Our office has recently moved to Fikirtepe: Fikirtepe Mah. Fortis Sinanlı Sit. G-34, Kadıköy / Istanbul. This page is for owners and developers in the area who need management set up for new complexes delivered through urban renewal.
First management in a newly delivered complex
When a new complex is delivered everyone is busy moving in, and management is often left unattended in the first months. Yet collecting charges, maintaining the lifts, organising staff and paying common expenses are somebody’s responsibility from day one. In the first weeks, the things that need doing are:
- Read the management plan. It has the force of a contract binding the owners and sets the rules specific to the property. Where it is silent, the Condominium Law applies. (What Is the Condominium Law?)
- Hold the first owners’ assembly. Decisions taken after an improperly convened meeting can be annulled, and the quorum looks at both the number of owners and their land shares. (The Owners’ Assembly, Meetings and Quorums)
- Appoint the manager. In buildings with eight or more independent units, appointing a manager is mandatory. (Appointing a Manager and the Manager’s Duties)
- Prepare the decision ledger and the other ledgers. Decisions are written into the ledger, and the ledger is closed at a notary every January. (The Ledgers a Building Must Keep by Law)
- Prepare the first operating budget. Where no budget has been approved yet, the manager prepares a provisional one and the general assembly decides on it within three months.
What we offer new complexes delivered through urban renewal
The hardest part of the set-up is that the legal and the technical work start at the same time. This is how we divide it:
- First management set-up: compiling the owner list, convening the assembly and documenting the quorum, preparing the decision ledger
- First budget: preparing the operating budget from scratch in a building with no previous-year figures
- Financial management and reporting: collecting charges, a monthly income and expense statement, and owners seeing their own balance and the building’s statement on NovaBina
- Technical follow-up: maintenance calendar for equipment such as lifts, pools and generators
- Legal advice: matters under condominium law
For the scope of each service see Financial Management, Facility Management, Technical Management, Legal Advisory and Digital Management.
Close to the office, on site when needed
Our office is in Fikirtepe. When a job in the area needs someone on site, such as a fault, a meeting or a handover, our team can be at the building quickly.
We do not yet manage a building in Fikirtepe; the services on this page are the management model we run in other Kadıköy neighbourhoods, adapted for new complexes.
Nearby areas
Fikirtepe is in the Kadıköy district. For other areas see Kadıköy, Göztepe, Moda, Feneryolu and Ataşehir.
Frequently asked questions
Who sets up management in a newly delivered complex?
The starting point is the management plan, which is registered with the land registry and binds every owner. Under the Condominium Law the manager is appointed by a majority of the owners by number and by land share; the manager may be one of the owners or a professional management company. See Appointing a Manager and the Manager's Duties for the detail.
Is appointing a manager mandatory?
In buildings with eight or more independent units, appointing a manager is mandatory (Condominium Law, Article 34). In buildings with fewer units it is not required, but the owners may appoint one if they wish.
How is the first budget prepared in a new complex?
Where there is no approved operating budget, the manager promptly prepares a provisional one and the owners' general assembly decides on it within three months, as proposed or amended. Advances are collected until the budget is approved.
Is your office in Fikirtepe, and is the survey paid?
Our office is at Fikirtepe Mah. Fortis Sinanlı Sit. G-34, Kadıköy / Istanbul. The survey and the quote are free: we visit the property and give you a firm quote for what you need.