{"id":16521,"date":"2020-06-22T13:15:34","date_gmt":"2020-06-22T13:15:34","guid":{"rendered":"https:\/\/www.esin.av.tr\/?p=16521"},"modified":"2022-06-09T13:06:20","modified_gmt":"2022-06-09T13:06:20","slug":"turk-borclar-kanununun-isyeri-kiralarina-iliskin-ertelenen-hukumleri-yururluge-giriyor","status":"publish","type":"post","link":"https:\/\/www.esin.av.tr\/tr\/2020\/06\/22\/turk-borclar-kanununun-isyeri-kiralarina-iliskin-ertelenen-hukumleri-yururluge-giriyor\/","title":{"rendered":"T\u00fcrk Bor\u00e7lar Kanunu’nun \u0130\u015fyeri Kiralar\u0131na \u0130li\u015fkin Ertelenen H\u00fck\u00fcmleri Y\u00fcr\u00fcrl\u00fc\u011fe Giriyor"},"content":{"rendered":"

Yeni Geli\u015fme<\/strong><\/p>\n

Bilindi\u011fi \u00fczere 6098 say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu’nun (“TBK<\/strong>“) kira s\u00f6zle\u015fmelerinde kirac\u0131 lehine olan ve y\u00fcr\u00fcrl\u00fc\u011f\u00fc ertelenen maddeleri 1 Temmuz 2020 tarihinde i\u015fyeri kiralar\u0131 i\u00e7in y\u00fcr\u00fcrl\u00fc\u011fe giriyor. \u00c7e\u015fitli makale, b\u00fclten ve webinarlar\u0131m\u0131zda 1 Temmuz 2020’ye kadar yeni bir ertelemenin ger\u00e7ekle\u015fmemesi durumunda, TBK’n\u0131n ertelenen h\u00fck\u00fcmlerinin y\u00fcr\u00fcrl\u00fc\u011fe girece\u011fini ve bu h\u00fck\u00fcmlerin mevcut i\u015fyeri kira s\u00f6zle\u015fmelerinde \u00f6nemli etkiler do\u011furaca\u011f\u0131n\u0131 belirtmi\u015ftik.<\/p>\n

\u0130\u015fyeri Kiralar\u0131 \u0130\u00e7in Y\u00fcr\u00fcrl\u00fc\u011fe Girecek Olan Maddeler ve Etkileri<\/strong><\/p>\n

Kira \u0130li\u015fkisinin Devri<\/u><\/p>\n

TBK madde 323, kira ili\u015fkisinin kirac\u0131 taraf\u0131ndan \u00fc\u00e7\u00fcnc\u00fc ki\u015filere devrini d\u00fczenlemektedir. Madde uyar\u0131nca kira ili\u015fkisi kural olarak kiraya verenin yaz\u0131l\u0131 izni al\u0131nmaks\u0131z\u0131n \u00fcclean\u00e7\u00fcnc\u00fc ki\u015fiye devredilemez. Ancak i\u015fyeri kiralar\u0131nda i\u015fveren hakl\u0131 sebep olmad\u0131k\u00e7a bu r\u0131zay\u0131 vermekten ka\u00e7\u0131namayacakt\u0131r. Ba\u015fka bir ifadeyle 1 Temmuz 2020 tarihinden itibaren kirac\u0131n\u0131n kira ili\u015fkisini devretmek istemesi halinde kiraya veren, bu devir i\u015flemi i\u00e7in hakl\u0131 bir sebep olmad\u0131k\u00e7a yaz\u0131l\u0131 r\u0131za vermekten imtina edemeyecektir.<\/p>\n

Kiralanan Yerin S\u00f6zle\u015fmenin Bitiminden \u00d6nce Geri Verilmesi<\/u><\/p>\n

