Overview
Much of Türkiye lies in an earthquake zone, and past earthquakes have shown how important the safety of the existing building stock is. Identifying, renewing or strengthening risky buildings is a process with both technical and legal dimensions, governed mainly by Law No. 6306 on the Transformation of Areas under Disaster Risk.
Urban transformation involves successive administrative, technical and private-law steps: owners’ decisions, the risky building assessment, land registry entries and contracts with a contractor. Mehmet Türker holds a master’s degree in urban transformation law and previously worked as a civil engineer — a combination that allows both sides of the process to be assessed together.
What we handle
Risky building assessment
The process starts with an inspection by an institution licensed by the Ministry of Environment, Urbanisation and Climate Change. The data and regulations on which the report is based form the foundation of any later objection.
Objecting to the assessment
Owners may object within 15 days of being notified. The objection is reviewed by a technical committee of university academics and ministry officials. Administrative acts taken under Law No. 6306 can be challenged before the administrative court of the place where the property is located within 30 days of notification.
Owners’ meetings and resolutions
Owners decide by the statutory majority on reconstruction, the choice of contractor and sharing arrangements. Notice of meeting, agenda, vote calculation and minutes determine whether the resolution is valid.
Contractor agreement
The agreement — usually a flat-for-land contract executed before a notary — should regulate delivery dates, delay penalties, rent aid, guarantees, specifications, the sharing schedule and the owners’ rights if the contractor abandons the works.
Shares of owners who do not consent
Shares of owners who do not join the resolution may be sold to the other owners by auction at no less than the assessed value; valuation is often disputed.
Evacuation, demolition and rent aid
Owners and tenants are given time to vacate; those who qualify may receive rent aid. The fate of existing leases is assessed separately.
Disputes during construction
Stalled works, delays, defects, deviations from the project or a contractor in financial difficulty may require rescission, replacement of the contractor, damages or title deed cancellation.
How the process works
Building and title review
Title records, land shares and the management plan are reviewed and the ownership structure mapped.
Assessment, objection, resolutions
Risky building assessment, objection if needed, owners’ meeting and resolution.
Contractor and contract
Offers compared; notarised contract with clauses protecting the owners.
Construction and delivery
Demolition, permits, construction and occupancy monitored; disputes handled by notice, evidence determination and litigation.
Before your meeting
Bring originals or legible copies of whichever of the following you have. You don’t need everything — missing items are identified together.
- Title deed and land share information
- Risky building report and notification
- Minutes of owners’ meetings
- Contractor offer or draft contract
- Management plan and existing permits
- Lease agreements of any tenants
Key deadlines
| Matter | Period | Starts from |
|---|---|---|
| Objection to a risky building assessment | 15 days | Notification to the owner |
| Lawsuit against administrative acts under Law No. 6306 | 30 days | Notification of the act |
These are general rules; special provisions or a different starting date may apply in a particular case. It is best to have the deadline assessed on the day you receive a notification.
Frequently asked questions
How long do I have to object to a risky building report?
15 days from notification. The objection should be supported by technical grounds. Administrative acts under Law No. 6306 can be challenged in court within 30 days of notification.
What happens if I do not agree with the other owners?
The share of an owner who does not join a resolution adopted by the statutory majority may be sold to the other owners at no less than its assessed value. It is wise to understand your valuation and sale rights before deciding.
I am a tenant in the building. What are my rights?
Once the risky building decision is final, the building must be vacated; eligible tenants may also receive rent aid. Termination of the lease and return of the deposit are assessed separately.
The information on this page is general and does not constitute legal advice, a guarantee of outcome or an undertaking in respect of any specific matter. Periods and amounts are subject to change by legislation.
