Yargıtay rules new lease nullifies prior eviction notice in landmark ruling

Turkey’s Supreme Court (Yargıtay) 3rd Civil Chamber held that when a new rental contract is signed after a tenant has issued an eviction notice, the earlier notice is void and the tenancy is considered renewed. The decision, published in the Official Gazette on 18 July 2026, arose from a dispute in Manavgat where a commercial tenant argued the notice was obtained under pressure, threat and fraud. The lower court had upheld the notice, but Yargıtay reversed, emphasizing that a valid eviction notice must be in writing, signed by the tenant or authorized representative, specify a clear evacuation date, and be issued after the premises have been handed over for a reasonable period.

A related regional court ruling clarified procedural aspects of electronic notifications: the court deemed a notice sent to the MERNİS address valid because the tenant accessed the case file via the UYAP Citizen Portal on 28 September 2024. Consequently, objections must be filed within seven days of that access date. Both rulings affect landlords and tenants across Turkey, underscoring new legal standards for eviction procedures and the importance of timely, proper documentation.