Aidat in Türkiye After the 2026 Changes: Budgets and Objections

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Aidat in Türkiye After the 2026 Changes: Who Sets Service Charges and How to Check the Budget​

Illustrative residential buildings and shared grounds; not a specific complex in Türkiye or evidence of its service charges. Photo: TylerMascola, CC0. Source and licence.​

Information reviewed: 24 October 2026. When a message announces an increase in Aidat — building or residential-complex service charges, you need to identify the budget behind it, how costs were allocated and who made the decision. This guide explains the 2026 changes, the documents to request, the objection process and the distinction between an owner's and a tenant's responsibilities. There is no single appropriate monthly amount for every Turkish building, and the interim-budget ceiling is not a general cap on every increase.

1. Distinguish the management plan, operating budget and payment​

The management plan — Yönetim planı regulates management, use and related matters within the law. The operating project — İşletme projesi is the budget setting out estimated income and expenditure, each owner's share and the advance required. Aidat is the recurring amount requested to cover expenses. A notice may also contain an advance, reconciliation or exceptional assessment that needs a separate explanation.

Before comparing a percentage with your rent or your neighbour's bill, request the identity of the issuing body, the unit, period and itemised charges. An owners' board-approved budget differs from an interim project prepared by the manager, and both differ from a brief message containing no calculation.

This guide draws on Articles 3–5 of Law 7579, adopted on 7 May 2026 and published on 22 May 2026, together with the relevant provisions of Condominium Law 634. The copy hosted by Nilüfer Municipality was used for the general provisions, with Law 7579's amendments applied to Articles 35, 37 and 70. Older wording inconsistent with those amendments is not used.

2. What did Law 7579 change about budgets?​

Amended Article 37 provides for approval of the operating project at the owners' general assembly. Where there is no project accepted by the owners' board, the manager must promptly prepare an interim operating project pending approval by the board within no more than three months. The project is notified through the prescribed procedure, and the general assembly must decide within the period whether to approve it unchanged or with amendments.

Article 35(d) also changed the advance-collection provision to collecting advances until approval of the operating project, replacing the previous wording about collecting a suitable amount and collecting another advance when it ran out. That does not mean the building's expenses stop or every subsequent demand is automatically invalid. A demand needs an identifiable legal basis, budget, decision and competent decision-maker.

Situation	What to examine	What not to assume
A budget approved by the owners' board	Minutes, project, notification, allocation and decision quorum	That the interim ceiling automatically cancels any higher increase
An interim project where an existing budget remains effective	The comparison base, revaluation limit, submission to the board and deadline	That management can extend the interim arrangement indefinitely or apply the ceiling repeatedly during the year
No previously approved budget	An interim project based on income, expenditure and shares, followed by approval	An invented previous amount to which a percentage can be applied, or collection without accounts
Major repairs or an exceptional assessment	The work, its authorisation, competent body, quotations, funding and allocation	That approving an ordinary budget replaces every special requirement for the work itself

The 2026 amendment deleted Article 37's old sentence concerning objections within seven days. Do not rely on an outdated internet copy to conclude that a budget became immune from challenge simply because seven days elapsed. Conversely, the three-month approval period is not a general entitlement for an occupant to postpone every payment.

3. Where does the revaluation limit apply, and what is the 2026 reference?​

Where an existing operating project remains effective, the provision connects the interim project's amount to that existing project and the revaluation rate announced for the previous year under repeated Article 298 of Tax Procedure Law 213, effective from the start of the calendar year. This is a rule for an interim project in the specified circumstances, rather than a provision making every Aidat increase equivalent to a rent increase.

Revenue Administration Communiqué 585, published on 27 November 2025 in Official Gazette issue 33090, sets the revaluation rate for 2025 at 25.49%. That is the preceding year when applying this annual reference during 2026. Do not confuse it with an increase for a particular tax or charge reduced by a separate decision, or with the rent-inflation measure. This guide does not establish a 2027 figure.

For an arithmetic example using an imaginary budget, rather than a tariff for a particular complex, suppose the currently effective operating project amounts to TRY 120,000 a year. Adding 25.49% produces TRY 150,588 a year: 120,000 × 1.2549 = 150,588. The difference is TRY 30,588. The example assumes that the amounts cover the same type and period and that the interim-project conditions apply.

