Turkey has introduced new regulations designed to tackle excessive maintenance fees in apartment buildings and residential complexes, giving property owners greater oversight while limiting the ability of management companies to impose increases.
New Rules Aim to Increase Transparency
The measures form part of amendments to the Land Registry Law and related regulations prepared by the Ministry of Environment, Urbanization and Climate Change. While some provisions linked to ground survey organisations will come into force at the end of 2026, the majority of the reforms became effective on May 22.
One of the most significant changes affects how maintenance fee budgets are prepared. Under the new framework, site managements can only implement temporary operating budgets for a maximum of three months, while fee increases during that period cannot exceed the official revaluation rate.
Ali Güvenç Kiraz, President of the Real Estate Law Association, said the reforms address long-standing concerns surrounding apartment and residential complex management. He noted that management companies previously had broad authority to determine budgets, often leaving property owners with limited options to challenge increases until general assembly meetings were held.
Property Owners Gain Greater Control
Under the revised rules, property owners must hold a regular or extraordinary general assembly meeting within three months to determine future maintenance fees. Budgets approved during those meetings will then apply to subsequent periods, giving owners a stronger role in long-term financial decisions.
Another important reform involves advance payments. Previously, managers could request additional advances for anticipated expenses without requiring formal approval from property owners. The new regulations remove that authority once an operating budget has been approved.
The reforms also reduce the majority required to amend management plans in large residential developments from four-fifths to two-thirds. Industry experts believe this change will make decision-making more practical in larger communities while maintaining safeguards for Turkish property owners.
Sector Expects Fewer Legal Disputes
Industry representatives believe the regulations will improve accountability and transparency across residential site management. Suat Sandalcı, President of the Turkish Urban Facility Management Association, described the changes as an important step that limits fee increases, while offering stronger protection for residents.
Disputes over maintenance fees, common areas, and management decisions have increasingly reached civil courts in recent years. The reforms strengthen legal protections by ensuring key decisions are taken through more democratic procedures and by limiting changes to management plans.
Aleksandra Cihanoğlu 
Senior Advisor
Aleksandra Cihanoğlu is a Senior Advisor at Property Turkey and a regular contributor on topics including Citizenship by Investment, relocation, travel, and lifestyle opportunities in Turkey. Her writing focuses on helping international readers understand the practical realities of living, investing, and building a long-term future in the country.
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