Housing

Rental agreements and a tenant checklist

Renting a flat in Istanbul usually means a written lease (kira sözleşmesi), a deposit, and setting up utilities in your name. This guide explains the tenant protections in Turkish law, how to check a landlord and agent, and gives you a checklist to use before you sign and pay.

Last verified: 16 October 2026Legal requirementRecommendationNeeds confirmation labels explained below

How to read this guide. Legal requirement marks rules set by Turkish law or an official authority, with a link to the source. Recommendation marks practical advice from this guide, not a legal duty. Needs confirmation marks details we could not fully verify from an official source, or that change often. This is general information, not legal advice.

Legal requirement The special residential-lease rules below do not apply to property meant for temporary use that is rented for six months or less (Turkish Code of Obligations, Art. 339). Short-term lets may give you fewer protections.

Your main rights as a tenant

Deposit

Legal requirement A deposit (güvence) cannot be more than three months' rent (Code of Obligations, Art. 342).
Legal requirement If the deposit is paid in money, the law says the tenant places it in a time-deposit savings account at a bank that cannot be withdrawn without the landlord's consent. The bank releases it with both parties' consent, or after a final enforcement or court decision.
Legal requirement If, within three months of the lease ending, the landlord has not told the bank in writing that they have started a court case or enforcement proceeding, the bank must return the deposit to the tenant on request.
Legal requirement Apart from rent and side costs, a tenant cannot be made to pay anything else. Clauses imposing penalties for late rent, or making all future rent due at once, are void (Art. 346).

Recommendation In practice many landlords ask for the deposit to be paid directly to them. If you agree, pay by bank transfer and get a signed receipt stating the amount and that it is a deposit.

Rent increases

Legal requirement An agreed rent increase for a renewed lease year is valid only if it does not exceed the 12-month average change in the consumer price index (TÜFE) for the previous lease year (Art. 344). This also applies to contracts longer than one year.
The temporary 25% cap on residential rent increases applied only to renewals up to 1 July 2024. It has expired, so only the consumer price index rule applies now.
Legal requirement After five years, a court can reset the rent based on fairness and comparable rents.

Ending the lease

Legal requirement A fixed-term lease renews automatically for one year on the same terms unless the tenant gives notice at least 15 days before the end of the term (Art. 347).
Legal requirement Notice to terminate a residential lease must be given in writing (Art. 348).
Legal requirement The landlord cannot end the lease simply because the term has expired. They can end it only on grounds set by law, such as genuine need for the home or major renovation (through a court case), or after ten years of extensions (Arts. 347, 350–352).
Legal requirement If you leave before the end of the term without proper notice, you remain responsible for the rent for a reasonable period, or until a suitable new tenant takes over (Art. 325).
Legal requirement If rent is unpaid, the landlord must give you at least 30 days in writing to pay before ending the lease (Art. 315).

Your obligations as a tenant

Legal requirement Pay rent on time. Unless the contract says otherwise, rent is due at the end of each month (Art. 314).
Legal requirement Pay usage costs such as heating, electricity, and water, unless agreed otherwise (Art. 341).
Legal requirement Take care of the property, respect neighbours, and pay for ordinary cleaning and small maintenance (Arts. 316–317).
Legal requirement Report defects promptly. The landlord must keep the home fit for use; if they do not fix a defect within a reasonable time, you can have it repaired and deduct the cost from the rent (Arts. 301, 305–307).
Legal requirement Do not sublet or make alterations without the landlord's written consent (Arts. 321–322).
Legal requirement You are not responsible for normal wear and tear when you leave. The landlord must inspect the property when you return it and tell you about defects in writing straight away (Arts. 334–335).

Paying rent

Legal requirement Rent payments for homes must be documented through a bank or PTT, whatever the amount. The earlier 500 TL threshold was removed in 2024 (Revenue Administration guide on documenting rent payments).

Recommendation Pay by bank transfer with a clear description, for example "October 2026 rent – [address]", and keep every receipt. Never pay large amounts in cash.

Using a real-estate agent

Legal requirement Only businesses with a real-estate trade authorisation certificate (yetki belgesi) may act as agents (Real Estate Trade Regulation, Art. 5). Their adverts must show the certificate number.
Legal requirement For rentals, the agent's fee cannot exceed one month's rent, excluding VAT. Unless the brokerage contract says otherwise, the fee is shared equally between landlord and tenant, and only one fee can be charged (Art. 20).
Legal requirement An agent cannot charge for showing you a property (Art. 19).
Check an agent's certificate on the Ministry of Trade's authorisation certificate search, by certificate number, business name, or province.