TBK madde 325 uyar\u0131nca kiralanan yerin s\u00f6zle\u015fme s\u00fcresine ya da fesih d\u00f6nemine uymaks\u0131z\u0131n geri verilmesi halinde kirac\u0131, kiralanan yerin benzer ko\u015fullarla kiraya verilebilece\u011fi makul bir s\u00fcre boyunca<\/u> kira s\u00f6zle\u015fmesinden do\u011fan bor\u00e7lar\u0131n\u0131 \u00f6demeye devam edecektir. Ancak yine ayn\u0131 madde uyar\u0131nca kirac\u0131n\u0131n bu s\u00fcre i\u00e7erisinde kiraya verenden kabul etmesi beklenebilecek, \u00f6deme g\u00fcc\u00fcne sahip ve kira ili\u015fkisi devralmaya haz\u0131r yeni bir kirac\u0131 bulmas\u0131 halinde kira s\u00f6zle\u015fmesinden do\u011fan bor\u00e7lar\u0131 sona erecektir.<\/p>\n

Maddenin 1 Temmuz 2020 itibariyle i\u015fyeri kiralar\u0131 bak\u0131m\u0131ndan da y\u00fcr\u00fcrl\u00fc\u011fe girmesi ile birlikte, kirac\u0131n\u0131n, kiralanan yeri s\u00f6zle\u015fme ya da fesih s\u00fcresini g\u00f6zetmeksizin bo\u015faltmas\u0131 halinde, kiraya verenin kabul etmesi makul olarak beklenebilecek yeni bir kirac\u0131 bulmas\u0131 halinde kirac\u0131n\u0131n kira s\u00f6zle\u015fmesinden do\u011fan bor\u00e7lar\u0131 sona erecektir.<\/p>\n

\u00d6nemli Sebeple Fesih<\/u><\/p>\n

\u00d6nemli sebeple fesih TBK madde 331 kapsam\u0131nda d\u00fczenlenmektedir. Her ne kadar TBK 331’in i\u015fyeri kiralar\u0131 bak\u0131m\u0131ndan y\u00fcr\u00fcrl\u00fc\u011f\u00fc 1 Temmuz 2020 tarihine ertelenmi\u015f olsa da erteleme s\u00fcresi i\u00e7erisinde m\u00fclga Bor\u00e7lar Kanunu’nun 264’\u00fcnc\u00fc maddesi uyar\u0131nca \u00f6nemli sebeple fesih ger\u00e7ekle\u015ftirilebilmekteydi. Ancak 1 Temmuz itibariyle bu sone erdirme sebebi m\u00fclga kanun uyar\u0131nca yaln\u0131zca belirli s\u00fcreli s\u00f6zle\u015fmeler i\u00e7in \u00f6ng\u00f6r\u00fclm\u00fc\u015fken, 1 Temmuz sonras\u0131nda belirsiz s\u00fcreli i\u015fyeri kiralar\u0131nda da \u00f6nemli sebeple fesih s\u00f6z konusu olabilecektir. Yine s\u00f6zle\u015fmenin feshi nedeniyle tazminat hesab\u0131 da eski kanun rejiminden farkl\u0131 olarak hakimin durumun \u015fartlar\u0131n\u0131 dikkate alarak takdir edece\u011fi \u015fekilde d\u00fczenlenmi\u015ftir.<\/p>\n

