{"id":2786,"date":"2017-03-11T01:35:59","date_gmt":"2017-03-10T22:35:59","guid":{"rendered":"http:\/\/www.celikavukatlik.com.tr\/?p=2786"},"modified":"2017-03-11T01:35:59","modified_gmt":"2017-03-10T22:35:59","slug":"kira-ve-kiraci-hakkinda-kanuni-iliski","status":"publish","type":"post","link":"https:\/\/celikavukatlik.com\/tr\/kira-ve-kiraci-hakkinda-kanuni-iliski\/","title":{"rendered":"Kira ve Kirac\u0131 Hakk\u0131nda Kanuni \u0130li\u015fki"},"content":{"rendered":"
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Kira ve Kirac\u0131 Hakk\u0131nda Kanuni \u0130li\u015fki<\/h2>\n<\/div>\n
11 Ocak 2010 tarihinde, 818 say\u0131l\u0131 Bor\u00e7lar Kanununu ilga edecek olan 6098 say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu T\u00fcrkiye B\u00fcy\u00fck Millet Meclisi\u2019nce kabul edilmi\u015f, 04 Ocak 2011 tarihli ve 27836 say\u0131l\u0131 Resmi Gazetede yay\u0131mlanm\u0131\u015ft\u0131r. 6098 say\u0131l\u0131 yeni kanunun y\u00fcr\u00fcrl\u00fc\u011fe girece\u011fi tarih, 684. maddesi gere\u011fince 1 Temmuz 2012 olarak \u00f6ng\u00f6r\u00fclm\u00fc\u015ft\u00fcr. 818 Say\u0131l\u0131 Bor\u00e7lar Kanunu i\u00e7erisinde olduk\u00e7a a\u011f\u0131r bir lisan kullan\u0131lm\u0131\u015ft\u0131. Bu sebeple, dil konusunda T\u00fcrk Bor\u00e7lar Kanunu eskisine g\u00f6re daha anla\u015f\u0131l\u0131r ve sade \u015fekilde d\u00fczenlenmi\u015ftir.<\/div>\n
\u00c7al\u0131\u015fmam\u0131z\u0131n b\u00fcy\u00fck bir b\u00f6l\u00fcm\u00fcn\u00fc olu\u015fturan \u201cKira Bedelinin Belirlenmesi\u201d, y\u00fcr\u00fcrl\u00fckte bulunan mevzuatta d\u00fczenlenmemi\u015f olup, Yarg\u0131tay\u2019\u0131n olu\u015fturdu\u011fu uygulama \u00e7er\u00e7evesinde v\u00fccut bulmaktad\u0131r. \u0130ncelemeye \u00e7al\u0131\u015ft\u0131\u011f\u0131m\u0131z di\u011fer konu olan \u201c Kirac\u0131n\u0131n G\u00fcvence Vermesi\u201d ise Gayrimenkul Kiralar\u0131 Hakk\u0131nda Kanun\u2019un 16\u2019nc\u0131 maddesinde k\u0131smen d\u00fczenlenmektedir. Ayr\u0131ca 6217 say\u0131l\u0131 Kanun\u2019un 2\u2019nci maddesi ile T\u00fcrk Bor\u00e7lar Kanununun 322, 324, 339, 341, 342, 343, 346 ve 353\u2019nc\u00fc maddelerinin y\u00fcr\u00fcrl\u00fc\u011f\u00fc 1 Temmuz 2017 tarihine ertelenmi\u015ftir.<\/div>\n
Yukar\u0131da bahsi ge\u00e7en konular\u0131, y\u00fcr\u00fcrl\u00fckteki halleri ve Yarg\u0131tay\u2019\u0131n duruma bak\u0131\u015f\u0131 ile T\u00fcrk Bor\u00e7lar Kanununun getirmi\u015f oldu\u011fu h\u00fck\u00fcmler \u00e7er\u00e7evesinde a\u00e7\u0131klamaya \u00e7al\u0131\u015ft\u0131k.<\/div>\n
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K\u0130RACININ G\u00dcVENCE VERMES\u0130<\/h2>\n<\/div>\n
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GENEL OLARAK<\/h3>\n<\/div>\n
T\u00fcrk Bor\u00e7lar Kanunu\u2019nun 342\u2019nci maddesinde d\u00fczenlenen \u201cKirac\u0131n\u0131n G\u00fcvence Vermesi\u201d h\u00fckm\u00fc, y\u00fcr\u00fcrl\u00fckte olan Bor\u00e7lar Kanunu\u2019nda d\u00fczenlenmemekle beraber, 6570 say\u0131l\u0131 Gayrimenkul Kiralar\u0131 Hakk\u0131nda Kanun\u2019un 16\u2019nc\u0131 maddesini k\u0131smen kar\u015f\u0131layan yeni bir maddedir. Uygulamada kiraya verenlerin, kirac\u0131dan \u201cdepozito\u201d ad\u0131 alt\u0131nda g\u00fcvence paras\u0131 ald\u0131klar\u0131na s\u0131k\u00e7a rastland\u0131\u011f\u0131ndan, kirac\u0131n\u0131n korunmas\u0131 gerekti\u011fi d\u00fc\u015f\u00fcn\u00fclm\u00fc\u015f ve bu d\u00fczenleme getirilmi\u015ftir. Halen mevcut olan h\u00fck\u00fcmler \u00e7er\u00e7evesinde de oldu\u011fu gibi kirac\u0131dan g\u00fcvence verilmesini isteme imk\u00e2n\u0131 kabul edilmi\u015f ancak bahsi ge\u00e7en imk\u00e2n\u0131n s\u0131n\u0131rlar\u0131 ortaya konulmaya \u00e7al\u0131\u015f\u0131lm\u0131\u015ft\u0131r[1].<\/div>\n
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Y\u00dcR\u00dcRL\u00dcKTEK\u0130 D\u00dcZENLEME<\/h3>\n<\/div>\n
Gayrimenkul Kiralar\u0131 Hakk\u0131nda Kanun\u2019un 16\u2019nc\u0131 maddesi, uygulamada s\u0131kl\u0131kla kar\u015f\u0131la\u015f\u0131lan ve \u201chava paras\u0131\u201d yahut ba\u015fka isimler alt\u0131nda haks\u0131z taleplerle kirac\u0131lar\u0131n ma\u011fdur edilmelerini \u00f6nlemeye y\u00f6nelik bir d\u00fczenlemedir[2].<\/div>\n
Halk aras\u0131nda \u201cdepozito\u201d denilen ve kira ili\u015fkisi ba\u015flarken \u201cteminat\u201d niteli\u011finde kirac\u0131dan bir miktar para al\u0131nmas\u0131 ilgili maddenin ihl\u00e2li niteli\u011finde de\u011fildir. S\u00f6z konusu para, kirac\u0131n\u0131n kira ili\u015fkisinin sona ermesinden sonra, arkada b\u0131rakmas\u0131 muhtemel zarar-ziyan\u0131n yahut s\u00f6zle\u015fmeye g\u00f6re kendisine ait olan elektrik, su ve sair giderlerin kar\u015f\u0131lanmas\u0131 amac\u0131yla al\u0131nmakta oldu\u011fundan hukuka ayk\u0131r\u0131 olarak nitelendirilemez[3]. Ancak al\u0131nan depozitonun \u00e7ok y\u00fcksek olmas\u0131 halinde kirac\u0131n\u0131n ma\u011fduriyeti s\u00f6z konusu olaca\u011f\u0131ndan, ilgili maddenin ihl\u00e2l edilece\u011fi s\u00f6ylenebilir. Yarg\u0131tay da bir karar\u0131nda depozitonun miktar\u0131na ili\u015fkin g\u00f6r\u00fc\u015f\u00fcn\u00fc \u201c\u2026\u00d6te yandan, kiralayan\u0131n depozitodan bir ekonomik fayda sa\u011flamas\u0131 hem kira s\u00f6zle\u015fmesinin amac\u0131n\u0131 a\u015far, hem de 6570 say\u0131l\u0131 Kanunun 16. maddesindeki kira bedelinden fazla para alma yasa\u011f\u0131na ayk\u0131r\u0131 bir davran\u0131\u015f te\u015fkil eder\u2026\u201d \u015feklinde belirtmi\u015ftir[4].<\/div>\n
Kiralayan ile kirac\u0131n\u0131n aralar\u0131nda belirleyecekleri depozito bedelinin, gerek nakit gerek banka teminat mektubu olarak ifa edilmesinin kararla\u015ft\u0131r\u0131lmas\u0131 m\u00fcmk\u00fcnd\u00fcr. Yarg\u0131tay bir karar\u0131nda, kirac\u0131n\u0131n g\u00fcvence paras\u0131 olarak kiralayana banka teminat mektubu verme \u00f6nerisinin, kiralayan taraf\u0131ndan kabul edilmek zorunda oldu\u011funu belirtmi\u015ftir[5]. Kiralayan taraf\u0131ndan al\u0131nan depozito miktar\u0131n\u0131n, kiralananda \u00e7\u0131kmas\u0131 muhtemel zarar tutar\u0131n\u0131n \u00e7ok \u00fcst\u00fcnde olmas\u0131 halinde, kiralayan\u0131n, kira \u00fccretleri d\u0131\u015f\u0131nda a\u015f\u0131r\u0131 bir ek faiz geliri elde edecek olmas\u0131ndan, depozitoya ili\u015fkin bu tip anla\u015fmalar\u0131n ge\u00e7erli olmayaca\u011f\u0131 ileri s\u00fcr\u00fclebilir[6]. B\u00f6ylece \u201cdepozito\u201d yani \u201cteminat\u201d miktar\u0131 de\u011ferlendirilirken, Medeni Kanun\u2019un 2\u2019nci maddesi ve Bor\u00e7lar Kanunu\u2019nun 19 ve 20\u2019nci maddeleri g\u00f6z \u00f6n\u00fcnde tutularak bir sonuca varmak gerekir[7].<\/div>\n
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T\u00dcRK BOR\u00c7LAR KANUNU\u2019NDAK\u0130 D\u00dcZENLEME<\/h3>\n<\/div>\n
Kirac\u0131n\u0131n g\u00fcvence vermesi hususu \u0130svi\u00e7re Bor\u00e7lar Kanunu\u2019nun 257\u2019nci maddesi g\u00f6z \u00f6n\u00fcnde tutularak T\u00fcrk Bor\u00e7lar Kanunu\u2019nda d\u00fczenlenmi\u015ftir[8].<\/div>\n
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G\u00fcvencenin Miktar\u0131:<\/h4>\n<\/div>\n
Madenin ilk f\u0131kras\u0131nda \u201cKonut ve \u00e7at\u0131l\u0131 i\u015fyeri kiralar\u0131nda s\u00f6zle\u015fmeyle kirac\u0131ya g\u00fcvence verme borcu getirilmi\u015fse, bu g\u00fcvence \u00fc\u00e7 ayl\u0131k kira bedelini a\u015famaz\u201d denilmekle, h\u00fckm\u00fcn, \u00f6zellikle konut ve \u00e7at\u0131l\u0131 i\u015fyerleri bak\u0131m\u0131ndan uygulama alan\u0131 bulaca\u011f\u0131 belirtilmi\u015f ve kirac\u0131 ve kiralayan aras\u0131nda g\u00fcvence verilmesine ili\u015fkin s\u00f6zle\u015fme yap\u0131lmas\u0131 halinde, kirac\u0131n\u0131n verece\u011fi g\u00fcvencenin \u00fcst s\u0131n\u0131r\u0131n\u0131n \u00fc\u00e7 ayl\u0131k kira bedeli olabilece\u011fi d\u00fczenlenmi\u015ftir.<\/div>\n
