10 Common Mistakes Foreign Owners Make When Renting Property in Istanbul

Renting out property in Istanbul can be a strong long-term investment strategy, especially for overseas owners who want rental income from an apartment they do not use personally. However, the Turkish rental market has legal and practical details that many foreign landlords underestimate.

A tenancy agreement that looks simple on paper can become difficult to manage if the wrong tenant is selected, the guarantor is weak, the annual rent increase clause is poorly written, or the correct exit documentation is not prepared. For foreign owners, these mistakes can result in unpaid rent, long vacancy periods, legal delays, and unnecessary stress.

This guide explains the most common mistakes foreign property owners make when renting out their Istanbul real estate — and how to avoid them.

1. Not Preparing a Proper Eviction Commitment Agreement

This is one of the most important mistakes foreign landlords make in Turkey.

Many overseas owners assume that because a tenancy agreement is signed for 12 months, the tenant must automatically leave at the end of the first year. In practice, Turkish residential tenancy law gives tenants strong continuation rights. A fixed-term residential tenancy can continue for many years unless the tenant leaves voluntarily, a valid legal ground for eviction exists, or the landlord has obtained a properly prepared exit commitment.

For this reason, landlords should take legal advice on preparing a separate Tahliye Taahhütnamesi, commonly referred to as an eviction commitment agreement.

This document is not the same as the tenancy agreement. It is a separate written commitment in which the tenant agrees to vacate the property on a specific future date. In practice, landlords often prefer this document to be notarised because it provides stronger evidential value and reduces the risk of later disputes over signature, date or intention.

Common errors with eviction commitments

• Signing the eviction commitment on the same day as the tenancy agreement.
• Using vague wording instead of a clear future evacuation date.
• Failing to identify the tenant properly.
• Not having all adult tenants sign where necessary.
• Using a template without legal review.
• Failing to act within the required legal timeframe if the tenant does not leave.

An incorrectly prepared eviction commitment may later become difficult or impossible to enforce. For an overseas landlord, that can mean being stuck with a tenant for far longer than expected.

Practical advice: do not treat the eviction commitment as an informal side document. It should be prepared carefully, signed correctly, and checked by a lawyer or experienced property management team before the tenant moves in.

2. Using the Wrong Annual Rent Increase Clause

Another serious mistake is writing a fixed annual rent increase into the tenancy agreement.

Some landlords try to agree a fixed amount or fixed percentage increase in advance. This can create problems because rent increases in Turkey are linked to the legally applicable rent increase framework and inflation index rules. If the clause is poorly drafted, it may not protect the landlord properly and may create unnecessary disputes with the tenant.

The tenancy agreement should clearly state that annual increases are calculated according to the legally applicable inflation-linked index, rather than relying on an arbitrary fixed amount.

Why this matters for foreign owners

• Rental income is usually received in Turkish lira.
• Inflation can reduce the real value of the rent quickly.
• A weak rent increase clause can make the investment underperform.
• Disputes over increases can damage the landlord-tenant relationship.

A properly drafted rent increase clause helps protect the landlord while keeping the agreement aligned with Turkish rental practice.

3. Failing to Obtain a Strong Guarantor

A guarantor is one of the most important forms of protection for a landlord in Turkey. Foreign owners should not treat this as optional.

Where possible, the tenant should provide a guarantor who is a Turkish national, resident in Turkey, and preferably based in the same city as the apartment. A guarantor based in Istanbul is usually preferable for an Istanbul property because enforcement, communication and verification are more practical.

What a proper guarantor process should include

• The guarantor should be clearly identified.
• The guarantor should sign in person.
• The signature should be witnessed properly.
• The guarantor should provide valid identification.
• The guarantor should ideally be resident in Turkey.
• If the guarantor is married, the spouse should approve the guarantor obligation.

The spouse approval point is often missed. Under Turkish legal practice, a married guarantor’s obligation may require spousal consent. If this is ignored, the guarantor arrangement may become weaker than expected.

Practical advice: do not accept a guarantor casually over WhatsApp or email. The guarantor should be verified, identified and signed correctly as part of the tenancy process.

4. Not Taking a Sufficient Security Deposit

Foreign landlords sometimes accept a small deposit to secure the tenant quickly. This is usually a mistake.

Where possible, landlords should take a two-month security deposit. This gives better protection against unpaid bills, property damage, missing items, cleaning costs and disputes at the end of the tenancy.

