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Türkiye'de konut arzının azalması, üniversitelerin açılması, yabancıların ikametlerinin artması, kentsel dönüşüm projeleri nedeniyle kiraya çıkmak zorunda kalanlar nedeniyle toplam konut stoğunda nüfusa göre azalış olmasından kaynaklı olarak kiralık daire bulmak zorlaştı. Konut yapımındaki maliyetlerin artması, mortgage kredilerinde faizlerin yüksek olması, ev sahiplerinin fiyatları yükseltmesi, yeni inşaat sayısının yetersiz kalması mevcut konutları değerli kılmaya başladı.
İstanbul'da krediye uygun, yeni yapılmış, ortalama bir semtte bulunan 2+1 konutun en düşük fiyatı 500 bin lira seviyesine ulaştı. Kiraları ise en düşük 2000 liradan başlıyor.
KİRALAR ÜFE'DEN TÜFE'YE ÇEVRİLDİ Kira artışları 2019 yılında ÜFE'nin 12 aylık ortalaması yerine TÜFE'nin 12 aylık ortalamasına göre yapılmaya başlandı. Kira artışlarında yılbaşında yapılan düzenlemeyle, zam oranlarının belirlenmesinde Yurt içi üretici fiyat endeksi (Yİ-ÜFE) yerine 12 aylık tüketici fiyatları endeksi (TÜFE) ortalaması zorunluluğu getirildi. Ağustos 2021'de TÜFE'nin 12 aylık ortalaması yüzde 15.15 olurken ÜFE'nin 12 aylık ortalaması yüzde 24.54 olarak gerçekleşti. Başka bir deyişle Ağustos ayında 2000 lira kirası olanlar TÜFE'ye göre yüzde 15.15 zam yapacakken, kanun değişmeseydi ÜFE'ye göre zam yapacak olsaydı yüzde 24.54 oranına katlanmak zorunda kalacaktı. Yani 2000 lira kira TÜFE'ye göre 2303 lira olurken, ÜFE'ye göre zam yapılsaydı 2490 lira olacaktı.
ÇİN KİRA ARTIŞLARINI SINIRLAMAK İSTİYOR Nüfus artış hızı yükselen Çin'de konut ihtiyacı her geçen gün artıyor. 1.4 milyara yakın nüfusuyla dünyanın en kalabalık ülkeleri arasında yer alan Çin'de hükümet, kentlerde konut kira artışını yüzde 5 ile sınırlamak istiyor.
Hürriyet'in haberine göre Türkiye'de de mal sahipleri ve kiracılar arasında yasal zam oranı nda pazarlık yapma talepleri gelse de çoğu çaba boşa çıkmış oluyor. Ev sahipleri yasalara göre zam yapmaktan geri kalmak istemezken kiracılar da yeni ev bulma stresi ve sıfırdan kiralamalarda fiyatların daha yüksek olması nedeniyle yasal zamma boyun eğiyor.
DEĞERLEME ORANININ YARISI KADAR ARTIŞ Kira artışlarına yönelik olarak TÜFE'nin üzerinde artış olmayacağını belirten İstanbul Emlakçılar Odası Başkanı Nizameddin Aşa, kiralardaki yüksek artışın önüne geçebilmek için formül önerisinde bulundu. Aşa "TÜFE'nin yüksek kaldığı piyasada emlak vergilerinde olduğu gibi her yıl yılbaşında belirlenen yeniden değerleme oranının yarısı kadar kira artışı uygulanabilir" dedi.
Aşa'nın açıklamaları şöyle: Türkiye'de TÜFE üzerinde kiralara zam yapılamaz. Çin'de olan gelişmenin Türkiye'deki karşılığının olması için kıstasların ve tekniklerin belirlenmesi gerekiyor. Serbest ticaret ekonomi sinde fiyatı sınırlamak olmaz. Kişi "Ben malıma bu fiyatı istiyorum" diyebilir.
DÜŞÜK ZAM İÇİN YÖNTEM BELİRLENMELİ 2019 yılında kira artışları ÜFE'den TÜFE'ye döndürüldü. TÜFE kira artışları için daha idealdir. ÜFE zaten nasıl kanuna girdi bilinmiyor. Adı üstünde Tüketici Fiyatları Endeksi. Kiraların artışı için TÜFE daha mantıklı hale geldi. Ancak kira artışları için hükümet karar alıp TÜFE'nin yüksek kaldığı piyasada emlak vergilerinde olduğu gibi her yıl yılbaşında belirlenen yeniden değerleme oranının yarısı kadar kira artışı uygulanabilir.
MAL SAHİPLERİNE "YÜZDE 5-10 ZAM YAPIN" TAVSİYESİNDE BULUNMUŞTUK Geçtiğimiz yıllarda yüksek gelen enflasyon verisi nedeniyle mal sahiplerine "Kiracılarına yüzde 5-10 zam yapın" diye tavsiyelerde bulunmuştuk. Ancak yasal olarak TÜFE'ye göre belirleniyor. ÜFE'ye göre belirlenmesi yanlışından dönülmüş oldu.
