{"id":8498,"date":"2026-01-22T16:44:08","date_gmt":"2026-01-22T16:44:08","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&p=8498"},"modified":"2026-01-22T16:47:52","modified_gmt":"2026-01-22T16:47:52","slug":"onay-almadan-degi%cc%87si%cc%87kli%cc%87k-yapmak-i%cc%87zi%cc%87nsi%cc%87z-ki%cc%87ralama-degi%cc%87si%cc%87kli%cc%87kleri%cc%87ni%cc%87n-yasal-ri%cc%87skleri%cc%87","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/tr\/icgoruler\/onay-almadan-degi%cc%87si%cc%87kli%cc%87k-yapmak-i%cc%87zi%cc%87nsi%cc%87z-ki%cc%87ralama-degi%cc%87si%cc%87kli%cc%87kleri%cc%87ni%cc%87n-yasal-ri%cc%87skleri%cc%87\/","title":{"rendered":"\u0130zin Almadan De\u011fi\u015fiklik Yapmak: \u0130zinsiz Leasehold De\u011fi\u015fikliklerinin Yasal Riskleri"},"content":{"rendered":"

Konut<\/a> leaseholders frequently wish to improve, modernise or reconfigure their homes. Whether it is removing<\/a> an internal wall, installing wooden flooring, or re-positioning a kitchen or bathroom, such works are often seen as a natural incident of home ownership. However, in leasehold properties, the right<\/a> to carry out alterations is often restricted by the terms of the lease<\/a>. <\/p>\n\n\n\n

\u0130zinsiz tadilatlar, \u00f6zel m\u00fclkiyete tabi konutlarda en yayg\u0131n ihtilaf kaynaklar\u0131ndan biridir. Kiraya verenler genellikle i\u015flerin k\u00fc\u00e7\u00fck, tamamen dahili oldu\u011fu veya dikkat \u00e7ekmeyece\u011fi varsay\u0131m\u0131yla izin almadan devam ederler. Ger\u00e7ekte, de\u011fi\u015fikliklerin niteli\u011fine ba\u011fl\u0131 olarak, kiraya verenin izni\/ruhsat\u0131 olmadan i\u015flerin yap\u0131lmas\u0131 kiraya verenleri \u00f6nemli yasal ve mali risklere maruz b\u0131rakabilir. <\/p>\n\n\n\n

This article explains how alteration covenants operate in residential leases, what constitutes an alteration in law, the consequences<\/a> of proceeding without consent, and how breaches<\/a> may be resolved. <\/p>\n\n\n\n

\u00d6zel m\u00fclkiyet ve kira kontrat\u0131n\u0131n rol\u00fc <\/h2>\n\n\n\n

Unlike freehold<\/a> ownership, a leasehold interest is a contractual right to occupy property for a fixed term, subject to the covenants set out in the lease. The lease governs what a leaseholder may and may not do with the property and typically includes detailed restrictions on alterations. <\/p>\n\n\n\n

De\u011fi\u015fiklik s\u00f6zle\u015fmelerinin var olmas\u0131n\u0131n iyi bir nedeni vard\u0131r. Konut binalar\u0131 genellikle ortak yap\u0131lar, hizmetler ve sigorta d\u00fczenlemeleri i\u00e7erir. \u0130zinsiz \u00e7al\u0131\u015fmalar binan\u0131n yap\u0131sal b\u00fct\u00fcnl\u00fc\u011f\u00fcn\u00fc etkileyebilir, yang\u0131n g\u00fcvenli\u011fini tehlikeye atabilir, g\u00fcr\u00fclt\u00fc iletimini art\u0131rabilir veya sigorta teminat\u0131n\u0131 ge\u00e7ersiz k\u0131labilir. Bu nedenle m\u00fclk sahipleri ve y\u00f6netim \u015firketleri, binay\u0131 bir b\u00fct\u00fcn olarak ve di\u011fer kirac\u0131lar\u0131n \u00e7\u0131karlar\u0131n\u0131 korumak i\u00e7in de\u011fi\u015fiklikler \u00fczerinde kontrol\u00fc ellerinde tutarlar. <\/p>\n\n\n\n

Failure to comply with an alteration covenant will<\/a> amount to a breach<\/a> of lease and can expose the leaseholder to enforcement<\/a> action and costs.   <\/p>\n\n\n\n

