Tenant not paying rent in Turkey? Learn how foreign property owners can recover unpaid rent, start enforcement proceedings, evict defaulting tenants, use two justified notices and pursue legal remedies in 2026.

Owning rental property in Turkey can provide regular income for a foreign investor, but the situation becomes difficult when a tenant stops paying rent, repeatedly pays late or refuses to leave while substantial rent debt continues to accumulate.

Foreign landlords frequently believe that living outside Turkey limits their ability to enforce a Turkish lease. In principle, however, foreign ownership does not deprive a landlord of the legal remedies available against a defaulting tenant. A foreign property owner may pursue unpaid rent and, where the statutory requirements are satisfied, seek eviction.

The critical issue is choosing the correct procedure and observing the relevant deadlines. Under the Turkish Code of Obligations, a tenant is legally obliged to pay rent, and Article 315 provides a specific default mechanism when rent or qualifying ancillary expenses remain unpaid. For residential and roofed workplace leases, the tenant must generally be given at least 30 days to cure the default after the legally compliant written notification. (WIPO)

For a foreign landlord, the practical objective is usually twofold: recover the outstanding money and regain possession of the property as efficiently as Turkish law permits.

What Can a Foreign Landlord Do If the Tenant Stops Paying Rent?

The landlord should first determine exactly what is owed.

The lease agreement, rent amount, payment dates, bank records, rent increases and previous payments should be reviewed. This is especially important where the tenant disputes the amount rather than denying payment entirely.

Once the debt has been calculated, the landlord can consider several legal strategies. Depending on the circumstances, these can include enforcement proceedings for unpaid rent, eviction based on default, an eviction lawsuit after two justified notices, or other statutory eviction grounds where independently available.

The landlord should not simply wait for the debt to grow.

Delay can make recovery more difficult if the tenant later becomes insolvent, disappears or has no attachable assets.

Can a Foreign Landlord Start Enforcement Proceedings in Turkey?

Yes.

A foreign property owner can pursue a tenant’s unpaid rental obligations through the Turkish enforcement system where the legal requirements are satisfied.

This can be particularly effective because the landlord does not necessarily have to begin with an ordinary civil lawsuit merely to establish every unpaid monthly rent obligation.

A properly structured enforcement proceeding can demand payment of the outstanding rent and may also create the procedural foundation for eviction if the tenant fails to comply with the payment order within the applicable period.

For residential and roofed workplace leases, the statutory cure period for rent default is at least 30 days. (WIPO)

Can the Landlord Demand Both Rent and Eviction?

Potentially, yes.

One of the most important advantages of the special enforcement route for unpaid rent is that the landlord can structure the proceedings to pursue the monetary debt while also preserving the possibility of eviction.

However, the procedural requirements must be followed correctly.

The amount demanded, rental periods, contractual relationship and payment order should be accurate. Mistakes concerning the rent debt or procedural route can cause objections and delay enforcement.

A foreign landlord should therefore avoid treating eviction proceedings as a simple debt-collection letter.

What Happens After the Tenant Receives the Payment Order?

The tenant may pay, object or fail to take effective action.

If the tenant pays the full qualifying debt within the statutory cure period, eviction based on that particular default may no longer proceed in the same way, although the payment history can remain important for other eviction strategies.

If the tenant does not pay within the applicable period, the landlord may pursue the next stage of the eviction procedure.

If the tenant objects to the debt or rental relationship, the dispute may need to be addressed through the appropriate enforcement or court procedure.

The correct next step depends on the nature of the tenant’s objection.

What Is Eviction for Rent Default?

Article 315 of the Turkish Code of Obligations establishes an important remedy when a tenant fails to pay rent or qualifying ancillary expenses after they become due.

The landlord can give the tenant a written period for payment and state that the lease will be terminated if payment is not made.

For residential and roofed workplace leases, that period must be at least 30 days, calculated according to the statutory rule following notification. (WIPO)

If the tenant fails to cure the default properly within the period, the landlord may pursue termination and eviction through the legally appropriate route.

This is one of the principal remedies available to a foreign landlord whose tenant has simply stopped paying.

Can a Tenant Pay at the Last Minute and Avoid Eviction?

Potentially.

The timing of payment matters.

If the tenant cures the qualifying rent default within the legally granted period, eviction based specifically on that default can become unavailable.

This is why some landlords face tenants who repeatedly pay only after receiving formal demands.

