{"id":2419,"date":"2022-07-26T07:23:31","date_gmt":"2022-07-26T07:23:31","guid":{"rendered":"https:\/\/erkanpartners.com\/?p=2419"},"modified":"2022-07-26T07:33:50","modified_gmt":"2022-07-26T07:33:50","slug":"kira-tespit-davasi","status":"publish","type":"post","link":"https:\/\/erkanpartners.com\/?p=2419","title":{"rendered":"K\u0130RA TESP\u0130T DAVASI"},"content":{"rendered":"\t\t
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\u00dclkemizde son aylarda ya\u015fanan enflasyonist ortam ve de\u011fi\u015fken ekonomik \u015fartlar, toplumdaki \u00e7o\u011fu hukuki ili\u015fkiyi etkiledi\u011fi gibi kira ili\u015fkilerini de olduk\u00e7a derinden etkilemi\u015ftir. Ya\u015fanan ekonomik geli\u015fmeler sebebiyle, g\u00fcn\u00fcm\u00fczde kirac\u0131lar ve kiraya verenler aras\u0131nda kira bedellerindeki art\u0131\u015flara ili\u015fkin olarak ortaya \u00e7\u0131kan uyu\u015fmazl\u0131klar\u0131n say\u0131s\u0131 fazlaca artm\u0131\u015ft\u0131r ve artmaya devam etmektedir. Hal b\u00f6yle olunca, kira art\u0131\u015flar\u0131na ili\u015fkin uyu\u015fmazl\u0131klar\u0131n \u00e7\u00f6z\u00fcm\u00fcndeki en \u00f6nemli mekanizma olarak ifade edebilece\u011fimiz kira tespit davalar\u0131n\u0131n da \u00f6nemi ayn\u0131 oranda artm\u0131\u015ft\u0131r. Haz\u0131rlam\u0131\u015f oldu\u011fumuz bu bilgi notunda, kiraya verenler ve kirac\u0131lar\u0131 olduk\u00e7a yak\u0131ndan ilgilendiren, kira tespit davalar\u0131na ili\u015fkin temel hususlar a\u015fa\u011f\u0131da \u00f6zetlenmi\u015ftir.<\/p>\n

1. K\u0130RA TESP\u0130T DAVASI<\/h5>\n

Kira bedeli, s\u00f6zle\u015fme akdetme \u00f6zg\u00fcrl\u00fc\u011f\u00fc \u00e7er\u00e7evesinde taraflarca serbest\u00e7e belirlenebilmektedir. Bununla birlikte ilk kira bedeli belirlenip s\u00f6zle\u015fme akdedildikten sonra ger\u00e7ekle\u015ftirilecek kira art\u0131\u015flar\u0131 i\u00e7in birtak\u0131m kanuni s\u0131n\u0131rlamalar \u00f6ng\u00f6r\u00fclm\u00fc\u015ft\u00fcr. Taraflar bu yasal s\u0131n\u0131rlar i\u00e7erisinde kira art\u0131\u015f oran\u0131n\u0131 diledikleri gibi belirleyebilmektedir. Taraflar\u0131n art\u0131\u015f oran\u0131nda anla\u015famamalar\u0131 ve kira tespiti i\u00e7in mahkemeye ba\u015fvurmalar\u0131 durumunda ise, yasal s\u0131n\u0131rlar g\u00f6zetilerek yeni kira bedeli mahkemece tespit edilecektir. Ayr\u0131ca, kira tespitinin be\u015finci kira y\u0131l\u0131ndan sonraki y\u0131llar i\u00e7in istenmesi halinde mahkeme yasal s\u0131n\u0131rlarla ba\u011fl\u0131 kalmaks\u0131z\u0131n, yasal s\u0131n\u0131rlar\u0131n \u00fczerinde bir art\u0131\u015fa da karar verebilecektir. \u0130\u015fte, kirac\u0131 ve kiraya veren aras\u0131nda hakkaniyetin g\u00f6zetilmesine ve aralar\u0131nda bir menfaat dengesinin tesis edilmesine olanak sa\u011flayan bu dava, T\u00fcrk Bor\u00e7lar Kanunu m. 344\u2019te d\u00fczenlenen kira tespit davas\u0131d\u0131r.<\/p>\n

