The legislature has made it quite difficult for landlords to terminate lease agreements under the Turkish Code of Obligations No. 6098. While a tenant may terminate a fixed-term lease agreement by providing notice 15 days prior to the expiration of the term and without providing any valid reason, a landlord may not terminate the lease agreement 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 any valid reason by giving notice three months prior to the end of each extension year.
In indefinite-term lease agreements as well, the tenant may terminate the agreement at any time without providing any valid reason. The landlord, however, may terminate the agreement by serving a notice of termination in accordance with general provisions after ten years have elapsed from the commencement of the lease.
In short, while the tenant is not required to provide a valid reason to terminate a fixed-term lease at its expiration 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 10 years.
If the landlord is compelled to use the leased property for residential or commercial purposes for themselves, their spouse, descendants, ascendants, or other persons they are legally obligated to support,
If substantial repairs, expansion, or alterations are necessary for the reconstruction or renovation of the leased property, and the use of the property is impossible during such work,
If the person who subsequently acquires the leased property is compelled to use it for residential or commercial purposes for themselves, their spouse, descendants, ascendants, or other persons they are legally obligated to support, they may terminate the lease agreement by filing a lawsuit six months after notifying the tenant in writing within one month of the acquisition date.
A written eviction undertaking, 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 district or town, and the landlord was unaware of this at the time the lease agreement was entered into, the landlord may terminate the agreement through legal action within one month following the expiration of the lease.