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How we work

Principles, the monthly flow, the calendar, and what we do when something goes wrong.

This page is the operations section of the brochure: the principles we work by, how money moves during the month, the calendar from contract to annual tax return, and our standard procedure when a problem comes up.

How we work

One key, the entire operation.

StayIstanbul is a service company managing rental properties across Istanbul. From tenant placement to tax filing, from monthly collections to eviction proceedings, we handle the entire process under a single contract, and every month you receive an owner statement.

Transparent Pricing
Our management fee is a fixed percentage of rent collected each month. No hidden charges; every line item is in this brochure.
No Collection, No Fee
We only earn our fee on rent we actually collect. If the rent doesn’t come in, neither does our fee.
Single Point of Contact
Tenant, law firm, accountant, contractors, insurance agent — the entire network reports to us. You deal with one party only.
Strict Tenant Screening
ID, income, references, credit and bankruptcy checks are standard. Finding the right tenant upfront is always easier than evicting the wrong one.
Legal Safeguards
In Turkey, evicting a tenant can take years. At lease signing we secure an eviction undertaking, a guarantor, and other preventive measures to minimize this risk from day one.
Decided Together
Rent levels, annual increases and major operational decisions are always discussed with the property owner. We never act without your approval.

The monthly management experience

The same five steps every month; each one sends you a line.

From the moment the contract is signed, the same predictable flow repeats every month. Money movement and how and when our management fee is deducted are clear from day one.

Wire dayThe 5th of the month

  1. Days 1–3

    Rent is requested

    On the rent day set in the lease, an automatic request goes to the tenant; rent is deposited to our escrow account or directly to you.

  2. Days 1–4

    Property expenses are paid

    Building dues, tax, insurance and minor maintenance payments are made.

  3. Day 4

    Management fee is invoiced

    Our management fee is invoiced via e-invoice. No rent, no fee.

  4. Day 5

    Wired to the owner

    The net amount is wired to the owner’s account; for international owners, with FX conversion.

  5. Day 5

    Monthly owner statement sent

    The monthly owner statement (PDF) is emailed and uploaded to the owner portal.

Two payment models

Owner’s choice: should the rent be held in our escrow account, or come directly to you?

Managed model

For international owners

  • Rent deposited to our escrow account
  • We pay building dues, taxes, maintenance
  • We invoice the management fee via e-invoice
  • Net amount wired to you on the 5th

Direct model

For Turkish owners

  • Rent directly to your account
  • We issue a monthly e-invoice to you
  • An expense deposit is held
  • Independent tax traceability

Working calendar

From contract to annual tax return: what happens when.

The calendar below is the standard flow; there may be details specific to your property. From signing on, you know every step in advance.

  1. Days 0–3

    Signing the service contract

    The management contract between you and StayIstanbul is signed, the setup fee is collected and the property file is opened. For owners abroad, the power of attorney process begins.

  2. Days 3–7

    Taking over the property

    An on-site visit is made; the furnishing inventory is prepared and photographed, and meter readings are recorded. Professional photography is scheduled. DASK, building dues and tax status are checked.

  3. Weeks 2–4

    Listing and tenant search

    The market price is set and approved by you; the listing goes up on Sahibinden, Hepsiemlak, Emlakjet and international portals. Candidate interviews and property tours begin.

  4. Weeks 4–6

    Tenant placement

    Full screening of the selected candidate, then your approval. The notarized lease is signed; the eviction undertaking and guarantor are secured at this stage. The deposit is collected, the move-in inventory is prepared and the tenant moves in.

  5. Every month

    Standard monthly cycle

    From the 1st to the 5th of the month, the five-step money flow repeats: rent request, expense payments, management fee e-invoice, wire transfer, monthly owner statement. Tenant requests are processed the same day.

  6. Every 6 months

    On-site inspection

    The property is visited on a date agreed with the tenant. Points that will need maintenance are identified; a photographed condition report is sent to you.

  7. End of month 12

    Annual lease renewal

    60 days before lease end, the increase is calculated with the statutory CPI rate and comparable market analysis, sent to the tenant with your approval and negotiated. The new-term lease is signed; if the tenant leaves, the search for a new tenant begins at no extra charge.

  8. Every March

    Income tax return

    Our partner accountant prepares the annual rental income tax return; it is filed with your approval. Property tax is paid in the May and November installments; DASK and home insurance are renewed annually.

If something goes wrong

What we do in these situations.

In property management, not everything always goes as expected. This is our standard procedure for the four most common situations; every step proceeds with your approval.

If the tenant pays late

The delay is followed up from day one. You receive daily status updates throughout.

  1. Day 1Automatic reminder message.
  2. Day 3Phone call, reason established, payment plan proposed.
  3. Day 7Formal notice; via notary or law firm, with your approval.
  4. Day 14Recommendation for enforcement proceedings; with your approval, the process begins.
  5. Day 30 and afterFiling an eviction lawsuit is considered.

No management fee is charged for a month in which rent is not collected. Attorney advisory is free; if litigation is filed, proceedings follow the Istanbul Bar Association fee schedule, and court costs and fees are passed through without markup.

Law: the 30-day period and two justified notices (TBK Arts. 315, 352)

If the property is damaged

For urgent damage (water leak, electrical, door and lock) we respond within 24 hours.

  1. Under 2,500 TLDone without waiting for approval, then reported with photographs.
  2. Over 2,500 TLYour approval first, then the work is done through our vetted vendor network.
  3. If caused by the tenantDeducted from the deposit first.

If the deposit is not enough, you are given the options: enforcement proceedings or negotiation with the tenant. Invoices and warranty documents are kept in the owner file.

Glossary: move-in inventory and deposit

If the tenant wants to leave early

Early termination terms are assessed under the Turkish Code of Obligations.

  1. NoticeThe tenant is asked for at least 15 days’ notice and compensation as set out in the lease.
  2. Same dayThe search for a new tenant begins.
  3. Vacant daysRent for the days between move-out and the new move-in is planned for collection from the outgoing or the incoming tenant.

You receive weekly status updates throughout.

Law: end of the lease (TBK Art. 347)

If you want to terminate the contract

The service contract is for a minimum of 12 months; at the end of the term you may terminate with 60 days’ written notice, without giving a reason.

On termination, your property file, all contracts, tenant details and financial records are handed over to you in full. If there is a lease in progress, you continue directly with the tenant until the end of its term.

Next step

Hand over your property right now and start working with us…

In a free 30-minute online call we share contract details, your property’s rental range, and operational information. The call carries no obligation.

Request a callMessage us on WhatsApp

09:00–19:00 Turkey time · messages answered the same day

Or send an email:

hello@stayistanbul.com.tr

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