Ba\u011flant\u0131l\u0131 \u0130\u015flem Yasa\u011f\u0131<\/u><\/p>\n

Ba\u011flant\u0131l\u0131 i\u015flem yasa\u011f\u0131 TBK madde 340 kapsam\u0131nda d\u00fczenlenmi\u015ftir. TBK madde 340 uyar\u0131nca kirac\u0131n\u0131n yarar\u0131n\u0131n olmad\u0131\u011f\u0131 durumlarda kiralanan yerin kullan\u0131m\u0131yla do\u011frudan ili\u015fkili olmayan bir bor\u00e7 alt\u0131na sokulmas\u0131n\u0131n \u00f6n\u00fcne ge\u00e7ilmi\u015f ve bu \u015fekildeki s\u00f6zle\u015fmeler ge\u00e7ersiz say\u0131lm\u0131\u015ft\u0131r. H\u00fckm\u00fcn y\u00fcr\u00fcrl\u00fc\u011fe girmesiyle birlikte \u00f6rne\u011fin al\u0131\u015fveri\u015f merkezlerinde al\u0131\u015fveri\u015f merkezinin t\u00fcm\u00fcne ili\u015fkin sigorta s\u00f6zle\u015fmeleri sebebiyle kirac\u0131lara yans\u0131t\u0131lan sigorta primleri veya motorlu ta\u015f\u0131t\u0131 olmayan ma\u011fazalardan otopark kiras\u0131 \u00fccreti tahsil edilmesi gibi ba\u011flant\u0131l\u0131 s\u00f6zle\u015fmeler bu kapsamda h\u00fck\u00fcms\u00fcz kalabilecektir.<\/p>\n

Kirac\u0131n\u0131n G\u00fcvence Vermesi<\/u><\/p>\n

TBK madde 342 uyar\u0131nca, s\u00f6zle\u015fmeyle kirac\u0131ya g\u00fcvence (depozito) verme borcu getirilmi\u015fse bu g\u00fcvence bedeli \u00fc\u00e7 ayl\u0131k kira bedelini a\u015famaz. Bununla birlikte h\u00fck\u00fcm g\u00fcvence bedellerinin, yaln\u0131zca iki taraf\u0131n r\u0131zas\u0131 veya icra takibinin kesinle\u015fmesi ya da kesinle\u015fmi\u015f mahkeme karar\u0131 ile \u00e7ekilebilece\u011fi bir banka hesab\u0131na yat\u0131r\u0131lmas\u0131 \u00f6ng\u00f6r\u00fclm\u00fc\u015ft\u00fcr. H\u00fckm\u00fcn 1 Temmuz 2020’de i\u015fyeri kiralar\u0131 i\u00e7in y\u00fcr\u00fcrl\u00fc\u011fe girmesi ile birlikte, i\u015fyeri kira s\u00f6zle\u015fmeleri kapsam\u0131nda al\u0131nan g\u00fcvenceler i\u00e7in de bu h\u00fck\u00fcm ge\u00e7erli olacakt\u0131r.<\/p>\n

Bununla birlikte, uygulamada s\u00f6z konusu hesaplar\u0131n bankalar\u0131n para \u00e7ekme \u015fartlar\u0131n\u0131 kontrol\u00fcn\u00fc gerektirmesi nedeniyle y\u00fcksek risk ta\u015f\u0131mas\u0131, bankalar taraf\u0131ndan bu t\u00fcr hesaplar\u0131n a\u00e7\u0131lmas\u0131 konusunda birtak\u0131m teredd\u00fctler oldu\u011fu bilinmektedir.<\/p>\n

Ayr\u0131ca i\u015fyeri kira s\u00f6zle\u015fmelerinde \u00f6denen depozito i\u00e7in herhangi bir faiz istenemeyece\u011fi kararla\u015ft\u0131r\u0131lm\u0131\u015f olsa dahi, kirac\u0131n\u0131n s\u00f6zle\u015fmenin feshi ve kiralanan\u0131n tahliyesi sonras\u0131nda bu madde kapsam\u0131nda kiraya verenden faiz isteyebilmesi de s\u00f6z konusu olabilecektir.<\/p>\n

