{"id":46910,"date":"2026-10-19T06:21:13","date_gmt":"2026-10-19T06:21:13","guid":{"rendered":"https:\/\/trupropertyturkey.com\/yonetim-plani-turkish-apartment-rules\/"},"modified":"2026-10-19T06:21:13","modified_gmt":"2026-10-19T06:21:13","slug":"yonetim-plani-turkish-apartment-rules","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/yonetim-plani-turkish-apartment-rules\/","title":{"rendered":"Y\u00f6netim Plan\u0131: The Rulebook That Governs Your Turkish Apartment"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46910\" class=\"elementor elementor-46910 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-faf7c87f elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"faf7c87f\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-100 elementor-top-column elementor-element elementor-element-ec7de387\" data-id=\"ec7de387\" data-element_type=\"column\" data-e-type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-3d068b59 elementor-widget elementor-widget-html\" data-id=\"3d068b59\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<style>\n@import url('https:\/\/fonts.googleapis.com\/css2?family=Playfair+Display:wght@400;600;700&family=Inter:wght@300;400;500;600&display=swap');\n\n.ypn *,.ypn *::before,.ypn 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*\/\n.ypn-contact{background:#3d001e;padding:60px 0}\n.ypn-contact-inner{display:grid;grid-template-columns:1fr 1.4fr;gap:52px;align-items:start}\n.ypn-contact-meta{display:flex;flex-direction:column;gap:14px;margin-top:20px}\n.ypn-ci{display:flex;gap:12px;align-items:flex-start}\n.ypn-ci span:first-child{font-size:1.1rem;flex-shrink:0;margin-top:2px}\n.ypn-ci-text{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}\n.ypn-ci a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.ypn-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.ypn-footer-strip{background:#660033;color:rgba(255,255,255,.8)!important;text-align:center;padding:14px 20px;font-size:.75rem;line-height:1.6}\n.ypn-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .ypn-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ypn-protect{grid-template-columns:1fr 1fr}\n  .ypn-2col{grid-template-columns:1fr;gap:36px}\n  .ypn-contact-inner{grid-template-columns:1fr;gap:36px}\n  .ypn-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .ypnc{padding:0 16px}\n  .ypns{padding:44px 0}\n  .ypn-hero{min-height:auto}\n  .ypn-hero-content{padding:48px 16px 56px}\n  .ypn-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .ypn-protect{grid-template-columns:1fr;gap:12px}\n  .ypn-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ypn-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .ypn-step{gap:14px}\n  .ypn-step-num{width:44px;height:44px;font-size:1rem}\n  .ypn-steps::before{left:21px}\n  .ypn-contact{padding:48px 0}\n}\n@media(max-width:480px){.ypnc{padding:0 14px}}\n<\/style>\n\n<div class=\"ypn\">\n<!-- HERO -->\n<section class=\"ypn-hero\">\n  <div class=\"ypn-hero-bg\"><\/div>\n  <div class=\"ypn-hero-pat\"><\/div>\n  <div class=\"ypn-hero-ov\"><\/div>\n  <div class=\"ypn-hero-content\">\n    <span class=\"ypn-eyebrow\">Title &amp; Ownership &middot; Law 634 &middot; Updated October 2026<\/span>\n    <h1>Y\u00f6netim Plan\u0131: The Rulebook That Governs Your Turkish Apartment<\/h1>\n    <p class=\"ypn-hero-sub\">Every Turkish building held under condominium ownership has a management plan. It has the force of a contract, it binds you whether or not you have read it, and it was almost certainly agreed years before you arrived. Here is what it controls and how it can be changed.<\/p>\n    <div class=\"ypn-hero-meta\">\n      <div class=\"ypn-hm\">&#128220; <strong>Binds every owner and successor<\/strong><\/div>\n      <div class=\"ypn-hm\">&#9878;&#65039; <strong>Condominium Law No. 634<\/strong><\/div>\n      <div class=\"ypn-hm\">&#128221; <strong>Changed only by a four-fifths vote<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"ypn-strip\">\n  <div class=\"ypnc\">\n    <div class=\"ypn-strip-in\">\n      <div class=\"ypn-si\"><span class=\"ypn-sv\">4\/5<\/span><span class=\"ypn-sl\">Vote Needed To Change A Plan<\/span><\/div>\n      <div class=\"ypn-si\"><span class=\"ypn-sv\">8+<\/span><span class=\"ypn-sl\">Units Where A Manager Is Compulsory<\/span><\/div>\n      <div class=\"ypn-si\"><span class=\"ypn-sv\">2\/3<\/span><span class=\"ypn-sl\">New Threshold For Complexes, 2026<\/span><\/div>\n      <div class=\"ypn-si\"><span class=\"ypn-sv\">1 Month<\/span><span class=\"ypn-sl\">To Challenge An Assembly Decision<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO -->\n<section class=\"ypns\">\n  <div class=\"ypnc\">\n    <div class=\"ypn-2col\">\n      <div class=\"ypn-body\">\n        <span class=\"ypnt\">Start Here<\/span>\n        <h2 class=\"ypn-title\">A contract you signed up to without signing anything<\/h2>\n\n        <p>Foreign buyers in Turkey spend a great deal of attention on the title deed and almost none on the document that will actually govern daily life in the building. That document is the <strong>y&ouml;netim plan&#305;<\/strong> &mdash; the management plan &mdash; and under Article 28 of the Condominium Law (Kat M&uuml;lkiyeti Kanunu No. 634) it <em>has the status of a contract binding all the flat owners<\/em>.