Lease law aims to eliminate the negativities that may arise in the contract made in order to prevent disputes between the lessor and the lessee. The parties concerned in the lease law are the lessor and the lessee. It is the duty of the lease law to remove the negativities that may arise without causing victimization to both parties and to provide an order.

In the Lease Law; the lessor’s granting of the right to use or benefit from something to the lessee, and the lessee’s undertaking to pay the rental price compared by the parties in return, constitute the subject of the lease agreement.

The duration of a lease agreement may be for a definite period of time or for an indefinite period of time.

Lease agreements that will expire without the need for any notification as a result of the expiration of the agreed period are fixed-term lease agreements. Lease agreements that do not specify such a condition are called indefinite-term lease agreements.

According to the rental law regulations; Obligations of the Lessor;

The lessor is responsible for delivering the leased property on the date specified by the parties in accordance with the intended use in the contract and ensuring that it remains in this condition throughout the contract.

Taxes, compulsory insurance and similar expenses related to the leased property shall be borne by the lessor, unless specifically regulated by law or otherwise agreed by the parties. Examples of ancillary expenses include lighting costs of common areas, security costs, and the wages to be paid to the apartment caretaker.

Türk Borçlar Kanunu’na göre, kira sözleşmesinin tarafları, kira bedelini serbestçe belirleyebilirler. Ancak kira bedeli haricindeki hususlarda, kira sözleşmeleri bakımından kanunda birçok sınırlama mevcuttur. Bu sınırlamaların amacı ise, kanuna göre kira sözleşmesinde zayıf taraf olarak görülen kiracının haklarının korunmasıdır.

A- Yeni Kira Döneminde Kira Bedelinin Belirlenmesi

Yenilenen kira dönemleri için kira sözleşmesinin yenilenmesi ve uygulanacak Kira Bedelinin Belirlenmesi ilişkin taraflarca yapılan anlaşma, yeni dönemden bir önceki kira yılında tüketici fiyat endeksinde yani (TÜFE) on iki aylık ortalamalara göre değişim oranını geçmemek kaydıyla geçerli olacaktır. Bununla birlikte, bir yıldan daha uzun süreli kira sözleşmeleri için de kira sözleşmesi artış oranı için bu kural geçerlidir.

Taraflarca kira sözleşmesi maddeleri arasında kira bedelinin belirlenmesi ile ilgili bir anlaşma yapılmamış olması halinde kira bedeli, açılacak dava ile bir önceki kira yılının tüketici fiyat endeksindeki on iki aylık ortalamalara göre değişim oranını geçmemek koşulu ile hâkim tarafından, kiralananın durumu göz önüne alınarak hakkaniyete göz önünde bulundurularak belirlenir.

B- Kira Bedelinin Tespiti Davası

Kira bedelinin belirlenmesinde taraflarca anlaşılmaması ve kanunda öngörülen şartların da mevcudiyeti halinde, yeni kira döneminde kira bedeli açılacak bir dava ile belirlenebilir.

Tarafların bu konuda anlaşma yapıp yapmadığı dikkate alınmaksızın, beş yıldan uzun süreli ya da beş yılın ardından kira sözleşmesinin yenilenmesi ve bundan sonraki her beş yılın bitiminde, yeni kira yılında uygulamaya girecek kira bedeli, hâkim tarafından tüketici fiyat endeksinde yer alan on iki aylık ortalamalara göre değişim oranı, kiralananın durumu ve emsal kira bedelleri göz önünde bulundurularak hakkaniyete uygun biçimde belirlenir.

Son yıllarda yaşanan dünya çapındaki pandemi ve ekonomik koşulların da etkisiyle, ülkemizde kira bedelinin tespiti davalarında çok büyük oranda artış yaşanmıştır.