Kirac\u0131 Aleyhine De\u011fi\u015fiklik Yapma Yasa\u011f\u0131<\/u><\/p>\n

TBK madde 343, kira s\u00f6zle\u015fmesi kurulduktan sonra kirac\u0131 aleyhine kira bedeli haricinde bir de\u011fi\u015fiklik yap\u0131lamayaca\u011f\u0131 h\u00fckm\u00fcn\u00fc getirmektedir. Her ne kadar bu h\u00fck\u00fcm de i\u015fyeri kiralar\u0131 bak\u0131m\u0131ndan ertelenmi\u015f olsa da m\u00fclga Bor\u00e7lar Kanunu ve m\u00fclga Gayrimenkul Kiralar\u0131 Hakk\u0131ndaki Kanun’da yer alan d\u00fczenlemeler ile paralel oldu\u011fundan, h\u00fckm\u00fcn 1 Temmuz 2020 itibariyle i\u015fyeri kiralar\u0131 i\u00e7in de y\u00fcr\u00fcrl\u00fc\u011fe girmesi uygulamada bir etki do\u011furmayacakt\u0131r.<\/p>\n

Kirac\u0131 Aleyhine D\u00fczenleme Yasa\u011f\u0131<\/u><\/p>\n

Y\u00fcr\u00fcrl\u00fc\u011fe girecek olan maddeler aras\u0131nda uygulamada tart\u0131\u015fmaya en \u00e7ok sebebiyet verecek olan h\u00fck\u00fcm kirac\u0131 aleyhine d\u00fczenleme yasa\u011f\u0131d\u0131r.<\/p>\n

Kirac\u0131 aleyhine de\u011fi\u015fiklik yapma yasa\u011f\u0131ndan farkl\u0131 olan bu h\u00fck\u00fcm TBK madde 346 kapsam\u0131nda d\u00fczenlenmektedir. Madde, kirac\u0131ya kira bedeli ve yan giderler d\u0131\u015f\u0131nda ba\u015fka bir \u00f6deme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc getirilemeyece\u011fini d\u00fczenlemektedir. H\u00fckm\u00fcn i\u015fyeri kiralar\u0131 i\u00e7in y\u00fcr\u00fcrl\u00fc\u011fe girmesi ile birlikte, kira s\u00f6zle\u015fmesinde yer alan kira bedelinin zaman\u0131nda \u00f6denmemesi halinde ceza ko\u015fulu \u00f6denmesi ya da sonraki kira bedellerinin muaccel olmas\u0131 gibi h\u00fck\u00fcmler ge\u00e7ersiz olacakt\u0131r.<\/p>\n

\u0130\u015fyeri kira s\u00f6zle\u015fmelerinde s\u0131k\u00e7a rastlad\u0131\u011f\u0131m\u0131z ve yabanc\u0131lar taraf\u0131ndan “acceleration clause” olarak da nitelendirilen, kira bedelinin \u00f6denmesinde temerr\u00fcde d\u00fc\u015f\u00fclmesi halinde geri kalan t\u00fcm kira bedellerinin muaccel olaca\u011f\u0131na ili\u015fkin d\u00fczenlemelerin ge\u00e7ersiz olaca\u011f\u0131 konusunda herhangi bir \u015f\u00fcphe yoktur. Ancak kira s\u00f6zle\u015fmesindeki di\u011fer cezai \u015fart h\u00fck\u00fcmlerinin (\u00f6rne\u011fin AVM kira s\u00f6zle\u015fmelerinde yer alan a\u00e7\u0131k bulundurma y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcne ayk\u0131r\u0131l\u0131k, cironun eksik bildirilmesi vb.) uygulanmas\u0131na olan etkisini daha detayl\u0131 de\u011ferlendirmek gerekecektir. \u0130lerleyen tarihlerde Yarg\u0131tay\u2019\u0131n kararlar\u0131yla kirac\u0131 aleyhine d\u00fczenleme yasa\u011f\u0131n\u0131n hangi cezai \u015fart h\u00fck\u00fcmlerine uygulanaca\u011f\u0131 netle\u015fecektir.<\/p>\n

