Can I Rent Out My Holiday Home to Tourists on a Daily Basis? Permit Requirements and Penalties

In Bodrum, Marmaris and Fethiye, many holiday homes are rented out by the day or by the week during the summer months. These rentals are subject to a separate law: Law No. 7464 on the Leasing of Residential Properties for Tourism Purposes and Amendments to Certain Laws. The rules set out in the law and the regulation issued pursuant to it have been in force since January 1, 2024.

The short answer is: Yes, you can rent out your holiday home to tourists on a daily or weekly basis. However, for every rental of 100 days or less at a time, you must obtain a permit certificate (izin belgesi) from the Ministry of Culture and Tourism before entering into the first rental agreement. If the property is located in an apartment building, the unanimous approval of all residential unit owners in the building is also required. If you are a tenant, you cannot rent out the property you occupy to tourists. An administrative fine is imposed on anyone who rents out a property without the required permit, and the penalty increases if the unauthorized rental continues.

Which rentals require a permit certificate?

The law defines “rental for tourism purposes” as the rental of a residential property for any purpose for a period of up to 100 days. The regulation adopts the same threshold: 100 days or less in a single rental. It makes no difference whether the tenant is Turkish or a foreign national.

There are two points in this definition that are often overlooked.

First, although the term “tourism” appears in the legislation, the law does not look at the tenant’s purpose. The definition uses the expression “for any purpose.” Renting the property for several weeks to someone visiting the area for work, for example, is covered just as renting it for one week to a holidaymaker is. The decisive factor is the duration, not the purpose.

Second, when the law refers to a “residence,” it looks at the title deed. A residential unit is an independent unit registered as residential property in the land registry or one over which a floor easement (kat irtifakı) or condominium ownership (kat mülkiyeti) for residential use has been established.

Condominium ownership is the separate title deed for an apartment in a completed building. A floor easement is a right established over independent units in a building that has not yet been completed or is planned to be completed, which may be converted into condominium ownership once the building is completed and the statutory requirements are satisfied.

Rentals exceeding 100 days in a single contract fall outside the scope of this law. In other words, a single rental agreement exceeding 100 days does not require a permit certificate under this legislation.

Can I avoid the law by making contracts slightly longer than 100 days?

The law has also addressed this possibility. Even where each individual contract is longer than 100 days, a person who rents out the same property more than four times within one year from the date of the first contract is subject to an administrative fine of TRY 1,000,000, as stated in the law and increased annually by the applicable revaluation rate.

The phrase “more than four times” means that the threshold is exceeded with the fifth contract, not the fourth. Extending short-term rentals slightly beyond 100 days therefore does not provide a permanent way around the law.

If I am a tenant, can I rent the property to tourists?

No. The law places the obligation to obtain the permit certificate on the lessor. A lessor is the owner of the residential property or a person holding a usufruct right or a right of superficies over it.

A usufruct right is the right to use and benefit from property belonging to another person. If the property is subject to a usufruct or superficies right, the application is made by the holder of that right rather than by the owner.

The law also imposes an express prohibition. A tenant may not sublet the home rented for his or her own residence to tourists. Likewise, a person who rents a property that already has a permit certificate for a short period may not rent it onward to third parties. A separate administrative fine is imposed for each contract concluded in violation of these prohibitions.

Can a real estate agent or site manager rent the property out on my behalf?

According to the law, if the tourism-purpose rental activity is carried out by someone other than the lessor, the person conducting the tourism-purpose rental activity must operate through a Group A travel agency. The legislation also contains separate provisions concerning residential property management and marketing businesses for high-quality residential properties.

A person who facilitates the rental of a property without a permit certificate is also subject to an administrative fine for each contract. In other words, a real estate agent or property manager who arranges the rental of an unlicensed property may also face penalties.

If I live in an apartment building or residential complex, do I need my neighbours’ approval?

Yes. In an apartment building, this requirement is mandatory.

If the property is located in a building containing multiple independent units, the application must be accompanied by a resolution approved unanimously by the condominium owners in the building. The regulation requires a notarized copy of this resolution and requires unanimity among the owners of all independent units classified as residential units in the building. If even one owner does not give consent, this requirement is not satisfied.

For residential complexes consisting of more than one building, the law provides some flexibility. Unanimity is required only within the building where the property is located, rather than throughout the entire complex. If the document is issued, a copy is submitted to the site management.