Checking the landlord

Needs confirmation We found no official service that lets a prospective tenant look up who owns a property. These steps are recommendations:

Recommendation Ask the landlord to show their title deed (tapu) record, for example from e-Devlet, and check that the name matches their ID.
Recommendation If someone else signs for the owner, ask to see a notarised power of attorney (vekaletname) that covers renting the property.
Recommendation Make sure the bank account you pay into belongs to the owner or their authorised agent.
Legal requirement If the owner sells the property, the new owner takes over your lease (Art. 310).

Utilities

Service	What the provider says it needs
Water (İSKİ)	ID (a passport is accepted), proof or a written declaration that you are the owner or tenant, an old bill or the meter number, and the current meter reading. A deposit applies; the page showed 1,965.60 TL for homes on 16 October 2026.
Natural gas (İGDAŞ)	The consumption point number and, for tenants, the lease. Foreign nationals need an ID document issued by the Presidency of Migration Management and can sign up only at İGDAŞ branches. A deposit applies to mechanical meters.
Electricity (CK Boğaziçi or Enerjisa)	ID, the meter or installation number, a valid DASK (compulsory earthquake insurance) policy number, and a lease or title deed if someone else already has a contract at the address. A deposit applies.

Needs confirmation Deposit amounts change and the provider pages show no effective date. Which electricity company serves your address depends on the district; check an old bill or ask the landlord. It is also unclear which ID foreigners should use for electricity, so contact the provider first.

Address registration

Legal requirement Report your address within 20 working days of moving (Population Services Law No. 5490, Art. 50). Foreigners report address changes to the population office (nüfus müdürlüğü) within 20 working days.
Legal requirement If your address changes while you hold a residence permit, notify both the provincial migration office and the population office within 20 working days (Presidency of Migration Management).
If the address is already registered to someone else, the population office asks for documents such as a utility contract or bill, or a notarised rental contract.

Recommendation Get the lease notarised. A notarised lease is also one of the accepted proofs of address for your residence permit application.

Needs confirmation e-Devlet has an address change service, but it does not say whether foreigners can use it. Late or false address declarations can be fined; amounts change every year, so we do not list them.

Rental agreement checklist

Use this before you sign and before you transfer any money. Ticks are saved on this device only.

Landlord and agent

I have seen the title deed record, and the owner's name matches their ID, or I have seen a notarised power of attorney for the person signing.
If there is an agent, I checked their certificate on the Ministry of Trade search, and their fee is no more than one month's rent excluding VAT, shared as agreed in writing.
The bank account for rent belongs to the owner or the authorised agent.
I visited the property in person (or through someone I trust) and it matches the advert.

Deposit, rent, and receipts

The monthly rent, payment day, and payment method (bank transfer) are written in the contract.
The deposit is no more than three months' rent, and the contract says how and when it will be returned.
I know exactly which costs I pay: electricity, water, gas, internet, and building fees (aidat).
Any rent increase clause follows the consumer price index (TÜFE) rule.
I will keep bank receipts for the deposit, every rent payment, and any agent fee.

Contract terms and duration

The contract states the start date, the term, and how to give notice, and I understand it (with a translation if needed).
Names, ID or passport numbers, the full address, and the rent are correct.
There are no clauses making me pay penalties for late rent or all future rent at once (these are void).
Subletting, guests, and pets (if relevant) are covered in writing.
Both parties signed every page, and I have my own signed copy.
The contract will be notarised if I need it for my residence permit or address registration.

Moving in: inventory, utilities, and address

I made a written inventory with dated photos of every room, the furniture, and appliances, signed by both of us.
I photographed the electricity, water, and gas meter readings on move-in day.
Utilities are transferred to my name, or the contract says who pays them.
I will register my address within 20 working days and update my residence permit address if needed.

If something goes wrong

Legal requirement Before you can take a lease dispute to court, you must first apply to a mediator (arabulucu). This is a condition for filing a lawsuit (Mediation Law No. 6325, Art. 18/B).
Recommendation Keep all communication in writing, and send formal notices in writing, for example through a notary.
Recommendation Ask your university's international office or legal clinic for help before you act.

Common mistakes

Sending a deposit to hold a flat you have not seen in person.
Paying cash without a receipt.
Signing a contract you do not understand, or with different numbers from what was agreed.
Not documenting the property's condition at move-in, then losing part of the deposit.
Leaving without written notice, so the lease renews automatically for another year.

Official sources

Turkish Code of Obligations No. 6098 Turkish, PDF. Residential leases: Arts. 339–356.
Real Estate Trade Regulation Turkish, PDF. Agent fees: Art. 20.
Ministry of Trade: real-estate agent certificate search Turkish.
Population Services Law No. 5490 Turkish, PDF. Address registration: Art. 50.
Istanbul population directorate: address procedures Turkish.
Mediation Law No. 6325 Turkish, PDF.
Revenue Administration: documenting rent payments Turkish, PDF.

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