Chapter 10 of 11
Tenant and owner rights in urban renewal
Under Law 6306, owners (malik), tenants (kiracı) and holders of limited real rights (sınırlı ayni hak) do not receive the same things; who you are and how long you have lived in the building both matter. This chapter explains the roles, the one-year rule and what to read in your contracts.
Last updated: 1 November 2026
In brief
- Owners, tenants and holders of limited real rights have different positions in the Law, and offers and aid depend on that position.
- Tenants and right holders who have lived or run a workplace in the building for at least one year may be offered a flat, a workplace, land, credit or a housing certificate; this is a possibility, not an automatic right.
- If a new flat is not taken over within the period set, the right can end.
- The deadline to bring a court action against an administrative act under the Law is 30 days from notification.
Who does the Law tell apart?
The Law recognises three groups according to your position in the building. An owner has a share in the property. A tenant uses a flat or a workplace under a lease. A holder of a limited real right has no ownership but has a restricted right over the property.
Your documents show which group you belong to. If you are unsure, show your title deed (tapu) and contracts to a lawyer. Majorities among the co-owners are counted by the share each person holds.
What does the one-year rule mean?
Article 6 of the Law says that tenants and limited-right holders who have lived in the building, or had a workplace there, for at least one year may also be made certain offers. It therefore pays to keep papers that show how long you have been there, such as the lease and payment records.
If you have been in the building for less than a year, ask the municipality (İdare) for written information about your position. Do not guess how the period is counted or what proves it.
Which options can be offered?
Under the Law, owners and the tenants and right holders who meet the one-year condition may be offered one or several of the items below. The key word is may: these are options that can be put forward during the process, not rights that arise by themselves.
In buildings evacuated by agreement, temporary housing or a temporary workplace, rent aid and construction aid may also be given. Amounts are not written in the Law and change over time, so check the aid chapter and the official bodies for current information.
- A flat
- A workplace
- Land
- Credit from the transformation account
- A housing certificate
How do entitlement and the takeover period work?
The Directorate (Başkanlık) sets the type and size of the new flats. Entitlement (hak sahipliği) follows the value of the old property and the value of the new flat. Do not assume that the new flat will match the old one exactly.
A right holder who does not take over the flat within the period set loses the right, and the updated value of the old property is put into a term account. When a notice arrives, write down the start and end dates of the period and check your e-Devlet and e-mail regularly.
What should you check in the contracts?
When a lease ends and how much notice applies depends on the terms of your own contract. Show the lease to a lawyer before drawing any firm conclusion.
For owners, the contract with the contractor matters even more. The points below should be clear and in writing.
- The model and the shares, for example flat-for-land (kat karşılığı) or revenue sharing
- The delivery date and what happens in case of delay
- The contractor's completion insurance or the other security required by the Directorate
- Ending the contract if construction has not started within one year or no crew and equipment have worked for six months
When should you ask a lawyer, and where?
If an administrative act under the Law goes against you, the period to bring an action in the administrative court is 30 days from notification. Notices can be posted on the building, sent through e-Devlet and announced at the neighbourhood headman's office (muhtarlık), so follow all three.
This chapter is general information and not legal advice. For current practice, ask the Urban Transformation Directorate or the Ministry, the municipality (İdare) and, where needed, a lawyer.
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Frequently asked questions
If I am a tenant, will I automatically receive a flat in urban renewal?
No. The Law says that tenants who have lived in the building or had a workplace there for at least one year may be offered certain options. The content and terms of an offer are set during the process.
What should I do if I have lived here for less than a year?
The one-year condition appears expressly in the Law. A tenant with a shorter stay should be assessed according to the lease and the municipality's explanation, so ask the municipality in writing or consult a lawyer.
Does urban renewal end my lease?
That depends on the terms of your contract and its notice periods. This guide cannot give a firm answer; show the lease to a lawyer.
How long do I have to challenge an act?
You have 30 days from notification of an administrative act under the Law to bring an action in the administrative court. The objection to a risky building assessment is a separate period of 15 days.
This guide is general information, not legal advice. For your own case, ask the Urban Transformation Directorate, your municipality or a lawyer.