<\/p>\n        <p>The point that catches people out is in the same article. The management plan and any amendments to it bind not only the owners who agreed them but also their <strong>universal and particular successors<\/strong>, along with the manager and the auditors. When you buy a flat, you inherit the plan. You are not asked to sign it, you are not offered the chance to negotiate it, and the fact that you had not read it is not a defence.<\/p>\n        <div class=\"ypn-hbox\">\n          <strong>Where it lives.<\/strong> Article 28 requires that the date of the management plan, and of any later amendment, is recorded in the <em>Beyanlar<\/em> (declarations) column of the condominium register, with the plan itself kept among the founding documents of the condominium. So the existence of a plan is discoverable from the register before you buy &mdash; which means a buyer who ends up surprised by it usually had the opportunity not to be.\n        <\/div>\n        <p>What goes into it is set by the same article: the manner of management, the purpose and manner of use, the fees payable to the manager and auditors, and other matters relating to management. That is a wide brief. In practice a management plan can determine whether you may run a business from your flat, what you may do to the facade, how costs are divided, and how much say you have in any of it.<\/p>\n        <p>This guide sets out what the plan controls, how the owners&rsquo; assembly that administers it actually works, what majorities are needed to change anything, and what to ask for before you commit. It pairs with our guides to <a href=\"https:\/\/trupropertyturkey.com\/aidat-service-charges-turkey\/\">aidat and service charges in Turkey<\/a> and to <a href=\"https:\/\/trupropertyturkey.com\/kat-irtifaki-vs-kat-mulkiyeti\/\">kat irtifak&#305; versus kat m&uuml;lkiyeti<\/a>, which explains the form of ownership that brings the plan into force in the first place.<\/p>\n      <\/div>\n      <div>\n        <div class=\"ypn-ov\">\n          <div class=\"ypn-ov-head\">\n            <h3>Key Thresholds Under Law 634<\/h3>\n            <p>Condominium Law No. 634, consolidated text<\/p>\n          <\/div>\n          <div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Governing statute<\/span><span class=\"ypn-or\">Law No. 634 (1965)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Status of the plan<\/span><span class=\"ypn-or burg\">Binding contract<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Change the plan, one building<\/span><span class=\"ypn-or\">4\/5 of all owners (Art. 28)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Change the plan, complex<\/span><span class=\"ypn-or burg\">2\/3 (Art. 70)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Ordinary meeting quorum<\/span><span class=\"ypn-or\">Over half (Art. 30)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Reconvened meeting<\/span><span class=\"ypn-or\">Majority attending (Art. 30)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Assembly must meet<\/span><span class=\"ypn-or\">At least yearly (Art. 29)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Manager compulsory from<\/span><span class=\"ypn-or\">8 units (Art. 34)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Works in common areas<\/span><span class=\"ypn-or\">4\/5 in writing (Art. 19)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Bar or shop in a dwelling<\/span><span class=\"ypn-or burg\">Unanimity (Art. 24)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Votes per owner<\/span><span class=\"ypn-or\">One per unit (Art. 31)<\/span><\/div>\n            <div class=\"ypn-ov-row\"><span class=\"ypn-ol\">Challenge a decision<\/span><span class=\"ypn-or\">1 month (Art. 33)<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"ypn-warn\" style=\"margin-top:22px;\"><strong>One important 2026 change.<\/strong> Law No. 7579 of 7 May 2026 amended Article 70, replacing the four-fifths requirement with two-thirds for amending the management plan of a <em>toplu yap&#305;<\/em> &mdash; a multi-building complex. The same law added a provision that management-plan terms conflicting with Article 70 do not apply. If you own in a complex and were told the threshold is four-fifths, that advice may predate May 2026.