Aydınevler is a neighbourhood in the Maltepe district, where we manage the office building Ata Plaza. For the district as a whole see our Maltepe page. This page is for people in Aydınevler who want to put the management of an office building, apartment building or complex in order, or change their management company.
What changes in an office building
The legal framework is the same as for an apartment building: the Condominium Law governs apartment, complex and office building life together (What Is the Turkish Condominium Law?). Three topics stand out in practice:
- Sharing costs. The costs of the caretaker, boiler attendant, gardener and guard are shared equally by law; upkeep of common areas, insurance and the manager’s pay are shared by land share. The management plan, or a unanimous decision, can set a different split, so the first job is to read the management plan. (How Are Common Expenses and Service Charges Shared?)
- Tenant firms. A tenant is jointly liable with the owner for common-expense debt up to the rent the tenant is obliged to pay; management may claim from either.
- The calendar of technical systems. The lift’s yearly periodic inspection, generator tests and the refill dates of fire extinguishers are tied to a statutory calendar, and following them is the manager’s responsibility. (Technical Management)
First steps to put management in order
In buildings where management is disorganised, the problem usually comes from the same place: missing records, unclear charges and no meetings. The order for getting back on track:
- Convene the owners’ assembly. Decisions taken after an improperly made notice can be annulled, and the quorum looks at both the number of owners and their land shares. (The Owners’ Assembly, Meetings and Quorums)
- Choose the manager. Mandatory in buildings with eight or more independent units. (Appointing a Manager and the Manager’s Duties)
- Set up the ledgers. A decision ledger and an operating ledger are kept, and the ledger is closed at a notary every January. (The Ledgers a Building Must Keep by Law)
- Get the operating budget approved. The charge rests on the operating budget approved by the general assembly.
- Put charge increases under a rule. How and by how much a charge may be raised is written in the law; the page on this is currently Turkish-only.
Changing the management company
For buildings unhappy with their current management, the real risk is records going missing in the transition. At handover the decision ledger, operating ledger, bank and cash position, staff files and contracts are transferred against a signed record. We describe the steps in Management Handover, what to look for when choosing in Choosing a Management Company, and how the fee is formed in Management Fees.
Our services in Aydınevler
- Financial management: charge collection, budgeting and reporting
- Facility management: organising cleaning, security and technical maintenance
- Staff management: the caretaker’s social-security notifications, payroll and working pattern
- Transparent reporting: a monthly income and expense statement; owners see their own balance and the building’s statement on NovaBina
- Legal advice: matters under condominium law
- Meetings: assembly notice, quorum and decision-ledger entry
For the scope of each service see Financial Management, Facility Management, Legal Advisory and Digital Management.
Nearby areas
Aydınevler is in the Maltepe district on the Anatolian side. For other areas see Maltepe, Kartal, Bostancı and Kadıköy.
Properties we manage in Aydınevler
We manage the properties below: income and expenses on record, decisions taken at properly convened assemblies and maintenance tied to a calendar.
- Ata Plaza
Frequently asked questions
Which property do you manage in Aydınevler?
We manage the office building Ata Plaza in Aydınevler.
Is managing an office building different from an apartment building?
The legal framework is the same: the Condominium Law governs apartment, complex and office building life together. In practice the split of costs, tenant firms' liability and the maintenance calendar of technical systems such as lifts, generators and fire equipment stand out.
How do we move from the current manager to a management company?
The owners' assembly chooses the new manager; the outgoing manager hands over the records and documents. At handover the decision ledger, operating ledger, bank and cash position, staff files and contracts are transferred against a signed record. The detail is in our Handover article.
Who chooses the manager, and with what majority?
The manager is chosen by the owners' assembly with a majority both by number of owners and by land share. In buildings with eight or more independent units, appointing a manager is mandatory (Condominium Law, Article 34).
Can an increase in the service charge be challenged?
The charge rests on the operating budget approved by the general assembly; the manager cannot set it alone. Where no approved budget exists, the manager prepares a provisional one and the general assembly decides on it within three months.
How is the management fee set?
The fee depends on the number of units, the building's equipment and the scope of service requested. We visit the property for a free survey and then give you a firm quote.