Lease disputes are among the most common legal matters we handle. In nearly every case, the issue is not that the contract was unfair — it is that one or both parties misunderstood their rights and obligations under Turkish law.

1. Rent Increases Are Capped — Not Negotiable

Under Article 344 of the Turkish Code of Obligations, rent increases for renewed residential and commercial leases are capped at the twelve-month average of the Consumer Price Index (TÜFE), as published by TÜİK. For April 2026, this rate is 32.82%. Any contractual provision exceeding this rate is unenforceable.

The temporary 25% cap that was in effect between June 2022 and July 2024 has expired. The current ceiling is the TÜFE average.

There is one exception: if the lease has been in effect for five years or more, either party may file a rent determination lawsuit. In such cases, the court appoints an expert to assess market value and is not bound by the TÜFE limit.

2. Deposits Have Clear Rules That Are Rarely Followed

Under the Turkish Code of Obligations, a security deposit for residential leases cannot exceed three months' rent. If the deposit is paid in cash, the landlord is required to place it in a bank account, and the interest accrues to the tenant.

At the end of the lease, the landlord may only deduct amounts corresponding to actual, documented damage or unpaid obligations. A general claim of "wear and tear" is not sufficient.

3. Early Termination Exists — Under Conditions

Under Article 325 of the Turkish Code of Obligations, a tenant may terminate a lease early if a replacement tenant is found who is willing to assume the lease under the same conditions. Once such a tenant is presented, the original tenant's obligation to pay rent is limited to a reasonable transition period.

For definite-term leases, the tenant must also provide written notice at least fifteen days before the end of the lease term. If no notice is given, the lease is automatically renewed for one year.

A Note on Prevention

Lease disputes escalate when parties act on incomplete information. A brief consultation before signing a lease — or before responding to an increase demand — can prevent months of litigation.

The most effective protection is not a better contract clause. It is understanding the rights that already exist under Turkish law.