2. K\u0130RA TESP\u0130T DAVASINI A\u00c7AB\u0130LECEK K\u0130\u015e\u0130LER<\/h5>\n

Kira tespit davas\u0131 yaln\u0131zca kiraya veren taraf\u0131ndan de\u011fil kirac\u0131 taraf\u0131ndan da a\u00e7\u0131labilir. Di\u011fer yandan, bir kimse sahibi olmad\u0131\u011f\u0131 bir ta\u015f\u0131nmaz\u0131, malik ile aras\u0131ndaki hukuki ili\u015fkiye dayanarak bir ba\u015fkas\u0131na kiraya verebilir.  Malik ve kiraya verenin fark\u0131 kimseler oldu\u011fu bu gibi durumlarda malik de bu davay\u0131 a\u00e7abilecektir.<\/p>\n

Dava konusunun i\u015ftirak halinde m\u00fclkiyete tabi olmas\u0131 halinde ise, \u00f6rne\u011fin miras\u00e7\u0131l\u0131k durumunda, miras\u00e7\u0131lar\u0131n birlikte dava a\u00e7malar\u0131 veya bir miras\u00e7\u0131 taraf\u0131ndan a\u00e7\u0131lan davaya di\u011fer miras\u00e7\u0131lar\u0131n kat\u0131lmalar\u0131 gerekmektedir. Dava konusu m\u00fc\u015fterek m\u00fclkiyete tabi ise bu durumda her payda\u015f\u0131n kendi pay sahipli\u011fi oran\u0131nda kira tespiti davas\u0131 a\u00e7ma hakk\u0131 bulunur. Ayr\u0131ca \u00f6nemle belirtmek gerekir ki kira s\u00f6zle\u015fmesi devam ederken ta\u015f\u0131nmaz el de\u011fi\u015ftirmi\u015fse yeni malik de bu davay\u0131 a\u00e7abilecektir. Lakin, davan\u0131n a\u00e7\u0131labilmesi i\u00e7in eski malik a\u00e7\u0131s\u0131ndan aranan \u015fartlar\u0131n hepsi yeni malik i\u00e7in de ge\u00e7erli olacakt\u0131r.<\/p>\n

3. K\u0130RA S\u00d6ZLE\u015eMES\u0130NDE K\u0130RA ARTI\u015eININ NASIL YAPILACA\u011eINA \u0130L\u0130\u015eK\u0130N B\u0130R H\u00dcKM\u00dcN BULUNMADI\u011eI HALLERDE YEN\u0130 K\u0130RA BEDEL\u0130, K\u0130RA TESP\u0130T DAVASI \u0130LE BEL\u0130RLENEB\u0130L\u0130R.<\/h5>\n

Yukar\u0131da bahsetti\u011fimiz gibi mevzuat\u0131m\u0131zda, kira bedellerindeki art\u0131\u015fa ili\u015fkin olarak baz\u0131 yasal s\u0131n\u0131rlar mevcuttur. \u00d6yle ki, yap\u0131lacak kira art\u0131r\u0131mlar\u0131, bir \u00f6nceki kira y\u0131l\u0131nda t\u00fcketici fiyat endeksindeki (\u201cT\u00dcFE<\/strong>\u201d) on iki ayl\u0131k ortalamalara g\u00f6re de\u011fi\u015fim oran\u0131n\u0131 ge\u00e7emeyecektir. \u0130laveten, getirilen yeni d\u00fczenlemeyle birlikte, 11 Haziran 2022 tarihi ile 1 Temmuz 2023 tarihi aras\u0131nda konut kiralar\u0131nda yap\u0131lacak kira art\u0131r\u0131mlar\u0131n\u0131n, \u00f6nceki kira bedelinin %25\u2019ini ge\u00e7emeyece\u011fi \u00f6ng\u00f6r\u00fclm\u00fc\u015ft\u00fcr. (Kira art\u0131r\u0131m\u0131nda %25 \u00fcst s\u0131n\u0131r\u0131na ili\u015fkin detayl\u0131 bilgiye ula\u015fmak i\u00e7in bu konu hakk\u0131nda haz\u0131rlam\u0131\u015f oldu\u011fumuz bilgi notumuzu inceleyebilirsiniz<\/a>.)<\/p>\n