\u0130svi\u00e7re Bor\u00e7lar Kanunu\u2019nda yer alan d\u00fczenleme, g\u00fcvencenin \u201c\u00fc\u00e7 ayl\u0131k \u00f6deme\u201d yani kira bedelleri ile yan giderlerin toplam\u0131ndan olu\u015faca\u011f\u0131n\u0131 ve \u00fc\u00e7 ayl\u0131k s\u0131n\u0131r\u0131n sadece konutlar a\u00e7\u0131s\u0131ndan ge\u00e7erli olaca\u011f\u0131n\u0131 \u00f6n g\u00f6rmekte olmas\u0131na kar\u015f\u0131n T\u00fcrk Bor\u00e7lar Kanunu, g\u00fcvenceyi, sadece \u201ckira bedeli\u201d olarak s\u0131n\u0131rl\u0131 tutmu\u015f ve \u00fc\u00e7 ayl\u0131k s\u0131n\u0131ra i\u015fyerlerini de d\u00e2hil etmi\u015ftir[9].<\/div>\n
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G\u00fcvencenin Yat\u0131r\u0131lmas\u0131 ve Geri Verilmesi:<\/h4>\n<\/div>\n
Maddenin ikinci f\u0131kras\u0131nda, g\u00fcvencenin kirac\u0131 taraf\u0131ndan bankaya vadeli bir tasarruf hesab\u0131na yat\u0131r\u0131laca\u011f\u0131 yahut g\u00fcvence k\u0131ymetli evrak ile tesis edilmi\u015fse yine bankaya depo edilece\u011fi, ancak, iki taraf\u0131n r\u0131zas\u0131 ya da kesinle\u015fmi\u015f bir icra takibi veya mahkeme karar\u0131yla geri verilebilece\u011fi d\u00fczenlenmi\u015ftir. D\u00fczenlemeye g\u00f6re g\u00fcvencenin konusu sadece para veya k\u0131ymetli evrak olabilir.<\/div>\n
Maddeden a\u00e7\u0131k\u00e7a anla\u015f\u0131laca\u011f\u0131 \u00fczere kirac\u0131, g\u00fcvenceyi bankaya yat\u0131racak ve sadece belirli ko\u015fullar\u0131n ger\u00e7ekle\u015fmesiyle kiralayan taraf\u0131ndan al\u0131nabilecektir. Kirac\u0131 g\u00fcvenceyi kendi ad\u0131na a\u00e7\u0131lm\u0131\u015f bir hesaba yat\u0131racak ancak, hesapta, kiralayan\u0131n izni olmadan g\u00fcvencenin kirac\u0131ya iade edilemeyece\u011fi hususu yer alacakt\u0131r[10]. Mevcut uygulaman\u0131n aksine T\u00fcrk Bor\u00e7lar Kanunu, konut ve \u00e7at\u0131l\u0131 i\u015fyerleri kiralar\u0131nda para ve k\u0131ymetli evrak olarak verilen g\u00fcvencenin art\u0131k kiralayan\u0131n elinde bulunmas\u0131n\u0131 uygun g\u00f6rmemektedir[11]. Bunun sebebi, kiralayan\u0131n iflas\u0131 halinde, kirac\u0131n\u0131n verdi\u011fi g\u00fcvencenin iflas masas\u0131na yazd\u0131r\u0131lmas\u0131n\u0131n \u00f6n\u00fcne ge\u00e7erek kirac\u0131y\u0131 iflas\u0131n etkisinden korumak ve g\u00fcvencesini geri alabilmesini sa\u011flamakt\u0131r[12].<\/div>\n
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G\u00fcvencenin Kira S\u00f6zle\u015fmesinin Sona Ermesi Halinde Geri Verilmesi<\/h4>\n<\/div>\n
Maddenin son f\u0131kras\u0131nda kira s\u00f6zle\u015fmesinin sona ermesi halinde g\u00fcvencenin banka taraf\u0131ndan geri verilmesi konusuna de\u011finilmi\u015ftir.<\/div>\n
Kiralayan\u0131n, kira s\u00f6zle\u015fmesi sona erdikten sonra, \u00fc\u00e7 ay i\u00e7erisinde, kirac\u0131ya kar\u015f\u0131 kira s\u00f6zle\u015fmesiyle ilgili dava a\u00e7t\u0131\u011f\u0131n\u0131 yahut icra ya da iflas yoluyla takibe ge\u00e7ti\u011fini bankaya yaz\u0131l\u0131 bildirmedi\u011fi halde art\u0131k banka, istem \u00fczerine g\u00fcvenceyi kiralayana geri vermekle y\u00fck\u00fcml\u00fcd\u00fcr. Buradan anla\u015f\u0131lan, kiralayan, kira s\u00f6zle\u015fmesinin sona ermesinden itibaren \u00fc\u00e7 ay i\u00e7inde kirac\u0131ya kar\u015f\u0131 kira s\u00f6zle\u015fmesiyle ilgili icra veya iflas yoluyla takibe giri\u015fti\u011fi yahut dava a\u00e7t\u0131\u011f\u0131n\u0131 bankaya yaz\u0131l\u0131 olarak bildirmesi halinde banka, maddenin ikinci f\u0131kras\u0131nda belirtilen ko\u015fullar\u0131n ger\u00e7ekle\u015fmedi\u011fi hallerde ne kirac\u0131ya iade ne de kiralayana \u00f6demede bulunabilir[13].<\/div>\n
\u00d6nemli olan nokta, a\u00e7\u0131lacak dava yahut icra veya iflas yoluyla yap\u0131lacak olan takiplerin, g\u00fcvencenin kapsad\u0131\u011f\u0131 teminata y\u00f6nelik olmas\u0131 gerekti\u011fidir. Aksi halde kirac\u0131n\u0131n istemi \u00fczerine banka g\u00fcvenceyi iade edecektir[14]. \u00d6rne\u011fin g\u00fcvence, kira bedellerinin \u00f6denmemesi h\u00e2linin teminat\u0131 olarak verilmi\u015fse, kirac\u0131 taraf\u0131ndan kiralananda olu\u015fan zararlar\u0131n tazminine y\u00f6nelik a\u00e7\u0131lan davan\u0131n bankaya yaz\u0131l\u0131 olarak bildirilmesi, g\u00fcvencenin kirac\u0131ya iade edilmesinin \u00f6n\u00fcne ge\u00e7mez. Bu hususta Yarg\u0131tay\u2019\u0131n \u201c\u2026Kira depozitosu s\u00f6zle\u015fme ile herhangi bir alaca\u011fa \u00f6zg\u00fclenmedi\u011fi s\u00fcrece kiralayan\u0131n kira s\u00f6zle\u015fmesinden kaynaklanan her t\u00fcrl\u00fc alaca\u011f\u0131n\u0131 temin i\u00e7in verilmi\u015f say\u0131l\u0131r\u2026\u201d \u015feklinde konuya bak\u0131\u015f\u0131[15] ile G\u00dcM\u00dc\u015e\u2019\u00fcn konuyu de\u011ferlendirmesi[16] ayn\u0131 y\u00f6ndedir.<\/div>\n
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K\u0130RA BEDEL\u0130N\u0130N BEL\u0130RLENMES\u0130<\/h2>\n<\/div>\n
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GENEL OLARAK<\/h3>\n<\/div>\n
T\u00fcrk Bor\u00e7lar Kanunun y\u00fcr\u00fcrl\u00fc\u011fe girmesiyle beraber 818 Say\u0131l\u0131 Bor\u00e7lar Kanunu ve 6570 Say\u0131l\u0131 Gayrimenkul Kiralar\u0131 Hakk\u0131ndaki Kanunun y\u00fcr\u00fcrl\u00fc\u011f\u00fc son bulacakt\u0131r. Konut ve \u00e7at\u0131l\u0131 i\u015fyeri kira bedelinin tespitine ili\u015fkin T\u00fcrk Bor\u00e7lar Kanunundaki d\u00fczenlemenin bug\u00fcnk\u00fc uygulamada benimsenmi\u015f olan y\u00f6ntemle \u00e7ok fazla \u00e7eli\u015fti\u011fi s\u00f6ylenemez. Bu bak\u0131mdan konunun y\u00fcr\u00fcrl\u00fckteki mevzuatta nas\u0131l d\u00fczenlenip de\u011fi\u015fikli\u011fe u\u011frad\u0131\u011f\u0131n\u0131 ve Yarg\u0131tay kararlar\u0131yla nas\u0131l uyguland\u0131\u011f\u0131n\u0131 incelemek gerekecektir.<\/div>\n
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6570 SAYILI KANUN BAKIMINDAN<\/h3>\n<\/div>\n
27.05.1955 y\u00fcr\u00fcrl\u00fck tarihli 6570 say\u0131l\u0131 GKHK \u201cbelediye te\u015fkilat\u0131 olan yerlerle, iskele, liman ve istasyonlardaki gayrimenkullerin (musakkaf olmayanlar\u0131 hari\u00e7) kiralamalar\u0131nda, kiralayanla kirac\u0131 aras\u0131ndaki hukuki m\u00fcnasebetlerde\u201d uygulama alan\u0131 bulmaktad\u0131r. Bor\u00e7lar Kanununun adi kira s\u00f6zle\u015fmesine ili\u015fkin h\u00fck\u00fcmleri ise yukar\u0131da belirtilen nitelikteki ta\u015f\u0131nmaz kiralar\u0131nda 6570 say\u0131l\u0131 GKHK h\u00fck\u00fcmlerine ayk\u0131r\u0131 d\u00fc\u015fmedi\u011fi \u00f6l\u00e7\u00fcde uygulanabilmektedir.<\/div>\n
Bununla beraber 6570 Say\u0131l\u0131 Kanunun kiralayan\u0131n isteyebilece\u011fi kira bedelinin s\u0131n\u0131rland\u0131r\u0131lmas\u0131n\u0131 sa\u011flama fonksiyonu oldu\u011fu ve b\u00f6ylece kirac\u0131y\u0131 koruyucu h\u00fck\u00fcmler i\u00e7erdi\u011fi s\u00f6ylenebilir. Bahsi ge\u00e7en Kanunun 2 ve 3\u2019\u00fcnc\u00fc maddeleriyle bu Kanun kapsam\u0131na giren ta\u015f\u0131nmaz kiralar\u0131nda, kira bedelleri 1939 ve 1953 rayi\u00e7lerine g\u00f6re dondurulmu\u015f, rayi\u00e7 bedelin belirlenmesinin kabil olmad\u0131\u011f\u0131 hallerde, rayici belli etme yetkisi belediye enc\u00fcmenlerine verilmi\u015ftir. Anayasa Mahkemesi 1963 y\u0131l\u0131nda vermi\u015f oldu\u011fu bir kararla, 6570 Say\u0131l\u0131 Kanunun zikredilen maddelerinin getirmi\u015f oldu\u011fu bu s\u0131n\u0131rlamay\u0131, Anayasa\u2019da yer alan e\u015fitlik prensibine ayk\u0131r\u0131 olmas\u0131 ve ayn\u0131 \u015fekilde m\u00fclkiyet hakk\u0131n\u0131n zedelenmesi gerek\u00e7esiyle iptal etmi\u015ftir[17].<\/div>\n
Anayasa mahkemesinin iptal karar\u0131, kira paras\u0131n\u0131n s\u0131n\u0131rland\u0131r\u0131lmas\u0131n\u0131n reddi olarak alg\u0131lanmamal\u0131d\u0131r. \u0130ptal karar\u0131 ile kanunda bir bo\u015fluk do\u011fmu\u015ftur. Kararda da belirtildi\u011fi \u00fczere iptal karar\u0131 alt\u0131 ay sonra y\u00fcr\u00fcrl\u00fc\u011fe girmi\u015ftir. Bu s\u00fcre zarf\u0131nda kira paras\u0131n\u0131n s\u0131n\u0131rland\u0131r\u0131lmas\u0131n\u0131n g\u00fcn\u00fcn \u015fartlar\u0131na uygun olarak ve e\u015fitlik ile m\u00fclkiyet haklar\u0131n\u0131n da zedelenmeyece\u011fi \u015fekilde kanunla\u015ft\u0131r\u0131lmas\u0131 kabil iken, g\u00fcn\u00fcm\u00fcze gelene de\u011fin bu kanuni bo\u015fluk kanunla\u015ft\u0131rma yoluyla doldurulamam\u0131\u015ft\u0131r. 6570 Say\u0131l\u0131 Kanunun 2 ve 3\u2019\u00fcnc\u00fc maddelerinin iptali neticesinde olu\u015fan kanuni bo\u015fluk, Yarg\u0131tay\u2019\u0131n verdi\u011fi kararlarla doldurulmu\u015ftur[18]. \u00d6yle ki, \u201ckira tespit davalar\u0131 \u00fczerinden i\u00e7tihadi bir kira bedeli tespiti hukuku yarat\u0131lm\u0131\u015ft\u0131r.\u201d[19].<\/div>\n
