{"id":4365,"date":"2025-02-21T14:48:27","date_gmt":"2025-02-21T11:48:27","guid":{"rendered":"https:\/\/avfurkaneryilmaz.com\/?p=4365"},"modified":"2025-02-21T14:57:51","modified_gmt":"2025-02-21T11:57:51","slug":"isyeri-kiralarinda-genel-ve-ozel-hukumler","status":"publish","type":"post","link":"https:\/\/avfurkaneryilmaz.com\/en\/post\/isyeri-kiralarinda-genel-ve-ozel-hukumler","title":{"rendered":"\u0130\u015fyeri Kiralar\u0131nda Genel ve \u00d6zel H\u00fck\u00fcmler"},"content":{"rendered":"
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\u00c7at\u0131l\u0131 ve \u00c7at\u0131s\u0131z \u0130\u015fyeri Ayr\u0131m\u0131: Hukuki De\u011ferlendirme ve Uygulamalar<\/strong><\/p>\n

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\u0130\u015fyeri kiralar\u0131 ve tahliye s\u00fcre\u00e7leri, hem mal sahipleri hem de kirac\u0131lar a\u00e7\u0131s\u0131ndan b\u00fcy\u00fck \u00f6nem arz eden konular\u0131n ba\u015f\u0131nda gelmektedir. T\u00fcrk hukukunda i\u015fyeri kiralar\u0131yla ilgili d\u00fczenlemeler yap\u0131l\u0131rken, i\u015fyerlerinin “\u00e7at\u0131l\u0131” ve “\u00e7at\u0131s\u0131z” olmas\u0131, uygulanacak hukuki rejimin belirlenmesinde \u00f6nemli bir kriter olarak kabul edilmektedir. Bu yaz\u0131da, \u00e7at\u0131l\u0131 ve \u00e7at\u0131s\u0131z i\u015fyerlerinin hukuki ayr\u0131m\u0131 ele al\u0131narak, bu ayr\u0131m\u0131n kira ili\u015fkilerindeki ve mahkeme nezdindeki etkileri incelenecektir.<\/p>\n

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\u00c7at\u0131l\u0131 ve \u00c7at\u0131s\u0131z \u0130\u015fyeri Kavramlar\u0131<\/strong><\/h3>\n

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\u00c7at\u0131l\u0131 i\u015fyeri<\/strong>, \u00fcst\u00fc kapal\u0131, genellikle d\u00f6rt duvarla \u00e7evrili olan ve belirli bir yap\u0131 b\u00fct\u00fcnl\u00fc\u011f\u00fcne sahip olan i\u015fyerlerini ifade eder. B\u00fcrolar, ma\u011fazalar, d\u00fckk\u00e2nlar ve at\u00f6lyeler gibi mek\u00e2nlar \u00e7at\u0131l\u0131 i\u015fyeri kapsam\u0131nda de\u011ferlendirilir. Bu t\u00fcr i\u015fyerleri i\u00e7in kira s\u00f6zle\u015fmeleri, T\u00fcrk Bor\u00e7lar Kanunu’nun (TBK) 339 ve devam\u0131 maddelerinde d\u00fczenlenen konut ve \u00e7at\u0131l\u0131 i\u015fyeri kiralar\u0131na ili\u015fkin h\u00fck\u00fcmlere tabi olur.<\/p>\n

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\u00c7at\u0131s\u0131z i\u015fyeri<\/strong> ise \u00fcst\u00fc kapal\u0131 olmayan, belirli s\u0131n\u0131rlar\u0131 olan veya olmayan a\u00e7\u0131k alanlar\u0131 kapsar. Otoparklar, pazaryerleri, sergi alanlar\u0131 ve tar\u0131m arazileri gibi i\u015fyerleri \u00e7at\u0131s\u0131z i\u015fyeri olarak kabul edilir. \u00c7at\u0131s\u0131z i\u015fyerleriyle ilgili kira s\u00f6zle\u015fmeleri, genel kira h\u00fck\u00fcmleri \u00e7er\u00e7evesinde de\u011ferlendirilir ve konut ve \u00e7at\u0131l\u0131 i\u015fyeri kiralar\u0131na \u00f6zg\u00fc kurallar uygulanmaz.<\/p>\n