Taraflar, kira s\u00f6zle\u015fmelerinde yasal s\u0131n\u0131r\u0131 ge\u00e7meyecek \u015fekilde, diledikleri bir art\u0131\u015f oran\u0131n\u0131 kararla\u015ft\u0131rabilirler. Ancak baz\u0131 durumlarda taraflar\u0131n aralar\u0131ndaki s\u00f6zle\u015fmede, kira art\u0131\u015f\u0131na ili\u015fkin herhangi bir h\u00fck\u00fcm belirlemedikleri g\u00f6r\u00fcl\u00fcr. B\u00f6ylesi bir durumda, taraflar yeni kira bedeli \u00fczerinde anla\u015famazlarsa mahkemeden yeni kira bedelinin tespitini isteyebilirler. Bu talep kar\u015f\u0131s\u0131nda mahkemece, ta\u015f\u0131nmaz\u0131n durumu ve emsal kira bedelleri dikkate al\u0131narak yasal s\u0131n\u0131rlar i\u00e7erisinde kira art\u0131\u015f oran\u0131 tespit edilecektir. Ancak, bu halde yasal s\u0131n\u0131rlar\u0131n \u00fczerinde bir kira art\u0131\u015f\u0131na karar verilmesi m\u00fcmk\u00fcn de\u011fildir.<\/p>\n

4. BE\u015e\u0130NC\u0130 K\u0130RA YILI DOLMU\u015e \u0130SE, K\u0130RAYA VEREN, YEN\u0130 K\u0130RA BEDEL\u0130N\u0130N EMSALE G\u00d6RE BEL\u0130RLENMES\u0130N\u0130 \u0130STEYEB\u0130L\u0130R<\/h5>\n

Kira bedellerine T\u00dcFE oran\u0131nda yap\u0131lan zamlar, zaman i\u00e7erisinde emsal kira bedellerinin alt\u0131nda kalmaktad\u0131r. \u00d6zellikle, kira art\u0131r\u0131m\u0131na ili\u015fkin %25 \u00fcst s\u0131n\u0131r\u0131n getirilmesinden sonra bu durum ka\u00e7\u0131n\u0131lmaz hale gelmi\u015ftir. \u0130\u015fte bu gibi durumlarda ev sahiplerinin ma\u011fdur olmamalar\u0131 i\u00e7in kira tespit davas\u0131 a\u00e7abilmeleri ve yasal s\u0131n\u0131rlar\u0131n \u00fczerinde bir art\u0131\u015f talep edebilmeleri m\u00fcmk\u00fcnd\u00fcr. B\u00f6ylelikle, kirac\u0131 ve kiraya veren aras\u0131nda bir menfaat dengesi sa\u011flanm\u0131\u015f olacakt\u0131r.<\/p>\n

Kiraya verenin, yasal s\u0131n\u0131rlarla ba\u011fl\u0131 kalmaks\u0131z\u0131n kira bedelinin tespit edilmesi talebinde bulunabilmesi i\u00e7in, kira s\u00f6zle\u015fmesinin be\u015finci y\u0131l\u0131n\u0131n dolmu\u015f olmas\u0131 gerekmektedir. Bir ba\u015fka deyi\u015fle, mahkeme a\u00e7\u0131lacak kira tespit davalar\u0131nda ancak be\u015finci kira y\u0131l\u0131 dolmu\u015f ise T\u00dcFE\u2019nin ve %25 s\u0131n\u0131r\u0131n\u0131n \u00fczerinde bir kira art\u0131\u015f\u0131na karar verilebilmektedir. Bu davalarda ta\u015f\u0131nmaz\u0131n durumunun ve emsal kira bedellerinin ara\u015ft\u0131r\u0131lmas\u0131 i\u00e7in bilirki\u015fi incelemesi yap\u0131lmakta ve yap\u0131lan ara\u015ft\u0131rmalar sonucunda haz\u0131rlanan bilirki\u015fi raporu uyar\u0131nca ve hakkaniyete uygun \u015fekilde mahkemece yeni kira bedeli tespit edilmektedir.<\/p>\n