This is especially important for furnished apartments, where the landlord may be providing appliances, beds, sofas, air conditioning units, curtains, kitchen equipment and other household items.

The tenancy agreement should clearly explain:

• the deposit amount;
• what the deposit covers;
• how deductions will be calculated;
• when the deposit will be returned;
• the condition in which the property must be handed back.

5. Not Having All Adult Occupants Sign the Agreement

Another common mistake is allowing only one person to sign the tenancy agreement while several adults live in the property.

All adults over the age of 18 who will live in the apartment should ideally be named, identified and asked to sign the tenancy agreement. This helps avoid future problems with unauthorised occupants, responsibility for damage, unpaid rent, subletting and enforcement.

This is particularly important for family rentals, shared apartments and furnished properties.

6. Forgetting About Maintenance Fees During Vacancy Periods

In Istanbul apartment buildings, monthly maintenance fees are usually referred to as aidat. During an active tenancy, these fees are generally paid by the tenant. However, when the apartment is empty, the landlord normally becomes responsible for paying them.

This is easy to overlook when calculating rental yield.

For example, if there is a one or two-month gap between tenants, the landlord may still need to pay:

• building maintenance fees;
• site management charges;
• security or concierge costs;
• basic utilities;
• cleaning and preparation costs before the next tenant moves in.

This matters even more in modern residences with gyms, parking, security, swimming pools, concierge services or central management. These buildings can have significant monthly maintenance costs.

Practical advice: when calculating rental income, always allow for vacancy periods and maintenance fee exposure. A property that looks profitable on a 12-month occupancy assumption may perform differently after realistic operating costs are included.

7. Overestimating Rental Income

Many foreign owners rely on optimistic rental projections when buying property in Istanbul. These figures may come from developers, agents, online listings or short-term rental assumptions.

However, real rental performance depends on the district, building quality, furnishing standard, transport access, tenant profile, pricing and current market supply.

A realistic rental strategy is usually better than chasing the highest possible advertised rent. Overpricing can leave the apartment empty for months, which may cost more than accepting a fair market rent from a reliable tenant.

8. Furnishing the Apartment Incorrectly

Furnishing should match the target tenant. A luxury apartment aimed at executives requires a different furnishing strategy from a compact apartment aimed at students or young professionals.

Common furnishing mistakes include:

• buying oversized furniture for small apartments;
• using poor-quality beds or sofas;
• ignoring lighting and workspace needs;
• failing to provide proper appliances;
• choosing highly personal colours or decorative styles.

Modern, neutral, practical furnishing usually performs best. Tenants want a clean, comfortable and easy-to-live-in property.

9. Choosing the Wrong Tenant

A vacant apartment is a problem, but the wrong tenant can be a much bigger problem.

Foreign owners sometimes accept the first applicant because they want rental income quickly. This can lead to unpaid rent, damage, neighbour complaints, legal delays and difficult communication.

A proper tenant selection process should include employment checks, identity checks, financial assessment, intended occupancy review and guarantor verification.

10. Trying to Self-Manage the Property from Abroad

Self-management may look cheaper at first, but it can become expensive when problems arise.

Overseas landlords often struggle with:

• tenant communication;
• rent collection;
• contract renewals;
• maintenance coordination;
• finding reliable contractors;
• checking property condition;
• handling disputes in Turkish.

Professional property management is not just about finding a tenant. It is about protecting the property, reducing vacancy, monitoring rent, dealing with maintenance, and making sure the tenancy is structured correctly from the beginning.

Final Thoughts

Renting out property in Istanbul can be a good investment strategy, but foreign owners need to understand that the tenancy setup matters as much as the apartment itself.

The most serious mistakes usually happen before the tenant even moves in: weak agreements, no proper eviction commitment, poor guarantor structure, fixed rent increase clauses, inadequate deposits and incomplete signatures.

Once these issues are built into the tenancy incorrectly, they can be difficult to fix later.

For overseas landlords, the safest approach is to set up the tenancy professionally from the start, verify the tenant properly, take a strong guarantor, prepare the correct documentation, and account for real operating costs such as vacancy periods and maintenance fees.

Note: This article is general guidance for overseas property owners and should not be treated as legal advice. Turkish tenancy rules can change and individual circumstances may require advice from a Turkish lawyer.