Condominium Rules Every Foreign Apartment Owner Should Know
Condominium rules in Turkey are governed by a dedicated law — the Condominium Law No. 634 — and for a foreign apartment owner buying into a shared building, understanding how decisions actually get made and what financial obligations come with ownership matters just as much as the purchase itself.
How Condominium Rules in Turkey Are Structured
Every building registered under condominium ownership has a management plan (yönetim planı), which sets out the rules for how the building is run, how shared costs are divided, and what each owner is and isn't permitted to do with their unit and the shared areas. This management plan is legally binding on every owner, including a foreign buyer purchasing a unit after it was established — buying into a building means accepting its existing management plan, not negotiating a new one.
Decision-Making: Who Actually Runs the Building
Larger decisions about a shared building are generally made collectively by the owners, often through a management body or elected manager, with some decisions requiring only a simple majority and others — such as significant structural changes — requiring a higher threshold or even unanimous consent. A foreign owner who does not attend meetings or engage with the building's management is still bound by decisions properly made under these rules, which makes participation worthwhile even for an owner who splits time between countries.
- 01Read the Management Plan
Understand the specific rules that apply to your building before or immediately after purchase.
- 02Confirm Service Charge Obligations
Understand how service charges (aidat) are calculated and how often they are due.
- 03Identify the Management Body
Know who manages the building and how to raise a concern or vote on a decision.
- 04Understand Renovation Limits
Confirm what changes to your unit require prior approval from the building.
- 05Keep Payments Current
Stay current on service charges to avoid enforcement action against your unit.
Service Charges and What Happens If They Aren't Paid
Owners are generally required to contribute to shared building costs — maintenance, common-area utilities, staff where applicable — through periodic service charges (aidat), calculated according to the management plan's formula, often based on unit size. Unpaid service charges are not simply a private matter between neighbours; they can be pursued through formal enforcement proceedings, and a persistent non-payer can face real legal and financial consequences, not just social friction with other owners.
Renovations and Changes to Your Own Unit
Even within your own apartment, certain changes — particularly anything affecting the building's structure, shared systems, or external appearance — typically require approval from the other owners or the management body first. A foreign owner planning renovations should check the management plan and get any required approval before starting work, rather than assuming full freedom simply because the work is confined to their own unit.
Local Context
Given how many foreign-owned apartments in the Fethiye area sit within larger shared buildings or complexes — particularly in popular areas like Ölüdeniz and Çalış — understanding condominium rules in Turkey before buying, not after a dispute arises, is one of the more practical steps a foreign buyer can take alongside standard title deed due diligence.
Frequently Asked Questions
Am I bound by a management plan I never agreed to personally?
Yes — the management plan applies to the building as a whole, and purchasing a unit means accepting the rules already in place, whether or not you were an owner when they were established.
Can I be forced to pay for a major building renovation I don't want?
Depending on how the decision was made and whether it met the required threshold under the management plan and condominium law, a properly approved major decision can be binding on all owners, including those who voted against it or were absent.
What happens if I don't pay my service charges?
Unpaid service charges can be pursued through formal enforcement proceedings against you, in addition to any internal consequences set out in the management plan — this is not a debt that simply disappears if ignored.
Do I need approval to rent out my apartment short-term?
This depends on the specific management plan and any building-level rules about short-term or seasonal rentals, which can vary considerably between buildings — this should be checked before committing to a short-term rental business model in a particular building.
Can I attend building meetings remotely if I don't live in Turkey full-time?
This depends on the building's own practices and the management plan, though many owners arrange proxy voting or remote participation where the building allows it — this is worth clarifying with the management body directly.
If you have a question about condominium ownership in Turkey, get in touch — see our Real Estate Law page for the full scope of what we help with.
This article is provided for general information only and does not constitute legal advice; condominium rules vary by building and should be reviewed against the specific management plan involved.
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