S\u00f6z konusu dava, be\u015finci kira y\u0131l\u0131n\u0131n dolmas\u0131n\u0131 takip eden herhangi bir y\u0131lda a\u00e7\u0131labilir. Ancak yeni kira bedelinin alt\u0131nc\u0131 y\u0131lda ge\u00e7erli olmas\u0131 isteniyorsa a\u015fa\u011f\u0131da de\u011finece\u011fimiz dava a\u00e7ma s\u00fcrelerine riayet edilmesi gerekir. Kira bedeli bir defa mahkemece emsale g\u00f6re belirlendikten sonra tekrar ayn\u0131 talepte bulunulabilmesi i\u00e7in yeniden be\u015f kira y\u0131l\u0131n\u0131n ge\u00e7mesi beklenmelidir.<\/p>\n

5. K\u0130RA TESP\u0130T DAVASI A\u00c7MA \u015eARTLARI<\/h5>\n

Kira tespit davalar\u0131 ancak a\u015fa\u011f\u0131da belirtti\u011fimiz \u015fartlar\u0131n mevcut olmas\u0131 durumunda a\u00e7\u0131labilecek olup s\u00f6z konusu \u015fartlardan birinin bulunmamas\u0131 halinde dava, mahkemece reddedilecektir.<\/p>\n

a.   Ge\u00e7erli bir kira s\u00f6zle\u015fmesi olmal\u0131d\u0131r<\/h6>\n

Kira s\u00f6zle\u015fmesinin yap\u0131lmas\u0131 herhangi bir \u015fekil \u015fart\u0131na tabi tutulmam\u0131\u015ft\u0131r. Yani kira s\u00f6zle\u015fmesi s\u00f6zl\u00fc olarak dahi yap\u0131labilecektir. Fakat ispat kolayl\u0131\u011f\u0131 a\u00e7\u0131s\u0131ndan yaz\u0131l\u0131 \u015fekilde bir kira kontrat\u0131 yap\u0131lmas\u0131 esast\u0131r. Her ne \u015fekilde yap\u0131lm\u0131\u015f olursa olsun, ortada ge\u00e7erli bir kira s\u00f6zle\u015fmesi bulunmuyorsa kira takip davas\u0131 a\u00e7\u0131lmas\u0131 m\u00fcmk\u00fcn de\u011fildir.<\/p>\n

b.   Davay\u0131 a\u00e7mada hukuki yarar bulunmal\u0131d\u0131r<\/h6>\n

Davac\u0131n\u0131n davay\u0131 a\u00e7mas\u0131nda hukuki bir yarar yoksa dava mahkeme taraf\u0131ndan reddedilecektir. Hukuki yarar, davac\u0131n\u0131n kira tespiti davas\u0131 a\u00e7makta bir \u00e7\u0131kar\u0131n\u0131n bulunmas\u0131 anlam\u0131na gelir. \u00d6rne\u011fin, kira bedelinin art\u0131\u015f\u0131na dair yasal s\u0131n\u0131rlar i\u00e7erisinde taraflar aras\u0131nda bir anla\u015fma ger\u00e7ekle\u015fmi\u015f ise bu davay\u0131 ikame etmede hukuki bir yarar olmad\u0131\u011f\u0131 kabul edilir. Keza, kira bedelinin yasal \u00fcst s\u0131n\u0131r \u00fczerinden s\u00f6zle\u015fmeye uygun olarak art\u0131r\u0131ld\u0131\u011f\u0131 ve s\u00f6zle\u015fmenin imzalanmas\u0131ndan itibaren be\u015f y\u0131l ge\u00e7medi\u011fi durumda da dava a\u00e7mada hukuki yarar bulunmayacakt\u0131r. Zira, b\u00f6ylesi bir durumda davac\u0131, hen\u00fcz be\u015f sene dolmam\u0131\u015f oldu\u011fu i\u00e7in mahkemeden yasal s\u0131n\u0131r\u0131n \u00fczerinde bir art\u0131\u015f talep edemeyece\u011finden davay\u0131 a\u00e7makta bir \u00e7\u0131kar\u0131 yoktur.<\/p>\n