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Bu ayr\u0131m; kiralanan\u0131n tahliyesi, kira bedeline uygulanacak olan zam, kira s\u00f6zle\u015fmesinin s\u00fcresi ve uzat\u0131lmas\u0131 gibi bir\u00e7ok hususta s\u00fcreci de\u011fi\u015ftirecek ve uygulanacak h\u00fck\u00fcmler a\u00e7\u0131s\u0131ndan fark g\u00f6sterecek olup<\/span> kiralanana ili\u015fkin uygulanacak h\u00fck\u00fcmleri belirleme noktas\u0131nda \u00f6nem arz etmektedir. <\/span><\/p>\n

\u00d6zellikle \u00e7at\u0131l\u0131-\u00e7at\u0131s\u0131z i\u015fyeri ayr\u0131m\u0131nda doktrinde tart\u0131\u015fmalar mevcuttur. Ancak Y\u00fcksek Mahkeme\u2019nin a\u015fa\u011f\u0131da yer alan kararlar\u0131 mevcuttur. Yarg\u0131tay\u0131n bu hususta beklentisi, kiralanan\u0131n bask\u0131n vasf\u0131n\u0131n tespit edilmesi bunun i\u00e7in bilirki\u015fiye m\u00fcracaat edilmesidir. Ara\u015ft\u0131rma yap\u0131lmaks\u0131z\u0131n verilen kararlarda kiralanan\u0131n bask\u0131n vasf\u0131n\u0131n tespitinde soru i\u015fareti olu\u015ftu\u011fu taktirde yarg\u0131tay bu kararlar\u0131 bozmaktad\u0131r.<\/span><\/p>\n

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\u0130\u00e7tihatlar uyar\u0131nca bir i\u015fyerinin \u00e7at\u0131l\u0131 vasf\u0131n\u0131 haiz olup olmad\u0131\u011f\u0131n\u0131 belirleyen kriterler; kiralanan\u0131n bask\u0131n vasf\u0131 ve i\u015fyerindeki insan unsurudur. Yarg\u0131tay, bask\u0131n vasf\u0131 belirlerken metrekare hesab\u0131 yapmakta, metrekaresine g\u00f6re a\u00e7\u0131k alan daha fazlaysa o zaman bask\u0131n vasf\u0131n\u0131n \u00e7at\u0131s\u0131z oldu\u011fu sonucuna varmaktad\u0131r.<\/p>

\u00c7at\u0131l\u0131 ve \u00e7at\u0131s\u0131z i\u015fyeri ayr\u0131m\u0131, hem kira s\u00f6zle\u015fmelerinin niteli\u011fi hem de hukuki uyu\u015fmazl\u0131klar\u0131n \u00e7\u00f6z\u00fcm\u00fc a\u00e7\u0131s\u0131ndan b\u00fcy\u00fck \u00f6nem ta\u015f\u0131maktad\u0131r. Kirac\u0131lar ve mal sahipleri a\u00e7\u0131s\u0131ndan, s\u00f6zle\u015fme yaparken i\u015fyerinin hukuki stat\u00fcs\u00fcn\u00fc dikkate alarak hareket etmek, ileride do\u011fabilecek ihtilaflar\u0131 \u00f6nlemek ad\u0131na kritik bir husustur. Hukuki s\u00fcre\u00e7lerde belirsizlik ya\u015famamak i\u00e7in kira s\u00f6zle\u015fmelerinin detayl\u0131 ve taraflar\u0131n haklar\u0131n\u0131 koruyacak \u015fekilde haz\u0131rlanmas\u0131 b\u00fcy\u00fck \u00f6nem arz etmektedir.<\/p>\n

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Yarg\u0131 Kararlar\u0131<\/h2>\n