Konut kiralamalar\u0131nda de\u011fi\u015fiklik s\u00f6zle\u015fmesi t\u00fcrleri <\/h2>\n\n\n\n

De\u011fi\u015fikliklerle ilgili herhangi bir anla\u015fmazl\u0131kta ba\u015flang\u0131\u00e7 noktas\u0131 kira s\u00f6zle\u015fmesinin kesin ifadesidir. T\u00fcm de\u011fi\u015fiklik s\u00f6zle\u015fmeleri ayn\u0131 de\u011fildir ve hukuki sonu\u00e7lar\u0131 s\u00f6zle\u015fmelerin nas\u0131l kaleme al\u0131nd\u0131\u011f\u0131na ba\u011fl\u0131d\u0131r. <\/p>\n\n\n\n

Some leases contain absolute covenants, which prohibit alterations entirely. If a covenant is absolute, the landlord<\/a> is under no obligation to grant consent, and the leaseholder has no right to carry out the works at all. Often, such absolute covenant relate to alterations of a structural nature but depending on the wording of the clause sometimes relatively minor non-structural works may fall within such a prohibition. <\/p>\n\n\n\n

Kiralamalar genellikle, yaln\u0131zca ev sahibinin \u00f6nceden izniyle de\u011fi\u015fiklik yap\u0131lmas\u0131na izin veren nitelikli s\u00f6zle\u015fmeler i\u00e7erir. Bu durumlarda, \u00e7al\u0131\u015fmalar ba\u015flamadan \u00f6nce onay al\u0131nmal\u0131d\u0131r. S\u00f6zle\u015fmenin nitelikli oldu\u011fu ancak makul olup olmad\u0131\u011f\u0131 konusunda sessiz kald\u0131\u011f\u0131 durumlarda, ev sahibi baz\u0131 yasal kontrollere tabi olarak onay vermeyi reddedebilir. <\/p>\n\n\n\n

Some leases contain a fully qualified covenant which provides that consent is not to be unreasonably withheld. In these circumstances, the landlord must have proper and reasonable grounds for refusal<\/a>. However, even where a landlord is obliged to act reasonably, consent must still be sought in advance, and the leaseholder cannot assume that consent will inevitably be granted. <\/p>\n\n\n\n

Anla\u015fmazl\u0131klar genellikle kirac\u0131lar\u0131n kira s\u00f6zle\u015fmesinin lafz\u0131ndan ziyade i\u015flerin niteli\u011fine odaklanmas\u0131 nedeniyle ortaya \u00e7\u0131kmaktad\u0131r. Uygulamada, s\u00f6zle\u015fmenin kapsam\u0131na girmeleri halinde k\u00fc\u00e7\u00fck i\u015fler i\u00e7in bile izin al\u0131nmas\u0131 gerekebilir. <\/p>\n\n\n\n

\u201cDe\u011fi\u015fiklik\u201d olarak ne say\u0131l\u0131r? <\/h2>\n\n\n\n

Belirli i\u015flerin bir de\u011fi\u015fiklik anlam\u0131na gelip gelmedi\u011fi s\u0131k\u00e7a tart\u0131\u015f\u0131lan bir konudur. Kiralamalar bu terimi nadiren kapsaml\u0131 bir \u015fekilde tan\u0131mlar ve anla\u015fmazl\u0131klar genellikle yoruma dayan\u0131r. <\/p>\n\n\n\n

Genel olarak, bir tadilat m\u00fclk\u00fcn fiziksel karakterinde bir de\u011fi\u015fikli\u011fi i\u00e7erir. Duvarlar\u0131n kald\u0131r\u0131lmas\u0131 veya ta\u015f\u0131y\u0131c\u0131 elemanlar\u0131n de\u011fi\u015ftirilmesi gibi yap\u0131sal i\u015fler hemen hemen her zaman de\u011fi\u015fiklik olarak nitelendirilir. Bununla birlikte, yap\u0131sal olmayan i\u015fler de dairenin dokusunu, d\u00fczenini veya hizmetlerini etkiliyorsa de\u011fi\u015fiklik te\u015fkil edebilir. <\/p>\n\n\n\n

