Moda sits on a peninsula in the south of Kadıköy, with the sea on three sides, and the area began to urbanise in the second half of the 19th century. This page explains what stands out in managing the older apartment buildings of Moda and how we run it.
In an older building, management is mostly maintenance
Moda’s building stock consists largely of older apartment buildings. In such buildings the most time-consuming part of management is usually maintenance: lifts, facades, roofs and plumbing fail more often and cost more as they age. As our Kadıköy page notes, lift, facade and plumbing upkeep stand out in Kadıköy’s older apartment buildings.
Meeting a large expense for the first time as a surprise at an assembly is a common source of disagreement among owners. The way to reduce it is to write maintenance items separately into the yearly operating plan and to keep the paperwork for the work done. Our maintenance calendar and the statutory checks are described under Technical Management.
The legal framework of management
- Manager requirement. In buildings with eight or more independent units, appointing a manager is mandatory. See Appointing a Manager and the Manager’s Duties.
- Ledgers. A decision ledger and an operating ledger are kept, and the ledger is closed at a notary every January. How they are kept is explained in The Ledgers a Building Must Keep by Law.
- Assemblies. The assembly meets at least once a year, and the quorum looks at both the number of owners and their land shares. See The Owners’ Assembly, Meetings and Quorums.
Our services in Moda
- Financial management: collecting monthly charges, budgeting and reporting
- Facility management: organising cleaning, security and technical maintenance
- Technical follow-up: maintenance calendar and archived paperwork for lifts, boilers and plumbing
- Staff management: the caretaker’s social-security notifications, payroll and working pattern
- Legal advice: handling matters under condominium law
- Transparent reporting: monthly income and expense statements sent to every owner
For the scope of each service see Financial Management, Facility Management, Technical Management and Legal Advisory; for the portal owners use, see Digital Management.
How Kadıköy’s older and newer buildings affect management is explained in Why Professional Building Management Matters in Kadıköy.
Nearby areas
Moda is in the Kadıköy district. For other areas see Kadıköy, Göztepe, Feneryolu, Fenerbahçe and Fikirtepe.
Frequently asked questions
What is different about managing an older apartment building in Moda?
In older buildings the weight of management shifts to maintenance: lifts, facades, roofs and plumbing fail more often and cost more as they age. Maintenance items therefore need to be planned separately in the yearly budget and kept on record.
From how many units 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 management fee set?
The fee depends on the number of units, the equipment in the building (lift, boiler, generator) and the scope of service requested. We visit the property for a free survey and then give you a firm quote.
Is your office close to Moda?
Our head office is in the Kadıköy district (Fikirtepe Mah. Fortis Sinanlı Sit. G-34). Moda is in the same district, so we are close to the area.