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Taraflar aras\u0131nda d\u00fczenlenen kira s\u00f6zle\u015fmesinde kiralanan\u0131n niteli\u011fi, 70 m\u00b2 a\u00e7\u0131k alan, 43 m\u00b2 kapal\u0131 alan olmak \u00fczere \u00e7ay oca\u011f\u0131 olarak belirtilmi\u015ftir. Uyu\u015fmazl\u0131k konusu olaya uygulanacak yasa h\u00fck\u00fcmlerinin tespiti a\u00e7\u0131s\u0131ndan \u00f6ncelikle kiralanan\u0131n vasf\u0131n\u0131n (\u00e7at\u0131l\u0131- \u00e7at\u0131s\u0131z) belirlenmesi gerekir. Dosya kapsam\u0131ndan kiralanan\u0131n bask\u0131n vasf\u0131 net olarak anla\u015f\u0131lamamaktad\u0131r. Bu durumda mahkemece konusunda uzman bilirki\u015fi e\u015fli\u011finde ke\u015fif yap\u0131larak kiralanan\u0131n arsa olan k\u0131s\u0131mlar\u0131 ile \u00e7at\u0131l\u0131 olan k\u0131s\u0131mlar\u0131n\u0131n tespiti ile bask\u0131n vasf\u0131 tespit edilerek 6098 say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu’nun konut ve \u00e7at\u0131l\u0131 i\u015fyeri kira s\u00f6zle\u015fmelerine ya da genel h\u00fck\u00fcmlerine tabi olup olmayaca\u011f\u0131 belirlendikten sonra sonucuna g\u00f6re karar verilmesi gerekirken eksik ara\u015ft\u0131rma ile yaz\u0131l\u0131 \u015fekilde karar verilmesi do\u011fru g\u00f6r\u00fclmedi\u011finden h\u00fckm\u00fcn bozulmas\u0131 gerekmi\u015ftir.(Yarg\u0131tay 6.HD, E.2017\/2746, K.2017\/14030, T.17.10.2017)<\/p>\n

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\u201c\u2026Kiralanan ta\u015f\u0131nmaz\u0131n, niteli\u011fi itibar\u0131 ile \u00e7at\u0131l\u0131 (musakkaf) bulunmas\u0131 durumunda as\u0131l olan, kira m\u00fcddetinin sonunda da kira akdinin devam etmesidir. Kira paras\u0131na ili\u015fkin olarak, taraflar\u0131n ihtilafa d\u00fc\u015fmeleri halinde s\u00f6zle\u015fmede do\u011fan bu bo\u015fluk, 18\/11\/1964 tarih 2\/4 say\u0131l\u0131 Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme Karar\u0131 uyar\u0131nca hakim taraf\u0131ndan doldurulur. Olayda\u2026tarihli bilirki\u015fi raporu ile kiralanan\u0131n  kapal\u0131 alan\u0131n\u0131n 150 m2, a\u00e7\u0131k alan\u0131n\u0131n ise yakla\u015f\u0131k 1.000 m2 y\u00fcz\u00f6l\u00e7\u00fcm\u00fcnde oldu\u011fu belirlenmi\u015ftir\u2026kiralanan akaryak\u0131t istasyonunun TBK.nun genel h\u00fck\u00fcmlerine tabi bulundu\u011fu anla\u015f\u0131lmaktad\u0131r. Kiralanan, TBK\u2019n\u0131n genel h\u00fck\u00fcmlerine tabi bir ta\u015f\u0131nmaz kiras\u0131 olup konut ve \u00e7at\u0131l\u0131 i\u015fyeri kiralar\u0131na uygulanan TBK\u2019n\u0131n m.339-344 h\u00fck\u00fcmlerinden faydalanamaz<\/strong>\u2026\u201d(Yarg. 6. HD, E.2015\/10821, K.2016\/7767, T.22.12.2016)<\/p>\n