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"ypns ypng\">\n  <div class=\"ypnc\">\n    <span class=\"ypnt\">How It Works<\/span>\n    <h2 class=\"ypn-title\">The owners&rsquo; assembly, step by step<\/h2>\n    <p class=\"ypn-sub\">The kat malikleri kurulu is the body that applies and amends the plan. Articles 29 to 33 of Law 634 set out how it has to operate, and the procedural rules matter as much as the voting ones.<\/p>\n    <div class=\"ypn-steps\">\n      <div class=\"ypn-step\"><div class=\"ypn-step-num\">1<\/div><div class=\"ypn-step-body\"><h3>The assembly must meet at least once a year<\/h3><p>Under Article 29 the owners&rsquo; assembly meets at the times stated in the management plan and, if the plan says nothing, within the first month of each calendar year. Complexes are on a longer cycle: at least once every two years, or failing a stated time, in the first month of the second calendar year. A building that has not held a meeting in years is not operating lawfully, and that is worth knowing before you buy into it.<\/p><\/div><\/div>\n      <div class=\"ypn-step\"><div class=\"ypn-step-num\">2<\/div><div class=\"ypn-step-body\"><h3>An extraordinary meeting needs a third of owners, or the manager<\/h3><p>The assembly can be convened at any time at the request of the manager, the auditor, or one third of the flat owners. Notice must reach every owner at least fifteen days before the requested date, by a signed notice or registered letter, and it must state the reason for the meeting. A meeting called without that notice is open to challenge on procedure alone.<\/p><\/div><\/div>\n      <div class=\"ypn-step\"><div class=\"ypn-step-num\">3<\/div><div class=\"ypn-step-body\"><h3>The first meeting needs more than half the owners present<\/h3><p>Article 30 sets the quorum as more than half of the flat owners counted both by number and by land share, and decisions are taken by majority of votes. Both limbs have to be satisfied: a handful of owners holding large land shares cannot form a quorum on their own, and nor can a crowd of owners holding small ones.<\/p><\/div><\/div>\n      <div class=\"ypn-step\"><div class=\"ypn-step-num\">4<\/div><div class=\"ypn-step-body\"><h3>A failed quorum triggers a second meeting on easier terms<\/h3><p>If the first meeting cannot be held for want of a quorum, the second is held no later than fifteen days afterwards, and the first notice must already say where and when. At that reconvened meeting the decision threshold drops to an absolute majority of those who actually attend. This is the single most consequential procedural rule in the statute, because a well-organised minority that turns up can carry an ordinary decision that a majority never voted on.<\/p><\/div><\/div>\n      <div class=\"ypn-step\"><div class=\"ypn-step-num\">5<\/div><div class=\"ypn-step-body\"><h3>Votes are counted per unit, with a cap<\/h3><p>Article 31 gives each owner one vote regardless of the size of their land share. An owner of several units gets a vote for each, but their total can never exceed one third of all votes however many units they own. A unit in joint ownership is represented by one person the co-owners authorise. An owner whose own interests are directly the subject of a decision may attend the discussion but may not vote on it.<\/p><\/div><\/div>\n      <div class=\"ypn-step\"><div class=\"ypn-step-num\">6<\/div><div class=\"ypn-step-body\"><h3>Decisions go in a notarised book, and dissent is recorded<\/h3><p>Under Article 32 decisions are written into a book with consecutively numbered pages, each page bearing a notary seal, and signed by all owners present. Anyone voting against signs while stating the reason for their dissent. That record is what you ask to see before you buy: it is the building&rsquo;s history of disputes, spending decisions and unresolved arguments, in one place.<\/p><\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"ypns\">\n  <div class=\"ypnc ypnct\">\n    <span class=\"ypnt\">What It Controls<\/span>\n    <h2 class=\"ypn-title\">Six things a management plan can decide for you<\/h2>\n    <p class=\"ypn-sub\">Article 28 gives the plan authority over the manner of management, the purpose and manner of use, officers&rsquo; fees and other management matters. In practice that reaches a long way into how you use what you own.