Insurance Between Tenant and Landlord in Istanbul: Who Should Cover What?

When a pipe bursts, a fire starts or an earthquake hits a rented flat, one of the first questions is: who pays for the damage? Tenants and landlords often assume the other side has arranged insurance. In reality, the building, the contents and liability towards other people each need their own cover. In a district like Sarıyer, where families, students, plaza employees and many expats live as tenants, knowing this split is especially important.

The basic rule: the building is the landlord’s, the belongings are the tenant’s

The general rule is simple. The building itself, meaning the walls, plumbing, built-in cupboards and parts that form an integral part of the building, belongs to the owner and falls under the owner’s insurance. Furniture, white goods, electronics and personal items that belong to the tenant are the tenant’s property. The landlord’s building policy does not automatically cover the tenant’s belongings, and the tenant’s contents policy does not protect the building.

Furnished rentals, which are common among expats, work slightly differently. Furniture and appliances that belong to the landlord should be included as contents in the landlord’s policy, while the tenant insures only the items they have brought themselves.

What the landlord should arrange

• DASK: Turkey’s compulsory earthquake insurance for homes with a title deed, required under Law No. 6305. The obligation relates to the property and is usually arranged by the owner. A valid DASK policy is requested when the tenant opens electricity and water subscriptions, so an up-to-date policy directly affects the tenant’s move-in.
• Building-focused home insurance: protection for the building against fire, internal water, storm, earthquake and similar risks.
• Loss of rent cover: some policies can cover lost rent if the home becomes uninhabitable because of an insured loss.
• The landlord’s own contents: in furnished rentals, these items should be declared separately.

For the general scope of DASK, see our guide what is DASK compulsory earthquake insurance.

What the tenant should arrange

• Contents-focused home insurance: protects the tenant’s own belongings against fire, theft, water damage and earthquake.
• Tenant’s liability cover: protects the tenant against the landlord’s claims for damage to the building caused by the tenant’s fault, such as a fire from a forgotten stove. It is one of the most overlooked yet most important covers for tenants.
• Neighbour liability: covers liability if a leak or fire from the tenant’s flat damages neighbouring flats.

As a foreign tenant you can take out a home policy in your own name using your foreign ID number (Yabancı Kimlik No) or passport details, together with the rental address.

Who is responsible? Three scenarios

Scenario 1: a pipe inside the wall bursts

Pipes inside the wall are part of the building. Damage to the building is assessed under the landlord’s policy, while the tenant’s soaked rug and furniture are assessed under the tenant’s contents policy. Damage to the flat below may fall under the neighbour liability cover of whichever party is responsible.

Scenario 2: a kitchen fire caused by the tenant

The landlord’s building policy may pay for the damage to the building, but the insurer may later seek recovery from the tenant at fault. If the tenant’s policy includes tenant’s liability cover, that claim is assessed under it. The tenant’s burnt belongings are paid only if the tenant has their own contents policy.

Scenario 3: damage after an earthquake

Damage to the building is assessed under DASK and, if there is one, the earthquake cover in the landlord’s home insurance. The tenant’s belongings are protected only if the tenant’s own policy includes earthquake cover.

Settle insurance in the rental agreement

The best way to prevent disputes is to discuss insurance when signing the rental agreement:

1. The landlord shows that the DASK policy is current.
2. Both sides agree in writing which policies each will arrange.
3. In furnished homes, a list of the landlord’s items is attached to the agreement.
4. Photos of the home and contents are taken on moving day.
5. Policy end dates are noted and renewals are followed up.

Some rental agreements require the tenant to take out home insurance. If so, it helps to state which covers the policy must include; a contents-only policy without tenant’s liability cover may not give the landlord the protection they expect. Likewise, a tenant who can ask whether the landlord’s DASK and building policy are current gives both sides peace of mind. Checking that policies are renewed when the agreement is renewed closes gaps that can appear over the years.

When tenants change, the landlord should review the policy too. Whether the home is let furnished or unfurnished directly affects the contents value. Recording the condition of the home with photos before a new tenancy begins makes it easier to show when any damage occurred.

Which policy for whom?

In short, the landlord should protect the building and their own contents, while the tenant should protect their own belongings and any liability arising from their fault. The two policies do not replace each other; together they give complete protection. See our home insurance page and our DASK page for the options.

As Ailenizin Sigortacısı, we prepare policies for both landlords and tenants by comparing the terms of different insurers. Call +90 530 375 89 61 or send us a WhatsApp message; we offer English-speaking support and will work out the right quote for your situation with you.