Investing in the hospitality sector in Türkiye offers strong commercial potential, particularly in coastal regions and tourism-driven cities. However, operating a hotel or motel is a highly regulated activity. Before welcoming guests, investors must obtain an İşyeri Açma ve Çalışma Ruhsatı (Business Opening and Operating License) and comply with several administrative, safety, zoning, and public order requirements.
This guide is prepared for foreign investors planning to open or acquire a hotel or motel in Türkiye and explains the licensing process, required documents, and common legal risks from a practitioner’s perspective.
1. Core Requirement: Proof That the Property Is a Hotel
The foundation of the licensing process is the Building Usage Permit (Yapı Kullanma İzin Belgesi) explicitly stating that the building is approved for hotel use. Without this document, municipalities will not process hotel license applications.
Foreign investors should verify this point carefully during due diligence, especially when purchasing or leasing an existing property marketed as a hotel.
2. Alcohol Service and Zoning Restrictions
If alcohol will be served within the hotel, additional inspections apply:
Alcohol service areas must comply with designated zoning rules.
If a bar or alcohol-serving restaurant is planned, a 100-meter distance reportis mandatory.
The hotel must not be located within 100 meters of:
Schools or student dormitories
Formal educational institutions
Places of worship
This distance report is obtained from the municipal Planning and Projects Directorate and is considered a priority document.
3. Security and Public Safety Clearances
Hotels are classified as public accommodation and entertainment venues, which triggers additional controls:
Law enforcement opinionfrom the police or gendarmerie
Fire safety reportissued by the Fire Department
Fire safety inspections cover evacuation routes, fire detection systems, emergency lighting, and compliance with current fire regulations. Failure to meet these standards can delay licensing significantly.
4. Address Registration and Capacity Reporting
Before applying, investors must ensure:
Updated official address registration from the municipal zoning unit
Bed capacity reportissued by the District Tourism Office
The declared bed capacity must match architectural plans and actual room layout.
5. Mandatory Declarations and Business Records
During the license application, several documents are submitted by declaration, including:
Room registration records
Tax registration certificate
Title deed or lease agreement
Building usage permit
For leased properties, the lessor must be the registered title holder or an authorized representative. In jointly owned properties, all co-owners must sign the lease.
6. Personnel Compliance Requirements
Hotel operators must also ensure staff compliance:
Criminal record certificates for the business owner and employees
Health reports for employees
These requirements are essential for public safety and hygiene compliance.
7. Kitchen and Environmental Compliance
If the hotel operates a kitchen:
A grease trap systemmust be installed
The invoice evidencing its installation must be submitted
Environmental compliance is increasingly scrutinized by municipalities.
8. Additional Requirements for Corporate Investors
If the hotel is operated by a company rather than an individual, additional documentation is required:
Trade Registry Gazette records
Authorized signatory circulars
Appointment of a responsible manager (Mesul Müdür)
Foreign-owned companies must ensure their corporate documents are properly registered and translated where necessary.
9. Business Closure Obligations
If hotel operations cease, the operator must:
Submit the operating license and tax closure certificate to the municipal enforcement unit
File a closure petition through the municipality’s administrative desk
Failure to formally close the business may result in administrative fines.
Legal Risks and Strategic Considerations for Foreign Investors
Foreign investors frequently encounter issues such as:
Acquiring properties unsuitable for hotel licensing
Leasing buildings without proper zoning or occupancy permits
Underestimating fire safety upgrade costs
Alcohol zoning violations discovered late in the process
These risks can be mitigated through pre-investment legal due diligence and early coordination with local authorities.
How Bayraktar Attorneys Assists Foreign Hotel Investors
Bayraktar Attorneys provides end-to-end legal support for foreign investors in Türkiye’s hospitality sector, including:
Pre-acquisition legal due diligence of hotel properties
Verification of zoning, licensing, and building permits
Coordination with municipalities, fire departments, and tourism authorities
Structuring hotel investments through individual or corporate vehicles
Ongoing compliance advisory for hotel operations
Our approach focuses on protecting investor capital, preventing regulatory delays, and ensuring that hotel operations begin on a solid legal foundation.
Conclusion
Opening a hotel or motel in Türkiye is a promising investment, but it is not merely a commercial decision. It is a regulated process requiring strict compliance with municipal, safety, tourism, and public order rules.
Foreign investors who approach the process with proper legal guidance significantly reduce risk, avoid costly delays, and secure long-term operational stability. Early legal planning is not an expense but a critical investment in the success of the project.
For practical reference, the official Hotel or Motel License Application Form in Türkiye is attached to this article