<\/p>\n  <\/div>\n  <div class=\"ypnc\">\n    <div class=\"ypn-protect\">\n      <div class=\"ypn-pc\"><span class=\"ypn-pc-icon\">&#128176;<\/span><h3>How the building&rsquo;s costs are divided<\/h3><p>Article 20 sets defaults: caretaker, boiler operator, gardener and watchman costs are shared equally, while insurance premiums, maintenance and repair of common areas, the manager&rsquo;s salary and the running costs of shared installations are shared in proportion to land share. Those defaults apply unless the owners have agreed otherwise, and the plan is where they do.<\/p><\/div>\n      <div class=\"ypn-pc\"><span class=\"ypn-pc-icon\">&#127970;<\/span><h3>What each unit may be used for<\/h3><p>Article 24 prohibits hospitals, dispensaries, clinics and pharmaceutical laboratories in any unit outright. In a unit registered as a dwelling, premises such as a cinema, bar, club, restaurant, patisserie, workshop, printing house or shop may only be opened by a unanimous decision of the owners&rsquo; assembly &mdash; a genuine veto for every single owner.<\/p><\/div>\n      <div class=\"ypn-pc\"><span class=\"ypn-pc-icon\">&#128296;<\/span><h3>What you may change in the common parts<\/h3><p>Under Article 19 no owner may carry out construction, repairs or installations in the common areas, or even repaint the exterior a different colour, without the written consent of four fifths of all owners. The exception is narrow: consent is not required where a court has established that a defect is damaging the structure and needs urgent repair, or that strengthening the building is compulsory.<\/p><\/div>\n      <div class=\"ypn-pc\"><span class=\"ypn-pc-icon\">&#128101;<\/span><h3>Who manages the building, and for how much<\/h3><p>The plan fixes the fees payable to the manager and the auditors, and sets out the manager&rsquo;s duties. Article 35 supplies a default list where the plan is silent, covering execution of assembly decisions, maintenance and repair, insuring the building, and collecting advances. The plan can expand on all of it.<\/p><\/div>\n      <div class=\"ypn-pc\"><span class=\"ypn-pc-icon\">&#127970;<\/span><h3>Complexes run on a single plan<\/h3><p>Under Article 70 a toplu yap&#305; &mdash; a multi-building complex &mdash; has one management plan covering every building and shared area, binding every owner in it. Article 69 then layers the governance: block assemblies for block matters, parcel assemblies, island assemblies, and a complex-wide representatives&rsquo; council above them.<\/p><\/div>\n      <div class=\"ypn-pc\"><span class=\"ypn-pc-icon\">&#9203;<\/span><h3>Provisional management, and when it must end<\/h3><p>A plan may provide for a provisional management arrangement until the complex-wide representatives&rsquo; council is formed. Article 73 caps it: provisional management may run until at most one year after the complex is completed, and ends in any event ten years after the first building permit was obtained. Developer-run management is not meant to be permanent.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- TABLE -->\n<section class=\"ypns ypng\">\n  <div class=\"ypnc\">\n    <span class=\"ypnt\">The Majorities<\/span>\n    <h2 class=\"ypn-title\">What vote do you actually need?<\/h2>\n    <p class=\"ypn-sub\">Every threshold below is from the consolidated text of Condominium Law No. 634. The last column answers the question owners ask most: is an ordinary majority enough, or does this need something heavier?<\/p>\n    <div class=\"ypn-compare-wrap\">\n      <table class=\"ypn-compare\">\n        <thead><tr><th>Decision<\/th><th>Required majority<\/th><th>Article<\/th><th>Simple majority enough?<\/th><\/tr><\/thead>\n        <tbody>\n          <tr><td>Ordinary decision of the assembly<\/td><td>Majority of votes, with a quorum of over half of owners by number and land share<\/td><td>Art. 30<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Decision at a reconvened second meeting<\/td><td>Absolute majority of those attending<\/td><td>Art. 30<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Appointing the building manager<\/td><td>Majority of owners by both number and land share<\/td><td>Art. 34<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Electing an auditor<\/td><td>Majority by number and land share<\/td><td>Art. 41<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Improvements and additions to common areas<\/td><td>Majority by number and land share<\/td><td>Art. 42<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Construction, repair or a new exterior colour in common areas<\/td><td>Written consent of four fifths of all owners<\/td><td>Art. 19<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Amending the management plan, single building<\/td><td>Four fifths of all flat owners<\/td><td>Art. 28<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Amending the management plan, complex<\/td><td>Two thirds, as amended on 7 May 2026<\/td><td>Art. 70<\/td><td class=\"no\">No<\/td><\/tr>\n          <tr><td>Opening a bar, restaurant or shop in a unit registered as a dwelling<\/td><td>Unanimity of the owners&rsquo; assembly<\/td><td>Art. 24<\/td><td class=\"no\">No<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n    <div class=\"ypn-hbox\" style=\"margin-top:26px;\"><strong>Why the four-fifths rule matters more than it looks.