“As a foreign landlord in Turkey, navigating the Turkey tenant eviction law can be complex. This 2025 guide explains how to lawfully evict a tenant in Turkey, covering legal grounds such as non‑payment of rent, landlord’s personal need, renovation, written eviction commitment (tahliye taahhütnamesi), and the newly introduced mandatory mediation process. Whether you’re dealing with residential or commercial rentals, this article helps you understand the eviction process in Turkey under the Turkish Code of Obligations (Law No. 6098).”

1. Legal Grounds for Eviction in Turkey

• Non‑Payment of Rent
  Eviction possible after serving two separate justified written notices within one rental year (via notary/mail), lawsuit must be filed within 1 month after rental year’s end.

• Landlord’s Genuine Personal Need
  If the landlord or close family genuinely needs the property (residence or workplace), they can evict. The need must be sincere, proven, continuous, and filed within statutory time limits.
• Note: The property may not be re‑rented to anyone other than the former tenant for three years.

• Major Renovation / Reconstruction
  If the property requires extensive work making it unusable, eviction may be sought. Notice and filing procedures resemble those for personal need. After eviction, same 3‑year re‑rental restriction applies.

• Eviction Commitment (“Tahliye Taahhütnamesi”)
  A valid signed written undertaking to vacate by a certain date allows enforcement or lawsuit if the tenant fails to comply. Must be signed voluntarily, after lease begins, with a definite date. Eviction must be initiated within one month thereafter.

• End of 10‑Year Tenancy (Fixed‑term Extension)
  After ten years of renewed tenancy, the landlord may terminate with three months’ notice before the end of an extension year. Lawful even without reason.

• Other Grounds (e.g., Lease Violations, Disturbance, Damage)
  Lease misuse, disturbance of neighbors, or property damage can constitute valid grounds—but require proper notice and court procedures.

• 2. Mandatory Mediation Since Sept 1, 2023

As of September 1, 2023, mediation is mandatory before filing eviction lawsuits (except in some enforcement cases like non-payment via enforcement). If mediation fails, a non‑settlement certificate enables filing. Lawsuits filed without mediation are dismissed.

Conclusion

By understanding legal grounds, adhering strictly to procedural timelines, integrating mandatory mediation, and documenting every step, foreign landlords can lawfully and effectively evict tenants in Turkey.