Genellikle izin gerektiren i\u015flere \u00f6rnek olarak i\u00e7 duvarlar\u0131n kald\u0131r\u0131lmas\u0131 veya yerinin de\u011fi\u015ftirilmesi, sert zemin d\u00f6\u015fenmesi, s\u0131hhi tesisat veya elektrik sistemlerinde yap\u0131lan de\u011fi\u015fiklikler ile mutfak ve banyo d\u00fczeninde yap\u0131lan de\u011fi\u015fiklikler verilebilir. Kal\u0131c\u0131l\u0131klar\u0131na ve etkilerine ba\u011fl\u0131 olarak, kozmetik gibi g\u00f6r\u00fcnen i\u015fler bile yakalanabilir. <\/p>\n\n\n\n

Buna kar\u015f\u0131n, boyama veya hal\u0131lar\u0131n de\u011fi\u015ftirilmesi gibi tamamen dekoratif i\u015flerin tadilat say\u0131lma olas\u0131l\u0131\u011f\u0131 daha d\u00fc\u015f\u00fckt\u00fcr, ancak bu yine kira s\u00f6zle\u015fmesinin lafz\u0131na ba\u011fl\u0131d\u0131r. <\/p>\n\n\n\n

Leaseholders should be cautious about<\/a> assuming that internal works are exempt from the requirement for prior consent. The fact that works are not visible externally does not mean that they fall outside the scope of an alteration covenant. <\/p>\n\n\n\n

De\u011fi\u015fiklik ruhsatlar\u0131 ve resmi izin ihtiyac\u0131 <\/h2>\n\n\n\n

\u0130znin gerekli oldu\u011fu durumlarda, bu izin genellikle resmi bir tadilat ruhsat\u0131 yoluyla verilir. Ruhsat, ev sahibinin r\u0131zas\u0131n\u0131 kaydeden ve hangi i\u015flerin yap\u0131labilece\u011fine dair ko\u015fullar\u0131 belirleyen yasal bir belgedir. <\/p>\n\n\n\n

Ruhsatlar genellikle i\u015flerin ayr\u0131nt\u0131l\u0131 \u00f6zelliklerini, profesyonel denetim gerekliliklerini, planlama ve bina y\u00f6netmeliklerine uyma y\u00fck\u00fcml\u00fcl\u00fcklerini ve gerekirse kira s\u00f6zle\u015fmesinin sonunda m\u00fclk\u00fc eski haline getirme taahh\u00fctlerini i\u00e7erir. Ayr\u0131ca genellikle kirac\u0131n\u0131n ev sahibinin yasal ve eksper masraflar\u0131n\u0131 \u00f6demesini gerektirecektir. <\/p>\n\n\n\n

Gayri resmi tart\u0131\u015fmalar, e-postalar veya s\u00f6zl\u00fc g\u00fcvencelere dayanarak i\u015flem yapmak risklidir. Onay her zaman d\u00fczg\u00fcn bir \u015fekilde belgelenmelidir. Resmi bir ruhsat olmadan, bir kirac\u0131 daha sonra, \u00f6zellikle de m\u00fclkiyetin el de\u011fi\u015ftirmesi veya y\u00f6netim d\u00fczenlemelerinin de\u011fi\u015fmesi durumunda, r\u0131zan\u0131n verildi\u011fini kan\u0131tlamakta zorlanabilir. <\/p>\n\n\n\n

\u0130zin al\u0131nmadan i\u015flerin y\u00fcr\u00fct\u00fclmesi <\/h2>\n\n\n\n

\u0130zinsiz tadilatlar genellikle kirac\u0131lar\u0131n zaman bask\u0131s\u0131, maliyet kayg\u0131lar\u0131 veya y\u00fck\u00fcml\u00fcl\u00fcklerini yanl\u0131\u015f anlamalar\u0131 nedeniyle izin almadan devam ettikleri durumlarda ortaya \u00e7\u0131kar. Baz\u0131 durumlarda, \u00e7al\u0131\u015fmalar \u00f6nceki bir mal sahibi taraf\u0131ndan ger\u00e7ekle\u015ftirilmi\u015f ve mevcut kirac\u0131ya sorun miras kalm\u0131\u015f olabilir. <\/p>\n\n\n\n

Durum nas\u0131l ortaya \u00e7\u0131karsa \u00e7\u0131ks\u0131n, gerekli izin al\u0131nmadan \u00e7al\u0131\u015fma yap\u0131lmas\u0131 kirac\u0131n\u0131n kira s\u00f6zle\u015fmesini ihlal etmesine neden olur. Bu ihlal, \u00e7al\u0131\u015fmalar iyi y\u00fcr\u00fct\u00fclm\u00fc\u015f, y\u00f6netmeliklere uygun veya kom\u015fular taraf\u0131ndan memnuniyetle kar\u015f\u0131lanm\u0131\u015f olsa bile mevcuttur. <\/p>\n\n\n\n