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Mahkemece, davan\u0131n has\u0131lat kiras\u0131na dayal\u0131 tahliye istemi olup, \u00e7ekilen ihtar\u0131n s\u00fcresinde ve usul\u00fcne uygun olmad\u0131\u011f\u0131ndan bahisle davan\u0131n reddine karar verilmi\u015f ise de, esasen yap\u0131lan ara\u015ft\u0131rma ve inceleme h\u00fck\u00fcm kurmaya yeterli de\u011fildir. Uyu\u015fmazl\u0131\u011f\u0131n \u00e7\u00f6z\u00fcm\u00fc i\u00e7in \u00f6ncelikle kiralanan\u0131n niteli\u011fi ve buna g\u00f6re dava tarihi de dikkate al\u0131narak uygulanacak yasan\u0131n belirlenmesi gerekir. Dava konusu ta\u015f\u0131nmaz\u0131n Belediye s\u0131n\u0131rlar\u0131 i\u00e7erisinde olup olmad\u0131\u011f\u0131 dosya kapsam\u0131ndan anla\u015f\u0131lamamaktad\u0131r. Mahkemece \u00f6ncelikle kiralanana uygulanacak yasan\u0131n tayini bak\u0131m\u0131ndan Belediye hudutlar\u0131 i\u00e7erisinde olup olmad\u0131\u011f\u0131, Belediye hudutlar\u0131 dahilinde ise, kiralanan\u0131n niteli\u011finin incelenerek musakkaf nitelikte olup olmad\u0131\u011f\u0131n\u0131n tespit edilerek ve uyu\u015fmazl\u0131\u011f\u0131n \u00e7\u00f6z\u00fcm\u00fcnde 6570 Say\u0131l\u0131 Gayrimenkul Kiralar\u0131 Hakk\u0131ndaki Kanunun mu, yoksa Bor\u00e7lar Kanununun mu uygulanaca\u011f\u0131n\u0131n belirlenerek ondan sonra i\u015fin esas\u0131 ile ilgili bir karar verilmesi gerekirken bu ara\u015ft\u0131rmalar yap\u0131lmadan eksik inceleme ile yaz\u0131l\u0131 \u015fekilde karar verilmesi hatal\u0131 olmu\u015ftur. (Yarg\u0131tay 6. HD, E.2012\/16272, K. 2013\/378, T. 17.01.2013).<\/p>\n

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Dava, iki hakl\u0131 ihtar nedeniyle tahliye istemine ili\u015fkin olup taraflar aras\u0131nda imzalanan 05\/02\/2009 ba\u015flang\u0131\u00e7 tarihli 10 y\u0131l s\u00fcreli kira s\u00f6zle\u015fmesiyle … Il\u0131 Merkez \u0130l\u00e7esi … Mahallesi Tellidede Mevkiinde … Tapunun 135 Pafta 1513 Ada 41 Parsel 1.095.00 M2 Miktarl\u0131 Kargir Ve \u0130ki Kerpi\u00e7 Dam\u0131 Ve Kuyuyu Havi Tarla Meyve Bah\u00e7esi Ve Zeytinlik \u0130le … \u0130li Merkez \u0130l\u00e7esi … Mahallesi Tellidede Mevkiinde 135 Pafta 1513 Ada 40 Parsel Noda Kay\u0131tl\u0131 10.584 m2.Miktarl\u0131 Kargir Ve \u0130ki Kerpi\u00e7 Dam Ve Kuyuyu Havi Tarla Meyve Bah\u00e7esi Ve Zeytinlik kiraland\u0131\u011f\u0131, daval\u0131 taraf\u0131ndan ta\u015f\u0131nmaz \u00fczerine kapal\u0131 restoran in\u015faa edilerek i\u015fletmeye a\u00e7\u0131ld\u0131\u011f\u0131 anla\u015f\u0131lmaktad\u0131r. T\u00fcrk Bor\u00e7lar Kanun’unun adi kiraya ili\u015fkin 327.maddesi \u201cA\u00e7\u0131k veya \u00f6rt\u00fcl\u00fc bi\u00e7imde bir s\u00fcre belirlenmi\u015fse, kira s\u00f6zle\u015fmesi bu s\u00fcrenin sonunda kendili\u011finden sona erer. Taraflar, bu durumda, a\u00e7\u0131k bir anla\u015fma olmaks\u0131z\u0131n kira ili\u015fkisini s\u00fcrd\u00fcr\u00fcrlerse, kira s\u00f6zle\u015fmesi belirsiz s\u00fcreli s\u00f6zle\u015fmeye d\u00f6n\u00fc\u015f\u00fcr.\u201d d\u00fczenlemesi, T\u00fcrk Bor\u00e7lar Kanun’unun 347.maddesinde ise \u201cKonut ve \u00e7at\u0131l\u0131 i\u015fyeri kiralar\u0131nda kirac\u0131, belirli s\u00fcreli s\u00f6zle\u015fmelerin s\u00fcresinin bitiminden en az onbe\u015f g\u00fcn \u00f6nce bildirimde bulunmad\u0131k\u00e7a, s\u00f6zle\u015fme ayn\u0131 ko\u015fullarla bir y\u0131l i\u00e7in uzat\u0131lm\u0131\u015f say\u0131l\u0131r. Kiraya veren, s\u00f6zle\u015fme s\u00fcresinin bitimine dayanarak s\u00f6zle\u015fmeyi sona erdiremez…..\u201d d\u00fczenlemesi bulunmaktad\u0131r. Mahkemece ta\u015f\u0131nmaz \u00fczerinde ke\u015fif yap\u0131l\u0131p ta\u015f\u0131nmaz\u0131n galip vasf\u0131 tespit edilmemi\u015ftir. Dosya kapsam\u0131ndan kiralanan\u0131n adi kiraya veya \u00e7at\u0131l\u0131 i\u015fyeri kiras\u0131na tabi olup olmad\u0131\u011f\u0131 tespit edilememektedir. Uygulanacak yasa h\u00fckm\u00fcn\u00fcn tespit edilebilmesi i\u00e7in ta\u015f\u0131nmaz\u0131n \u00fcst\u00fcn vasf\u0131n\u0131n belirlenmesi gerekir. Mahkemece, mahallinde ke\u015fif yap\u0131lmak suretiyle kira s\u00f6zle\u015fmesine g\u00f6re kiralanan\u0131n hakim unsuru da g\u00f6zetilerek mevcut vasf\u0131 tespit edilerek 6098 say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu’nun konut ve \u00e7at\u0131l\u0131 i\u015fyeri kira s\u00f6zle\u015fmelerine ya da genel h\u00fck\u00fcmlerine tabi olup olmad\u0131\u011f\u0131 belirlendikten sonra sonucuna g\u00f6re karar verilmesi gerekirken, eksik ara\u015ft\u0131rma ve inceleme ile yaz\u0131l\u0131 \u015fekilde davan\u0131n kabul\u00fcne karar verilmesi do\u011fru de\u011fildir.(Yarg\u0131tay. 3. HD, E.2017\/5824, K. 2017\/16298, T.22.11.2017)<\/p>\n

