The Problem
Foreign homeowners in Turkish residential complexes frequently face conflicts with building management (Site Yönetimi). Excessive maintenance fees, decisions made without consultation, and arbitrary restrictions on facility use are common problems. The language barrier makes it difficult to participate in owners assemblies and understand meeting minutes.
How the Law Works in Turkey
The Condominium Ownership Law (Kat Mülkiyeti Kanunu, Law No. 634) governs relations between co-owners in Turkey. Each owner has voting rights in the general assembly of owners (Kat Malikleri Kurulu) proportional to their share of the land (arsa payı). Important decisions require a qualified majority. Owners must pay maintenance fees (aidat) approved by the assembly, and non-payment can result in enforcement proceedings (icra takibi).
What the Tourist Should Do
Request copies of owners assembly minutes and the community regulations (yönetim planı). Attend general assemblies or appoint a representative with a notarized power of attorney. Challenge irregular decisions at the Civil Court of Peace (Sulh Hukuk Mahkemesi) within 30 days. Demand transparency in community accounts and periodic audits.
The Risks
Non-payment of maintenance fees can lead to enforcement proceedings with property seizure. Assembly decisions not challenged within the deadline become final. Failure to participate in assemblies may result in unfavorable decisions for absent owners.
LetFix Solution
LetFix represents foreign homeowners in disputes with condominium associations in Turkey. Our lawyers attend assemblies, challenge illegal decisions, and manage judicial proceedings before the competent courts.
