Guide to Turkish condominium law
We have set out, in plain English, the provisions of Law No. 634 that affect apartment and complex living directly. These pages are open to you whether or not you are a client. If you own or rent a flat in Istanbul and do not read Turkish, this is the part of the site written for you.
Our founding partner has served since 2020 as a sworn expert witness in the Turkish courts in facility management. This guide is written from that experience.
What Is the Turkish Condominium Law?
Law No. 634 sets the ground rules of apartment and gated-community life in Turkey. Everything from appointing a manager to service charges, meetings and ledgers rests on it.
Appointing a Manager and the Manager's Duties
In buildings with eight or more independent units, appointing a manager is a legal requirement. The manager may be one of the owners or a professional company.
The Owners' Assembly, Meetings and Quorums
If notice is not given properly, the decisions taken can be annulled. The quorum calculation looks at both the number of owners and their land shares.
How Are Common Expenses and Service Charges Shared?
Not all of the service charge is split by land share. Caretaker, boiler operator, gardener and watchman costs are divided equally by law, and this is the most common mistake.
Arrears, Late Payment Penalties and Enforcement
The law sets a penalty of five per cent per month on unpaid service charges. What powers does the manager have to start enforcement, and on what conditions?
The Ledgers a Building Must Keep by Law
The decision ledger and the operating ledger are compulsory and must be certified by a notary. An uncertified ledger has doubtful evidential value.
Building Caretaker Rights and Employer Obligations
The employer of a building caretaker is the owners' assembly; the manager acts as the employer's representative. Housing, heating and lighting costs fall on the employer.
Disclaimer: these pages are general information and are not legal advice. In a specific dispute, consult a lawyer. The current text of the law is atmevzuat.gov.tr(Turkish).
Looking for management that follows the law?
From meeting notices to the decision ledger, from statutory inspections to personnel files, we run every process the way the legislation requires.