Bir taraftan 6570 say\u0131l\u0131 Kanunun ruhuna uygun olarak kirac\u0131n\u0131n \u00e7\u0131karlar\u0131n\u0131n g\u00f6zetilmesi, di\u011fer taraftan iktisadi dalgalanmalar\u0131n g\u00f6z \u00f6n\u00fcnde bulundurulmas\u0131 suretiyle kira s\u00f6zle\u015fmesinin taraflar\u0131 aras\u0131nda bozulan edimler dengesinin sa\u011flanmas\u0131 ama\u00e7lanm\u0131\u015ft\u0131r.[20]. Y\u0131llara yay\u0131lan uygulama, T\u00fcrk Bor\u00e7lar Kanununun konuyla ilgili h\u00fck\u00fcmlerini de b\u00fcy\u00fck \u00f6l\u00e7\u00fcde etkilemi\u015ftir. Bu ehemmiyet \u00e7er\u00e7evesinde a\u015fa\u011f\u0131daki sat\u0131rlarda Yarg\u0131tay kararlar\u0131n\u0131n ge\u00e7irdi\u011fi safhalara de\u011finilmeye \u00e7al\u0131\u015f\u0131lacakt\u0131r.<\/div>\n
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6570 Say\u0131l\u0131 Kanunun 2 Ve 3\u2019\u00fcnc\u00fc Maddelerindeki D\u00fczenleme:<\/h4>\n<\/div>\n
\u00c7al\u0131\u015fmam\u0131z\u0131n ba\u015f\u0131nda da de\u011findi\u011fimiz gibi, 6570 Say\u0131l\u0131 Kanunun kira bedelinin belirlenmesine ili\u015fkin 2 ve 3 \u00fcnc\u00fc maddeleri kira bedellerini belli tarihler itibariyle dondurmaktayd\u0131.<\/div>\n
1939 y\u0131l\u0131ndan \u00f6nce in\u015fa edilmi\u015f olan ta\u015f\u0131nmazlar bak\u0131m\u0131ndan kira bedelleri; bunlar\u0131n 1939 y\u0131l\u0131ndan evvel kiraya verilmi\u015f olup olmamas\u0131na, 1939 y\u0131l\u0131ndan evvel kiraya verilmi\u015f olmakla beraber kullan\u0131m tarzlar\u0131n\u0131n de\u011fi\u015ftirilmi\u015f olup olmamas\u0131na g\u00f6re muhtelif oranlarla ve belediye enc\u00fcmeninin 1939 rayicini saptamas\u0131 ko\u015fuluyla belirlenecek.[21]<\/div>\n
1940 \u2013 1947 y\u0131llar\u0131 aras\u0131nda in\u015fa edilen ve tadilat g\u00f6ren binalar\u0131n kira bedellerinin belirlenmesi ise, Bina Vergisi Kanununa g\u00f6re tahakkuk eden gayri safi iratlar\u0131na g\u00f6re konutlar ve ba\u015fka yerler olmak \u00fczere farkl\u0131 oranlarda tasnif edilmi\u015ftir.<\/div>\n
24.02.1947\u2019den sonra in\u015fa edilen ve in\u015fa tarihine bak\u0131lmaks\u0131z\u0131n 12.05.1953\u2019ten sonra kiraya verilen veya kullan\u0131m tarzlar\u0131 de\u011fi\u015fen binalar\u0131n kira bedellerinin belirlenmesi ise 12.05.1953 tarihinde uygulanan kira bedelinin veya belediye enc\u00fcmenlerince emsallerine g\u00f6re belirlenen May\u0131s 1953 kira bedelinin dondurulmas\u0131 ile bulunmaktayd\u0131.<\/div>\n
Emsali olmayan ta\u015f\u0131nmazlar bak\u0131m\u0131ndan kira bedellerinin belirlenmesi ise, ta\u015f\u0131nmaz\u0131n halihaz\u0131rdaki durumu ve konumu baz al\u0131narak belediye enc\u00fcmenince saptanmaktayd\u0131.<\/div>\n
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6570 Say\u0131l\u0131 Kanunun 2 Ve 3\u2019\u00fcnc\u00fc Maddelerinin \u0130ptali Ve Sonras\u0131ndaki Uygulama:<\/h4>\n<\/div>\n
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\u0130ptal Karar\u0131n\u0131n De\u011ferlendirilmesi :<\/h5>\n<\/div>\n
Yasa koyucunun kira konusunu d\u00fczenlemesi ve bu alanda s\u0131n\u0131rlamalar yapmas\u0131, m\u00fclkiyet hakk\u0131n\u0131n \u00f6z\u00fcne dokunmamak ko\u015fuluyla yerindedir ve kamu yarar\u0131nad\u0131r. \u0130ktisadi hayatta meydana gelen de\u011fi\u015fikliklere kar\u015f\u0131 belirli bir y\u0131la ait rayi\u00e7 \u00fczerinde kira bedelinin dondurulmas\u0131 ve belediye enc\u00fcmenlerine verdi\u011fi takdir yetkisinin s\u0131n\u0131rlar\u0131n\u0131n kesin \u00f6l\u00e7\u00fclerle \u00e7izilmemi\u015f olmas\u0131, haklardaki ve y\u00fcklerdeki e\u015fitlik ilkesine ve adalete ayk\u0131r\u0131 oldu\u011fu gerek\u00e7esiyle, 6570 say\u0131l\u0131 Kanunun 2 ve 3\u2019\u00fcnc\u00fc maddelerinin Anayasa\u2019ya ayk\u0131r\u0131 d\u00fc\u015ft\u00fc\u011f\u00fcne karar verilmi\u015ftir[22].<\/div>\n
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Rayi\u00e7 Kira, Ekonomi Esaslar\u0131 ve Hak ve Nesafet Mefhumlar\u0131n\u0131n Kira Bedelinin Tespitinde Belirleyici Oldu\u011fu D\u00f6nem:<\/h5>\n<\/div>\n
Anayasa Mahkemesi\u2019nin bahsi ge\u00e7en iptal karar\u0131ndan sonra Yarg\u0131tay\u2019\u0131n 1964 tarihli bir i\u00e7tihad\u0131 birle\u015ftirme karar\u0131nda, kira bedelinin belirlenmesi i\u00e7in kulland\u0131\u011f\u0131 \u00f6l\u00e7\u00fctler, rayi\u00e7 kira veya yoklu\u011funda ekonomi esaslar\u0131 ve hak ve nesafet ilkeleri olmu\u015ftur[23]. Ger\u00e7ekten ola\u011fan ko\u015fullar alt\u0131nda yap\u0131lm\u0131\u015f s\u00f6zle\u015fmeler ile kabul edile gelen bir kar\u015f\u0131l\u0131k olarak ifade edilen veya belli bir \u00e7evrede muntazaman ve devaml\u0131 s\u00fcrelerde yap\u0131lan kira akitlerinde ula\u015ft\u0131\u011f\u0131 belli fiyata ola\u011fan rayi\u00e7 denir h\u00fckm\u00fcn\u00fcn ge\u00e7ti\u011fi Yarg\u0131tay Kararlar\u0131 ile yeni bir uygulama h\u00e2s\u0131l olmu\u015ftur[24].<\/div>\n
Ola\u011fan rayice uygun kira bedelinin tespitinin kabil olmad\u0131\u011f\u0131 hallerde ise, kiran\u0131n y\u00fcr\u00fct\u00fclece\u011fi y\u0131la uygun rayi\u00e7 al\u0131m \u2013 sat\u0131m de\u011feri, o da belirlenemiyorsa itibari metre kare de\u011ferlerinin kiralanan\u0131n metre karesiyle \u00e7arp\u0131lmas\u0131 usul\u00fcyle bulunacak olan m\u00fclk de\u011feri kavram\u0131na ba\u015fvuruldu\u011fu g\u00f6r\u00fclm\u00fc\u015f. Ayl\u0131k ve y\u0131ll\u0131k kira bedelleri belirli y\u00fczdelere g\u00f6re belirlenmi\u015ftir[25].<\/div>\n
Rayi\u00e7 al\u0131m \u2013 sat\u0131m de\u011feri ve m\u00fclk de\u011feri d\u0131\u015f\u0131ndan, \u00f6zellikle bu de\u011ferler de saptanamad\u0131\u011f\u0131nda uygulamada t\u00fcm\u00fcyle ekonomik olgulara ve hak ve nesafet mefhumlar\u0131na dayan\u0131ld\u0131\u011f\u0131 g\u00f6r\u00fclmektedir[26].<\/div>\n
Yarg\u0131tay\u2019\u0131n bu d\u00f6neme ili\u015fkin ba\u015fka bir i\u00e7tihad\u0131 birle\u015ftirme karar\u0131nda; taraflarca a\u00e7\u0131lacak kira tespit davalar\u0131nda g\u00f6revli mahkemenin ayl\u0131k kira paras\u0131 dikkate al\u0131narak belirlenece\u011fi, ancak kira bedellerinin mevsimlik olarak toptan kararla\u015ft\u0131r\u0131lm\u0131\u015f oldu\u011fu kira s\u00f6zle\u015fmelerinin varl\u0131\u011f\u0131 halinde, mevsimlik kiran\u0131n dikkate al\u0131naca\u011f\u0131 ifade edilmi\u015ftir[27].<\/div>\n
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Toptan E\u015fya Fiyat Endeksi Art\u0131\u015f Oranlar\u0131n\u0131n Belli \u00d6l\u00e7\u00fcde Kira Paras\u0131na Yans\u0131t\u0131ld\u0131\u011f\u0131 D\u00f6nem:<\/h5>\n<\/div>\n
1970 \u2018li y\u0131llar\u0131n sonlar\u0131nda kira bedellerinin tespiti konusunda, yarg\u0131 kararlar\u0131nda belirleyici \u00f6l\u00e7\u00fct olarak toptan e\u015fya fiyatlar\u0131 endeksindeki art\u0131\u015f mefhumunun benimsedi\u011fini ve ilk uygulamalarda art\u0131\u015f\u0131n oran\u0131n\u0131n aynen yans\u0131t\u0131lmas\u0131 yoluna gidildi\u011fini g\u00f6rmekteyiz. Burada \u00f6l\u00e7\u00fc al\u0131nan toptan e\u015fya fiyatlar\u0131 endeksindeki art\u0131\u015f oran\u0131, kira bedelinin tespitinin istenildi\u011fi kira d\u00f6neminden evvelki kira d\u00f6nemine ili\u015fkindir[28].<\/div>\n
Yarg\u0131tay 1979 y\u0131l\u0131ndan itibaren verdi\u011fi kararlarla, toptan e\u015fya fiyatlar\u0131 endeksi art\u0131\u015f oran\u0131n\u0131n birebir de\u011fil, belli bir k\u0131sm\u0131 itibariyle yans\u0131t\u0131lmas\u0131 y\u00f6ntemini kararlar\u0131na sokmu\u015ftur[29].<\/div>\n
