Tenant of 10 Years: Can They Be Evicted Without a Reason?
If the same tenant has completed ten renewal years, the landlord can end the contract without giving a reason, but the notice period is crucial.
Short answer: In leases of homes and roofed workplaces, once ten renewal years are complete, the landlord may end the contract without giving any reason (TBK art. 347). Notice must be given at least 3 months before the end of each renewal year; if it is missed, the contract is extended for another year.
How are the ten years counted?
The term of the initial contract is not counted; only the years the lease is renewed afterwards are taken into account. For example, in a tenancy that began with a 1-year contract, this right arises when ten renewal years have ended.
For open-ended contracts, termination by general notice is possible ten years after the start of the tenancy (TBK art. 347/2).
If you miss the deadline
If notice is not given at least 3 months before the end of the renewal year, the contract is extended for another year on the same terms. So give the notice in writing and with proof (a notarised warning).
Does the re-letting ban apply?
In an eviction at the end of ten years, the 3-year re-letting ban (TBK art. 355) that applies to eviction for own need does not apply.
Rent increases
During the ten-year renewal period, the rent increase is limited to the 12-month average of the CPI (TBK art. 344). After five years, the judge sets a fair rent, also taking comparable rents into account. For details, see our article rent increase rate.
Frequently asked questions
Must the tenant leave after ten years?
If the landlord gives proper notice and, if necessary, files a lawsuit, the court orders eviction. The tenant has no obligation to leave on their own.
Can a tenant be evicted before ten years?
Yes, if there is another legal ground (own need, warning, undertaking). For details, see our article how to evict a tenant.
Sources: mevzuat.gov.tr · adalet.gov.tr
This article is for general information only and is not legal advice; legislation and practice may change. Compiled as of October 2026. For your specific case, contact us or consult a lawyer.
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