Can the Landlord Ask Me to Move Out When the Lease Ends? (2026 Updated Guide)
Can they say "the lease has expired, move out of the house"? This question was given a clear answer in a lawsuit heard in Bakırköy, Istanbul. The landlord wanted to evict the tenant after the lease agreement expired. However, the court clearly stated that the expiration of the term alone is not sufficient for eviction. Therefore, in terms of tenancy law, the termination of the contract does not produce results on its own.
Lawsuit Heard in Bakırköy: The Lease Expired but No Eviction Occurred
In this specific case, the parties made a lease agreement dated 03.02.2020 for an amount of 1,650 TL. After the term expired, the landlord sent two separate notices on 07.07.2023 and 21.07.2023. Despite this, the tenant did not vacate the house.
Following this, the landlord filed an eviction lawsuit on 17.08.2023. However, the court did not find the justifications in the notices sufficient. Furthermore, the judge emphasized that the expiration of the lease term alone does not constitute a reason for eviction.
As a result, the court dismissed the case. Consequently, the landlord had to pay approximately 18,000 TL in attorney fees and litigation costs.
What Happens When the Lease Agreement Ends? (TCO Art. 347)
According to the Turkish Code of Obligations, the legal relationship continues even if the lease agreement ends.
➡️ The contract automatically extends for 1 year
➡️ The tenant is not forced to leave
➡️ The landlord cannot say “the lease has ended, move out of the house”
Therefore, protecting the tenant is the fundamental principle.
In Which Situations Can a Landlord Request Eviction?
A landlord can only evict a tenant if certain conditions are met. This requires both a legal reason and a legal process.
1. If There is an Eviction Undertaking
If the tenant has provided a written eviction undertaking, the landlord can request eviction. However, this undertaking must be arranged subsequently and with a specific date.
2. Eviction Due to Necessity
If the landlord or their relatives want to reside in the property, they can file a lawsuit. However, the need must be real and sincere.
3. Reconstruction or Major Renovations
If the landlord wants to demolish and rebuild the building, they can request eviction. However, the renovation must be substantial and vacating the property must be mandatory.
4. The Situation of Two Valid Notices
If the tenant delays the rent payment twice within the same year, the landlord can file an eviction lawsuit. The important point here is that the notice must be based on rent debt.
They Cannot Say "The Lease Has Ended, Move Out" (Important Warning)
The following reasons are not sufficient for eviction on their own:
❌ The lease has ended
❌ I am going to sell the house
❌ I found a new tenant
❌ The rent is too low
❌ A family member is coming (without proof)
Therefore, the landlord cannot evict the tenant arbitrarily.
What Happens If the Landlord Evicts Forcibly?
If the landlord acts unlawfully, they will face serious consequences.
For example:
- If they cut off electricity, water, or natural gas
- If they change the locks
- If they apply pressure or threats
These actions constitute a crime. Additionally, the tenant can claim compensation.
Why Did the Court Dismiss the Case?
In the specific case, the court made the following findings:
- The notices did not constitute a reason for eviction
- The expiration of the term was not sufficient on its own
- The conditions in the TCO were not met
For this reason, the judge dismissed the case.
Conclusion: Is There Eviction When the Lease Agreement Ends?
The answer to the question "Can they say 'the lease has expired, move out of the house'?" is clear:
🔴 The expiration of the lease agreement does not constitute a reason for eviction on its own
🟢 The tenant does not move out without a court decision
⚖️ The landlord must follow a legal reason and a legal process
Therefore, the most important criterion in tenancy law is the combination of procedure + reason.
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