Yarg\u0131tay nihai olarak, iktisadi ko\u015fullar\u0131n daha da fenala\u015fmas\u0131, toptan e\u015fya fiyatlar\u0131 endeksindeki art\u0131\u015f\u0131n % 100\u2019leri a\u015fmaya ba\u015flamas\u0131 \u00fczerine, endeksteki art\u0131\u015f ne olursa olsun, yeni d\u00f6nem kira paras\u0131n\u0131n belirlenmesi i\u00e7in, \u00f6nceki kira bedeline yans\u0131t\u0131lacak orana bir kota koyarak \u00fcst s\u0131n\u0131r\u0131 belirlemi\u015ftir (%30).[30]<\/div>\n
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Taban Olarak Emlak Vergisi Beyan De\u011ferinin Belli Bir Y\u00fczdesinin Kabul Edildi\u011fi D\u00f6nem:<\/h5>\n<\/div>\n
Yarg\u0131tay 1983 y\u0131l\u0131ndan itibaren kiralayan\u0131n da ma\u011fduriyetini \u00f6nleyici mahiyette kararlar vermeye ba\u015flam\u0131\u015ft\u0131r. Ger\u00e7ekten kiralayan taraf\u0131n elde etti\u011fi kira bedelleri ile emlak vergilerini \u00f6deyememeleri s\u00f6z konusu olmu\u015f ve b\u00f6ylece Yarg\u0131tay kira bedeline bir alt s\u0131n\u0131r getirme gere\u011fi duymu\u015ftur(%7). B\u00f6ylece kararlar\u0131nda kira bedellerinin emlak vergi asgari beyan de\u011ferinin belli bir y\u00fczdesinin alt\u0131nda olamayaca\u011f\u0131 kabul edilmi\u015ftir. 1986 y\u0131l\u0131nda emlak vergisinde yap\u0131lan tenzilat nedeniyle tespit edilen y\u00fczde de a\u015fa\u011f\u0131ya \u00e7ekilmi\u015ftir(%5).[31] 16.04.1983 e. 2327 k. 2423)<\/div>\n
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Kiralanan\u0131n Konumu, Kullan\u0131lma Bi\u00e7imi ve Hak ve Nesafet \u0130lkesinin Uyguland\u0131\u011f\u0131 D\u00f6nem:<\/h5>\n<\/div>\n
Yarg\u0131tay 1988 y\u0131l\u0131nda, ekonomik esaslar uygulanmak suretiyle saptanacak kira paras\u0131n\u0131n hak ve nesafete uygun olmad\u0131\u011f\u0131 kanaatine var\u0131lan hallerde, bu ilkeler de dikkate al\u0131narak hesap edilen kira paras\u0131n\u0131 a\u015f\u0131r\u0131 olmayan bir oranda, nedenlerinin ve dayanaklar\u0131n\u0131n da h\u00e2kim taraf\u0131ndan g\u00f6sterilmesi ko\u015fuluyla, ayr\u0131ca artt\u0131r\u0131lmas\u0131 gerekti\u011fi y\u00f6n\u00fcnde vermi\u015f oldu\u011fu karar kiralayan\u0131n lehine olmu\u015ftur[32].<\/div>\n
Yarg\u0131tay, yukar\u0131da izah edilen karara 1989 y\u0131l\u0131nda verdi\u011fi kimi kararlar ile s\u0131n\u0131rlamalar getirmi\u015ftir. Bunlar belirlenen kira bedelinin kiralanan\u0131n bulundu\u011fu y\u00f6rede olu\u015fan kira paralar\u0131 ile a\u015f\u0131r\u0131 orans\u0131zl\u0131k i\u00e7inde olmama zorunlulu\u011fu ve kirac\u0131n\u0131n kiralananda belli bir s\u00fcredir oturmas\u0131 halinde, kiralanan\u0131n bo\u015f olarak kiraya verilmesi halinde getirece\u011fi kira bedeline oranla daha d\u00fc\u015f\u00fck olmas\u0131 gerekti\u011fidir[33].<\/div>\n
Yarg\u0131tay 1990 ve 1991 y\u0131llar\u0131nda verdi\u011fi kararlarla evvelki uygulaman\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 engellemek ad\u0131na, bu uygulamayla bir kez belirlenen kira bedellerinin sonraki art\u0131\u015f d\u00f6nemlerinde Toptan E\u015fya Fiyat Endeksi\u2019nin aynen yans\u0131t\u0131lmas\u0131 suretiyle saptanabilece\u011fini kabul etmi\u015ftir[34].<\/div>\n
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Kira Bedeli Art\u0131\u015f\u0131na Yeni Bir \u00dcst S\u0131n\u0131r\u0131n Getirildi\u011fi D\u00f6nem:<\/h5>\n<\/div>\n
Yarg\u0131tay 1994 tarihli karar\u0131yla, ekonomik krizin ard\u0131ndan Toptan E\u015fya Fiyat Endeksi art\u0131\u015flar\u0131n\u0131n afak\u00ee \u00f6l\u00e7\u00fclere y\u00fckselmesi ile kirac\u0131lar aleyhine bozulan s\u00f6zle\u015fmesel dengenin yeniden sa\u011flanmas\u0131 amac\u0131yla, yeni bir \u00fcst s\u0131n\u0131r getirmi\u015ftir(%65).[35]<\/div>\n
Bu \u00fcst s\u0131n\u0131ra ili\u015fkin uygulama, daha sonra Yarg\u0131tay\u2019\u0131n takip eden y\u0131llarda verdi\u011fi kararlarla belli \u00f6l\u00e7\u00fclerde yumu\u015fat\u0131lm\u0131\u015ft\u0131r. \u00dc\u00e7 y\u0131l s\u00fcre ile bu ko\u015fulda artt\u0131r\u0131lan kira bedelinin takip eden y\u0131l i\u00e7in yap\u0131lacak olan belirlemede, ola\u011fan rayi\u00e7 ve hak ve nesafet kavramlar\u0131na ba\u015fvurulaca\u011f\u0131 kabul edilmi\u015ftir[36]. Buna uygulamada 3+1 form\u00fcl\u00fc denilmektedir.<\/div>\n
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Uzun S\u00fcreli Kira S\u00f6zle\u015fmelerinde Bedellerin Belirli Olmas\u0131 Veya Yenileme Halinde Hangi Oranda Yenileme Yap\u0131laca\u011f\u0131n\u0131n Belirlenmi\u015f Olmas\u0131:<\/h5>\n<\/div>\n
Uzun s\u00fcreli kira s\u00f6zle\u015fmelerinde s\u00f6zle\u015fmenin t\u00fcm\u00fc i\u00e7in kira bedeli veya her y\u0131l i\u00e7in kira bedelleri a\u00e7\u0131k\u00e7a belirtilmi\u015fse, kira bedelleri taraflar\u0131 ba\u011flamaktad\u0131r. Ayn\u0131 \u015fekilde uzun s\u00fcreli kira s\u00f6zle\u015fmelerinde kira paras\u0131n\u0131n s\u00fcresi i\u00e7inde art\u0131\u015f\u0131 ile ilgili h\u00fck\u00fcm varsa, bu \u015fart da s\u00f6zle\u015fme s\u00fcresi i\u00e7inde taraflar\u0131 ba\u011flamaktad\u0131r[37].<\/div>\n
Bu t\u00fcr bir s\u00f6zle\u015fmenin varl\u0131\u011f\u0131 halinde kiralayan veya kirac\u0131 uyarlama davas\u0131 a\u00e7ma yoluna gidebilirler. Ancak kira bedelinin ikinci ve sonraki y\u0131llarda yasal art\u0131\u015flar oran\u0131nda artt\u0131r\u0131laca\u011f\u0131 \u015feklinde s\u00f6zle\u015fmede bir d\u00fczenleme varsa a\u00e7\u0131lacak davan\u0131n uyarlama davas\u0131 de\u011fil tespit davas\u0131 oldu\u011fu kabul edilmektedir. Ayn\u0131 \u015fekilde uzun s\u00fcredir 6570 say\u0131l\u0131 kanunun 11. maddesi uyar\u0131nca yenilene gelmekte olan kira s\u00f6zle\u015fmesinde de ayn\u0131 ama\u00e7la a\u00e7\u0131lan davan\u0131n tespit davas\u0131 oldu\u011fu kabul edilmektedir[38].<\/div>\n
Yarg\u0131tay\u2019\u0131n, kira s\u00f6zle\u015fmesinde yenilenen y\u0131llarda art\u0131\u015f oran\u0131n\u0131n belirtilmi\u015f olmas\u0131 halinde, s\u00f6zle\u015fmenin bu h\u00fckm\u00fcn\u00fcn s\u00f6zle\u015fmenin ancak ilk y\u0131ll\u0131k uzamas\u0131nda ge\u00e7erli olaca\u011f\u0131na ili\u015fkin kararlar\u0131 oldu\u011fu gibi; s\u00f6zle\u015fmenin yenilendi\u011fi her d\u00f6nem i\u00e7in ba\u011flay\u0131c\u0131 oldu\u011funa ili\u015fkin kararlar\u0131 da mevcuttur[39].<\/div>\n
Bu husus s\u00f6zle\u015fme serbest\u00eesi ilkesi g\u00f6z \u00f6n\u00fcnde bulundurulmak suretiyle ele al\u0131nd\u0131\u011f\u0131nda s\u00f6zle\u015fmenin yenilendi\u011fi her d\u00f6nem i\u00e7in ge\u00e7erli oldu\u011fu ve taraflar\u0131n buna uymak zorunda oldu\u011fu konusunda bir uyu\u015fmazl\u0131\u011f\u0131n olmad\u0131\u011f\u0131 kabul edilmekte ve hatta sonraki d\u00f6nemler i\u00e7in de taraflarca bir tespit davas\u0131n\u0131n a\u00e7\u0131lmamas\u0131 halinde s\u00f6zle\u015fmedeki \u015fart\u0131n ba\u011flay\u0131c\u0131 oldu\u011fu d\u00fc\u015f\u00fcn\u00fclmektedir[40]. Bununla beraber s\u00f6zle\u015fme serbest\u00eesi ilkesini s\u0131n\u0131rlayan kamu d\u00fczeninin s\u00f6z konusu oldu\u011fu hallerde, yani 6570 say\u0131l\u0131 Kanunun 9 ve 11\u2019inci maddeleri dikkate al\u0131narak s\u00f6zle\u015fmenin yenilenmi\u015f say\u0131ld\u0131\u011f\u0131 hallerde s\u00f6zle\u015fmedeki \u015fart\u0131n ilk y\u0131l haricinde ba\u011flay\u0131c\u0131 olamayaca\u011f\u0131 d\u00fc\u015f\u00fcn\u00fclmektedir.[41]<\/div>\n
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Yarg\u0131tay Kararlar\u0131 I\u015f\u0131\u011f\u0131nda Kira Bedeli Tespitinin Hukuki Mahiyeti:<\/h5>\n<\/div>\n
\u00c7al\u0131\u015fmam\u0131z\u0131n bu k\u0131sm\u0131nda kira bedelinin tespitine ili\u015fkin uygulanmakta olan ve T\u00fcrk Bor\u00e7lar Kanununun y\u00fcr\u00fcrl\u00fc\u011fe girmesine kadar devam edecek uygulaman\u0131n hukuki niteli\u011fi \u00fczerinde durulmaya \u00e7al\u0131\u015f\u0131lacakt\u0131r.<\/div>\n
