Ortaköy is on the Bosphorus line in the Beşiktaş district. Our Beşiktaş page describes the line as containing historic and protected buildings. This page explains what stands out in managing complexes and apartment buildings in Ortaköy, especially the maintenance load in older buildings.
In an older building, management is mostly maintenance
In older 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. 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. The calendar of statutory checks is described under Technical Management.
The legal framework of management
- Manager requirement. Mandatory in buildings with eight or more independent units. (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. (The Ledgers a Building Must Keep by Law)
- Assemblies. The quorum looks at both the number of owners and their land shares. (The Owners’ Assembly, Meetings and Quorums)
- Charges. The split of costs is set in the law: the costs of the caretaker, boiler attendant, gardener and guard are shared equally, upkeep of common areas by land share. (How Are Common Expenses and Charges Shared?)
How does remote management work?
Our office is on the Anatolian side, so for a property like Akasya Konakları in Ortaköy we build the work around records and reporting from the start. A monthly income and expense statement goes to every owner, and each owner sees their own balance and the building’s statement on NovaBina. Maintenance is tied to a calendar and the paperwork for work done is archived. How work that needs someone on site would run is made clear in writing at the survey; we give a time commitment only after seeing the building.
Our services in Ortaköy
- Financial management: charge collection, budgeting, a monthly income and expense statement
- Facility and technical management: maintenance calendar, supplier and staff management
- Staff management: social-security notifications, payroll and working pattern
- 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, Technical Management, Legal Advisory and Digital Management.
Nearby areas
Ortaköy is in the Beşiktaş district on the European side. For other areas see Beşiktaş, Şişli, Beyoğlu and our service areas.
Properties we manage in Ortaköy
We manage the properties below: income and expenses on record, decisions taken at properly convened assemblies and maintenance tied to a calendar.
- Akasya Konakları
Frequently asked questions
Your office is on the Anatolian side; can you manage a building in Ortaköy?
Yes; we manage Akasya Konakları in Ortaköy. Our head office is in the Kadıköy district (Fikirtepe Mah. Fortis Sinanlı Sit. G-34). Because financial records, the monthly report and assembly processes run digitally, owners can see their balance and the building's statement on NovaBina at any time. For work that needs someone on site, we agree a clear working arrangement at the survey.
What is different about managing an older apartment building?
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 documented.
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 building's equipment and the scope of service requested. We visit the property for a free survey and then give you a firm quote.