Sonu\u00e7<\/strong><\/p>\n

Yukar\u0131da a\u00e7\u0131kland\u0131\u011f\u0131 \u00fczere 1 Temmuz 2020 tarihinde i\u015fyeri kiralar\u0131 i\u00e7in y\u00fcr\u00fcrl\u00fc\u011fe girecek olan TBK’n\u0131n ertelenen h\u00fck\u00fcmleri, emredici ve kamu d\u00fczeninden olmas\u0131 sebebiyle, y\u00fcr\u00fcrl\u00fckte olan i\u015fyeri kira s\u00f6zle\u015fmelerine de do\u011frudan uygulanacak ve mevcut kira ili\u015fkilerinde \u00f6nemli de\u011fi\u015fikliklere sebebiyet verecektir. Perakende, restoran, kafe gibi i\u015fyeri kiralar\u0131nda COVID-19 ile ilgili tedbirler al\u0131n\u0131rken ve normalle\u015fme s\u00fcreci y\u00f6n\u00fcnde ad\u0131mlar at\u0131l\u0131rken, \u00f6zellikle kirac\u0131y\u0131 koruyan h\u00fck\u00fcmlerin yeniden y\u00fcr\u00fcrl\u00fc\u011fe girmesi, kira alan\u0131nda tart\u0131\u015fmalar\u0131 beraberinde getirecektir. Bu anlamda kiraya veren ve kirac\u0131 ili\u015fkisinde yeni ve \u00f6nemli bir konu ba\u015fl\u0131\u011f\u0131 olarak kar\u015f\u0131m\u0131za \u00e7\u0131kacakt\u0131r.<\/p>\n

\u0130lgili maddelerin y\u00fcr\u00fcrl\u00fc\u011f\u00fcn\u00fcn ertelenmesindeki s\u00fcreci d\u00fc\u015f\u00fcn\u00fcrsek, son g\u00fcnde yeni bir kanunla bu h\u00fck\u00fcmlerin tekrar ertelenmesi s\u00f6z konusu olabilir. Ancak yeniden erteleme durumu hen\u00fcz s\u00f6z konusu de\u011fildir. Y\u00fcr\u00fcrl\u00fc\u011fe giren h\u00fck\u00fcmlerin getirece\u011fi de\u011fi\u015fiklikler g\u00f6z \u00f6n\u00fcnde bulunduruldu\u011funda, i\u015fyeri kiralar\u0131na taraf olan kirac\u0131lar\u0131n ve kiraya verenlerin, mevcut kira s\u00f6zle\u015fmelerini y\u00fcr\u00fcrl\u00fc\u011fe girecek h\u00fck\u00fcmler \u0131\u015f\u0131\u011f\u0131nda g\u00f6zden ge\u00e7irmeleri ve risk de\u011ferlendirmesi yapmalar\u0131 operasyonel, mali ve hukuki anlamda yerinde olacakt\u0131r.<\/p>\n","protected":false},"excerpt":{"rendered":"

Yeni Geli\u015fme Bilindi\u011fi \u00fczere 6098 say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu’nun (“TBK“) kira s\u00f6zle\u015fmelerinde kirac\u0131 lehine olan ve y\u00fcr\u00fcrl\u00fc\u011f\u00fc ertelenen maddeleri 1 […]<\/p>\n","protected":false},"author":4,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_stopmodifiedupdate":false,"_modified_date":"","footnotes":""},"categories":[120,149],"tags":[100],"class_list":["post-16521","post","type-post","status-publish","format-standard","hentry","category-legal-alerts","category-covid-19-tr","tag-real-estate-tr"],"acf":[],"yoast_head":"\nT\u00fcrk Bor\u00e7lar Kanunu'nun \u0130\u015fyeri Kiralar\u0131na \u0130li\u015fkin Ertelenen H\u00fck\u00fcmleri Y\u00fcr\u00fcrl\u00fc\u011fe Giriyor<\/title>\n<meta name=\"description\" content=\"TBK, yani T\u00fcrk Bor\u00e7lar Kanunu'nun kira s\u00f6zle\u015fmelerinde kirac\u0131 lehine olan ve 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