Yukar\u0131da de\u011finildi\u011fi \u00fczere, taraflardan birinin kira paras\u0131n\u0131n belli edilmesi i\u00e7in a\u00e7aca\u011f\u0131 bu \u00e7e\u015fit bir davan\u0131n tespit davas\u0131 olarak nitelendirilmesi gerekir. Bilindi\u011fi \u00fczere \u201ctespit davalar\u0131 eda davalar\u0131n\u0131n \u00f6nc\u00fcs\u00fcd\u00fcr. Hen\u00fcz \u015fartlar\u0131 tam olmad\u0131\u011f\u0131ndan a\u00e7\u0131lamayan eda davas\u0131 i\u00e7in ilerideki hukuki ili\u015fi\u011fin belli edilmesi bak\u0131m\u0131ndan kesin delil olarak kullan\u0131lmak \u00fczere tespit davas\u0131 a\u00e7\u0131labilir. Tespit davas\u0131, ileride a\u00e7\u0131lacak ve fakat hen\u00fcz \u015fartlar\u0131 bulunmad\u0131\u011f\u0131ndan a\u00e7\u0131lamayan kira alaca\u011f\u0131 davas\u0131n\u0131 haz\u0131rlamak amac\u0131n\u0131 g\u00fcder. Ayl\u0131k kiran\u0131n bedeli belli edildi\u011fi takdirde, muaccel kira paralar\u0131n\u0131n gerek mahkemede dava yoluyla ve gerekse icrada takip konusu yap\u0131lmak suretiyle tahsili yoluna gidilmesi m\u00fcmk\u00fcn hale gelir.\u201d[42]<\/div>\n
Doktrin de ise, kira paras\u0131n\u0131n tespiti i\u00e7in a\u00e7\u0131lan bu t\u00fcr davalar\u0131n yenilik do\u011furan dava ve verilecek h\u00fckm\u00fcn de yenilik do\u011furan karar \u015feklinde nitelendirilmesi gerekti\u011fi savunulmaktad\u0131r. Zira bu tip davalarda varl\u0131\u011f\u0131 ve yoklu\u011fu iddia edilen bir hukuki ili\u015fkinin tespiti de\u011fil, taraflar aras\u0131ndaki kira ili\u015fkisinin miktar y\u00f6n\u00fcnden de\u011fi\u015ftirilip yeniden olu\u015fturulmas\u0131 s\u00f6z konusudur. Bu nedenle ger\u00e7ek manada bir tespit davas\u0131 olmad\u0131\u011f\u0131 savunulmaktad\u0131r[43].<\/div>\n
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Kira Paras\u0131n\u0131n De\u011fi\u015fen Ko\u015fullara Uyarlanmas\u0131:<\/h5>\n<\/div>\n
Burada konumuz haricinde olmakla birlikte, uygulamada uyarlama davas\u0131 olarak an\u0131lan, kira paras\u0131n\u0131n de\u011fi\u015fen ko\u015fullara uyarlanmas\u0131na yarg\u0131 kararlar\u0131 \u0131\u015f\u0131\u011f\u0131nda k\u0131saca de\u011finilmeye \u00e7al\u0131\u015f\u0131lacakt\u0131r. Kira bedelinin tespitine ili\u015fkin a\u00e7\u0131klamalar\u0131m\u0131zdan da anla\u015f\u0131laca\u011f\u0131 gibi kira bedelinin tespiti davas\u0131, kararla\u015ft\u0131r\u0131lan kira s\u00fcresinin hitam\u0131nda 6570 Say\u0131l\u0131 Kanunun 11\u2019inci maddesi gere\u011fince uzayan yeni d\u00f6nem i\u00e7in a\u00e7\u0131labilmekte idi[44].<\/div>\n
\u00d6zellikle uzun s\u00fcreli kira ili\u015fkileri bak\u0131m\u0131ndan kira paras\u0131n\u0131n de\u011fi\u015fen ko\u015fullara uyarlanmas\u0131 ihtiyac\u0131n\u0131n ortaya \u00e7\u0131kt\u0131\u011f\u0131 g\u00f6r\u00fclm\u00fc\u015ft\u00fcr. Kira s\u00f6zle\u015fmesi yap\u0131l\u0131rken mevcut olan \u015fartlar\u0131n kira ili\u015fkisi s\u0131ras\u0131nda \u00f6nemli \u00f6l\u00e7\u00fcde de\u011fi\u015febildi\u011fi, i\u015flem temelinin \u00e7\u00f6kt\u00fc\u011f\u00fc veya g\u00f6z ard\u0131 edilemeyecek \u00f6l\u00e7\u00fcde sars\u0131ld\u0131\u011f\u0131 hallerin mevcudiyeti halinde, kira d\u00f6neminin sona ermesi beklenilmeksizin kira bedelinin yeni \u015fartlara uyarlanmas\u0131 i\u00e7in dava a\u00e7\u0131labilece\u011fi y\u00f6n\u00fcnde kararlar vermesine sebep olmu\u015ftur.<\/div>\n
Yarg\u0131tay, \u00f6rnek mukabilinde, \u201cekonomik krizler, sava\u015flar, enflasyonun a\u015f\u0131r\u0131 y\u00fckselmesi, para de\u011ferinin \u00f6nemli \u00f6l\u00e7\u00fcde d\u00fc\u015fmesi, ticari hayat\u0131n \u00f6ng\u00f6r\u00fclemeyecek \u015fekilde durgunla\u015fmas\u0131\u201d gibi halleri zikretmi\u015f; zikredilen hallerde ahde vefa, prensibine uyulmas\u0131n\u0131 istemenin, hakkaniyet kurallar\u0131na ve adalet duygular\u0131na ters d\u00fc\u015fece\u011fi, bu gibi taraflar aras\u0131ndaki dengenin sonradan \u00f6nemli derecede sars\u0131ld\u0131\u011f\u0131 hallerde h\u00e2kimin, Medeni Kanunun 1 ve 2\u2019inci maddeleri uyar\u0131nca ya s\u00f6zle\u015fmeyi \u00e7\u00f6zmesi gerekti\u011fi ya da de\u011fi\u015fen durumlara uyarlamas\u0131 gerekti\u011fi y\u00f6n\u00fcnde karar vermi\u015ftir[45].<\/div>\n
Uyarlama davas\u0131 yoluyla, kira bedelinin art\u0131r\u0131lmas\u0131n\u0131n istenilmesinin nas\u0131l m\u00fcmk\u00fcnse, indirilmesinin istenilmesi de m\u00fcmk\u00fcn olacakt\u0131r.<\/div>\n
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T\u00dcRK BOR\u00c7LAR KANUNUNDAK\u0130 D\u00dcZENLEME<\/h2>\n<\/div>\n
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Genel olarak<\/h3>\n<\/div>\n
T\u00fcrk Bor\u00e7lar Kanununun y\u00fcr\u00fcrl\u00fc\u011fe girece\u011fi 01.07.2012 tarihiyle birlikte 6570 Say\u0131l\u0131 Kanunun y\u00fcr\u00fcrl\u00fc\u011f\u00fc son bulacak, yerine ise T\u00fcrk Bor\u00e7lar Kanunu madde 344-345 ile konut ve \u00e7at\u0131l\u0131 i\u015fyeri kiralar\u0131 i\u00e7in \u00f6zel bir kira bedelinin tespiti d\u00fczeni getirilmi\u015f olacakt\u0131r.<\/div>\n
Yukar\u0131da a\u00e7\u0131klamaya \u00e7al\u0131\u015ft\u0131\u011f\u0131m\u0131z \u00fczere 6570 Say\u0131l\u0131 Kanunun h\u00fck\u00fcmleri ta\u015f\u0131nmaz kiras\u0131 \u00fczerine yap\u0131land\u0131r\u0131lm\u0131\u015fken T\u00fcrk Bor\u00e7lar Kanunu madde 344-345 h\u00fck\u00fcmleri ta\u015f\u0131n\u0131r ta\u015f\u0131nmaz ayr\u0131m\u0131 yap\u0131lmaks\u0131z\u0131n t\u00fcm konut ve \u00e7at\u0131l\u0131 i\u015f yeri kiralar\u0131 \u00fczerine yap\u0131land\u0131r\u0131lm\u0131\u015ft\u0131r.[46]<\/div>\n
6570 Say\u0131l\u0131 Kanun h\u00fck\u00fcmleri \u00e7er\u00e7evesinde kiralanan\u0131n bulundu\u011fu yere ili\u015fkin ayr\u0131m T\u00fcrk Bor\u00e7lar Kanununda kald\u0131r\u0131lm\u0131\u015ft\u0131r. Buna g\u00f6re belediye s\u0131n\u0131rlar\u0131 i\u00e7ersinde olmayan bir k\u00f6ydeki mesken de konut ve \u00e7at\u0131l\u0131 i\u015fyeri kiralar\u0131 hakk\u0131ndaki d\u00fczenlemeye tabi olacakt\u0131r.<\/div>\n
Bu bahisle T\u00fcrk Bor\u00e7lar Kanununun konut ve \u00e7at\u0131l\u0131 i\u015fyeri kira bedellerinin belirlenmesi hususunu 344\u2019\u00fcnc\u00fc maddede nas\u0131l d\u00fczenledi\u011fini anlatmaya \u00e7al\u0131\u015faca\u011f\u0131z.<\/div>\n
An\u0131lan madde d\u00f6rt f\u0131kra halinde d\u00fczenlenmi\u015ftir. T\u00fcrk Bor\u00e7lar Kanununda da, g\u00fcn\u00fcm\u00fcz uygulamas\u0131nda oldu\u011fu gibi, kira bedelinin belirlenmesinde taraflar\u0131n tamamen serbest b\u0131rak\u0131lmad\u0131\u011f\u0131 ve kirac\u0131n\u0131n korunmas\u0131 gerekti\u011fi d\u00fc\u015f\u00fcncesinin kanuna ta\u015f\u0131nd\u0131\u011f\u0131 g\u00f6r\u00fclmektedir. \u00d6yle ki; kira bedelinin belirlenmesindeki k\u0131staslar olarak, kanunda d\u00fczenlenen \u00fcretici fiyat endeksindeki art\u0131\u015f oran\u0131, kiralanan\u0131n durumu, hakkaniyet ilkesi, emsal kira bedelleri, a\u015f\u0131r\u0131 ifa g\u00fc\u00e7l\u00fc\u011f\u00fc gibi mefhumlar zikredilmi\u015ftir.<\/div>\n
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Taraflar\u0131n Kira Bedelinin Belirlenmesine \u0130li\u015fkin Anla\u015fmalar\u0131<\/h4>\n<\/div>\n
\u0130lk f\u0131krada, taraflar\u0131n yenilenen kira d\u00f6nemlerinde uygulanacak kira bedeline ili\u015fkin anla\u015fma yapabilecekleri d\u00fczenlenmi\u015f olmakla birlikte, bu anla\u015fman\u0131n ge\u00e7erlili\u011fini bir ko\u015fula ba\u011flam\u0131\u015ft\u0131r. Bu ko\u015ful ise, anla\u015f\u0131lan art\u0131\u015f oran\u0131n\u0131n tespit edilmek istenilen kira d\u00f6neminden evvelki y\u0131la ait \u00fcretici fiyat endeksindeki art\u0131\u015f oran\u0131n\u0131 ge\u00e7memesidir. \u0130lk f\u0131krada h\u00e2kime hakkaniyete dayal\u0131 bir m\u00fcdahale imk\u00e2n\u0131 verilmemi\u015ftir[47]. Burada, bir s\u00fcreden beridir Devlet \u0130statistik Enstit\u00fcs\u00fc taraf\u0131nda toptan e\u015fya fiyat endeksindeki art\u0131\u015f oranlar\u0131n\u0131n yerine \u00fcretici fiyat endeksindeki art\u0131\u015f oranlar\u0131n\u0131n yay\u0131mland\u0131\u011f\u0131 gerek\u00e7esiyle, kira bedelinin belirlenmesinde, \u00fcretici fiyat endeksinin objektif \u00f6l\u00e7\u00fct olarak kanunda d\u00fczenleme alan\u0131 buldu\u011funa dikkat \u00e7ekmek gerekir.<\/div>\n