Turkish law provides another important mechanism for chronic late payment: eviction based on two justified notices.

What Are Two Justified Notices?

Article 352 of the Turkish Code of Obligations provides a separate eviction mechanism where the tenant repeatedly causes justified written notices because of non-payment.

For leases of one year or longer, if the tenant causes two justified notices within one rental year because rent was not paid when due, the landlord may seek termination through a lawsuit within the statutory period after the relevant rental year ends. (WIPO)

This mechanism is particularly useful against a tenant who eventually pays each debt but repeatedly pays late.

The tenant cannot necessarily defeat every eviction possibility simply by waiting for a formal demand and then paying.

When Does a Notice Count as a Justified Notice?

Timing is crucial.

The tenant must have failed to pay rent that had become due, and the written notice must qualify as justified under the circumstances.

If the tenant has already paid before the relevant notice is served, the notice may not qualify for the two-notice eviction mechanism.

A properly served enforcement payment order can also function as a justified notice in appropriate circumstances. Recent legal analysis reflecting appellate practice emphasizes that service and payment timing are particularly important when determining whether the statutory conditions have been satisfied. (Nisancı Avukatlık Bürosu)

Foreign landlords should therefore maintain an accurate month-by-month payment history.

What Is the Deadline After Two Justified Notices?

This is one of the areas where landlords frequently lose rights through procedural mistakes.

Under Article 352, where the statutory conditions for two justified notices are satisfied, the eviction lawsuit must generally be brought within one month following the end of the relevant lease period or rental year identified by the provision. (WIPO)

Obtaining two notices is therefore not enough.

The subsequent deadline must also be calculated correctly.

Waiting several months after the relevant period can result in loss of that particular eviction opportunity.

Is Mandatory Mediation Required in Rental Disputes in 2026?

Yes, for rental disputes falling within the statutory mediation requirement.

Mandatory mediation for qualifying lease disputes has applied since September 1, 2023 and continues to be highly relevant in 2026. The Ministry of Justice reported in 2025 that more than 383,000 rental-dispute mediation applications had been made, with more than 135,000 ending in settlement. (Türkiye Cumhuriyeti Adalet Bakanlığı)

This means that a foreign landlord considering a court action should determine whether mandatory mediation must be completed before filing.

There is an important procedural distinction between ordinary lease litigation subject to mandatory mediation and certain enforcement-based eviction procedures. The route selected can therefore affect whether mediation is required at a particular stage.

Can the Landlord Collect Rent Without Evicting the Tenant?

Yes.

Debt recovery and eviction are related but distinct objectives.

A landlord may decide that the tenant should remain if all unpaid rent, interest and relevant expenses are recovered.

Alternatively, repeated payment problems may convince the landlord that continuing the rental relationship is commercially unacceptable.

The appropriate legal strategy should therefore be selected based on whether the primary objective is payment, eviction, or both.

Can Interest Be Claimed on Unpaid Rent?

Potentially, yes.

When rent becomes due but remains unpaid, default interest may form part of the landlord’s monetary claim under the applicable legal framework.

The correct interest calculation depends on the circumstances, including the contractual relationship and applicable statutory provisions.

Foreign landlords should avoid arbitrarily adding penalties that have no contractual or legal basis.

An inflated enforcement claim can provoke objections and complicate an otherwise straightforward rent-recovery case.

Can the Landlord Recover Several Months of Rent at Once?

Yes, matured unpaid rent can potentially be pursued together.

Suppose a tenant has not paid rent for four months.

The landlord should prepare a clear calculation identifying each unpaid month, the contractual rent applicable to that period, payments actually received and the remaining balance.

Where rent has increased during the relevant period, the legal basis for the increased amount should also be established.

Bank statements are particularly valuable evidence because they can demonstrate both regular historical payments and subsequent default.

What If the Tenant Claims the Rent Was Paid in Cash?

Evidence becomes critical.

A tenant may respond to enforcement proceedings by claiming that payment was made directly to the landlord, a relative, a property manager or another authorized person.

The lease agreement, receipts, banking history, correspondence and payment instructions should then be reviewed.

Foreign landlords who live abroad should generally maintain a traceable payment structure rather than allowing years of informal cash payments.

Clear banking records can significantly reduce factual disputes.

Can the Tenant Be Evicted Simply Because the Lease Has Expired?

Usually not merely because the initial fixed term has ended.