<\/strong> Article 28 requires four fifths <em>of all flat owners<\/em>, not four fifths of those who turn up. In a building where a meaningful number of units are owned by absent foreign owners, developers holding unsold stock, or heirs who never registered, assembling that majority can be practically impossible &mdash; which means an unsatisfactory management plan can be very difficult to fix. Article 28 does preserve every owner&rsquo;s right to apply to the court under Article 33.<\/div>\n  <\/div>\n<\/section>\n\n<!-- CLOSING -->\n<section class=\"ypns\">\n  <div class=\"ypnc\">\n    <div class=\"ypn-body\" style=\"max-width:820px;\">\n      <span class=\"ypnt\">Before You Buy<\/span>\n      <h2 class=\"ypn-title\">What to ask for, and what to look for in it<\/h2>\n\n      <p>The management plan is a public-facing document in the sense that matters: its existence and date are noted in the declarations column of the condominium register, and the plan is held with the founding documents of the condominium. Ask your lawyer or agent to obtain the current version together with the minutes book kept under Article 32. Reading the two side by side tells you more about a building than any viewing will.<\/p>\n      <p>In the plan itself, look first at the use restrictions. If you intend to let the property, run a business from it, or keep animals, the plan is where any prohibition will sit, and a prohibition there binds you from the day you complete. Separately from the plan, letting a Turkish property to short-stay guests engages its own permit regime, which we cover in our guide to <a href=\"https:\/\/trupropertyturkey.com\/short-term-rental-permit-turkey\/\">the short-term rental permit every owner now needs<\/a>. Both have to work for your plan to be viable, and the building&rsquo;s rules are the one people forget to check.<\/p>\n      <p>Then look at the cost allocation. Article 20 provides a default split, but the plan can vary it, and plans drafted by developers sometimes allocate shared facility costs in ways that fall unevenly on particular blocks or unit types. Note too that Article 20 is explicit that an owner cannot escape a share of costs by giving up the right to use a facility or arguing they have no need of it. A ground-floor owner still contributes to the lift unless the plan genuinely says otherwise.<\/p>\n      <p>Look at the minutes book for the pattern of decisions. Repeated failed meetings, decisions carried at reconvened second meetings by small numbers, recorded dissents, or a long-running dispute with the manager all tell you something about how the building is run. Under Article 41 the assembly supervises the manager continuously and may replace them at any time where there is just cause, and accounts are audited every three months where the plan sets no other interval. A building that does none of this is not necessarily a disaster, but it is a building where you will have less recourse than the statute intends.<\/p>\n      <p>Finally, check whether the building has a manager at all. Article 34 makes appointment compulsory where the property has eight or more independent units. Where the owners cannot agree or cannot convene to appoint one, any owner may apply to the local magistrate&rsquo;s court, which will appoint a manager with the same powers and responsibilities; a court-appointed manager cannot then be replaced by the assembly for six months unless the appointing court permits it for good reason. That route exists precisely because deadlocked buildings are common.<\/p>\n      <div class=\"ypn-warn\">\n        <strong>Figures we have deliberately not given.<\/strong> This guide quotes no aidat amounts, manager&rsquo;s fees, court costs or notary charges. Those vary by building, city and year, and a figure repeated from an old source is worse than no figure at all. The statutory thresholds above are taken from the consolidated text of Law No. 634 as published by the Turkish legislation database, retrieved in October 2026. Law is applied to facts, and buildings differ &mdash; confirm the position for your specific property, and current costs, with a licensed Turkish adviser before you rely on any of it.