5 YIL SONRA RAYİCE GÖRE ARTIŞ TALEP ETMEK KOLAY DEĞİL Son günlerde medyaya yansıyan "5 yıl geçtikten sonra kiracıya rayiçten zam yapılabilir" duyumları tam olarak gerçeği yansıtmıyor. Bunun için 5'inci yılda kiracıya yeni zam oranı söylenir, kiracı da kabul etmeyip kira tespiti davası açar. Bilirkişi tayin edilir, dava görülür ve sonrasında çıkan mahkeme kararına göre zam yapılır. Yani 5'inci yılda mal sahibi rayice göre kirayı artırdı ve kiracının da bunu kabul etmesi zorunlu diye bir şey yok. 5'inci yılda tahliye diye bir şey yok."
10'UNCU YILDA TAHLİYE HAKKI VAR Mal sahibi kiracısını 10'uncu yılda tahliye edebilir ancak bunun da şartı var. Kendi kendine yenilenen yani 10 yıl önce yapılmış bir kontrat üzerine yeni bir kontrat yapılmamışsa 10'uncu yılda kiracı evden çıkartılabilir. Ancak her yıl ıslak imzalı kontrat yenilenmişse yeni yapılan kontratın üzerine 10 yıl konulması gerekiyor. Kiracıyı çıkartmak o kadar kolay değil.
ARTIŞ ORANI SINIRLANDIRILABİLİR Kira oranlarındaki artışın emlak vergisinde belirlenen sokak rayicine göre güncellenebileceğini belirten Gayrimenkul Hukukçusu Ali Güvenç Kiraz "Bölge rayicinde bir değerleme yaparak zam oranı belirlenebilir. Emlak vergilerini belirlerken faydalanılan sokak rayiçleri üzerinden gerçek bir değer belirlenerek mevcut oturanlar için indirim yapılabilir. Yeni tutulan kiralık daireler için de artış oranı sınırlanabilir" dedi.
Güvenç'in açıklamaları şöyle: Kira sözleşmeleri mal sahibiyle kiracı arasında serbest irade ile düzenlenen sözleşmelerdir. Serbest piyasa ekonomi sinin var olduğu ülkelerde devletler olağanüstü durumlar olmadığı sürece müdahale etmeyi düşünmezler. Borçlar Kanunu'na göre kira artışının ne zaman hangi şekilde yapılacağı belirtilmiş. Bu konuda genel kural ve hükümler mevcut.
KİRA ARTIŞINDAKİ TEMEL SEBEP KONUT ARZI Temel sorun konut arzı az, önemli derecede şirket bizim düşündüğümüz anlamda konut üretemiyor. TOKİ, Emlak Konut var ancak düşük gelirlilere göre ve Anadolu'da konut üretmeye yöneldiler. İstanbul'da arazi sorunu var. Müteahhitlerin de gücü kalmadı. Her yıl 800 bin kişini konut ihtiyacı var. Büyük şehirlerde talep daha yüksek. İstanbul'da bunu karşılayacak konut bulunmuyor. Bulunmayınca da kira bedelleri artıyor.
MÜCBİR SEBEP HALİ VAR 2020 yılı Mart ayından bu yana mücbir sebep hali var. İşyeri kiralamaları için düzenlemeler yapıldı. Kira bedelleri ödenmezse tahliye edilmeyeceğine dair karar alındı. Uyarlama davaları açıldı ve bunlarla ilgili tavsiye kararları var. Yargıtay, olağanüstü hal var, tedbiren de olsa indirim yapılmalıdır tavsiyesinde bulundu. Bu karar Yargıtay'ın ana vereceği kararın altyapısını oluşturuyor. İşyerleri uyarlama davaları ile sorunlarını çözecek.
Konutlarda ise 1000 liralık kira 3000 liraya çıktı. Hükümet bunun serbest piyasadaki durumunu irdelemeyecektir. 1000 liralık ev 5000 liraya çıkarsa sosyal bir sorun oluşmaya başlamış demektir. İnsanlar 5000 lira kira bedelli yerlerde oturamazlar. İki kişinin çalıştığı ortamda 3500-4000 liralık kiralar ciddi sorun oluşturmuş durumda. Hükümet tarafından geçici bir düzenlemeyle sınırlandırma getirilebilir. Bunun kalıcı hale getirilmesi bu sefer de mal sahiplerinin sürekli olarak kirayı daha düşük almaya sevk eder. Bu da serbest piyasa ekonomi sine ters kalır.
BÖLGE RAYİCİNDE DEĞERLEME OLABİLİR Bölge rayicinde bir değerleme yaparak zam oranı belirlenebilir. Emlak vergilerini belirlerken faydalanılan sokak rayiçleri üzerinden gerçek bir değer belirlenerek mevcut oturanlar için indirim yapılabilir. Yeni tutulan kiralık daireler için de artış oranı sınırlanabilir.
İMAR BARIŞI KİLİTLEDİ Kentsel dönüşümde İmar Barışı düzenlemesine kadar sağlıklı gidiyorduk. Herkes evini terk edip istediği kiralara ev buluyordu. Sorun İmar Barışı çıktığında 2018'de konut yapımı çok sınırlandı. Eski binaların neredeyse tamamına yakını İmar Barışı'na girdi. Vatandaş belediyeyle olan sorunlarını çözdü ve binasını yıkmak istemedi. Kentsel dönüşüm bundan dolayı yüzde 50'nin üzerinde durdu. Devletin kentsel dönüşümü hızlandırması ve rezerv yapı alanlarını imara açması lazım.