Last updated: 19 July 2026
Which Eviction Ground Applies?
A residential or roofed-workplace tenant can be removed only through a lawful ground and procedure. The end of the written lease term is generally not sufficient by itself. Non-payment, a valid eviction undertaking, two justified notices, genuine need, reconstruction, a new owner’s need, serious breach or the ten-year extension rule each follows a different timeline.
Landlords consulting an Antalya lawyer or a Serik lawyer should create a date table containing the lease start, renewal period, payment due dates, notices, acquisition date and any undertaking. Missing a one-month action period can prevent use of an otherwise valid ground.
If Rent Is Unpaid
The landlord may give written notice allowing the statutory payment period. For residential and roofed-workplace leases, the tenant must be given at least thirty days and informed that the lease may be terminated if payment is not made.
Alternatively, the landlord may start non-judgment enforcement for rent and eviction. The payment order generally provides seven days for objection and thirty days for payment. If the tenant does not pay and the proceeding becomes suitable for continuation, eviction may be requested from the enforcement court.
Eviction Based on a Written Undertaking
If the tenant gave a written undertaking after delivery to vacate on a specified date and remains in the property, the landlord may start enforcement or file an action within one month after the promised date. The original document and the circumstances of signing should be preserved.
A document signed at the same time as the lease, signed blank or signed by an unauthorised person may be disputed. If the property is a family home, the spouse’s legal position may also be relevant.
Two Justified Notices
If the tenant causes two justified written notices by failing to pay two separate rent instalments within one lease year, the landlord may file an action within one month after the end of that lease year. Payment made before service may affect whether the notice is justified.
Two letters concerning the same accumulated debt do not necessarily satisfy the rule. Each rent month, due date, payment and service record should be shown separately.
Main Eviction Grounds and Deadlines
| Ground | First action | Important timing point |
|---|---|---|
| Non-payment | Thirty-day written notice or enforcement with eviction request | Payment and objection periods begin with service. |
| Eviction undertaking | Enforcement or civil-court action | Generally within one month after the promised date. |
| Two justified notices | Two separate notices for different overdue rent instalments | Action within one month after the lease year ends. |
| Landlord’s need | Prepare evidence of a genuine and necessary need | Action periods depend on the fixed or indefinite term. |
| New owner’s need | Written notice within one month of acquisition | Action after six months or through the lease-end alternative. |
| Ten-year extension | Notice at least three months before the relevant renewal year ends | Available only after the statutory extension period. |
Eviction for the Landlord’s Need
The landlord may request eviction where the property is genuinely needed for the landlord, spouse, descendants, parents or another person the landlord is legally required to support. The need must be real, sincere and continuing. A desire to obtain a higher rent or a speculative future plan is not enough.
Housing, workplace, health, employment and family records may be relevant. After eviction based on need, the statutory restriction on re-letting and possible compensation rights of the former tenant should be considered.
New Owner’s Need
A buyer who acquires a leased property becomes the landlord and does not obtain an immediate right to remove the tenant. If a statutory need exists, the new owner may send written notice within one month after acquisition and file after six months. The new owner may alternatively use the route connected with the end of the lease period.
The tenant should be informed of the ownership change and new payment details through a reliable method. Payment to the former owner after proper notice may create separate issues.
Is Mandatory Mediation Required?
Lease-related court actions are generally subject to mandatory pre-litigation mediation. Eviction of leased immovable property through the specific non-judgment enforcement procedure is the statutory exception. The chosen route must therefore be identified before the application is made.
See which cases require mandatory mediation.
Which Documents Should Be Prepared?
- Lease agreement and attachments
- Current title record or proof of ownership
- Bank statements and rent-payment history
- Notarial notices, UETS records and service envelopes
- Original eviction undertaking
- Documents proving the landlord’s or new owner’s need
- Final mediation report where required
- Acquisition and registration dates for a new owner
Which Court or Enforcement Authority Is Used?
The civil court of peace generally hears lease-related eviction actions. If a valid eviction undertaking or rent-based enforcement file exists, the enforcement court may have authority over removal of the objection and eviction under the special procedure.
The broader tenant-eviction guide is available in the legal process for evicting a tenant in Türkiye.
How Is an Eviction Judgment Enforced?
If the tenant does not leave voluntarily, the judgment or enforceable order is submitted to the enforcement office. An enforcement order is served and, after the applicable period, enforcement officers carry out the eviction. The landlord should not change locks, remove possessions or disconnect utilities to force the tenant out.
Appeal, finalisation and postponement of enforcement depend on the judgment and procedural stage. These issues should be reviewed immediately after the decision.
Frequently Asked Questions
Can the landlord sue only because the written term ended?
Generally no for residential and roofed-workplace leases. A statutory eviction or termination ground is required.
Can a tenant be removed immediately after one late payment?
No. The statutory payment period and proper notice or enforcement procedure must be used.
Is a notarial notice required in every eviction case?
No. The need for written or notarial notice depends on the legal ground. Service and proof remain important.
What happens if mandatory mediation is skipped?
A court action within the mandatory scope may be dismissed procedurally. The enforcement-route exception should be assessed separately.
What if the tenant denies the signature on the undertaking?
The landlord may need to pursue the appropriate court action, and the original document and signature evidence become important.
Can a new owner evict the tenant immediately?
No. The statutory notice and waiting or lease-end routes must be followed.
Can the landlord personally remove the tenant after judgment?
No. Compulsory eviction must be carried out through the enforcement office.
Starting the Procedure That Matches the Eviction Ground
The most important step is selecting the correct ground before sending a notice or opening a file. Attorney Selin ÖNEM KONUR, through Likya Legal Consultancy, can review the lease, payment history, undertaking and mediation requirement for the individual case. For urgent assistance, contact us.
This article provides general information about tenant eviction under Turkish law. The applicable route and deadline depend on the lease, ground, service and evidence.