\u0130zinsiz de\u011fi\u015fikliklerin yasal sonu\u00e7lar\u0131 <\/h2>\n\n\n\n

\u0130zinsiz de\u011fi\u015fikliklerin yasal sonu\u00e7lar\u0131 ciddi olabilir. Bir ev sahibi, \u00e7al\u0131\u015fmalar daireyi iyile\u015ftirmi\u015f olsa bile, m\u00fclk\u00fcn eski haline getirilmesini talep etme hakk\u0131na sahip olabilir. Bu, \u00f6zellikle yap\u0131sal de\u011fi\u015fiklikler s\u00f6z konusu oldu\u011funda, \u00f6nemli masraflar gerektirebilir. <\/p>\n\n\n\n

Ev sahipleri ayr\u0131ca kira s\u00f6zle\u015fmesinin ihlali nedeniyle u\u011fran\u0131lan zarar\u0131n tazmini ve i\u015flerin incelenmesi i\u00e7in yap\u0131lan profesyonel masraflar\u0131n geri al\u0131nmas\u0131 da dahil olmak \u00fczere tazminat talep edebilir. Bir\u00e7ok kira s\u00f6zle\u015fmesi, ev sahiplerinin yasal ve bilirki\u015fi \u00fccretlerini, dava a\u00e7\u0131lmam\u0131\u015f olsa bile, idari \u00fccret olarak geri almalar\u0131na izin verir. <\/p>\n\n\n\n

In urgent cases, a landlord may apply for an injunction<\/a> to prevent works from continuing or to compel remedial action. Injunctive relief is discretionary, but the courts will often intervene where unauthorised works pose a risk to the building or other occupiers. <\/p>\n\n\n\n

Unauthorised alterations can also cause practical difficulties when a leaseholder seeks to sell or remortgage<\/a> the property. Buyers\u2019 solicitors routinely raise enquiries about alterations, and lenders may refuse Finans<\/a> if works have been carried out without consent. Resolving the issue at that stage can be costly and time-consuming. <\/p>\n\n\n\n

El koyma ve konut kiralama korumalar\u0131 <\/h2>\n\n\n\n

Para Cezas\u0131<\/a> is often raised in discussions of lease breaches, but it is important to understand how it operates in residential leases. While forfeiture remains a legal remedy<\/a> for breach of covenant, it is subject to significant statutory protection. <\/p>\n\n\n\n

Before forfeiture can be pursued, the landlord must generally establish the breach. The tenant must have admitted the breach, or the Residential Property division of the First-tier Tribunal (Property Chamber) in England<\/a>, a leasehold valuation<\/a> tribunal in Wales, a court or arbitral tribunal must have finally determined that a breach has occurred. <\/p>\n\n\n\n

Ev sahibi, kirac\u0131ya izinsiz de\u011fi\u015fikliklerin d\u00fczeltilmesini talep eden resmi bir b\u00f6l\u00fcm 146 bildirimi g\u00f6ndermelidir. <\/p>\n\n\n\n

Kirac\u0131lar ayr\u0131ca el koymadan kurtulmak i\u00e7in ba\u015fvuruda bulunma hakk\u0131na sahiptir ve mahkemeler ihlallerin giderilebilece\u011fi durumlarda konut sahiplerini evlerinden mahrum b\u0131rakma konusunda isteksizdir. <\/p>\n\n\n\n

In practice, forfeiture is rare in cases involving unauthorised alterations alone. However, the court does have the power to make an order for forfeiture of a long residential lease<\/a> in circumstances where the landlord has followed the statutory procedures and the court considers it appropriate to make such an order.  The possibility of forfeiture can be a powerful negotiating tool, and leaseholders should not dismiss it as an empty threat. <\/p>\n\n\n\n

Geriye d\u00f6n\u00fck onay ve ihlallerin d\u00fczenlenmesi <\/h2>\n\n\n\n

Baz\u0131 durumlarda, izinsiz de\u011fi\u015fiklikler geriye d\u00f6n\u00fck izin al\u0131narak \u00e7\u00f6z\u00fclebilir. Bu, i\u015fler tamamland\u0131ktan sonra ruhsat i\u00e7in ba\u015fvuruda bulunmay\u0131 i\u00e7erir. <\/p>\n\n\n\n