\n      <\/div>\n      <p>For the wider picture on owning and running a Turkish property from abroad, see our guides to <a href=\"https:\/\/trupropertyturkey.com\/property-management-in-turkey\/\">property management in Turkey<\/a>, <a href=\"https:\/\/trupropertyturkey.com\/turkish-rental-law\/\">Turkish rental law<\/a> and <a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">reading the encumbrances on a title deed<\/a>. If you are still choosing a property, our guide to <a href=\"https:\/\/trupropertyturkey.com\/apartments-for-sale-in-turkey\/\">apartments for sale in Turkey<\/a> covers how to read a listing and a deed, and the full library sits in our <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides<\/a>.<\/p>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"ypn-cta-strip\">\n  <div class=\"ypnc\">\n    <div class=\"ypn-cta-in\">\n      <div>\n        <h3>Want the management plan read before you commit?<\/h3>\n        <p>We obtain the current y&ouml;netim plan&#305; and the assembly minutes as part of our standard due diligence, and translate what they mean for how you intend to use the property.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ypnbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"ypns\">\n  <div class=\"ypnc ypnct\">\n    <span class=\"ypnt\">FAQ<\/span>\n    <h2 class=\"ypn-title\">Y\u00f6netim plan\u0131 &mdash; frequently asked questions<\/h2>\n    <p class=\"ypn-sub\">What foreign owners ask most about Turkish building rules, assemblies and managers.<\/p>\n  <\/div>\n  <div class=\"ypnc\">\n    <div class=\"ypn-faq-list\">\n      <div class=\"ypn-faq-item\">\n        <div class=\"ypn-faq-q\" onclick=\"ypnFaq(this)\">What is a y\u00f6netim plan\u0131 in Turkey?<span class=\"ypn-faq-icon\">+<\/span><\/div>\n        <div class=\"ypn-faq-a\">A y\u00f6netim plan\u0131 is the management plan of a building held under Turkish condominium ownership. Article 28 of the Condominium Law No. 634 gives it the status of a contract binding all the flat owners, and says it regulates the manner of management, the purpose and manner of use of the property, the fees payable to the manager and auditors, and other matters relating to management. Where the plan is silent, disputes arising from management are decided according to the Condominium Law and general legal provisions. The date of the plan and of any amendment is recorded in the declarations column of the condominium register, and the plan is kept among the founding documents of the condominium.<\/div>\n      <\/div>\n      <div class=\"ypn-faq-item\">\n        <div class=\"ypn-faq-q\" onclick=\"ypnFaq(this)\">Am I bound by a management plan that was agreed before I bought my flat?<span class=\"ypn-faq-icon\">+<\/span><\/div>\n        <div class=\"ypn-faq-a\">Yes. Article 28 states that the management plan and any amendments bind all the flat owners together with their universal and particular successors, and the manager and the auditors. A buyer is a successor for this purpose, so the plan transfers with the property and applies to you from completion whether or not you were shown it. This is why the plan should be obtained and read during due diligence rather than after. Article 18 goes further and extends the obligation to comply with the management plan to tenants and to anyone else who continuously benefits from a unit, who are jointly and severally liable with the owner.<\/div>\n      <\/div>\n      <div class=\"ypn-faq-item\">\n        <div class=\"ypn-faq-q\" onclick=\"ypnFaq(this)\">How many votes are needed to change a Turkish building's management plan?<span class=\"ypn-faq-icon\">+<\/span><\/div>\n        <div class=\"ypn-faq-a\">For a single building, Article 28 requires the votes of four fifths of all the flat owners. The threshold is calculated against every owner in the building, not merely those who attend the meeting, which can make amendment difficult where units are owned by absent or untraceable owners. For a toplu yap\u0131, meaning a multi-building complex, Article 70 requires two thirds: that figure was reduced from four fifths by Law No. 7579 of 7 May 2026, which also provided that management-plan terms conflicting with Article 70 do not apply. In both cases Article 28 preserves the owners' right to apply to the court under Article 33.<\/div>\n      <\/div>\n      <div class=\"ypn-faq-item\">\n        <div class=\"ypn-faq-q\" onclick=\"ypnFaq(this)\">When must a Turkish building appoint a manager?