Publication: Kira bedelinin ödenmemesi nedeniyle kiralananın ilamsız icra yolu ile tahliyesi
Abstract
Kira bedelinin ödenmemesi nedeniyle kiralananın ilamsız icra yolu ile tahliyesi 2004 sayılı İcra ve İflas Kanununun kiralanan taşınmazın ilamsız icra yolu ile tahliyesine ilişkin hükümlerini içeren 269 vd. maddelerinde iki farklı durum düzenlenmiştir. Bu durumlardan ilki kira bedelinin usulüne uygun ödenmemesi halinde kiracının taşınmazdan ilamsız icra takibi yolu ile tahliyesidir. İkincisi ise kira süresinin sona ermesi halinde kiracının taşınmazdan ilamsız icra takibi ile tahliyesi yoludur. Bu çalışma, kira bedelinin ödenmemesi nedeniyle kiralanan taşınmazın ilamsız icra yolu ile tahliyesi kuralları ile sınırlıdır ve üç ana bölümden oluşmaktadır. Birinci bölümde temel kavramlar açıklanmakta, kira ilişkisine dair hukuk normlarının yer aldığı Türk Borçlar Kanununda bulunan taşınmazın tahliyesi hükümleri ile inceleme konumuz genel hatlarıyla açıklanmaktadır. İkinci bölümde ise çalışmanın ana inceleme konusunu oluşturan; kira bedelini ödemekle yükümlü kiracının bu yükümlülüğünü ihlal etmesi halinde ilamsız icra takibi ile tahliyesinde uygulanacak prosedür, borçlu sıfatına haiz kiracının tahliye talebi içeren ödeme emrinin tebliğinden sonra usulüne uygun itiraz etmesi ve itiraz etmemesinin hukuki etkisi yargı içtihatları göz önünde bulundurularak incelenmiştir. Üçüncü bölümde ise kiraya verenin ve kiracının başvurabileceği bir kısım hukuki imkanlar ve kiralanan taşınmazın tahliyesine ve borcun ödenmesine ilişkin mahkeme ilamı sonrasındaki süreç ele alınmıştır.
Articles 269 et seq. of the Enforcement and Bankruptcy Law No. 2004 regulate two distinct situations concerning the eviction of leased immovable property through non-judicial enforcement proceedings. The first situation concerns the eviction of the tenant from the leased property through a non-judicial enforcement procedure in the event of failure to duly pay the rent. The second situation applies where a duly executed eviction undertaking exists, which qualifies as documentary proof that the lease term has expired; in this case, the tenant may also be evicted via non-judicial enforcement. This study is limited to the legal framework governing the eviction of tenants from leased immovable property through non-judicial enforcement proceedings due to non-payment of rent. It is organized into three main sections. The first section introduces fundamental legal concepts and outlines the general context of the study by referring to the relevant provisions of the Turkish Code of Obligations, particularly those concerning lease agreements and tenant eviction. The second chapter constitutes the main focus of the study and examines the procedural steps applicable when a tenant, who is legally obligated to pay rent, defaults on this obligation. It analyzes the process of eviction through non-judicial enforcement, the legal implications of serving a payment order that includes a request for eviction, and the tenant’s reaction—specifically, whether a proper objection is filed or not—by taking into account relevant judicial precedents. The third chapter discusses certain legal remedies that may be pursued by both the lessor and the tenant, and addresses the post-judgment phase regarding the enforcement of the eviction of the leased property and the collection of the outstanding debt.
Articles 269 et seq. of the Enforcement and Bankruptcy Law No. 2004 regulate two distinct situations concerning the eviction of leased immovable property through non-judicial enforcement proceedings. The first situation concerns the eviction of the tenant from the leased property through a non-judicial enforcement procedure in the event of failure to duly pay the rent. The second situation applies where a duly executed eviction undertaking exists, which qualifies as documentary proof that the lease term has expired; in this case, the tenant may also be evicted via non-judicial enforcement. This study is limited to the legal framework governing the eviction of tenants from leased immovable property through non-judicial enforcement proceedings due to non-payment of rent. It is organized into three main sections. The first section introduces fundamental legal concepts and outlines the general context of the study by referring to the relevant provisions of the Turkish Code of Obligations, particularly those concerning lease agreements and tenant eviction. The second chapter constitutes the main focus of the study and examines the procedural steps applicable when a tenant, who is legally obligated to pay rent, defaults on this obligation. It analyzes the process of eviction through non-judicial enforcement, the legal implications of serving a payment order that includes a request for eviction, and the tenant’s reaction—specifically, whether a proper objection is filed or not—by taking into account relevant judicial precedents. The third chapter discusses certain legal remedies that may be pursued by both the lessor and the tenant, and addresses the post-judgment phase regarding the enforcement of the eviction of the leased property and the collection of the outstanding debt.