Turkish residential and roofed workplace lease rules provide substantial statutory protection against automatic landlord termination at the end of the initial contractual period.

Accordingly, a one-year lease does not necessarily mean that the landlord can automatically remove the tenant after twelve months.

The landlord normally needs a legally recognized termination or eviction ground.

Non-payment, two justified notices, a valid evacuation undertaking, qualifying landlord need and other statutory grounds operate under their own conditions and deadlines. (WIPO)

What If the Tenant Signed an Evacuation Undertaking?

A valid written evacuation undertaking can provide another important eviction route.

Under Article 352, where the tenant validly undertakes after delivery of the property to vacate it on a specified date but fails to do so, the landlord can seek termination through enforcement proceedings or litigation within one month from the agreed evacuation date. (WIPO)

However, not every document labelled an “evacuation undertaking” is automatically enforceable.

Its timing, wording, signature and surrounding circumstances can become disputed.

Foreign landlords should therefore have the document reviewed before relying on it.

Can a Foreign Landlord Evict the Tenant Because the Property Is Needed Personally?

Potentially, where the statutory conditions are satisfied.

Turkish law recognizes landlord need as a specific termination ground. The applicable conditions depend on matters such as who needs the property, whether the need is genuine and necessary, and when the action is brought.

A landlord should not invent a personal-need claim simply because rent has not been paid.

Where non-payment is the genuine problem, using the rent-default mechanisms may provide a more legally coherent strategy.

False or artificial need claims can create additional legal risks.

Can a Foreign Landlord Change the Locks?

No landlord should attempt self-help eviction merely because the tenant owes rent.

Changing locks, removing the tenant’s belongings, cutting utilities or physically forcing the tenant from the property can expose the landlord to serious legal problems.

A landlord’s ownership of the apartment does not eliminate the tenant’s legally protected possession during the tenancy.

Eviction should therefore be achieved through the appropriate enforcement or judicial procedure.

What If the Tenant Leaves but Does Not Pay the Debt?

Vacating the property does not automatically eliminate unpaid rent.

The landlord can still pursue matured rental debt and other legally recoverable claims.

The property should be inspected when possession is returned, and the handover should ideally be documented.

Meter readings, keys, photographs and the condition of the property should be recorded.

If the tenant has caused damage beyond ordinary wear and tear, separate compensation issues may also arise.

Can the Tenant’s Assets Be Seized for Unpaid Rent?

Where the landlord obtains an enforceable monetary claim through the appropriate enforcement procedure, collection measures against the debtor’s legally attachable assets may become available.

Depending on the debtor’s financial position and applicable enforcement rules, this may involve bank accounts, salary-related receivables, vehicles, real estate or other attachable assets.

However, obtaining an eviction decision and actually collecting the money are different things.

A tenant may be evicted while remaining unable to pay a substantial debt.

This is why early enforcement can matter.

What If the Tenant Is a Company?

Commercial property disputes can involve additional issues.

The tenant may be a Turkish company operating a shop, office, warehouse or other business premises.

The landlord should determine which legal entity actually signed the lease and whether any personal guarantee, corporate guarantee or security arrangement exists.

If the company is financially distressed, waiting too long may materially reduce the chances of recovery.

The existence of shareholders or directors does not automatically mean that those individuals are personally responsible for the company’s unpaid rent.

Can an Overseas Landlord Handle the Case Without Coming to Turkey?

In many cases, legal proceedings can be handled through an appropriately authorized representative.

A foreign landlord who lives abroad may grant a properly prepared power of attorney covering the necessary enforcement, mediation, litigation and related procedures.

The exact wording and authentication requirements depend on where and how the power of attorney is issued.

This can allow the property owner to pursue unpaid rent and eviction without repeatedly travelling to Turkey.

2026 Legal Position for Foreign Landlords

The principal rent-default rules remain based on the Turkish Code of Obligations and the Enforcement and Bankruptcy Law. Article 315 continues to provide the statutory cure mechanism for rent default, while Article 352 continues to regulate important tenant-based eviction grounds including two justified notices and qualifying evacuation undertakings. (WIPO)

Mandatory mediation also remains an important feature of rental litigation in 2026. The Ministry of Justice has confirmed that the system, introduced for rental disputes on September 1, 2023, continues to be actively used. (Türkiye Cumhuriyeti Adalet Bakanlığı)

Foreign landlords should therefore be cautious with older internet guides suggesting that every unpaid-rent dispute begins with an ordinary eviction lawsuit. The correct strategy may involve enforcement proceedings, statutory default notices, mediation and litigation in different combinations depending on the facts.

