Legal Provisions Regarding The Determination of The Rental Price in Residential Rents and The Evaluation of The Renter’s Claim for Adaptation

N.A.

Makale detayları

Legal Provisions Regarding The Determination of The Rental Price in Residential Rents and The Evaluation of The Renter’s Claim for Adaptation

Yazarlar:

N.A.

Yayıncı:

Istanbul University

Ana Başlıklar:

Private Law and Civil Obligations (Other)

Dergi:

İstanbul Hukuk Mecmuası Vol.82 Issue 4, pp.1059-1099

Belge Tipi:

Makale

Yayın Tarihi:

12/2024

Belge Dili:

Türkçe

Document ID (Org No.):

2001341378

pISSN:

2636-7734

Anahtar kelimeler:

Özet:

 Since 2018, due to the economic crisis and high inflation, the real value of money has decreased dramatically, construction costs have increased and the current housing stock has been insufficient to fulfil the housing needs. These conditions have also affected the rental price and Article 344 of the TCO has been amended in order to prevent a possible housing crisis. With exceptions, the determination of the rental price in foreign currency has been prohibited, the CPI increase rate has been accepted instead of the PPI increase rate and the rate of increase is temporarily fixed at twenty-five per cent instead of the CPI. These amendments, which functioned as the states intervention in the economic public order in order to protect the tenant, caused the rental prices to remain excessively low in terms of lease agreements for certain periods and an imbalance between the performances against the renters. The renters, who are obliged to continue the contract due to the strict termination regime of the residential lease, have filed lawsuits for the determination of the rental price based on Article 344III of the TCO, and in cases where the conditions of these lawsuits are not met, they have filed lawsuits for the adaptation of the rental price based on Article 138 of the TCO. The purpose of this study is to determine the conditions of the renters claim for adaptation of the lease price by taking into consideration the source BGB  313I and to determine whether the imbalance between the performances can be considered as a reason for adaptation in accordance with Article 138 of the TCO.

 Since 2018, due to the economic crisis and high inflation, the real value of money has decreased dramatically, construction costs have increased and the current housing stock has been insufficient to fulfil the housing needs. These conditions have also affected the rental price and Article 344 of the TCO has been amended in order to prevent a possible housing crisis. With exceptions, the determination of the rental price in foreign currency has been prohibited, the CPI increase rate has been accepted instead of the PPI increase rate and the rate of increase is temporarily fixed at twenty-five per cent instead of the CPI. These amendments, which functioned as the states intervention in the economic public order in order to protect the tenant, caused the rental prices to remain excessively low in terms of lease agreements for certain periods and an imbalance between the performances against the renters. The renters, who are obliged to continue the contract due to the strict termination regime of the residential lease, have filed lawsuits for the determination of the rental price based on Article 344III of the TCO, and in cases where the conditions of these lawsuits are not met, they have filed lawsuits for the adaptation of the rental price based on Article 138 of the TCO. The purpose of this study is to determine the conditions of the renters claim for adaptation of the lease price by taking into consideration the source BGB  313I and to determine whether the imbalance between the performances can be considered as a reason for adaptation in accordance with Article 138 of the TCO.

 Since 2018, due to the economic crisis and high inflation, the real value of money has decreased dramatically, construction costs have increased and the current housing stock has been insufficient to fulfil the housing needs. These conditions have also affected the rental price and Article 344 of the TCO has been amended in order to prevent a possible housing crisis. With exceptions, the determination of the rental price in foreign currency has been prohibited, the CPI increase rate has been accepted instead of the PPI increase rate and the rate of increase is temporarily fixed at twenty-five per cent instead of the CPI. These amendments, which functioned as the states intervention in the economic public order in order to protect the tenant, caused the rental prices to remain excessively low in terms of lease agreements for certain periods and an imbalance between the performances against the renters. The renters, who are obliged to continue the contract due to the strict termination regime of the residential lease, have filed lawsuits for the determination of the rental price based on Article 344III of the TCO, and in cases where the conditions of these lawsuits are not met, they have filed lawsuits for the adaptation of the rental price based on Article 138 of the TCO. The purpose of this study is to determine the conditions of the renters claim for adaptation of the lease price by taking into consideration the source BGB  313I and to determine whether the imbalance between the performances can be considered as a reason for adaptation in accordance with Article 138 of the TCO.