Ev sahipleri, herhangi bir de\u011fi\u015fiklik ba\u015flamadan \u00f6nce uygun zamanda onay talep edilmi\u015f olsayd\u0131, \u00e7al\u0131\u015fmalar\u0131 \u00f6nceden onaylayabilecek olsalar bile, geriye d\u00f6n\u00fck onay vermek zorunda de\u011fildir. \u0130zin verildi\u011fi durumlarda, genellikle daha y\u00fcksek \u00fccretlerin \u00f6denmesi, s\u00f6rveylerin veya sertifikalar\u0131n sa\u011flanmas\u0131 ve baz\u0131 durumlarda d\u00fczeltici \u00e7al\u0131\u015fmalar\u0131n yap\u0131lmas\u0131 gibi ko\u015fullara tabidir. <\/p>\n\n\n\n

Leaseholders should be aware that applying for retrospective consent does not eliminate the breach unless and until a licence is granted. Strategic<\/a> advice is often required to manage negotiations and minimise exposure to enforcement action. <\/p>\n\n\n\n

Erken hukuki dan\u0131\u015fmanl\u0131\u011f\u0131n \u00f6nemi <\/h2>\n\n\n\n

\u0130zinsiz de\u011fi\u015fiklikleri i\u00e7eren durumlar nadiren basittir ve riskler genellikle hafife al\u0131n\u0131r. Erken hukuki tavsiye, kirac\u0131lar\u0131n y\u00fck\u00fcml\u00fcl\u00fcklerini anlamalar\u0131na, herhangi bir ihlalin ciddiyetini de\u011ferlendirmelerine ve sorunlar\u0131 \u00e7\u00f6zmenin en etkili yolunu belirlemelerine yard\u0131mc\u0131 olabilir. <\/p>\n\n\n\n

For landlords and managing agents, timely advice can assist in enforcing<\/a> covenants proportionately and avoiding unnecessary escalation. <\/p>\n\n\n\n

Sonu\u00e7 <\/h2>\n\n\n\n

Kiralanm\u0131\u015f bir m\u00fclkte gerekli izin al\u0131nmadan de\u011fi\u015fiklik yap\u0131lmas\u0131 geni\u015f kapsaml\u0131 sonu\u00e7lar do\u011furabilir. K\u00fc\u00e7\u00fck bir iyile\u015ftirme gibi g\u00f6r\u00fcnen bu durum, kira s\u00f6zle\u015fmesinin ihlaline, icra i\u015flemlerine ve \u00f6nemli masraflara neden olabilir. <\/p>\n\n\n\n

Kirac\u0131lar her zaman kira s\u00f6zle\u015fmelerinin \u015fartlar\u0131n\u0131 kontrol etmeli ve i\u015fleri ger\u00e7ekle\u015ftirmeden \u00f6nce uygun onay\u0131 almal\u0131d\u0131r. \u0130zin al\u0131nmadan de\u011fi\u015fiklik yap\u0131lm\u0131\u015fsa, erken profesyonel tavsiye \u00e7o\u011fu zaman sorunlar\u0131n b\u00fcy\u00fcmesini \u00f6nleyebilir ve durumun kabul edilebilir ko\u015fullarda d\u00fczenlenmesine yard\u0131mc\u0131 olabilir. <\/p>\n\n\n\n

Specialist m\u00fclk davalar\u0131<\/a> advice is essential in navigating these disputes and achieving practical, commercially sensible outcomes. <\/p>\n\n\n\n

M\u00fclkiyet Dava Konular\u0131: Bize Ula\u015f\u0131n <\/h2>\n\n\n\n

Ben Lewis is an associate solicitor in RFB\u2019s litigation<\/a> department. <\/p>\n\n\n\n

For enquiries on this topic, please contact<\/a> Ben Lewis via<\/a> email at B.Lewis@rfblegal.co.uk<\/a> veya 0203 947 8892 numaral\u0131 telefondan ula\u015fabilirsiniz. <\/p>","protected":false},"author":12,"featured_media":8499,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[20],"tags":[81],"class_list":["post-8498","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t\n\t\n\t\n\t\n\t\n\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t