What Should a Foreign Landlord Do First?

The landlord should collect the lease agreement, title deed information, bank statements, payment records, correspondence with the tenant and any evacuation undertaking.

The exact rent debt should then be calculated month by month.

The landlord should determine whether the tenant is experiencing a temporary payment problem or has become a chronic defaulter.

From there, the legal strategy can be selected.

For a tenant who has stopped paying completely, an enforcement route combining debt recovery with potential eviction may be appropriate. For a tenant who repeatedly pays only after formal demands, preserving the conditions for the two-justified-notices mechanism may become strategically important.

The landlord should also avoid informal threats, lock changes or poorly drafted notices that can create unnecessary legal disputes.

Frequently Asked Questions

1. Can a foreign landlord evict a tenant who does not pay rent in Turkey?

Yes, where the statutory conditions are satisfied. Non-payment can support eviction through the applicable default and enforcement procedures. For residential and roofed workplace leases, the tenant generally receives at least 30 days to cure the qualifying default.

2. How long does a tenant have to pay after receiving a rent-default notice?

For residential and roofed workplace leases, Article 315 provides a minimum payment period of 30 days following the legally relevant notification process. (WIPO)

3. Can I recover unpaid rent and request eviction at the same time?

Potentially, yes. The enforcement framework can allow a landlord to pursue unpaid rent while preserving eviction remedies if the tenant does not pay within the applicable statutory period.

4. What are two justified notices in Turkey?

If a tenant causes two justified written notices because of unpaid rent within the relevant rental year or statutory period, Article 352 may allow the landlord to seek eviction after that period ends, subject to strict conditions and deadlines. (WIPO)

5. What if the tenant always pays after receiving a notice?

Payment within the cure period can affect eviction based on that particular default. However, repeated late payments may potentially create the conditions for eviction based on two justified notices.

6. Is mediation mandatory before an eviction lawsuit in Turkey?

Many rental disputes subject to court litigation require mandatory mediation before filing the lawsuit. The precise requirement depends on the procedural route, particularly where enforcement-based eviction mechanisms are involved. (Türkiye Cumhuriyeti Adalet Bakanlığı)

7. Can I change the locks if the tenant has not paid for months?

A landlord should not use self-help eviction. Possession should be recovered through the legally appropriate enforcement or court procedure.

8. Can I evict the tenant when the one-year lease expires?

The expiration of the initial fixed term does not generally give a residential or roofed workplace landlord an unrestricted right to evict. A statutory termination ground or another legally recognized mechanism is normally required.

9. Can I recover unpaid rent after the tenant has already moved out?

Yes. Leaving the property does not automatically eliminate matured rent debt or other legally recoverable obligations.

10. Do I have to travel to Turkey to recover rent from my tenant?

Not necessarily. Depending on the circumstances, an overseas property owner can authorize a lawyer through an appropriately prepared power of attorney to handle enforcement, mediation, litigation and related procedures in Turkey.

Legal Support for Foreign Landlords Facing Unpaid Rent and Tenant Eviction

A tenant who repeatedly fails to pay rent can create both an immediate income problem and a long-term property-management risk for an overseas owner. Acting early can help preserve eviction deadlines, document repeated defaults and improve the possibility of recovering outstanding rent.

Fırat Fesih Kaya Law Office provides legal assistance to foreign property owners concerning unpaid rent, rent debt recovery, enforcement proceedings, tenant default, two justified notices, evacuation undertakings, mandatory mediation and eviction proceedings in Turkey.

If your tenant has stopped paying rent, repeatedly pays late or refuses to leave despite an existing legal basis for eviction, you may contact our office for a case-specific assessment. Fırat Fesih Kaya can review the lease agreement and payment history, calculate the outstanding rent and determine whether debt enforcement, eviction proceedings, mediation or litigation provides the appropriate legal strategy.

For overseas landlords, the relevant procedures can also be evaluated with a view to legal representation in Turkey, reducing the need for repeated travel while the rent recovery and eviction process is pursued.

Phone: +90 312 434 22 22
Mobile Phone: +90 532 769 22 22
Email: info@firatfesihkaya.av.tr
Address: Mevlana Boulevard No: 221, Yildirim Tower No: 148, 06520 Balgat, Cankaya, Ankara, Turkey