<span class=\"ypn-faq-icon\">+<\/span><\/div>\n        <div class=\"ypn-faq-a\">Article 34 of Law No. 634 makes the appointment of a manager compulsory where the property has eight or more independent units. The manager may be one of the owners or an outsider, and may be a single person or a board of three. Appointment is by a majority of the owners counted both by number and by land share, and the manager is reappointed each year at the assembly's annual meeting. If the owners cannot agree, or cannot convene to appoint anyone, the magistrate's court for the area may appoint a manager on the application of any owner; that manager has the same powers and responsibilities, and cannot be replaced by the owners for six months unless the appointing court allows it for good reason.<\/div>\n      <\/div>\n      <div class=\"ypn-faq-item\">\n        <div class=\"ypn-faq-q\" onclick=\"ypnFaq(this)\">Can I challenge a decision of the owners' assembly?<span class=\"ypn-faq-icon\">+<\/span><\/div>\n        <div class=\"ypn-faq-a\">Yes, and Article 33 sets the deadlines. An owner who attended the meeting and voted against the decision has one month from the date of the decision to bring an annulment action before the magistrate's court for the area. An owner who did not attend has one month from learning of the decision, and in any event no more than six months from the date of the decision. Where a decision is legally non-existent or absolutely void, no time limit applies. Article 32 also requires that decisions are recorded in a notary-sealed book with consecutively numbered pages and signed by the owners present, with dissenters stating their reasons, so the record you would rely on should exist.<\/div>\n      <\/div>\n      <div class=\"ypn-faq-item\">\n        <div class=\"ypn-faq-q\" onclick=\"ypnFaq(this)\">Who pays for what in a Turkish apartment building?<span class=\"ypn-faq-icon\">+<\/span><\/div>\n        <div class=\"ypn-faq-a\">Article 20 sets the default allocation where the owners have not agreed otherwise. Costs for the caretaker, boiler operator, gardener and watchman, and advances collected for them, are shared equally between owners. Insurance premiums, the maintenance, protection, strengthening and repair of all common areas, other costs such as the manager's salary, and the operating costs of shared installations are shared in proportion to each owner's land share. The same article is explicit that an owner cannot refuse to pay a share by giving up their right to use a common area or installation, or by arguing that their unit means they have no need of it. The management plan may vary these defaults, so read it alongside the statute.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"ypn-contact\" id=\"ypn-contact\">\n  <div class=\"ypnc\">\n    <div class=\"ypn-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Know The Rules First<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Read the building before you buy the flat<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">We obtain the management plan and assembly minutes, check the title deed record and annotations, and tell you plainly whether the building's own rules allow what you are planning to do with the property.<\/p>\n        <div class=\"ypn-contact-meta\">\n          <div class=\"ypn-ci\"><span>&#128220;<\/span><span class=\"ypn-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Due Diligence<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"ypn-ci\"><span>&#128218;<\/span><span class=\"ypn-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Guides<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides &rarr;<\/a><\/span><\/div>\n          <div class=\"ypn-ci\"><span>&#127758;<\/span><span class=\"ypn-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ypnbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"ypn-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"ypn-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Property Guides<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/yonetim-plani-turkish-apartment-rules\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/yonetim-plani-turkish-apartment-rules\/\",\n  \"name\": \"Y\u00f6netim Plan\u0131 in Turkey \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is a y\u00f6netim plan\u0131 in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"A y\u00f6netim plan\u0131 is the management plan of a building held under Turkish condominium ownership. Article 28 of the Condominium Law No. 634 gives it the status of a contract binding all the flat owners, and says it regulates the manner of management, the purpose and manner of use of the property, the fees payable to the manager and auditors, and other matters relating to management. Where the plan is silent, disputes arising from management are decided according to the Condominium Law and general legal provisions. The date of the plan and of any amendment is recorded in the declarations column of the condominium register, and the plan is kept among the founding documents of the condominium.