How to Evict a Tenant in Turkey: Grounds and Process — A 2026 Landlord's Guide

When your relationship with a tenant breaks down, or you need the property back, the first question that comes to mind is: “How do I get my tenant to leave?”

Turkish law provides significant protection for tenants, so eviction can only be pursued based on specific grounds set out in law.

In this guide, we walk landlords through the grounds and process for tenant eviction, question by question.

On What Grounds Can I Evict My Tenant?

The main grounds for eviction, set out in Articles 350-356 of the Turkish Code of Obligations, are non-payment of rent, failure to honor an eviction undertaking, using the property contrary to the lease terms, the landlord's need for the property, and the necessity of reconstruction or redevelopment.

How Do I Evict a Tenant Who Isn't Paying Rent?

If a tenant defaults on rent payments, the landlord can send a written notice demanding payment.

If the tenant has been sent two justified notices within the same lease year, the landlord can file an eviction lawsuit at the end of the lease term.

What Exactly Does “Two Justified Notices” Mean?

Within a single lease year, the tenant must have been sent at least two separate justified notices due to late rent payment.

Each notice being made in writing and through the proper procedure (sending via a notary is recommended) matters a great deal for evidentiary purposes later.

How Does Eviction Due to Need Work?

A landlord can file an eviction lawsuit if they, their spouse, descendants, ancestors, or other persons they are legally obligated to support develop a genuine need for the residence or workplace — provided that need is real and made in good faith.

This lawsuit must be filed within a specific period after the lease term ends.

Is Eviction for Reconstruction or Redevelopment Possible?

Yes.

Eviction can be sought where it's necessary to vacate the property for reconstruction, substantial repair, expansion, or redevelopment, and it's not possible for the tenant to remain in the property during that work.

What Is an Eviction Undertaking, and How Is It Used?

An eviction undertaking (tahliye taahhüdü) is a tenant's written commitment to vacate the property by a specific date.

If the tenant doesn't vacate by the committed date, the landlord can seek eviction based on that undertaking, either through enforcement proceedings or a lawsuit.

What If the Tenant Uses the Property Contrary to the Lease?

Using the property for a purpose other than what was agreed, or seriously disturbing neighbors, can give the landlord grounds to seek eviction; a properly conducted notice process matters here too.

Is Mediation Required Before Filing an Eviction Lawsuit?

Yes.

As of September 1, 2023, except for eviction through enforcement proceedings, applying to a mediator before filing has become a mandatory precondition for eviction lawsuits arising from a lease relationship.

Lawsuits filed directly, skipping the mediation stage, can be dismissed on procedural grounds.

What's the Difference Between Eviction Through Enforcement and Through a Lawsuit?

If rent goes unpaid, the landlord can initiate an “enforcement proceeding with eviction request” through the enforcement office; in certain situations, this route can produce results faster than a general eviction lawsuit.

Which route better suits your specific situation should be assessed based on the nature of the rent claim.

How Long Does an Eviction Lawsuit Take?

The duration varies based on the court's caseload, the specifics of the file, and any objections raised by the parties, but these cases can often take several months.

What Happens If the Tenant Resists Eviction?

If the tenant doesn't vacate despite a finalized eviction order, the landlord can initiate a forced eviction through the enforcement office.

Can I Change the Locks or Remove the Tenant's Belongings Myself?

No — this is strongly discouraged.

Resorting to self-help measures before the legal eviction process is complete — removing the tenant's belongings, changing the locks, or cutting off utilities like electricity or water — can put you in serious legal, and even criminal, jeopardy, even if you're in the right.

Eviction must always be carried out through the procedure prescribed by law — either a lawsuit or enforcement proceedings.

What Not to Do

Sending notices improperly

Notices being made in writing and in a provable way (preferably through a notary) matters for the process to go smoothly.

Skipping the mediation stage

Lawsuits filed without first applying to the mandatory mediation process can be dismissed on procedural grounds, wasting time.

Attempting self-help eviction

Changing locks or removing belongings yourself can lead to unlawful consequences.

Quick Checklist

1. Identify which of the statutory grounds matches your eviction reason.

2. If rent is unpaid, send your notices in writing and through the proper procedure.

3. Pay close attention to deadlines for eviction due to need.

4. Complete the mandatory mediation process before filing.

5. Manage the process together with a lawyer.

6. Never attempt self-help eviction at any stage.

Frequently Asked Questions

My tenant doesn't want to leave even though the lease has ended — can I evict them immediately?

The lease term ending alone is not sufficient for eviction — one of the statutory grounds must exist.

My tenant verbally said “I'll leave in a month” — is that enough?

For an eviction undertaking to be valid, it must be in writing and signed by the tenant of their own free will.

I evicted my tenant citing need, and they later find out I rented the property to someone else — what happens?

Filing an eviction request based on a need that wasn't genuine can expose the landlord to a damages claim from the tenant — which is why the need must be made in good faith.

Is eviction possible if there's no written lease (a verbal tenancy)?

Even without a written contract, the existence of a lease relationship can be proven through other evidence — but a written contract makes proving the case significantly easier.

Conclusion

Evicting a tenant is a step-by-step process that requires both a valid legal ground and full compliance with procedure.

An improperly conducted eviction attempt can prolong the process or backfire — even if you're in the right.

Atalya Hukuk Bürosu provides legal counsel and litigation support in Antalya to landlords in real estate law matters, including tenant eviction lawsuits and eviction through enforcement proceedings.

This article is for general informational purposes only and does not constitute legal advice. Please consult a lawyer for an assessment specific to your situation.

Sources

• Turkish Code of Obligations No. 6098, Arts. 350-356
• Mediation in Civil Disputes Law No. 6325 (provisions on mandatory mediation as a precondition for eviction lawsuits arising from lease relationships)