Short-term rental in Turkey: permit rules and 2026 change

If you rent out a flat in Turkey for 100 days or less at a time, you need a tourist rental permit (turizm amaçlı kiralama izin belgesi) from the Ministry of Culture and Tourism before signing the rental contract (Law No. 7464, Art. 3(1)). Under an amendment published in the Official Gazette (Resmî Gazete) on 27 October 2026, if an inspection finds problems with your documents and you do not fix them within 30 days, the permit is cancelled.

This matters to many people living in Germany, the Netherlands or elsewhere in Europe who let their flat in Antalya, Bodrum or Izmir to holidaymakers. If you already hold a permit, the new rule is the part to read first; if you do not, the application requirements are.

The 27 October 2026 amendment: cancellation for document problems

The Regulation on the tourist rental of residences (Konutların Turizm Amaçlı Kiralanması Faaliyetlerinin Düzenlenmesine İlişkin Yönetmelik, Official Gazette of 28/12/2023, No. 32413) deals with inspections in Article 12. Under paragraph 4, every permitted flat is inspected at least once every two years, and the inspection starts with a check of the documents the permit was based on.

The amending regulation in the Official Gazette of 27/10/2026 (No. 33413) replaced the second and third sentences of that paragraph. The Turkish text:

Belgelendirmeye esas evraklarda eksiklik ve/veya uygun olmayan evrak bulunması veya belgelendirmeye esas bilgi ve belgelerde değişiklik meydana geldiğinin tespit edilmesi halinde belge sahibine eksikliklerini giderebilmesi için otuz gün süre verilir. Bu süre sonunda eksikliklerinin giderilmediğinin tespiti halinde izin belgesi iptal edilir.

Unofficial translation: If documents are missing or unsuitable, or if the information and documents on which the permit is based have changed, the holder is given 30 days to remedy this. If the deficiencies are not remedied by the end of that period, the permit is cancelled.

The amendment took effect on publication, on 27 October 2026. There is no transitional rule.

The previous wording (after the amendment of 10/10/2025) also gave 30 days. What changed is the consequence. Before, if the deficiency was not remedied, the authority acted under Art. 4(2)(a) of Law No. 7464, which provides for an administrative fine (idari para cezası) when requested documents are not sent, are incomplete or misleading. Now the permit is cancelled outright. The trigger is also wider: not only missing documents, but unsuitable documents and changes in the relevant information start the 30-day period. The regulation does not list which changes count.

Once cancelled, the flat may not be let to tourists until a new permit is issued; continuing to rent exposes you to the fines in Art. 4(1) of the Law. Guests' existing contracts run until they end (Art. 5(2)).

A disputed point. Article 5 of Law No. 7464 lists the cases in which a permit is cancelled, and failure to remedy document deficiencies is not expressly among them. Whether a regulation can add a ground for cancellation that the Law does not mention is therefore open to question. This is an opinion: the Law has no express provision on it, and no binding court decision on the point was verified for this article. How a Turkish administrative court would decide a specific case is uncertain.

Which rentals need a permit?

Law No. 7464 on the tourist rental of residences was published in the Official Gazette on 2/11/2023; its permit provisions (Arts. 1–6) have applied since 1/1/2024 (Art. 33).

It covers any unit registered in the land register (tapu sicili) as a residence, or held as residential condominium property or under a residential construction servitude (kat mülkiyeti, kat irtifakı) (Art. 2(1)(e)).
Tourist rental means letting a residence for up to 100 days for any purpose (Art. 2(1)(g)). Single lets of more than 100 days fall outside the Law (Art. 1(3)).
Even with contracts of more than 100 days each, letting the same flat more than four times within a year of the first contract carries a separate fine (Art. 4(1)(g)).

The duty to obtain the permit lies with the landlord: the owner, or the holder of a usufruct or building right over the flat (Art. 2(1)(d), Art. 3(5)). A tenant who sublets their own rented home to tourists breaches the Law (Art. 3(7), Art. 4(1)(ç)).