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Am I bound by a management plan that was agreed before I bought my flat?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes. Article 28 states that the management plan and any amendments bind all the flat owners together with their universal and particular successors, and the manager and the auditors. A buyer is a successor for this purpose, so the plan transfers with the property and applies to you from completion whether or not you were shown it. This is why the plan should be obtained and read during due diligence rather than after. Article 18 goes further and extends the obligation to comply with the management plan to tenants and to anyone else who continuously benefits from a unit, who are jointly and severally liable with the owner.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How many votes are needed to change a Turkish building's management plan?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"For a single building, Article 28 requires the votes of four fifths of all the flat owners. The threshold is calculated against every owner in the building, not merely those who attend the meeting, which can make amendment difficult where units are owned by absent or untraceable owners. For a toplu yap\u0131, meaning a multi-building complex, Article 70 requires two thirds: that figure was reduced from four fifths by Law No. 7579 of 7 May 2026, which also provided that management-plan terms conflicting with Article 70 do not apply. In both cases Article 28 preserves the owners' right to apply to the court under Article 33.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"When must a Turkish building appoint a manager?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Article 34 of Law No. 634 makes the appointment of a manager compulsory where the property has eight or more independent units. The manager may be one of the owners or an outsider, and may be a single person or a board of three. Appointment is by a majority of the owners counted both by number and by land share, and the manager is reappointed each year at the assembly's annual meeting. If the owners cannot agree, or cannot convene to appoint anyone, the magistrate's court for the area may appoint a manager on the application of any owner; that manager has the same powers and responsibilities, and cannot be replaced by the owners for six months unless the appointing court allows it for good reason.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I challenge a decision of the owners' assembly?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, and Article 33 sets the deadlines. An owner who attended the meeting and voted against the decision has one month from the date of the decision to bring an annulment action before the magistrate's court for the area. An owner who did not attend has one month from learning of the decision, and in any event no more than six months from the date of the decision. Where a decision is legally non-existent or absolutely void, no time limit applies. Article 32 also requires that decisions are recorded in a notary-sealed book with consecutively numbered pages and signed by the owners present, with dissenters stating their reasons, so the record you would rely on should exist.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Who pays for what in a Turkish apartment building?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Article 20 sets the default allocation where the owners have not agreed otherwise. Costs for the caretaker, boiler operator, gardener and watchman, and advances collected for them, are shared equally between owners. Insurance premiums, the maintenance, protection, strengthening and repair of all common areas, other costs such as the manager's salary, and the operating costs of shared installations are shared in proportion to each owner's land share. The same article is explicit that an owner cannot refuse to pay a share by giving up their right to use a common area or installation, or by arguing that their unit means they have no need of it. 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It has the force of a contract, it binds you whether or not you have read it, and it was almost certainly agreed years before [&hellip;]<\/p>\n","protected":false},"author":3,"featured_media":22430,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46910","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Y\u00f6netim Plan\u0131: Your Turkish Building&#039;s Rulebook<\/title>\n<meta name=\"description\" content=\"A y\u00f6netim plan\u0131 binds every owner in a Turkish building. 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