THE GAME OF ’INTERMEDIATE HIKE’ IN TURKISH HOUSE RENTS

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THE GAME OF ’INTERMEDIATE HIKE’ IN MEDICAL RENT IN TURKEY

After an exorbitant increase in medical rental house prices, some Turkish property owners pursued opportunism. Although an increase can be made once a year, those who want an “interim increase” or an “increase in rent above the legal rate” have increased. If the tenant has passed 5 years, this time he is facing the threat of ‘The rent has remained below the district average, I will file a rent determination case’. Lawyers warn, “The increase occurs once a year on the date of contract renewal. The upper limit on the increases is the 12-month average of the CPI. In rent determination cases, the landlord’s request is not valid in the same way, the tenants are protected.” Our special news from TurkeyMedicals.com Team Desk

It has become difficult to find a by hospital rental house in many provinces, especially Istanbul. When the supply in the market was limited and the demand was excessive, the rental prices increased rapidly. For those who are looking for a home during this period, the picture is rather pessimistic. But not only those who are looking for a rental medical house in Turkey, but also those who are already tenants, are in trouble with the Turkish owner landlords.

Those who do not like the figure paid by their current tenant in the face of increased rents can get a raise 1 time per year, but they demand the second one.

Some homeowners also don’t know the rules about raise rates. There are also those who demand 2 times the increase rate established by law. If the tenant has passed 5 years, this time the landlord comes with the threat of ‘I will sue for rent’.

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A RAISE FROM WHATSAPP

The last example of this happened on a site in Istanbul. The owner of the Turkey medical property, who has more than 100 apartments on the same site, asked all the tenants for an ‘interim raise’ via WhatsApp. ‘We are demanding and 18 per cent hike due to increases in the Turkish property market and the fact that rents in our area remain low compared to their peers,’ the owner said…

When the tenants who had already been given a raise during the contract renewal period objected to the second raise request by saying “unlawful”, the following statements were used: “The request has been withdrawn and the tenants who have completed 5 years will be sued for rent determination.” And can the owner ask for a raise 2 times a year? Or can he sue and get the rent he wants? We asked the experts about it.

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DO NOT ACCEPT

Emphasizing that according to the Code of Obligations, the rent increase will be in the month of contract renewal and once a year, Lawyer said, “The rate of increase cannot exceed the 12-month average of the CPI. For example, the figure announced by TURKSTAT this month is 17.71 percent. The Turkish landlord can’t come out and say I want 30-40 per cent,” he said.

“The Turkish rental market is very confused right now, especially in Istanbul,” said Turkish Lawyer, who told tenants, “Do not accept such requests, do not sign any additional protocols. The Turkish medical houses are almost rented by auction. A very rapid increase in rent also increases the appetite of some landlords in Turkey. there are those who want a hike every 3-4 months, pushing for exorbitant price increases well above the legal rate. Many owners are also looking to remove the former tenant to rent out their house for a higher price,” he said.

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THEY CAN’T GET WHAT THEY WANT, SO LET’S TALK ABOUT RENT-FIXING CASES

We also asked Lawyer President of the Real Estate Turkish Law Association, about this issue. stating that it was not possible to open this case before 5 years ago, Cherry said, “5 years have passed, the rent of your house has remained low compared to the region, it cannot be said that I am raising too much. If there is no compromise with the tenant, the property owner has to file a rent determination case,” he said.

For example, the citizen’s rent is 2 thousand TL, the owner of the property wants 4 thousand TL. Will the rent increase to 4 thousand TL after this case? Lawyer gave the following information about the rent increase rate to be made: “According to the figure announced the previous day, the rent increase rate this month is 17.71. So the rent of 2 thousand will be 2 thousand 354 TL. The landlord said this figure is small by region and filed a lawsuit. Now at this point, we need an expert report. This report will look at precedent lease agreements in Turkey. Although the rents will rise to 4 thousand pounds, the average figure will be determined by taking into account the former tenants who paid 3 thousand, 3 thousand 500 TL. Let’s assume that the average has also increased by 3,500 TL.

At this point, the judges apply an ‘equity deduction’ to protect the tenants. for tenants exceeding 10 years, this rate is usually 20 percent, and for 10 years it is 10 percent. Even if there is a 10 percent discount, the rent will decrease from 3,500 to 3,150 this time. The owner of the Turkish property has to settle for 3 thousand 150 while waiting for 4 thousand. It may even be less. So most often it does not get what is expected.

Moreover, he has payments to make to the other party’s lawyer, his own lawyer. Homeowners should hit the road thinking about all of this. It should also be noted that these cases last for 2-2.5 years with resorption. If there are very big differences, I recommend the detection case. For example, a tenant pays 5 thousand for a workplace, but a detection case can be filed if the district average is 40-50 thousand pounds.”

