\/span><a href=\"https:\/\/azelhukuk.com\/en\/what-is-a-rent-determination-lawsuit-and-how-is-rent-increased-after-5-years\/\" target=\"_blank\" rel=\"noopener\"><span style=\"font-weight: 400;\">rent determination lawsuit<\/span><\/a><span style=\"font-weight: 400;\"> being able to open it.<\/span><\/p><p><span style=\"font-weight: 400;\">Landlords terminating a tenancy agreement is only possible within the framework of limited grounds provided for in the Turkish Code of Obligations. Therefore, in each case, taking into account the type and duration of the tenancy agreement and the legal status of the parties, <\/span><a href=\"https:\/\/azelhukuk.com\/en\/services\/tenancy-agreements\/\" target=\"_blank\" rel=\"noopener\"><span style=\"font-weight: 400;\">in tenancy law<\/span><\/a><span style=\"font-weight: 400;\"> Consulting an expert legal practitioner is of great importance.<\/span><\/p><p><span style=\"font-weight: 400;\">To get advice on the subject<\/span><a href=\"https:\/\/azelhukuk.com\/en\/contact\/\" target=\"_blank\" rel=\"noopener\"> <span style=\"font-weight: 400;\">Azel Law and Consultancy<\/span><\/a><span style=\"font-weight: 400;\"> you can get in touch.<\/span><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-8195037 elementor-widget elementor-widget-rt-cta\" data-id=\"8195037\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"rt-cta.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\n\n<!--=====================================-->\n<!--=     Call To Action Area Start     =-->\n<!--=====================================-->\n<section class=\"call-to-action-wrap-layout1 has-animation\">\n        <div class=\"animated-figure\">\n        <div class=\"translate-right-50 transition-100 opacity-animation transition-delay-100\">\n            <img decoding=\"async\" width=\"1600\" height=\"1080\" src=\"https:\/\/azelhukuk.com\/wp-content\/uploads\/2025\/06\/1-1.jpg\" class=\"attachment-full size-full\" alt=\"\" \/>        <\/div>\n    <\/div>\n        <div class=\"row\">\n        <div class=\"col-lg-8 col-12\">\n                        <div class=\"call-to-action-box-layout1\">\n                <h2 class=\"item-title\">For a fair, reliable and effective service...<\/h2>\n            <\/div>\n                    <\/div>\n        <div class=\"col-lg-4 col-12 d-flex align-items-center justify-content-center justify-content-lg-end\">\n                        <div class=\"call-to-action-box-layout1\">\n                <a href=\"https:\/\/azelhukuk.com\/en\/contact\/\" class=\"btn-fill\">Contact us!<\/a>\n            <\/div>\n                    <\/div>\n    <\/div>\n<\/section>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>","protected":false},"excerpt":{"rendered":"<p>Konut ve \u00e7at\u0131l\u0131 i\u015fyeri kiralar\u0131, hem kirac\u0131lar hem de ev sahipleri a\u00e7\u0131s\u0131ndan belirli hak ve y\u00fck\u00fcml\u00fcl\u00fckler do\u011furur. Bu yaz\u0131m\u0131zda \u00f6zellikle ev sahiplerinin kira s\u00f6zle\u015fmesini hangi hallerde ve nas\u0131l sona erdirebilece\u011fini g\u00fcncel T\u00fcrk Bor\u00e7lar Kanunu (TBK) h\u00fck\u00fcmlerine g\u00f6re a\u00e7\u0131kl\u0131yoruz. Kira S\u00f6zle\u015fmesi Nas\u0131l Sona Erer? 6098 say\u0131l\u0131 TBK\u2019n\u0131n 299. maddesi uyar\u0131nca kira s\u00f6zle\u015fmesi, bir ta\u015f\u0131nmaz\u0131n kullan\u0131m\u0131n\u0131n kirac\u0131ya&#8230;<\/p>","protected":false},"author":1,"featured_media":10203,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[55],"tags":[],"class_list":["post-10202","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-kira","aeen-post-thumb"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.2 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Ev Sahipleri Kira S\u00f6zle\u015fmesini Feshedebilir mi? \u0130\u015fte T\u00fcm Fesih Halleri<\/title>\n<meta name=\"description\" content=\"Ev sahibi kira s\u00f6zle\u015fmesini hangi \u015fartlarda feshedebilir? 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