 Ülkemizde 2018 yılından itibaren derinleşen ekonomik kriz ve yüksek enflasyona bağlı olarak paranın reel değeri aşırı şekilde düşmüş, inşaat maliyetleri artmış ve mevcut konut stoku barınma ihtiyacının giderilmesinde yetersiz kalmıştır. Bu gelişmeler kira bedellerinde fahiş yükselişe sebep olmuş ve muhtemel bir barınma krizinin önüne geçebilmek için konut kiralarında yenilenen dönem kira bedeli artışlarına ilişkin TBK m.344 hükmünde değişiklikler yapılmıştır. Belirli istisnalar dışında kira bedelinin yabancı para ile belirlenmesi yasaklanmış, kira bedeli artış oranının üst sınırı olan ÜFE artış oranı yerine TÜFE artış oranı kabul edilmiş, son olarak da geçici süre ile TÜFE yerine artış oranı yüzde yirmi beş ile sabitlenmiştir. Kiracının korunması amacıyla devletin ekonomik kamu düzenine müdahalesi niteliğindeki bu değişiklikler, belirli dönemlerdeki sözleşmeler bakımından kira bedellerinin aşırı derecede düşük kalmasına ve kiraya verenler aleyhine edimler arasında dengesizliğe yol açmıştır. Konut kirasının sıkı şartlara tabi sona erme rejimi nedeniyle sözleşmeye devam etmeye mecbur kalan kiraya verenler ise TBK m.344IIIe dayalı kira bedelinin belirlenmesi davalarına, bu davaların şartlarının oluşmadığı durumlarda da TBK m.138e dayalı uyarlama davalarına yönelmişlerdir. Ancak sözleşmenin değişen durumlara uyarlanmasının, TBK m.138de kaynak BGB  313Iden farklı şekilde yalnızca aşırı ifa güçlüğüne özgülenmesi ve özellikle artış oranlarının yüzde yirmi beş ile sabitlenmesi karşısında, kiraya veren tarafından kira bedelinin uyarlanmasının talep edilip edilemeyeceği konusunda tereddütler oluşmuştur. Çalışmada amacımız özellikle bu noktalarda, kaynak BGB  313I hükmünü göz önünde tutarak kiraya veren tarafından ileri sürülen uyarlama taleplerinin şartlarının ortaya konulması ve edimler arası dengesizliğin TBK m.138 uyarınca uyarlama sebebi olarak ele alınıp alınamayacağının belirlenmesinden oluşmaktadır.

Makale detayları

Legal Provisions Regarding The Determination of The Rental Price in Residential Rents and The Evaluation of The Renter’s Claim for Adaptation

Yazarlar:

N.A.

Yayıncı:

Istanbul University

Ana Başlıklar:

Private Law and Civil Obligations (Other)

Dergi:

İstanbul Hukuk Mecmuası Vol.82 Issue 4, pp.1059-1099

Belge Tipi:

Makale

Yayın Tarihi:

12/2024

Belge Dili:

Türkçe

Document ID (Org No.):

2001341378

pISSN:

2636-7734

Inflation

Rental Price

Adaptation

Imbalance With PerformanceEnflasyon

Kira Bedeli

Uyarlama

Edimler Arası Dengesizlik

Sayı

Makale detayları

Yazarlar: N.A.

Yayıncı: Istanbul University

Ana Başlıklar: Private Law and Civil Obligations (Other)

Dergi: İstanbul Hukuk Mecmuası Vol.82 Issue 4, pp.1059-1099

Belge Tipi: Makale

Yayın Tarihi: 12/2024

Belge Dili: Türkçe

Document ID (Org No.): 2001341378

pISSN: 2636-7734

Sayı

Yazarlar:

N.A.

Yayıncı:

Istanbul University

Ana Başlıklar:

Private Law and Civil Obligations (Other)

Dergi:

İstanbul Hukuk Mecmuası Vol.82 Issue 4, pp.1059-1099

Belge Tipi:

Makale

Yayın Tarihi:

12/2024

Belge Dili:

Türkçe

Document ID (Org No.):

2001341378

pISSN:

2636-7734