Does the Tenancy Agreement Expire Upon Termination? (2026 Updated Guide)
Does eviction occur when the lease agreement expires?
In Turkey, the answer to this question is clear:
Does eviction occur when the lease agreement expires? This question is one of the most curious topics recently.
First of all, let us state this clearly: The expiration of the lease agreement does not constitute grounds for eviction on its own.
This is because Article 347 of the Turkish Code of Obligations provides a clear regulation. Accordingly, if the tenant continues to reside in the property even after the contract term expires, the contract automatically extends for 1 year.
Therefore, a landlord cannot evict a tenant simply by saying “the contract has ended.” Furthermore, the landlord cannot resort to illegal methods to pressure the tenant.
⚖️ What Does the Court Ruling Say?
For instance, a dispute heard in Bakırköy clearly illustrates this situation.
The landlord requested the eviction of the tenant because the lease agreement had expired. However, the tenant paid the rent regularly and did not vacate the property. Upon this, the landlord filed a lawsuit.
However, the Istanbul Civil Court of Peace rejected the case because the landlord did not base their claim on the grounds for eviction provided by law. For this reason, the court did not consider the expiration of the contract term sufficient alone.
🧾 In Which Situations Can a Landlord Request Eviction?
The answer to the question of whether eviction occurs when the lease ends depends on certain exceptions. Now let's examine these situations one by one:
1️⃣ If There is an Eviction Commitment
First of all, if the tenant provides a written eviction commitment, the landlord can request eviction.
Also, the commitment must contain a date.
In this case, the landlord can directly request eviction on the specified date.
2️⃣ Eviction Due to Need
Furthermore, if the landlord has a need for the residence for themselves or their relatives, they can request eviction.
Specifically for:
- Themselves
- Their spouse
- Their child
- A person they are legally obliged to support
However, the need must be real and sincere. Additionally, the landlord proves this situation by filing a lawsuit.
3️⃣ Two Legitimate Notices
On the other hand, the process changes if the tenant delays the rent payment.
If:
- Within the same rental year
- Late payment occurs twice
- The landlord sends a written notice
👉 The landlord can file an eviction lawsuit.
4️⃣ If the 10-Year Extension Period Expires
Additionally, if the tenant extends the contract for 10 years, the landlord gains a different right.
In this case, the landlord can request eviction without showing any reason. However, they still need to file a lawsuit.
5️⃣ Violation of the Contract
Finally, if the tenant acts in violation of the contract, the landlord can request eviction.
For example:
- Making unauthorized renovations
- Transferring the home to someone else
- Causing serious disturbance to neighbors
👉 The landlord can file an eviction lawsuit.
🚫 Situations That Are Not Grounds for Eviction
In contrast, some justifications do not grant the right to evict.
Specifically:
- “The rent remained low”
- “The contract has expired”
- “I will sell the house”
- “I will rent it out for a higher price”
👉 Eviction cannot be requested for these reasons.
⚠️ What Can a Landlord Not Do?
Furthermore, there are certain actions a landlord absolutely cannot take.
For example:
- They cannot cut off electricity or water
- They cannot change the locks
- They cannot forcibly evict the tenant
Because these behaviors are unlawful and result in liability for damages.
📊 Summary Table
| Situation | Eviction |
|---|---|
| Expiration of lease agreement | ❌ No |
| Eviction commitment | ✅ Yes |
| Need | ✅ With lawsuit |
| Two legitimate notices | ✅ Yes |
| Completion of 10 years | ✅ Yes |
| Regular payment of rent | ❌ Difficult |
📌 Conclusion
As a result, the answer to the question does eviction occur when the lease agreement expires is clear:
👉 The expiration of the term alone does not grant the right to evict.
However, if the landlord relies on special conditions stipulated by law, they can secure an eviction. Otherwise, the court will reject the case.
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