c.   Dava sadece konut ve \u00e7at\u0131l\u0131 i\u015fyerleri i\u00e7in a\u00e7\u0131labilir<\/h6>\n

Kira tespit davas\u0131, yaln\u0131zca konut ve \u00e7at\u0131l\u0131 i\u015fyeri kira bedellerinin tespiti i\u00e7in a\u00e7\u0131labilir. Ta\u015f\u0131n\u0131rlar ile konut ve \u00e7at\u0131l\u0131 i\u015fyeri vasf\u0131n\u0131 haiz olmayan ta\u015f\u0131nmazlar\u0131n kira bedellerine ili\u015fkin olarak bu davan\u0131n a\u00e7\u0131labilmesi m\u00fcmk\u00fcn de\u011fildir. S\u00f6z gelimi, tarla vasf\u0131ndaki ta\u015f\u0131nmazlar i\u00e7in ya da otomobil gibi ta\u015f\u0131n\u0131r \u00fcr\u00fcnler i\u00e7in kira tespit davas\u0131 a\u00e7\u0131lamaz.<\/p>\n

6. K\u0130RA TESP\u0130T DAVASINDA S\u00dcRE<\/h5>\n

Kira s\u00f6zle\u015fmesi devam etti\u011fi m\u00fcddet\u00e7e, kira tespit davas\u0131 her zaman a\u00e7\u0131labilir. Ancak, kira bedelinin yeni kira d\u00f6neminde ge\u00e7erli olmas\u0131 isteniyor ise, davan\u0131n yeni kira d\u00f6neminin ba\u015flang\u0131c\u0131ndan en az 30 g\u00fcn \u00f6nceden<\/strong> a\u00e7\u0131lmas\u0131 gerekir. Bununla birlikte, e\u011fer yeni kira d\u00f6neminin ba\u015flang\u0131c\u0131ndan en az 30 g\u00fcn \u00f6nce<\/strong>, kirac\u0131ya kira bedelinin art\u0131r\u0131laca\u011f\u0131na ili\u015fkin ihtarname g\u00f6nderilmi\u015f ise o halde yeni kira d\u00f6nemi i\u00e7erisinde a\u00e7\u0131lacak davada mahkemece belirlenecek kira bedeli yeni kira d\u00f6neminin ba\u015f\u0131ndan itibaren ge\u00e7erli olacakt\u0131r. Yani mahkeme, kira bedelinin o d\u00f6nem i\u00e7in 5.000 TL oldu\u011funa karar vermi\u015fse, kira d\u00f6nemi ba\u015f\u0131ndan itibaren eksik \u00f6denmi\u015f kiralar hesaplan\u0131p bakiye k\u0131s\u0131m i\u00e7in icra takibi yap\u0131labilir.<\/p>\n

7. K\u0130RA TESP\u0130T DAVASINDA G\u00d6REVL\u0130 VE YETK\u0130L\u0130 MAHKEME<\/h5>\n

Hukuk Muhakemeleri Kanunu (\u201cHMK\u201d)<\/strong> uyar\u0131nca, kira s\u00f6zle\u015fmelerinden kaynaklanan t\u00fcm uyu\u015fmazl\u0131klarda sulh hukuk mahkemeleri g\u00f6revlidir. Kira tespit davas\u0131nda yetkili mahkeme ise ta\u015f\u0131nmaz\u0131n veya daval\u0131n\u0131n yerle\u015fim yerinin bulundu\u011fu yerdeki sulh hukuk mahkemesidir. Taraflar\u0131n tacir veya kamu t\u00fczel ki\u015fisi olmas\u0131 durumunda ise taraflar\u0131n s\u00f6zle\u015fmede belirledikleri yerdeki sulh hukuk mahkemesi de kira bedelinin tespiti davas\u0131na bakmaya yetkili olacakt\u0131r. (HMK m.17).<\/p>\n

