The legislature has made it significantly more difficult for landlords to terminate lease agreements under the Turkish Code of Obligations No. 6098. While a tenant may terminate a fixed-term lease by providing notice 15 days prior to the expiration of the term without stating a valid reason, a landlord cannot terminate the lease solely on the grounds that the lease term has expired. However, at the end of the 10-year extension period of the lease agreement, the tenant may terminate the agreement without providing a valid reason by giving notice three months prior to the end of each extension year.
In indefinite-term lease agreements, the tenant may also terminate the agreement at any time without providing a valid reason. However, the landlord may terminate the agreement by sending a notice of termination in accordance with general provisions after ten years have elapsed from the commencement of the lease agreement.
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In summary, while the tenant is not required to provide a valid reason to terminate a fixed-term lease at the end of the term or an indefinite-term lease at any time, the landlord must have a valid reason to terminate a lease with a term of less than ten years.
I f the landlord is compelled to use the leased property for residential or commercial purposes for themselves, their spouse, children, grandchildren, or other persons they are legally obligated to support,
If significant repairs, expansions, or alterations are required for the reconstruction or renovation of the leased property and the property cannot be used during such work,
If the person taking over the leased property is compelled to use it for residential or commercial purposes for themselves, their spouse, children, grandchildren, or other persons they are legally obligated to support, they may terminate the lease agreement by filing a lawsuit six months after providing written notice to the tenant within one month of the takeover date.
In the event of a written eviction notice, two valid notices of default within a single lease term, or if the tenant or their spouse residing with them has a habitable residence within the municipal boundaries of the same county or town and the landlord was unaware of this at the time the lease agreement was signed, the landlord may terminate the lease agreement by taking legal action within one month following the expiration of the lease agreement.