F\u0131kran\u0131n son c\u00fcmlesinde ise bu kural\u0131n bir y\u0131ldan daha uzun s\u00fcreli kira s\u00f6zle\u015fmelerinde de uygulanaca\u011f\u0131 d\u00fczenlenmi\u015ftir. B\u00f6ylece bir y\u0131ldan daha uzun s\u00fcreli kira s\u00f6zle\u015fmeleri i\u00e7erisinde, bir y\u0131ll\u0131k d\u00f6nemler i\u00e7in kira bedelinde belirli bir miktar veya oranda art\u0131\u015f yap\u0131lmas\u0131n\u0131 kararla\u015ft\u0131rm\u0131\u015flarsa, maddenin birinci f\u0131kras\u0131 uygulanacakt\u0131r[48]. G\u00dcM\u00dc\u015e, bir y\u0131ldan uzun s\u00fcreli s\u00f6zle\u015fmelerde art\u0131\u015f miktar\u0131 veya oran\u0131n\u0131n y\u0131ll\u0131k olarak belirlenmesinin haricinde, \u00f6rne\u011fin, art\u0131\u015f\u0131n iki yahut daha fazla kira d\u00f6nemlerinde bir sefer artt\u0131r\u0131lmas\u0131n\u0131n belirlenmesi halinde de birinci f\u0131kra h\u00fck\u00fcmlerinin uygulanaca\u011f\u0131n\u0131 savunmaktad\u0131r[49].<\/div>\n
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Taraflar\u0131n Kira Bedelinin Belirlenmesine \u0130li\u015fkin Anla\u015fmalar\u0131n\u0131n Olmamas\u0131<\/h4>\n<\/div>\n
\u0130kinci f\u0131krada ise, taraflar\u0131n bu konuda bir anla\u015fma yapmamalar\u0131 halinde kira bedelinin belirlenmesi, yine \u00fcretici fiyat endeksindeki art\u0131\u015f oran\u0131n\u0131n ge\u00e7memek ko\u015fuluyla, kiralanan\u0131n durumunu g\u00f6z \u00f6n\u00fcnde bulundurulmas\u0131 ve hakkaniyet \u00e7er\u00e7evesinde h\u00e2kime b\u0131rak\u0131lm\u0131\u015ft\u0131r.<\/div>\n
\u0130lgili maddenin ilk iki f\u0131kras\u0131ndan anla\u015f\u0131ld\u0131\u011f\u0131 kadar\u0131yla, taraflar\u0131n \u00fcretici fiyat endeksi oran\u0131n\u0131 ge\u00e7memek ko\u015fuluyla en \u00fcst oranda anla\u015fmalar\u0131 halinde bile, s\u00f6zle\u015fme h\u00fck\u00fcmleri ge\u00e7erli olacak ve h\u00e2kimin m\u00fcdahalesi m\u00fcmk\u00fcn olmayacakt\u0131r. Ancak taraflar aras\u0131nda anla\u015fma olmamas\u0131 halinde h\u00e2kimin m\u00fcdahalesi s\u00f6z konusu olup \u00fcretici fiyat endeksinden y\u00fcksek olmamak ko\u015fuluyla, bir art\u0131\u015f oran\u0131 belirlenecektir.<\/div>\n
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5 Y\u0131ldan Uzun S\u00fcreli ve 5 Y\u0131ldan Sonra Yenilenen S\u00f6zle\u015fmelerde Kira Bedelinin Belirlenmesi<\/h4>\n<\/div>\n
An\u0131lan maddenin \u00fc\u00e7\u00fcnc\u00fc f\u0131kras\u0131nda kira bedelinin tespiti konusunda taraflarca bir anla\u015fma yap\u0131l\u0131p yap\u0131lmad\u0131\u011f\u0131na bak\u0131lmaks\u0131z\u0131n, be\u015f y\u0131ldan uzun s\u00fcreli veya be\u015f y\u0131ldan sonra yenilenen kira s\u00f6zle\u015fmelerinde ve bundan sonraki her be\u015f y\u0131l\u0131n sonunda, yeni kira y\u0131l\u0131nda uygulanacak kira bedelinin belirlenme ko\u015fullar\u0131 d\u00fczenlenmi\u015ftir. \u015e\u00f6yle ki; kira bedelinin h\u00e2kim taraf\u0131ndan, \u00fcretici fiyat endeksindeki art\u0131\u015f oran\u0131, kiralanan\u0131n durumu ve emsal kira bedelleri de g\u00f6z \u00f6n\u00fcnde tutularak hakkaniyete uygun bir bi\u00e7imde belirlenece\u011fi d\u00fczenlemi\u015ftir.<\/div>\n
Ayr\u0131ca f\u0131kran\u0131n son c\u00fcmlesindeki d\u00fczenleme ile her be\u015f y\u0131ldan sonra ki kira y\u0131l\u0131nda bu bi\u00e7imde belirlenen kira bedeli, \u00f6nceki f\u0131kralarda yer alan ilkelere g\u00f6re de\u011fi\u015ftirilebilecektir.<\/div>\n
\u015e\u00f6yle ki; bir y\u0131ldan uzun s\u00fcreli bir kira s\u00f6zle\u015fmesinde taraflarca art\u0131\u015f miktarlar\u0131 ve oranlar\u0131n\u0131n belirlenmesi halinde, \u00fcretici fiyat endeksindeki art\u0131\u015f oran\u0131 ge\u00e7ilmemek ko\u015fuluyla anla\u015f\u0131lan oranda art\u0131\u015f yap\u0131lacakt\u0131r. Ancak s\u00f6zle\u015fmenin be\u015f y\u0131ldan sonra yenilenmesi halinde art\u0131k taraflar\u0131n anla\u015fmalar\u0131na bak\u0131lmaks\u0131z\u0131n ilgili maddenin \u00fc\u00e7\u00fcnc\u00fc f\u0131kras\u0131 gere\u011fi h\u00e2kimin m\u00fcdahalesi s\u00f6z konusu olabilecektir. Bu m\u00fcdahale ile tespit edilen kira bedeli o y\u0131la ili\u015fkin olmakla beraber, takip eden kira d\u00f6nemlerinde maddenin birinci f\u0131kras\u0131 ge\u00e7erli olacakt\u0131r[50].<\/div>\n
Ayr\u0131ca, kira bedeli art\u0131\u015f\u0131 hususunda taraflarca bir anla\u015fma yap\u0131lmad\u0131\u011f\u0131 hallerde yap\u0131lacak art\u0131\u015f\u0131 ilgili maddenin ikinci f\u0131kras\u0131 gere\u011fi h\u00e2kim, bir \u00f6nceki kira y\u0131l\u0131n\u0131n \u00fcretici fiyat endeksi art\u0131\u015f oran\u0131n\u0131 ge\u00e7memek ko\u015fuluyla ve kiralanan\u0131n durumunu g\u00f6z \u00f6n\u00fcne alarak hakkaniyete g\u00f6re belirler. Ancak s\u00f6zle\u015fmenin be\u015f y\u0131ldan sonra yenilenmesi halinde art\u0131k h\u00e2kimin ikinci f\u0131kradaki ko\u015fullara ek olarak, emsal kira bedellerini de g\u00f6z \u00f6n\u00fcnde tutmas\u0131 gerekecektir. Bu \u015fekilde tespit edilen kira bedeli, o y\u0131la ili\u015fkin olmakla beraber, takip eden kira d\u00f6nemlerinde maddenin ikinci f\u0131kras\u0131 ge\u00e7erli olacakt\u0131r[51].<\/div>\n
\n

Kira Bedelinin Yabanc\u0131 Para Olarak Kararla\u015ft\u0131r\u0131lmas\u0131<\/h4>\n<\/div>\n
\u0130lgili maddenin d\u00f6rd\u00fcnc\u00fc f\u0131kras\u0131 taraflar aras\u0131nda kira bedelinin yabanc\u0131 para olarak kararla\u015ft\u0131r\u0131ld\u0131\u011f\u0131 hallerde kira bedeli art\u0131\u015f\u0131 hususunu d\u00fczenlemi\u015ftir. Bu t\u00fcr s\u00f6zle\u015fmelerde s\u00f6zle\u015fmenin y\u00fcr\u00fcrl\u00fc\u011f\u00fcnden itibaren be\u015f y\u0131l ge\u00e7memek ko\u015fuluyla kira bedelinde de\u011fi\u015fiklik yap\u0131lamayacakt\u0131r. Hatta taraflar kira bedelinde art\u0131\u015f yap\u0131lacak \u015fekilde anla\u015fm\u0131\u015f olsalar dahi taraflar\u0131n bu y\u00f6nde yapt\u0131klar\u0131 anla\u015fma ge\u00e7ersiz olacakt\u0131r. Nihayet be\u015f y\u0131l ge\u00e7tikten sonraki kira d\u00f6nemine ili\u015fkin kira bedelinin belirlenmesi hususunda, h\u00e2kimin m\u00fcdahalesi ilgili maddenin \u00fc\u00e7\u00fcnc\u00fc f\u0131kras\u0131ndaki k\u0131staslar ve buna ek olarak yabanc\u0131 paran\u0131n de\u011ferindeki de\u011fi\u015fiklikler de g\u00f6z \u00f6n\u00fcnde tutularak m\u00fcmk\u00fcn olacakt\u0131r. \u0130lgili maddenin ikinci c\u00fcmlesinde T\u00fcrk Bor\u00e7lar Kanunun \u201cA\u015f\u0131r\u0131 \u0130fa G\u00fc\u00e7l\u00fc\u011f\u00fc\u201d ba\u015fl\u0131kl\u0131 138 inci maddesi sakl\u0131 tutularak, yukar\u0131da a\u00e7\u0131klanan duruma istisna getirilmi\u015ftir.<\/div>\n
\n

DAVA A\u00c7MA S\u00dcRES\u0130 VE KARARIN ETK\u0130S\u0130<\/h2>\n<\/div>\n
\n

GENEL OLARAK<\/h3>\n<\/div>\n
T\u00fcrk Bor\u00e7lar Kanunun 345. maddesinde d\u00fczenlenen kira bedelinin belirlenmesine ili\u015fkin, uygulamadaki ad\u0131yla kira tespit davas\u0131n\u0131, a\u00e7\u0131lma s\u00fcresi ve verilen h\u00fckm\u00fcn etkisi d\u00fczenlenmi\u015ftir.<\/div>\n
Bor\u00e7lar Kanunu ve 6570 say\u0131l\u0131 Kanunda konuya ili\u015fkin d\u00fczenleme bulunmamakla beraber, Anayasa Mahkemesi\u2019nin 6570 say\u0131l\u0131 Kanunun 2 ve 3\u2019\u00fcnc\u00fc maddelerini iptal etmesi \u00fczerine Yarg\u0131tay i\u00e7tihatlar\u0131 kira bedelinin tespitine ili\u015fkin olu\u015fan bo\u015flu\u011fu doldurmu\u015ftur.<\/div>\n
\n

YARGITAY\u2019IN OLU\u015eTURDU\u011eU UYGULAMA<\/h2>\n<\/div>\n
Yeni d\u00f6nem kira bedelinin tespitinde \u00e7al\u0131\u015fmam\u0131zda bahsetti\u011fimiz gibi, bir yandan ekonomi esaslar\u0131, di\u011fer yandan da hak ve nesafet kural\u0131 g\u00f6zetilecek, ayr\u0131ca emsal olabilecek yerlerin kira bedellerinden de yararlan\u0131lacakt\u0131r.<\/div>\n
Yeni d\u00f6nem kira bedelinin tespiti i\u00e7in dava a\u00e7\u0131lmas\u0131 daha \u00f6nce kirac\u0131ya bu hususun ihbar\u0131na ba\u011fl\u0131 de\u011fildir. Ancak ihbar, tespit edilen kira bedelinin h\u00fck\u00fcm ifade edece\u011fi d\u00f6nemin belirlenmesi a\u00e7\u0131s\u0131ndan \u00f6nem ta\u015f\u0131r[52].<\/div>\n