In a building with more than three independent units, a permit certificate may be issued for the same person for no more than 25% of the units. If an application is made for more than five homes in the same building in the name of the same person, an additional business opening and operating licence is required. These limits generally do not concern someone who owns only one holiday home.

The situation is different for detached houses. According to the regulation, the unanimity requirement and the 25% limit do not apply to applications concerning detached residential properties. However, the regulation does not define what constitutes a “detached residence.” Accordingly, it is not automatically clear whether a villa located within a residential complex qualifies as a detached property. If your property is in such a complex, it is advisable to obtain clarification from the Provincial Directorate of Culture and Tourism before applying.

What must the property contain?

The regulation lists the facilities and equipment that must be available in a property for which a permit certificate is to be issued:

• At least one bed, a toilet and bathroom, a living area and a kitchen.

• Hot and cold running water; for each guest, pillows, sheets, blankets or duvets, and face and bath towels.

• Where applicable, an information card showing the rules of the residential complex or apartment building and the building’s emergency exits.

• Chemical fire extinguishers and smoke detectors in all areas other than the bathroom and toilet.

• Furniture, fixtures and appliances must be clean, properly maintained and in working order.

There is also a capacity calculation. Each bedroom is counted as accommodating two people, with up to two additional people added to the total. For example, a three-bedroom holiday home may accommodate a maximum of eight people. Regardless of the number of rooms, a home may accommodate no more than 12 people, excluding children under three years of age.

If only part of the property is to be rented out, there are two rules. A permit certificate cannot be issued for one or more rooms of the home in which the owner continues to reside. In addition, the rooms of a permitted property cannot be rented separately to different people under separate contracts.

How is the application made and what documents are required?

Applications can be made only through e-Devlet, Türkiye’s electronic government portal. The service is titled “Application for a Tourism-Purpose Residential Property Permit Certificate” and is provided by the Ministry of Culture and Tourism. Under the regulation, paper applications submitted outside e-Devlet are returned to the applicant without being examined.

The process is as follows:

1. Check the title deed. The property must appear as a residential unit in the land registry. An up-to-date title deed record must be attached to the application.

2. If the property is jointly owned, obtain the required consent from the other owners. In co-ownership, where each owner’s share is separately stated in the title deed, the consent of the owners representing the required share and co-owner majority must be obtained. In joint ownership without specified shares, which most commonly arises through inheritance, the consent of all owners is required.

3. If the property is in an apartment building, have the unanimous resolution of the residential unit owners notarized.

4. Prepare the identification documents. Turkish citizens apply with a copy of their identity card or civil registry card. Foreign property owners may apply with a copy of their passport together with a foreigner identification number or tax identification number.

5. If someone else will make the application, a notarized power of attorney is required.

6. Prepare the property in accordance with the requirements listed above. An on-site inspection of the property is carried out after the permit certificate has been issued.

The Ministry determines the fees for the permit certificate and the official plaque. These fees may change; verify the current amounts with the Provincial Directorate of Culture and Tourism before applying.

How long does the application process take?

The application is examined by the Provincial Directorate of Culture and Tourism where the property is located. Under the regulation, applications must be concluded within 60 days. If a permit certificate is issued, an on-site inspection must take place within 30 days, and if deficiencies are identified during the inspection, the applicant is given 15 days to remedy them.

Applications submitted with incomplete or inappropriate documentation are rejected, with the reasons for rejection stated.

What should I pay attention to after obtaining the permit certificate?

A permit certificate is not a document that can simply be obtained once and forgotten. It creates several ongoing obligations.

Plaque

The plaque is an official sign prepared by the Ministry bearing the words “Tourism-Purpose Residential Property” and the relevant permit information. It must be displayed at the entrance of the property.

Advertisements

The permit certificate number must be clearly displayed in every medium in which the property is advertised. The advertisement must include the property’s location, guest capacity, room and equipment information, the rules of the residential complex or building, and check-in and check-out times.

Identity reporting

The Law on Identification applies to properties holding a permit certificate. The permit holder is responsible for reporting guests’ identities. The obligations relating to the protection of personal data also rest with the permit holder.

Cleaning and rules

The property must be cleaned and maintained each time guests change. The rules of the residential complex or building must be communicated to guests in writing or through an online environment.