C- Kira Uyarlama Davası

Kira hukuku yasasına göre; Kira sözleşmesinin başlangıcındaki şartlar, taraflarca öngörülemeyen sebeplerle sonradan değişebilir. Böyle bir durumda kira sözleşmesi, taraflardan biri için katlanılamayacak derecede zor bir hal alırsa, dava yoluyla kira sözleşmesinin değiştirilmesi talep edilebilir. Bunun için, yeni gelişen olağanüstü halin taraflarca öngörülemeyecek olması ve kira sözleşmesinin devamının bir taraf için aşırı güç hale gelmiş olması gerekir. Dünya çapında yaşanan Covid-19 salgını ve büyük ekonomik krizler bu hallere örnek gösterilebilir.

The main obligations of the tenant are to pay the rent and ancillary costs and to use the leased premises with care.

• If the tenant fails to pay the rent or ancillary costs due after the delivery of the leased premises, the landlord may give the tenant a written deadline during which the agreement will be terminated.
• The period given to the lessee is at least ten days, and at least thirty days for residential and roofed workplace leases, and this period starts to run from the day following the date of the written notification to the lessee.
• The lessee is obliged to use the leased premises in a diligent manner in accordance with the contract and to show due respect to the residents and neighbors of the immovable property where the leased premises are located.
• The lessee is obliged to use the leased premises in a diligent manner in accordance with the contract and to show due respect to the residents and neighbors of the immovable property where the leased premises are located.
• In residential and roofed workplace leases, the lessor may terminate the lease agreement with a written notice in cases such as the lessee intentionally causing serious damage to the leased property, realizing that the period of time given to the lessee will be useless, or the lessee’s behavior that does not comply with this obligation is unbearable by the lessor or the persons residing in the same immovable or neighbors.
• The lessee is obliged to allow the lessor and a third party designated by the lessor to view the leased premises if this is necessary for maintenance, sale or subsequent lease. The lessor is obliged to notify the lessee of the works and of the visit and viewing of the leased premises before a suitable period of time and to take into account the lessee’s rights when doing so.

• The lessor has the right to make innovations and changes to the leased property which do not require the termination of the lease agreement and which the lessee may rely on.
• During the making of these innovations and changes, the lessor must consider the interests of the lessee. It is possible for the lessee to make innovations and changes in the leased property with the written consent of the lessor.
• If the lessor has consented to the innovations and changes, the lessor cannot demand the return of the leased property in its former condition, unless it is agreed in writing.
• The lessee has the right to rent the leased property to another person in whole or in part, as well as to transfer the right of use to another person, provided that it does not cause a difference that will harm the lessor.
• In residential and roofed workplace leases, the lessee may not lease the leased premises to another person and may not transfer the right to use the leased premises without the written consent of the lessor.
• Unless the lessee obtains the written consent of the lessor, the lessee is not entitled to assign the lease relationship to another person. However, the lessor cannot refrain from giving this consent unless there is a justifiable reason for workplace leases.
• The person to whom the lease relationship is transferred with the written consent of the lessor becomes a party to the lease agreement by replacing the lessee, and the transferor lessee is released from his/her obligations to the lessor.

• If a period of time has been explicitly or implicitly agreed by the parties for the end of the lease agreement, the lease agreement shall automatically expire at the end of this period.
• In this case, if the parties continue the lease relationship without an explicit agreement, the indefinite-term lease agreement will turn into a contract.
• In the event of the death of the tenant, his heirs have the right to terminate the contract for the end of the nearest termination period by complying with the legal termination notice period.
• The lessee is obliged to return the leased property in the same condition in which it was received at the end of the lease term. However, the lessee shall not be liable for the wear and deterioration of the leased property due to the use in accordance with the contract. An example of this is the worn paint on the walls of a house that has been used for years.
• In residential and roofed workplace leases, unless the lessee notifies at least fifteen days before the end of the term of the fixed-term contracts, the contract will be deemed to be extended for one year with the same conditions. In this case, the lessor cannot terminate the contract based on the expiration of the contract period. However, at the end of the ten-year extension period, the lessor may terminate the contract without giving any reason, provided that the lessor gives notice at least three months before the end of each extension year following this period.

Rant law; Indefinite-term lease agreements, the lessee may terminate the agreement at any time, and the lessor may terminate the agreement with a notice of termination according to the conditions stipulated in the law, after ten years from the beginning of the lease.