\u0130hbar\u0131n tebli\u011fi ile yeni d\u00f6nem kira s\u00fcresinin ba\u015flang\u0131c\u0131 aras\u0131nda onbe\u015f g\u00fcnden az bir s\u00fcre bulunmas\u0131 halinde tespit edilen kira bedeli bir sonraki d\u00f6nem i\u00e7in h\u00fck\u00fcm ifade edecektir. Ayn\u0131 \u015fekilde daha \u00f6nce ihtar yap\u0131lmadan dava a\u00e7\u0131lm\u0131\u015fsa, dava dilek\u00e7esinin kirac\u0131ya tebli\u011fi ile yeni d\u00f6nemin ba\u015flang\u0131c\u0131 aras\u0131nda onbe\u015f g\u00fcnden az bir s\u00fcre bulunmas\u0131 halinde yine tespit edilen kira bedeli yeni kira d\u00f6nemi i\u00e7in de\u011fil, bir sonraki kira d\u00f6nemi i\u00e7in h\u00fck\u00fcm ifade edecektir. Bahsi ge\u00e7en her iki ihtimalde de, ihtar ve dava dilek\u00e7esinin tebli\u011fi ile yeni kira d\u00f6nemi ba\u015flang\u0131c\u0131 aras\u0131nda onbe\u015f g\u00fcnden fazla bir s\u00fcrenin bulunmas\u0131 durumunda tespit edilen kira bedeli yeni kira d\u00f6nemi ba\u015flang\u0131c\u0131ndan itibaren ge\u00e7erli olacakt\u0131r[53].<\/div>\n
Buradaki ama\u00e7, kirac\u0131n\u0131n ihtar \u00fczerine d\u00fc\u015f\u00fcn\u00fcp kiralanan\u0131 bo\u015faltabilmesi imk\u00e2n\u0131d\u0131r. Kirac\u0131 kira bedelinin artt\u0131r\u0131lmas\u0131 halinde kira ili\u015fkisini devam ettirmekte fayda g\u00f6rm\u00fcyorsa ve s\u00f6zle\u015fmenin bu ko\u015fullarda bir kira d\u00f6nemi daha uzamas\u0131n\u0131 istemiyorsa, 6570 say\u0131l\u0131 Kanunun 11\u2019inci maddesinde \u00f6ng\u00f6r\u00fclen s\u00fcreyi g\u00f6z \u00f6n\u00fcnde bulundurarak kira s\u00f6zle\u015fmesinin hitam\u0131ndan on be\u015f g\u00fcn evvel kira s\u00f6zle\u015fmesini feshetti\u011fini ve kiralanan\u0131 tahliye edece\u011fini kiralayana yaz\u0131l\u0131 olarak bildirmesi gerekmektedir. Bu durumda onbe\u015f g\u00fcnden az olmamak ko\u015fulu ile ve somut olaya g\u00f6re h\u00e2kim taraf\u0131ndan belirlenecek uygun s\u00fcrede kiralayan\u0131n ihtar ya da dava dilek\u00e7esini tebli\u011f etmemesi halinde tespit edilen kira bedeli yeni d\u00f6nem i\u00e7in de\u011fil bir sonraki d\u00f6nemi i\u00e7in h\u00fck\u00fcm ifade edecektir.[54]<\/div>\n
Taraflar aras\u0131ndaki kira s\u00f6zle\u015fmesinde kira bedelinin her y\u0131l g\u00fcn\u00fcn \u015fartlar\u0131na g\u00f6re yeniden tespit edilece\u011fine dair h\u00fck\u00fcm bulunmas\u0131 halinde, art\u0131k onbe\u015f g\u00fcnl\u00fck s\u00fcreye uyulmas\u0131na l\u00fczum yoktur. Kirac\u0131n\u0131n b\u00f6yle bir durumla kar\u015f\u0131la\u015fabilece\u011fini bilmesi ve buna g\u00f6re hareket etmesi laz\u0131md\u0131r[55]. Bu durumda da tespit edilen kira bedeli takip eden yeni kira d\u00f6nemi i\u00e7in h\u00fck\u00fcm ifade edecektir.<\/div>\n
\n

T\u00dcRK BOR\u00c7LAR KANUNUNDAK\u0130 D\u00dcZENLEME<\/h3>\n<\/div>\n
T\u00fcrk Bor\u00e7lar Kanununun 345\u2019inci maddesinin birinci f\u0131kras\u0131nda, kira bedelinin tespitine ili\u015fkin davan\u0131n her zaman a\u00e7\u0131labilece\u011fi belirtilmi\u015ftir.<\/div>\n
\u0130lgili maddenin ikinci f\u0131kras\u0131na g\u00f6re mahkemece tespit edilecek olan kira bedelinin yeni kira d\u00f6neminin ba\u015flang\u0131c\u0131ndan itibaren h\u00fck\u00fcm ifade edebilmesi i\u00e7in yeni d\u00f6nemin ba\u015flang\u0131c\u0131ndan en ge\u00e7 otuz g\u00fcn evvelki bir tarihte dava dilek\u00e7esinin yahut ihtar\u0131n kirac\u0131ya tebli\u011fde bulunulmu\u015f olmas\u0131 \u015fartt\u0131r. Bu d\u00fczenleme ile Yarg\u0131tay uygulamas\u0131ndaki on be\u015f g\u00fcnl\u00fck s\u00fcreden farkl\u0131 olarak en az otuz g\u00fcnl\u00fck bir s\u00fcre \u00f6ng\u00f6r\u00fclm\u00fc\u015ft\u00fcr.<\/div>\n
Mahkemece tespit edilecek olan kira bedelinin hangi d\u00f6neme ili\u015fkin h\u00fck\u00fcm ifade edece\u011fi hususunda Yarg\u0131tay\u2019\u0131n uygulamas\u0131 ile bir farkl\u0131l\u0131k arz etmemektedir.<\/div>\n
\u0130lgili maddenin \u00fc\u00e7\u00fcnc\u00fc f\u0131kras\u0131 \u201cs\u00f6zle\u015fmede yeni kira d\u00f6neminde kira bedelinin artt\u0131r\u0131laca\u011f\u0131na ili\u015fkin bir h\u00fck\u00fcm varsa, yeni kira d\u00f6neminin sonuna kadar a\u00e7\u0131lacak davada, mahkemece belirlenecek kira bedeli de bu yeni d\u00f6nemin ba\u015flang\u0131c\u0131ndan itibaren ge\u00e7erli olur\u201d demekle, yukar\u0131da anlatmaya \u00e7al\u0131\u015ft\u0131\u011f\u0131m\u0131z Yarg\u0131tay uygulamas\u0131n\u0131n kanunla\u015ft\u0131r\u0131lmas\u0131ndan ibarettir[56].<\/div>\n
\n

SONU\u00c7<\/h2>\n<\/div>\n
Y\u00fcr\u00fcrl\u00fcktekiBor\u00e7lar Kanununda d\u00fczenlenmeyen, 6570 Say\u0131l\u0131 Kanunda ise k\u0131smen kar\u015f\u0131l\u0131k bulan \u201cKirac\u0131n\u0131n G\u00fcvence Vermesi\u201d hususunun 6098 Say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanununda ihdas edilmesi ve s\u0131n\u0131rlar\u0131n\u0131n \u00e7izilmesi kirac\u0131y\u0131 koruyan bir d\u00fczenleme olup kan\u0131m\u0131zca isabetli olmu\u015ftur.<\/div>\n
Yine, Bor\u00e7lar Kanununda ve Anayasa Mahkemesinin 1963 tarihli iptal karar\u0131n\u0131n ard\u0131ndan 6570 Say\u0131l\u0131 Kanunda \u201cKira Bedelinin Belirlenmesi, dava a\u00e7ma s\u00fcresi ve karar\u0131n etkisi\u201d konular\u0131nda mevcut bir d\u00fczenleme olmamas\u0131 sebebiyle, Yarg\u0131tay kararlar\u0131yla bir kira bedeli tespiti hukuku olu\u015fmu\u015ftur. Kanundaki bo\u015fluk g\u00fcn\u00fcm\u00fcze de\u011fin yasa koyucu taraf\u0131ndan giderilememi\u015ftir. Yasa koyucunun 6098 Say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanununda, Yarg\u0131tay Kararlar\u0131yla olu\u015fan kira bedeli tespit hukukunun \u00e7izgisinden \u00e7\u0131kmadan, bu uygulamay\u0131 kanunla\u015ft\u0131rmas\u0131 kan\u0131m\u0131zca yerinde olmu\u015ftur.<\/div>\n
Kira s\u00f6zle\u015fmesinin di\u011fer s\u00f6zle\u015fmelerden farkl\u0131 bir \u00f6zelli\u011fi vard\u0131r. Taraflar\u0131n irade beyanlar\u0131yla s\u00f6zle\u015fmeyi sona erdirmemeleri halinde kendili\u011finden yenilenir. Kira s\u00fcresi sonunda dahi kiralayan kirac\u0131y\u0131 tahliye etmesi m\u00fcmk\u00fcn de\u011fildir. Bu yenilenme halinde kira bedelinin hangi oranda artt\u0131r\u0131laca\u011f\u0131n bir sorun olu\u015fturmaktad\u0131r. 6570 Say\u0131l\u0131 Kanununun 11. maddesinde d\u00fczenlenen bu hususun T\u00fcrk Bor\u00e7lar Kanununa da yans\u0131t\u0131lm\u0131\u015f olmas\u0131 kan\u0131m\u0131zca yerinde olmu\u015ftur.<\/div>\n
Kira bedelinin taraflarca belirlenmemesi halinde, kendili\u011finden yenilenen s\u00f6zle\u015fmelerde kira bedelinin de uzun m\u00fcddet\u00e7e de\u011fi\u015fmeden ayn\u0131 kalmas\u0131 hem hakkaniyete hem de m\u00fclkiyet hakk\u0131n\u0131n kullan\u0131lmas\u0131na mani olacakt\u0131r. Bu sebeple T\u00fcrk Bor\u00e7lar Kanununda belirlemenin esaslar\u0131n\u0131n \u00e7izilmesi de faydal\u0131 olmu\u015ftur. Zira bu husustaki i\u00e7tihat zenginli\u011fi ve zaman i\u00e7erisinde olu\u015fan hukuk k\u00fclt\u00fcr\u00fcne de s\u0131rt \u00e7evrilmemekle birlikte, yarg\u0131 kararlar\u0131n\u0131n de\u011fi\u015fen ekonomik ko\u015fullara uyarlanmak i\u00e7in s\u00fcrekli de\u011fi\u015fti\u011fi de bir ger\u00e7ektir. Bu sebeple y\u00fcr\u00fcrl\u00fckteki mevzuatta mevcut olan kanun bo\u015flu\u011fu T\u00fcrk Bor\u00e7lar Kanununa ta\u015f\u0131nmam\u0131\u015ft\u0131r.<\/div>\n
T\u00fcrk Bor\u00e7lar Kanununda kira bedelinin belirlenmesine ili\u015fkin anla\u015fmalar kabul edilmi\u015ftir. Yarg\u0131tay uygulamas\u0131nda ilk art\u0131\u015f y\u0131l\u0131na ili\u015fkin belirleme kabul edilirken, T\u00fcrk Bor\u00e7lar Kanununda s\u00f6zle\u015fmenin y\u00fcr\u00fcrl\u00fc\u011f\u00fc s\u00fcresince, istisnalar\u0131 olmakla birlikte, uygulama alan\u0131 bulacakt\u0131r.<\/div>\n
Bor\u00e7lar hukuku \u00f6zel h\u00fck\u00fcmlere ili\u015fkin doktrinde bulunan eserlerin artmas\u0131 ile gerek kira tespit hukuku, gerekse kirac\u0131n\u0131n g\u00fcvence vermesi ve di\u011fer t\u00fcm konular\u0131n daha anla\u015f\u0131l\u0131r bir hale gelece\u011fi ve netlik kazanaca\u011f\u0131 a\u015fik\u00e2rd\u0131r.<\/div>\n
\n

KAYNAK\u00c7A<\/h2>\n<\/div>\n
\n
AKINT\u00dcRK, Turgut, Bor\u00e7lar Hukuku Genel H\u00fck\u00fcmler \u00d6zel Bor\u00e7 \u0130li\u015fkileri onyedinci (25.) Bask\u0131, \u0130stanbul 2011, Beta<\/div>\n
ARAL, Fahrettin, Bor\u00e7lar Hukuku \u00d6zel Bor\u00e7 \u0130li\u015fkileri, Geni\u015fletilmi\u015f 8. Bask\u0131, Ankara 2010, Yetkin Yay\u0131nlar\u0131<\/div>\n