Inspections

Properties holding permit certificates are inspected at least once every two years from the date of issuance of the certificate. The inspection is initially carried out on the basis of documentation; if deficiencies are identified, the permit holder is given 30 days to remedy them.

Failure to comply with these obligations is also subject to penalties. A permit holder who fails to display the plaque is subject to an administrative fine and is given 15 days to display it. If it is still not displayed within that period, an administrative fine of TRY 500,000 is imposed.

Advertising the property in a misleading manner and allowing guests to use the property for a period shorter than the term stated in the contract are subject to separate penalties. Failure to submit information and documents requested by the Ministry within 30 days is also punishable.

If violations identified during an inspection are not remedied within the periods granted, the permit certificate is cancelled. Even if the permit certificate is cancelled, guests who already have existing contracts retain their contractual rights until the end of their respective contract periods.

What happens if I rent the property without a permit certificate?

The law establishes a graduated penalty system for unauthorized rentals. The following are the amounts stated in the law and are increased annually according to the applicable revaluation rate:

• Upon the first detection, an administrative fine of TRY 100,000 is imposed for each property being rented, and the owner is given 15 days to obtain the permit certificate.

• If the unauthorized rental continues after this period, an administrative fine of TRY 500,000 is imposed and another 15-day period is granted.

• If the violation continues despite this, the fine is TRY 1,000,000.

• A tenant who rents to tourists a property rented by the tenant for residential use, and a person who facilitates the rental of an unauthorized property, are each subject to a TRY 100,000 administrative fine per contract.

Under the Misdemeanours Law, administrative fines are increased at the beginning of each calendar year in accordance with the applicable revaluation rate. Therefore, the fine imposed today may differ from the amount stated in the law. Do not calculate the current amount solely from the statutory figure; verify the applicable amount with the relevant authority.

As a general rule, sanctions relating to unauthorized rental activities are imposed by the highest-ranking local administrative authority where the property is located—the district governor at district level and the governor at provincial level. Sanctions concerning permit holders, as well as other sanctions that the law assigns to the Ministry, are imposed by the Ministry.

The law also covers listing websites and accommodation platforms. Under the law, an “intermediary service provider”—that is, a platform enabling properties to be advertised and rented online—may be penalized for each property if, despite a warning from the Ministry, it fails to remove the listing of an unauthorized property within 24 hours. A decision may also be made to remove or block access to the content. In this way, the listing of an unlicensed property may be removed from the platform.

If I receive a penalty, how long do I have to pay or challenge it?

Law No. 7464 does not provide a separate payment period or challenge procedure for penalties imposed on landlords, tenants and intermediaries. Therefore, the general provisions of the Misdemeanours Law apply.

If you pay the administrative fine within one month from the date on which the decision is served on you, a 25% reduction is applied. If you wish to challenge the decision, you may apply to the Criminal Court of Peace within 15 days from the date of service.

No court fee is payable for this application. If the application is not filed within the prescribed period, the penalty becomes final. Paying the fine at the reduced amount does not eliminate your right to challenge it before the court.

Summary

• For every rental of 100 days or less at a time, a permit certificate is mandatory before the first rental agreement. The tenant’s purpose is irrelevant.

• Contracts exceeding 100 days are outside the scope of the law; however, renting out the same property more than four times in one year in this manner is also subject to a penalty.

• The application is made by the owner or the holder of a usufruct or superficies right. A tenant may not rent out the property he or she occupies to tourists.

• In an apartment building, a notarized unanimous resolution of the residential unit owners is required. In a residential complex, only the building where the property is located is taken into account; the requirement does not apply to detached houses.

• Applications are made only through e-Devlet and must be concluded within 60 days.

• The property must have fire extinguishers and smoke detectors. A maximum of 12 people, excluding children under three, may stay in one property.

• After the permit is issued, the official plaque must be displayed, the permit number must appear in advertisements, and guest identity reporting must be carried out.

• Penalties for unauthorized rentals increase progressively. The amounts stated in the law are increased annually according to the revaluation rate; the current amount should be verified with the relevant authority.

• A challenge may be filed before the Criminal Court of Peace within 15 days from service of the penalty decision; paying within one month gives a 25% reduction.

This article has been prepared on the basis of the legislation in force in Türkiye as of October 1, 2026. It is intended for general informational purposes only and does not constitute legal advice in relation to any specific case.