***<\/strong><\/p>\n

Konuyla ilgili her t\u00fcrl\u00fc sorunuz i\u00e7in ofisimizle ileti\u015fime ge\u00e7ebilirsiniz. Size yard\u0131mc\u0131 olmaktan memnuniyet duyar\u0131z.<\/strong><\/em><\/p>\n

Bu makalenin t\u00fcm haklar\u0131 sakl\u0131 olup kaynak g\u00f6sterilmeksizin veya Erkan|Partners\u2019\u0131n yaz\u0131l\u0131 izni al\u0131nmaks\u0131z\u0131n yay\u0131mlanmas\u0131, kullan\u0131lmas\u0131, kopyalanmas\u0131, \u00e7o\u011falt\u0131lmas\u0131 veya ba\u015fka bir suretle yay\u0131lmas\u0131 yasakt\u0131r. Aksi bir durumun tespiti halinde yasal yollara ba\u015fvurulacakt\u0131r.<\/em><\/strong><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"

\u00dclkemizde son aylarda ya\u015fanan enflasyonist ortam ve de\u011fi\u015fken ekonomik \u015fartlar, toplumdaki \u00e7o\u011fu hukuki ili\u015fkiyi etkiledi\u011fi gibi kira ili\u015fkilerini de olduk\u00e7a derinden etkilemi\u015ftir. Ya\u015fanan ekonomik geli\u015fmeler sebebiyle, g\u00fcn\u00fcm\u00fczde kirac\u0131lar ve kiraya verenler aras\u0131nda kira bedellerindeki art\u0131\u015flara ili\u015fkin olarak ortaya \u00e7\u0131kan uyu\u015fmazl\u0131klar\u0131n say\u0131s\u0131 fazlaca artm\u0131\u015ft\u0131r ve artmaya devam etmektedir. Hal b\u00f6yle olunca, kira art\u0131\u015flar\u0131na ili\u015fkin uyu\u015fmazl\u0131klar\u0131n \u00e7\u00f6z\u00fcm\u00fcndeki …<\/p>\n

K\u0130RA TESP\u0130T DAVASI<\/span> Devam\u0131 »<\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"site-sidebar-layout":"default","site-content-layout":"default","ast-global-header-display":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","footnotes":""},"categories":[51,54,53],"tags":[],"class_list":["post-2419","post","type-post","status-publish","format-standard","hentry","category-kira-hukuku","category-kira-sozlesmesi","category-sozlesmeler-hukuku"],"_links":{"self":[{"href":"https:\/\/erkanpartners.com\/index.php?rest_route=\/wp\/v2\/posts\/2419","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/erkanpartners.com\/index.php?rest_route=\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/erkanpartners.com\/index.php?rest_route=\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/erkanpartners.com\/index.php?rest_route=\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/erkanpartners.com\/index.php?rest_route=%2Fwp%2Fv2%2Fcomments&post=2419"}],"version-history":[{"count":8,"href":"https:\/\/erkanpartners.com\/index.php?rest_route=\/wp\/v2\/posts\/2419\/revisions"}],"predecessor-version":[{"id":2431,"href":"https:\/\/erkanpartners.com\/index.php?rest_route=\/wp\/v2\/posts\/2419\/revisions\/2431"}],"wp:attachment":[{"href":"https:\/\/erkanpartners.com\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=2419"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/erkanpartners.com\/index.php?rest_route=%2Fwp%2Fv2%2Fcategories&post=2419"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/erkanpartners.com\/index.php?rest_route=%2Fwp%2Fv2%2Ftags&post=2419"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}