Documents for the application

Under Article 5 of the Regulation, applications can be made through e-Devlet, Turkey's e-government portal. You need identity details (for foreign nationals, a passport copy and a foreign identity number or tax number) and an up-to-date land register record. Three points matter most if you live abroad:

Owners' resolution. If the flat is in a building with several units, you need a notarised copy of a unanimous resolution of the owners of all residential units in the building (Art. 3(3) of the Law; Art. 5(2)(d) of the Regulation). One neighbour can block the application. Detached houses and serviced residences (yüksek nitelikli konut) are exempt from this (Art. 5(4) of the Regulation).
Several owners. If the flat is held in shares (paylı mülkiyet), you need written consent from owners holding a majority both of shares and of heads; if it is held jointly (elbirliği mülkiyeti), every owner must consent (Art. 5(2)(ç)). An inherited flat that the heirs have not yet divided is held jointly, so all heirs must agree.
Applying through a representative. If a relative or lawyer in Turkey applies for you, a power of attorney drawn up by a notary is required (Art. 5(2)(e)).

The provincial directorate decides within 60 days (Art. 6(1) of the Regulation). After the permit is issued, the flat is inspected on site. Copies of the permit go to the tax office and the police (Art. 6(5)).

Obligations once you have the permit

The plaque issued by the Ministry must be displayed at the entrance (Art. 3(1) of the Law).
Every listing shows the permit number and describes location, capacity and equipment accurately (Arts. 9(2) and 11 of the Regulation).
No more than twelve people may stay, not counting children under three; capacity is calculated from the number of bedrooms (Art. 9(1)(d)).
Rooms may not be let separately to different guests (Art. 10(2)).
Turkey's Identity Reporting Law No. 1774 (Kimlik Bildirme Kanunu) applies, and the permit holder is responsible for registering guests (Art. 3(8) of the Law). If you live abroad, decide in advance who will do this on the spot.

If someone other than the landlord runs the letting, it must be a Group A travel agency (Art. 3(5)). Platforms that list flats without a permit face fines and access blocking (Art. 4(1)(d) and (e)).

Inheritance and sale

If the permit holder dies, the permit lapses unless the heirs apply within three months of the date of death (Art. 3(6) of the Law). This is a separate period from the one for renouncing an inheritance in Turkey, explained in renouncing an inheritance in Turkey.

If the landlord changes through a transaction other than inheritance, such as a sale, the change must be reported within 30 days of registration in the land register, or a fine applies (Art. 4(2)(b)). If the new owner then does not apply for the transfer within the 30 days given, the permit is cancelled (Art. 5(1)(c)).

Administrative fines

Article 4 of Law No. 7464 sets a separate fine for each breach. For renting without a permit, the fine applies per flat and the landlord is given 15 days to obtain a permit; continuing to rent leads to higher fines (Art. 4(1)(a), (b) and (f)). Fines under paragraph 1 are imposed by the local governor, those concerning permit holders by the Ministry (Art. 4(3)). Check the current amounts in the text of the Law on mevzuat.gov.tr and with the Ministry.

Taxation of the rental income in Turkey and in your country of residence is outside the scope of this article. For your tax obligations in Germany or the Netherlands, please consult a tax adviser or lawyer authorised there. General information on property in Turkey is on the real estate law and Türkiye–Germany pages.

Frequently asked questions

Do I need a permit to rent out my holiday flat in Turkey?

Yes, if you let it for up to 100 days at a time. The permit must be obtained before the rental contract (Law No. 7464, Art. 3(1)).

What documents do I need for a short-term rental permit in Turkey?

Identity details, a current land register record and, for a flat in a building with several units, a notarised copy of the owners' unanimous resolution. Where there are several owners, their written consent; where a representative applies, a notarial power of attorney (Regulation, Art. 5(2)).

What changed on 27 October 2026?

If an inspection finds document deficiencies or changes in the relevant information, you get 30 days. After that the permit is cancelled. Previously, an administrative fine applied in this situation (Regulation, Art. 12(4)).

Can I apply from abroad?

Applications can be made through e-Devlet. You can also apply through a representative in Turkey with a notarial power of attorney (Regulation, Art. 5(1) and 5(2)(e)).

Sources

Questions about your case

If you would like to check, before letting your flat in Turkey, whether you meet the permit requirements, whose consent is needed where there are several owners or heirs, or what you can do within the 30-day period after an inspection, you can choose a time on the appointment page. Consultations take place in Turkish, online by video, by phone or in person in Düsseldorf. Written questions can be sent through the contact form.

It helps to have a current land register record, any existing permit and letters from the Ministry or provincial directorate, the owners' resolution and, for an inherited flat, the certificate of inheritance (mirasçılık belgesi). Advice covers Turkish law only (§ 206 BRAO); for the taxation of rental income in Germany or the Netherlands, please consult a tax adviser or lawyer authorised there.