TUTOĞLULAW
Rent and expropriation

Lease term and the ten-year rule

Enter the start date and term of the lease; the tool calculates the lease years, the end of the ten-year extension period and the earliest date on which the landlord can end the lease without giving a reason.

Enter the start date and press “Calculate”.

What is the ten-year extension period?

In leases of residential and roofed business premises, if the tenant does not give notice at least 15 daysbefore the contract term ends, the contract is extended for one year on the same terms. The landlord cannot end the contract merely because the term has expired. However, once the ten-year extension period following the contract term has passed, the landlord may end the contract without giving a reason by written notice served at least three months before the end of each subsequent extension year (Turkish Code of Obligations (TBK) art. 347(1)).

For example, a one-year contract starting on 1 January 2014 ends on 1 January 2015; the ten-year extension period ends on 1 January 2025. The landlord can end the contract as of 1 January 2026 by giving notice no later than 1 October 2025. If the tenant does not leave, an eviction lawsuit is filed. In leases of indefinite duration, the landlord may give notice of termination under the general rules once ten years have passed since the start of the lease (art. 347(2)).

Legal basis

  • Turkish Code of Obligations (TBK) art. 347 (termination of residential and roofed business premises leases)
  • TBK art. 348 (notice must be in writing)
  • Enforcement and Bankruptcy Law (İİK) art. 272 (eviction through the enforcement office at the end of the term)

These provisions and rates were last checked against official sources on 1 October 2026.

Note: Results are for general information and are approximate. The specifics of the file, court decisions and partial payments may change the result. Rates were checked against official sources on 1 October 2026.
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