The construction company or developer may be responsible for constructing and handing over the swimming pool, landscaping, sports facilities, security infrastructure, and other common areas specified in the project.

Once the project has been delivered, however, the daily operation and maintenance of these facilities are generally organized by the site management.

These services commonly include:

• 24/7 security services
• Cleaning of common areas
• Swimming pool operation and maintenance
• Landscaping and garden maintenance
• Technical maintenance
• Elevator operation and maintenance
• Electricity costs for common areas
• Reception and other shared services

These services are generally financed through the common expenses and maintenance fees paid by the unit owners.

Who Runs the Project?

Upon completion and delivery, the residential complex may initially be managed by:

• A management company affiliated with the construction company or developer; or
• An independent professional property management company.

Subsequently, unit owners participate in the management of the complex in accordance with the Condominium Law and the Management Plan registered with the Land Registry.

Regulations Governing Site Services

Certain services organized by the management company are also subject to their own specific regulations.

For example, private security services are provided in accordance with Law No. 5188 on Private Security Services, including the applicable licensing, professional qualification, and security training requirements.

Private security companies must obtain the required operating license from the Ministry of the Interior, while security personnel must meet the applicable legal qualifications.

Significant Changes Introduced in 2026

Law No. 7579, published in the Official Gazette on May 22, 2026, introduced important amendments to Articles 35, 37, and 70 of Condominium Law No. 634.

In particular, the voting threshold applicable to certain amendments involving the Management Plan of residential developments legally classified as collective structures was reduced.

Under the amended Article 70, changes to the Management Plan by the collective structure's board of representatives require the approval of members representing two-thirds of the total number of independent units. Provisions concerning temporary management may also be amended with the approval of two-thirds of the unit owners in the collective structure.

Therefore, if unit owners become dissatisfied with the current management model, expense-sharing principles, or relevant provisions of the Management Plan, the applicable amendment process may now be easier than under the previous system.

Maintenance Fees and the Operating Budget

The 2026 amendments also strengthened unit owners' involvement in the approval of community expenses.

The operating plan, which sets out the project's anticipated common expenses and required advance payments, must be submitted to and approved by the general assembly of unit owners.

If an approved operating plan is not yet available, the manager must prepare a temporary operating plan without delay. This temporary plan must then be submitted to the general assembly for approval, either in its original or amended form, within three months.

Emlak Konut Partnership and Project Oversight

Our relevant projects, with the exception of Göktürk, include an Emlak Konut partnership. As a public-sector institution, Emlak Konut's involvement can provide an additional level of institutional supervision, financial discipline, and management oversight.

However, actual maintenance fees depend on the services provided, the approved operating plan, the size and facilities of the complex, and decisions taken by the unit owners. The applicable budget and Management Plan should therefore be reviewed separately for each project.

Official Legal Sources

This article is provided for general informational purposes and does not constitute legal advice. The applicable Management Plan, sales agreement, operating plan, Land Registry records, and current legislation should be reviewed for each individual project.