Renting Out Your Property in Turkey Long Term: Contract, Deposit and Owner and Tenant Rights

Many of our clients buy a flat to use for a month or two a year and ask: why not rent it out the rest of the time? Long-term renting is the simplest and most stable option, provided you understand the rules that protect the tenant, because they are stronger than many owners expect.

The contract: written and detailed

The law does not require a particular form, but a written contract protects you. It usually includes:

• Details of both parties and the property.
• The term of the lease, usually one year, renewed automatically.
• The rent, payment method and due date.
• The deposit amount.
• Who pays what: bills, maintenance fees, repairs.
• An inventory of furniture and appliances if the flat is furnished, with photos.

The deposit (Depozito)

In a residential lease the deposit may not exceed three months’ rent. It is usually kept in an account or handed over against a receipt, and returned at the end of the lease after deducting any documented damage.

The annual increase

In a residential lease, the annual increase may not exceed the twelve-month average change in the consumer price index as published by the Turkish Statistical Institute. After five years the rent can be reset to market level, by agreement or by a court ruling.

Payment through the bank

Have the rent paid into your Turkish bank account: it documents the income for you and the tenant, protects you in any dispute and makes the tax declaration easier. See the 2026 rental income tax guide and the guide to opening a bank account.

Who pays what?

• Tenant: water, electricity, gas and internet, and usually the monthly maintenance fees (aidat).
• Owner: the annual property tax, earthquake insurance (DASK), and major repairs and renovations.

State this explicitly in the contract, since custom alone causes disputes. Read the guide to maintenance fees.

Ending the lease: tenant protection

The owner cannot end a residential lease at will. The accepted grounds are set out in the law and include:

1. A genuine need for housing for the owner or close relatives.
2. A written undertaking by the tenant to vacate on a set date, subject to its validity conditions.
3. Late payment of rent, following the legal procedure.
4. Major renovation works that require the property to be vacated.
5. The expiry of long periods defined by law.

So choose your tenant carefully and document everything.

Furnished or unfurnished?

• Furnished: higher rent, suits students and temporary workers, but more wear and tear.
• Unfurnished: longer-staying tenants, often families, and less maintenance.

If you decide to furnish, read the guide to furnishing a flat in Turkey.

If you live outside Turkey

A property manager finds the tenant, drafts the contract, collects the rent, follows up on maintenance and sends you reports. See the guide to managing your property remotely.

Summary

Long-term renting is convenient and stable: a written contract, a deposit of no more than three months, an inflation-linked annual increase and payment through the bank. Remember that tenant protection is strong, so choosing the right tenant matters more than any clause.

Our after-sales team handles renting, contracts and rent collection for our clients. Contact us.