If your lease is written for eleven months, it is still a fixed-term lease. Under Article 347 of the Turkish Code of Obligations (Law No. 6098), a fixed-term residential lease renews for another year on the same terms unless the tenant gives notice at least fifteen days before the end, and the landlord cannot end it just because the term expired. The rules below are as of the official legislation pages checked on 5 November 2026.
Check what kind of lease an eleven-month term gives you
Most residential leases in Türkiye are signed for one year, according to a law firm's commentary as of 11 August 2026. That makes an eleven-month term a shorter-than-usual arrangement, not the standard market practice, so it is worth asking the landlord why the term was cut short.
The length of the term also decides which legal regime applies. Under Article 1 of Law No. 7464, a housing rental for more than 100 days at a time falls outside the tourist rental regime; only rentals of 100 days or fewer require a permit from the Ministry of Culture and Tourism. Eleven months is well over 100 days, so the lease falls outside the tourist rental regime and needs no Ministry permit.
Know that the lease renews unless you give notice fifteen days before the end
The rule is already stated above: a fixed-term residential lease renews for another year unless the tenant gives notice at least fifteen days before the end.
Mark the date fifteen days before the written end of the lease: if you want to leave, your notice must reach the landlord by then; otherwise the lease runs another year on the same terms. An eleven-month term does not change this: it is a fixed term, and the same renewal rule attaches to its end.
Know the only point when the landlord can end it without a reason
Under Article 347 of the Turkish Code of Obligations, the landlord may terminate the lease without giving any reason only after a ten-year renewal period. For the termination to be valid, the landlord must give notice at least three months before the end of the relevant renewal year. Until that ten-year period has run, the landlord cannot terminate without a reason, and the eleven-month term written in the first agreement does not shorten this.
The three-month notice is the landlord's obligation, not the tenant's. If you are the tenant, you do not need to act at that stage, but note the date. The notice must be given at least three months before the end of the relevant renewal year; if it is not, the termination without reason is not valid under Article 347. Even after ten years of renewals, the landlord cannot simply tell you to leave on short notice: the landlord does not have to give a reason, but must meet the three-month deadline. For any other attempt to end the lease, check the grounds with a lawyer.
Check whether the rent increase at renewal is within the legal cap
Under Article 344 of the Turkish Code of Obligations, an agreed rent increase for a renewed period is valid only if it does not exceed the change in the twelve-month average consumer price index (TÜFE) for the previous rental year. A higher figure written in the lease does not meet the Article 344 condition. The rule expressly applies also to leases longer than one year.
Before accepting a written increase, compare the figure in the lease against the change in the twelve-month average TÜFE for the previous rental year. If the written increase is higher, raise it with the landlord before renewing and ask a lawyer how much you owe. This check is the tenant's own responsibility: the lease may contain an increase clause, but that clause is valid only within the TÜFE limit. The rule does not change because the lease is for eleven months or for a longer fixed term.
What the fines are if the flat is let short-term without a permit
Under subparagraph (a) of paragraph 1 of Article 4 of Law No. 7464, letting a dwelling for tourist purposes without a permit carries an administrative fine of 100,000 Turkish lira for each dwelling. The landlord is also given fifteen days to obtain the permit.
A separate fine of 1,000,000 lira applies to anyone who lets the same dwelling more than four times within a year of the first contract, even if each contract is for more than 100 days. This follows subparagraph (g) of paragraph 1 of Article 4 of Law No. 7464.
According to a tourism industry news site citing the Dünya newspaper (7 August 2026), since the permit requirement was introduced, daily villa rentals on the Aegean and Mediterranean coasts cost 6,000 to 75,000 lira a day, and daily rental listings fell from about 24,000 to about 6,300.
If the landlord tries to end the lease anyway: go to a mediator before any court
Under Article 18/B of the Mediation Law (Law No. 6325), going to a mediator is a mandatory precondition before filing a lawsuit in a dispute arising from a rental relationship. This means that if a landlord acts on the eleven-month argument and tries to remove you, you cannot go straight to court. The first formal step is to apply to a mediator. The exception is eviction through enforcement without a judgment under Law No. 2004; that route does not require mediation first. But for a dispute about whether the lease has ended or whether the landlord may terminate it, mediation is required before any lawsuit.
A lawyer can advise whether the landlord's attempt to end the lease falls within the exception for eviction through enforcement without a judgment under Law No. 2004. If the landlord starts that route, check with a lawyer immediately, because the mandatory mediation step does not apply to it. For the typical dispute over an eleven-month lease, applying to a mediator is a condition for filing the lawsuit.