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\u00d6NEML\u0130 NOT :<\/strong> Her hukuki uyu\u015fmazl\u0131k kendi i\u00e7erisinde farkl\u0131l\u0131klar bar\u0131nd\u0131r\u0131r. Yukar\u0131da yer alan bilgiler genel bilgiler olup her t\u00fcrl\u00fc hukuki problemde avukat\u0131n\u0131za dan\u0131\u015fman\u0131z\u0131 ve yasal olarak hukuki destek alman\u0131z\u0131 \u00f6neriyor hi\u00e7bir hukuki sorumluluk kabul etmiyoruz.<\/p>\n

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\u00c7at\u0131l\u0131 ve \u00c7at\u0131s\u0131z \u0130\u015fyeri Ayr\u0131m\u0131: Hukuki De\u011ferlendirme ve Uygulamalar \u0130\u015fyeri kiralar\u0131 ve tahliye s\u00fcre\u00e7leri, hem mal sahipleri hem de kirac\u0131lar a\u00e7\u0131s\u0131ndan b\u00fcy\u00fck \u00f6nem arz eden konular\u0131n ba\u015f\u0131nda gelmektedir. T\u00fcrk hukukunda i\u015fyeri kiralar\u0131yla ilgili d\u00fczenlemeler yap\u0131l\u0131rken, i\u015fyerlerinin “\u00e7at\u0131l\u0131” ve “\u00e7at\u0131s\u0131z” olmas\u0131, uygulanacak hukuki rejimin belirlenmesinde \u00f6nemli bir kriter olarak kabul edilmektedir. Bu yaz\u0131da, \u00e7at\u0131l\u0131 ve \u00e7at\u0131s\u0131z […]<\/p>","protected":false},"author":1,"featured_media":4368,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[189],"class_list":["post-4365","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized","tag-isyeri-kira"],"_links":{"self":[{"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/posts\/4365","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/comments?post=4365"}],"version-history":[{"count":13,"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/posts\/4365\/revisions"}],"predecessor-version":[{"id":4382,"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/posts\/4365\/revisions\/4382"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/media\/4368"}],"wp:attachment":[{"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/media?parent=4365"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/categories?post=4365"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/avfurkaneryilmaz.com\/en\/wp-json\/wp\/v2\/tags?post=4365"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}