Can a Landlord Evict a Tenant at Any Time?
This article provides general information. Legislation, time limits and amounts may change over time; obtain an up-to-date assessment of your specific situation.
In tenancy disputes, landlords and tenants wonder about eviction conditions, the validity of eviction undertakings, and eviction based on necessity. Lawyer Gizem Gonce emphasized that eviction depends on statutory conditions.
Can a landlord evict a tenant at any time?
No. In residential and roofed workplace leases, merely wanting to sell the property, intending to increase the rent, or simply wishing for the tenant to leave is not sufficient on its own for eviction. One of the eviction grounds provided for in the Turkish Code of Obligations must materialize, and the relevant procedure must be followed.
In which circumstances can eviction be demanded?
Eviction may come onto the agenda if the tenant fails to pay the rent, if there is a valid written eviction undertaking, in cases of genuine residential or workplace necessity of the lessor or their relatives specified in the law, under certain conditions based on the necessity of the new owner, and when statutory conditions regarding the lease period are met. The conditions and time limits for each ground are distinct from one another.
Is an eviction undertaking sufficient on its own?
Not in every case. Validity requirements such as the undertaking being in writing, being executed after the delivery of the leased property, and specifying a clear eviction date must be evaluated. Furthermore, action must be taken within the statutory time limit prescribed for eviction. When and under what conditions the document was signed is critical with respect to the specific case.
What can a tenant do against an eviction notice?
The tenant must examine the basis of the notice or enforcement proceedings and assert any objections, if applicable, within statutory time limits. If eviction through enforcement proceedings is in question, time limits may vary depending on the type of proceeding. Therefore, the served notification must be examined without delay.
Assessment by Lawyer Gizem Gonce
“In disputes between landlords and tenants, the most critical point is the legal ground upon which the eviction is based. It should not be assumed that an eviction obligation arises through verbal demands or legally invalid documents. On the other hand, even when a valid eviction ground exists, statutory time limits and procedural rules must not be disregarded.”
October 30, 2026 — Under which circumstances can a landlord evict a tenant?
Attorney Gizem Gonce
Can a landlord remove a tenant from the house whenever they want?
No. The Turkish Code of Obligations contains provisions protecting the tenant. As a rule, it is not possible for a landlord to evict a residential tenant merely by claiming that the contract period has expired.
Can the landlord request eviction due to their own necessity?
Yes. Pursuant to Article 350 of the Turkish Code of Obligations, an eviction lawsuit can be filed if there is a real, sincere, and compulsory requirement for housing or workplace for the lessor themselves, their spouse, descendants, ascendants, or persons they are legally obliged to look after.
The reality and continuity of the necessity must be proven in the specific case.
If rent is not paid, can the tenant be evicted?
If the tenant fails to pay the rent, the eviction process can be initiated within the framework of the conditions in the law. Eviction due to two justified warnings or eviction due to default can be applied depending on the characteristics of the specific case.
If there is an undertaking to vacate, can the tenant be removed directly?
No. The validity conditions of the undertaking must be examined. Conditions such as being in writing, being given after the delivery of the leased property, and the eviction date being specific are important. In addition, legal application deadlines must be complied with.
Can the tenant oppose the eviction decision/request?
The tenant can assert that the legal conditions of the eviction request have not been met and can use the defense and legal remedies provided for in the law.
Can the landlord remove the tenant simply because the contract period has expired?
As a rule, no in residential and roofed workplace leases. The expiration of the contract term alone is not a reason for eviction. One of the reasons for eviction provided for in the law must exist.
Under which conditions can eviction be requested?
Reasons regulated in the law such as real necessity, reconstruction or substantial repair, undertaking to vacate, two justified warnings, and default may come into question.
For general informational purposes. The documents, application routes, and deadlines of the specific case must be evaluated separately.