Regulations for the Management of Residential Complexes in Turkey

Owning a property in residential complexes in Istanbul or other Turkish cities ensures housing with high standards of safety and services. This is considered an ideal option due to the comfortable environment these complexes provide for residents, along with an integrated system of services that facilitate living conditions and make life more comfortable and reassuring.

Such a service system requires good management to maintain the standard of the residential complex and raise the level of satisfaction among its residents in general.

Laws have regulated the management of residential complexes and multi-story buildings with various systems and regulations, which must be known by those who choose residential complexes as a new way of living or investing in Turkey.

Management and Maintenance of Shared Residential Complexes in 9 Points

Some property owners in residential complexes wish to obtain information clarifying their rights and obligations in their residential complexes, as guaranteed by the Right to Information Law "Bilgi Edinme Kanunu". Owners contact the management of the complexes to learn about new actions and applications in the management, but they do not receive a response from the management due to their preoccupation with other work, causing property owners to feel that the management is neglecting their rights.

Based on this, Mr. Nihad Donmaz, a consultant in residential complex management, explained in an article published by "Emlak Kulisi" titled: "Management of Residential Complexes and the Right to Obtain Information Law," some points that are often questioned by owners and those looking to invest in real estate in Turkey within residential complexes.

The article's author also clarified some legal points related to the management of complexes and legal responsibilities, as stated in several Turkish laws. Mr. Nihad Donmaz mentioned in his article, from the Right to Obtain Information Law, in its second article:

"The Right to Obtain Information Law applies to the activities of institutions and departments in the public sector, and to any professional association that has the status of an institution or department."

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Among the articles contained in the regulations governing the management of these complexes are the following points:

• Residential complexes are managed by property owners, and the owners' council must ensure adherence to the administrative method in managing the complexes, based on the provisions stipulated by law. "Condominium Law KMK-27".
• The owners' council must hold at least one to two meetings per year. "Condominium Law KMK-29".
• The owners' council holds meetings with a majority that fulfills the council's conditions, and decisions are made by voting. "Condominium Law KMK-30".
• The decisions made by the council are binding on all owners and everyone associated with them, by law. "Condominium Law KMK-32".
• Problems or misunderstandings between owners and managers, or the supervisory committee, are resolved by the aforementioned council. "Condominium Law KMK-32".
• The management of the residential complex is considered an executive authority, not a decision-making authority. "Condominium Law KMK-35".
• The manager of the residential complex submits a periodic report/account to the owners' council, according to the period specified in the complex's management plan. "Condominium Law KMK-39".
• The manager is obliged to submit the report/account at any time when half of the owners' council agrees. "Condominium Law KMK-39".
• An owner may object to decisions made by the owners' council and may resort to the court if an understanding with the council management cannot be reached. "Condominium Law KMK-33".

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Important Information about Managing Residential Complexes in Turkey

In an article published by "Emlak Kulisi" titled "The Structure of Residential Complex Management in Six Points," Mr. Nihad Donmaz, a consultant in residential complex management, mentioned the following points:

• The management of residential complexes is not considered a legal entity, nor is it subject to the Condominium Tax Law or Turkish accounting standards. Therefore, the management of residential complexes does not follow the regulations of organizations, unions, or similar bodies, and has no basic legal regulations of its own.
• Complexes cannot be managed by individuals; rather, they are governed by systems, and the role of individuals is only to serve within these regulatory laws.
• These systems and laws must be prepared by people with expertise, skill, and practical experience in this field and should be academically refined by residential complex management consultants. These systems act as a management plan and a comprehensive guide for the complex.
• If meetings are not planned, systems are not formulated, and work is not organized, efforts will be scattered. Managers may think their main job is administration, and supervisors may think their main job is oversight. In reality, the task of managers in the residential complex is not limited to managing employees but also includes increasing the real estate value of the complex and resident satisfaction. Likewise, the task of supervisors is to monitor and write reports to ensure that the decisions of the owners' council—who bear legal, financial, administrative, and social responsibilities—aim to increase the real estate value of the complex and achieve resident satisfaction.
• Complexes are not managed by complex managers or individual property owners; rather, the management of residential complexes is undertaken by the owners' councils.
• Supervision of residential complexes is also carried out by the same council. The council is the sole decision-making authority in the complexes and appoints managers and supervisors as its agents.
• The main goal of managing complexes is to provide administrative and operational services according to a methodology compatible with the proposed budget, through a vision aimed at increasing the real estate value of the complex and achieving resident satisfaction in four main areas: security, cleanliness, technology, and management, all within a legal, financial, administrative, and social framework carried out by the owners' council.
• The management and supervision positions in these councils are elected and appointed within the legal framework of Condominium Law No. 643 and all related legal regulations, in addition to the indexed management plan of residential complexes based on this law.
• The manager's plan must fully comply with the property law, have a rich social structure characterized by expertise, legality, financial transparency, productive management, and meet the conditions of skill and professionalism, all with a vision to ensure the growth of the real estate value of the complex and the satisfaction of its residents.

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In conclusion: The good management of these complexes, with their comfort, luxury, and safety features, has increased their appeal to investors and those searching for apartments for sale in Turkey.

Knowing the regulations governing the operation of these complexes acts as a roadmap that must be known by those who choose to live in residential complexes as a new lifestyle so they know their rights, obligations, and the mechanism of dealing with this distinguished housing option.

Out of keenness from Imtilak Real Estate to provide the best residential and investment options, it offers those interested in the real estate sector a wide range of options within the most important residential complexes that provide their residents with a life full of tranquility and luxury.

Other important information and topics, learn about them:

• Apartment prices in Sakarya Turkey in USD and Turkish Lira.
• Important tips for foreigners buying land in Turkey.
• Distinctive investment opportunities in Turkey.

Edited by: Imtilak Real Estate©

Source: Emlak Kulisi 1 + 2

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