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THEY’RE SAYING TRANSFER THE TITLE DEED AND GET OUT OF THE HOUSE

Turkish Lawyer stated that they have faced a lot of ‘land transfer’ in recent months. Cherry described the new way that landlords are trying to evict tenants: “The Turkish owner transfers the house to his child, his wife. And in the cycle it shows the fair value of the health hotel house, not its real value.

For example, if the medical hotel house has a value of 2.5 million pounds sterling and 500 thousand pounds sterling in the municipality in Turkey, the transfer is made from 501 thousand pounds sterling and less title deed fees are paid. They think that the tenant will leave immediately when the house is sold. They want him to evacuate the house by sending a warning. However, during the transfer, the tenant in Turkey has a period of 6 months. It can’t be said that it will definitely come out after this date. The lawsuits that will be filed may take an average of 2 years.”

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THE TENANT CAN ASK FOR A DISCOUNT

Besides landlords, tenants can also request adaptation, said, “If there is a difficulty in paying for a reason that is not caused by the borrower, a discount may be requested on the rent. For this, the tenant proves the loss of income. Both the judge and the owner in Turkey can go for a discount on the rent, provided that it is valid in a balance and within a certain period of time, taking into account their rights,” he said.

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REALTORS ALSO OFFER

According to the information provided by the representatives of the sector, some realtors are also effective in rent games. Those who go to landlords with offers such as ‘take out your tenant, let’s rent your medicals house for 2 floors’ are looking for a commission. President of the Association of All Entrepreneurial Real Estate Consultants, who said that there are those who do not recognize ethical rules in Turkish realtors, as in every sector, said:“Provincial directorates of commerce supervise realtors, but look at the written rules. A professional organization should be established and sanctioned for unwritten ethical rules,” he said.

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THE TENANT IS GETTING TIRED OF HARASSMENT

Referring to the fact that the demands for an increase other than legal rates have increased a lot in recent months, said, “We are going through difficult times in the economy, so there are also those who want a 30-40 percent raise, and those who want to evict the tenant on the pretext of ‘I will give my house to my child’, although this is not true. Although some tenants know their rights, they are tired of landlord harassment, and the legal rate is 18 percent to 30 percent. These examples are also too many,” he said.

Warning landlords, said, “A citizen who cannot find a home is forced to say OK to high rent. But let’s see if he can afford it regularly. There are a lot of Turkish people who can’t pay their rent these days, because the renter’s income hasn’t increased at the same rate in Turkey. The landlord should take into account that when calculating high rent in Turkey areas, he may also incur losses,” he said.

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President of Organ Transplant Center at MedicalPark Hospital Antalya

Turkey's world-renowned organ transplant specialist. Dr. Demirbaş has 104 international publications and 102 national publications.

Physician's Resume:

Born on August 7, 1963 in Çorum, Prof. Dr. Alper Demirbaş has been continuing his work as the President of MedicalPark Antalya Hospital Organ Transplantation Center since 2008.

Prof. who performed the first tissue incompatible kidney transplant in Turkey, the first blood type incompatible kidney transplant, the first kidney-pancreas transplant program and the first cadaveric donor and live donor liver transplant in Antalya. Dr. As of August 2016, Alper Demirbaş has performed 4900 kidney transplants, 500 liver transplants and 95 pancreas transplants.

In addition to being the chairman of 6 national congresses, he has also been an invited speaker at 12 international and 65 national scientific congresses. Dr. Alper Demirbaş was married and the father of 1 girl and 1 boy.

Awards:

Eczacibasi Medical Award of 2002, Akdeniz University Service Award of 2005, Izder Medical Man of the Year Award of 2006, BÖHAK Medical Man of the Year Award of 2007, Sabah Mediterranean Newspaper Scientist of the Year Award of 2007, ANTIKAD Scientist of the Year Award of 2009, Social Ethics Association Award of 2010, Işık University Medical Man of the Year Award of 2015, VTV Antalya's Brand Value Award of 2015.

Certificates:

Doctor of Medicine Degree Hacettepe University Faculty of Medicine Ankara, General Surgeon Ministry of Health Turkey EKFMG (0-477-343-8), University of Miami School of Medicine Member of Multiple Organ Transplant, ASTS Multiorgan Transplant Scholarship. Lecturer at Kyoto University. Lecturer at University of Essen, Research assistant at the University of Cambridge .

Professional Members:

American Society of Transplant Surgeons, American Transplantation Society Nominated, Middle East and Southern Africa Council Transplantation Society 2007, International Liver Transplantation Association, Turkish Transplantation Association, Turkish Society of Surgery, Turkish Hepatobiliary Surgery Association.

Disclaimer:

Our website contents consist of articles approved by our Web and Medical Editorial Board with the contributions of our physicians. Our contents are prepared only for informational purposes for public benefit. Be sure to consult your doctor for diagnosis and treatment.
Medically Reviewed by Professor Doctor Alper Demirbaş
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