ARPACI, Abd\u00fclkadir, Kira Hukuku ve Uygulamas\u0131 \u2013 Kirac\u0131l\u0131k ve Kira Davalar\u0131 Rehberi, \u0130stanbul, Eyl\u00fcl 2002, TEMEL<\/div>\n
BURCUO\u011eLU, Haluk, Kira Tesbit Davalar\u0131nda Belli Ba\u015fl\u0131 Kilometre Ta\u015flar\u0131 2000 ve 2001 Y\u0131llar\u0131nda Kira Paralar\u0131n\u0131n Belirlenmesine \u0130li\u015fkin 4531 SAYILI YASA Gerek\u00e7esi-Komisyon G\u00f6r\u00fc\u015fmeleri De\u011ferlendirilmesi ve Uygulamas\u0131, \u0130stanbul 2001, Filiz Kitabevi<\/div>\n
G\u00dcM\u00dc\u015e, Alper, \u201cYeni\u201d 6098 Say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu\u2019na G\u00f6re Kira S\u00f6zle\u015fmesi, \u0130stanbul 2011, VEDAT Kitap\u00e7\u0131l\u0131k<\/div>\n
TANDO\u011eAN, Haluk, Bor\u00e7lar Hukuku \u00d6zel Bor\u00e7 \u0130li\u015fkileri, Cilt I\/2, \u00dc\u00e7\u00fcnc\u00fc T\u0131pk\u0131 Bas\u0131dan D\u00f6rd\u00fcnc\u00fc T\u0131pk\u0131bas\u0131m, \u0130stanbul 2008, VEDAT Kitap\u00e7\u0131l\u0131k<\/div>\n
YAVUZ, Cevdet, Bor\u00e7lar Hukuku Dersleri \u00d6zel H\u00fck\u00fcmler, Yenilenmi\u015f 4.Bask\u0131, \u0130stanbul 2006, Beta<\/div>\n
YAVUZ, Nihat, 6098 Say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu\u2019nun Getirdi\u011fi Yenilikler ve De\u011fi\u015fiklikler, Ankara 2011, ADALET \u00a0Yay\u0131nevi<\/div>\n
[1] YAVUZ, Nihat, 6098 Say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu\u2019nun Getirdi\u011fi Yenilikler ve De\u011fi\u015fiklikler, Ankara 2011, ADALET \u00a0Yay\u0131nevi, s.500.<\/div>\n
[2] ARPACI, Abd\u00fclkadir, Kira Hukuku ve Uygulamas\u0131 \u2013 Kirac\u0131l\u0131k ve Kira Davalar\u0131 Rehberi, \u0130stanbul, Eyl\u00fcl 2002, TEMEL, s.57.<\/div>\n
[3] ARPACI, s.57.<\/div>\n
[4] Yarg\u0131tay 3.HD, 20.04.2010 \u00a0T. 2010\/4729 E. 2010\/6965 K.,<\/div>\n
[5] Yarg\u0131tay 13.HD, 03.12.1982, 1982\/5281 E. 1982\/7400 K.<\/div>\n
[6] TANDO\u011eAN, Haluk, Bor\u00e7lar Hukuku \u00d6zel Bor\u00e7 \u0130li\u015fkileri, Cilt I\/2, \u00dc\u00e7\u00fcnc\u00fc T\u0131pk\u0131 Bas\u0131dan D\u00f6rd\u00fcnc\u00fc T\u0131pk\u0131bas\u0131m, \u0130stanbul 2008, VEDAT Kitap\u00e7\u0131l\u0131k, s.62.<\/div>\n
[7] ARPACI, s.57.<\/div>\n
[8] YAVUZ, s.500.<\/div>\n
[9] G\u00dcM\u00dc\u015e, Alper, \u201cYeni\u201d 6098 Say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu\u2019na G\u00f6re Kira S\u00f6zle\u015fmesi, \u0130stanbul 2011, VEDAT Kitap\u00e7\u0131l\u0131k, s.161.<\/div>\n
[10] G\u00dcM\u00dc\u015e, s.163.<\/div>\n
[11] G\u00dcM\u00dc\u015e, s.162.<\/div>\n
[12] G\u00dcM\u00dc\u015e, s.163.<\/div>\n
[13] G\u00dcM\u00dc\u015e, s.166.<\/div>\n
[14] G\u00dcM\u00dc\u015e, s.166.<\/div>\n
[15] Yarg\u0131tay 3.HD, 24.02.2003 T. 2003\/271 E. 2003\/1640 K., , 21.11.2011.<\/div>\n
[16] \u201c\u015e\u00fcphe halinde b\u00fct\u00fcn alacaklar\u0131n g\u00fcvencenin teminat kapsam\u0131nda yer ald\u0131\u011f\u0131 kabul edilmelidir. Kan\u0131m\u0131zca kiralayan\u0131n kira bedeli i\u00e7in kefalet teminat\u0131n\u0131 sa\u011flad\u0131\u011f\u0131 noktada, ayr\u0131ca al\u0131nan para veya k\u0131ymetli evrak \u015feklinde g\u00fcvence, kural olarak kira bedeli alaca\u011f\u0131 i\u00e7in teminat olu\u015fturmaz; taraflar\u0131n aksi y\u00f6ndeki anla\u015fmalar\u0131 sakl\u0131d\u0131r.\u201dG\u00dcM\u00dc\u015e, s160.<\/div>\n
[17] A.M, 26.03.1963, 1963\/3 E., 1963\/67 K., RG. 31.05.1963\/11416, \u00a001.12.2011<\/div>\n
[18] ARAL, Fahrettin, Bor\u00e7lar Hukuku \u00d6zel Bor\u00e7 \u0130li\u015fkileri, Geni\u015fletilmi\u015f 8. Bask\u0131, Ankara 2010, Yetkin Yay\u0131nlar\u0131, s.214, AKINT\u00dcRK, Turgut, Bor\u00e7lar Hukuku Genel H\u00fck\u00fcmler \u00d6zel Bor\u00e7 \u0130li\u015fkileri onyedinci (25.) Bask\u0131, \u0130stanbul 2011, Beta, s.268, YAVUZ, Cevdet, Bor\u00e7lar Hukuku Dersleri \u00d6zel H\u00fck\u00fcmler, Yenilenmi\u015f 4.Bask\u0131, \u0130stanbul 2006, Beta, s.151.<\/div>\n
[19] G\u00dcM\u00dc\u015e, s.60.<\/div>\n
[20] BURCUO\u011eLU, Haluk, Kira Tesbit Davalar\u0131nda Belli Ba\u015fl\u0131 Kilometre Ta\u015flar\u0131 2000 ve 2001 Y\u0131llar\u0131nda Kira Paralar\u0131n\u0131n Belirlenmesine \u0130li\u015fkin 4531 SAYILI YASA Gerek\u00e7esi-Komisyon G\u00f6r\u00fc\u015fmeleri De\u011ferlendirilmesi ve Uygulamas\u0131, \u0130stanbul 2001, Filiz Kitabevi, s.4.<\/div>\n
[21] BURCUO\u011eLU, s.7.<\/div>\n
[22] A.M, 26.03.1963, 1963\/3 E., 1963\/67 K., RG. 31.05.1963\/11416, \u00a001.12.2011<\/div>\n
[23] BURCUO\u011eLU, s.9.<\/div>\n
[24] Y\u0130BGK. 18.11.1964 T., 1964\/2 E., 1964\/4 K. \u00a001.12.2011<\/div>\n
[25] BURCUO\u011eLU, s.10-11.<\/div>\n
[26] BURCUO\u011eLU, s.11.<\/div>\n
[27] BURCUO\u011eLU, s.12, Y\u0130BGK 07.07.1965 T, 1965\/5 E. 1965\/5 K. \u00a001.12.2011.<\/div>\n
[28] BURCUO\u011eLU, s.12,<\/div>\n
[29] BURCUO\u011eLU, s.13. Yarg\u0131tay 3.HD, 12.04.1979 T., 1979\/2634 E. 1979\/2538 K. \u00a001.12.2011.<\/div>\n
[30] BURCUO\u011eLU, s.14, \u00a0Yarg\u0131tay 3.HD, 02.02.1981 T. 1981\/500 E. 1981\/557 K., \u00a001.12.2011.<\/div>\n
[31] BURCUO\u011eLU, s.14, Yarg\u0131tay 3. HD, 06.01.1987 T. 1987\/10133 E. 1987\/117 K.,<\/div>\n
01.12.2011.<\/div>\n
[32] BURCUO\u011eLU, s.15-16, \u00a0Yarg\u0131tay 3.HD, 01.11.1988 T. 1988\/9648 E. 1988\/9148 K., 01.12.2011.<\/div>\n
[33] BURCUO\u011eLU, s.16-17, \u00a0Yarg\u0131tay 3.HD, 21.11.1989 T. 1989\/7052 E. 1989\/8758 K., 01.12.2011.<\/div>\n
[34] BURCUO\u011eLU, s.17-18.<\/div>\n
[35] BURCUO\u011eLU, s.19, Yarg\u0131tay 3.HD, 06.12.1994 T. 1994\/14420 E. 1994\/15771 K. \u00a001.12.2011.<\/div>\n
[36] Yarg\u0131tay 3.HD, 02.04.1996 T.1996\/3377 E. 1996\/4339 K. \u00a001.12.2011.<\/div>\n
[37] BURCUO\u011eLU, s.23, YHGK 09.12.1998 T. 1998\/3-854 E.1998\/896 K. . \u00a001.12.2011.<\/div>\n
[38] BURCUO\u011eLU, s. 23-24, Yarg\u0131tay 3.HD. 04.10.1994 T. 1994\/9466 E. 1994\/10892 K. . 01.12.2011.<\/div>\n
[39] Yarg\u0131tay 12.HD 31.01.2000 T. 2000\/745 E. 2000\/1148 K. . \u00a001.12.2011.<\/div>\n
[40] BURCUO\u011eLU, s.31.<\/div>\n
[41] BURCUO\u011eLU, s.27.<\/div>\n
[42] Y\u0130BGK 07.07.1965 T, 1965\/5 E. 1965\/5 K. \u00a001.12.2011.<\/div>\n
[43] YAVUZ, s.153.<\/div>\n
[44] ARPACI, s.54.<\/div>\n
[45] ARPACI, s. 54-55<\/div>\n
[46] G\u00dcM\u00dc\u015e, s.61.<\/div>\n
[47] G\u00dcM\u00dc\u015e, s.63.<\/div>\n
[48] G\u00dcM\u00dc\u015e, s.63.<\/div>\n
[49] G\u00dcM\u00dc\u015e, s.63.<\/div>\n
[50] G\u00dcM\u00dc\u015e, s. 64-65.<\/div>\n
[51] G\u00dcM\u00dc\u015e, s. 65.<\/div>\n
[52] ARPACI, s.51.<\/div>\n
[53] YAVUZ, s.154.<\/div>\n
[54] G\u00dcM\u00dc\u015e, s.71, YAVUZ, s.152.<\/div>\n
[55] Yarg\u0131tay 3.HD 19.12.1991 T. 1991\/1920 E. 1991\/15292 K. 6570 \u00a001.12.2011.<\/div>\n
[56] G\u00dcM\u00dc\u015e, s.73.<\/div>\n<\/div>","protected":false},"excerpt":{"rendered":"Kira ve Kirac\u0131 Hakk\u0131nda Kanuni \u0130li\u015fki 11 Ocak 2010 tarihinde, 818 say\u0131l\u0131 Bor\u00e7lar Kanununu ilga edecek olan 6098 say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu T\u00fcrkiye B\u00fcy\u00fck Millet Meclisi\u2019nce kabul edilmi\u015f, 04 Ocak 2011 tarihli ve 27836 say\u0131l\u0131 Resmi Gazetede yay\u0131mlanm\u0131\u015ft\u0131r. 6098 say\u0131l\u0131…","protected":false},"author":1,"featured_media":4837,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[17],"tags":[],"class_list":["post-2786","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-kira-hukuku"],"yoast_head":"\nKira ve Kirac\u0131 Hakk\u0131nda Kanuni \u0130li\u015fki - \u00c7elik Avukatl\u0131k<\/title>\n<meta name=\"description\" content=\"Kira ve Kirac\u0131 Hakk\u0131nda Kanuni \u0130li\u015fki 11 Ocak 2010 tarihinde, 818 say\u0131l\u0131 Bor\u00e7lar Kanununu ilga edecek olan 6098 say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu T\u00fcrkiye B\u00fcy\u00fck\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<meta property=\"og:locale\" content=\"tr_TR\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Kira ve Kirac\u0131 Hakk\u0131nda Kanuni \u0130li\u015fki - 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