This calculates the base of an illustrative project. It does not announce an automatic monthly increase of that amount for every flat. A unit's share may change if the items or their lawful allocation change; check the project and unit's share rather than mechanically multiplying the last receipt. The interim project still goes before the board. An approved decision is not invalid merely because it exceeds that percentage: its legality, expenditure, procedure and any special requirements for individual items must be examined.

4. How do you check the allocation between units?​

Under Article 20 of Law 634, unless the owners have agreed otherwise, caretaker, heating-attendant, gardener and guard expenses and their advances are shared equally. Items such as building insurance, common-area maintenance, protection, strengthening and repairs, the manager's remuneration and operation of common installations are allocated by land share within the provision. The manager's remuneration and a guard's costs are not interchangeable merely because both involve people.

Examine the management plan, the basis of a different agreement and its compatibility with mandatory provisions. Do not assume the manager can change the allocation method by message. Dividing every item equally, or allocating every item by square metres, is not one universal rule for all buildings. Central heating has specialised rules: use the central-heating allocation guide instead of applying the general service-charge rule to heat calculations.

Illustrative annual item	Assumed applicable allocation	Unit's share in this example
TRY 120,000 in guard costs among 20 units	Equal division in the example, with no contrary agreement	TRY 6,000
TRY 180,000 in common expenses allocated by land share	The unit's assumed land share is 3%	TRY 5,400
This unit's total from the two items	6,000 + 5,400	TRY 11,400 annually; an arithmetic monthly average of TRY 950 if divided equally over 12 months

The example does not include every expense of a real building or establish TRY 950 as the appropriate charge for you. It shows how two units can have equal shares of one item but different shares of another. An arithmetic average does not itself determine the payment dates approved by the board.

For developments containing multiple buildings, Article 72 distinguishes facilities assigned to a particular building or group from facilities shared by every unit. Ask which group benefits and how pool, lift or security costs are allocated between blocks. Choosing not to use a facility personally differs from the facility not being legally assigned to your unit. “I do not swim” or “my flat is empty” is therefore not, by itself, a reason to refuse an applicable contribution.

5. Which documents do you need to review the budget?​

Request them clearly from management or the manager, working with the unit's owner if you are a tenant. Articles 32, 36 and 39 address decisions, preservation of expense documents and accounting to owners. A general comparison with a neighbouring complex cannot replace the actual budget records.

Document	What to examine	Practical purpose
Management plan and amendments	The board's authority, allocation method and responsible bodies	Distinguish block and development management and identify the applicable rule
Existing operating project and new proposal	Period, income, expenditure, each owner's share and advances	Identify the basis of the increase and compare equivalent amounts
Meeting notice, minutes, attendance and proxies	Agenda, voting, quorum, signatures and recorded dissent	Check approval instead of relying on the label “management decision”
Invoices, contracts, quotations and collection records	Service, period, tax, amount and pricing basis	Distinguish actual cost increases from unexplained or duplicated items
Unit account, debts and balances	Opening balance, payments, reconciliations, principal and delay charges	Avoid mixing years or charging an earlier payment twice
Auditor's report and approval records	Audit findings, comments, responses and action	Follow accounts after budgeting, rather than only when charges rise

If the explanation is higher electricity or staffing costs, request the old and new item amounts, contract and service months, and whether quotations include taxes. This is an accounting check, rather than a request to publish individual payroll or neighbours' accounts publicly. Article 39 also allows half the owners to request presentation of the accounts outside the ordinary times, irrespective of their land shares.

6. Who votes, and does every decision require two thirds?​

The board is an owners' body. Paying Aidat does not automatically make a tenant an owner with a vote. An owner may vote through an authorised representative under Article 31, and a properly authorised tenant may serve as that representative. Keep the authorisation and check proxy validity and limits rather than counting every person in the room as a vote.

Under Article 30's ordinary rule, the first meeting requires more than half the owners by both number and land share and decides by majority vote, subject to special statutory quorums. If the first meeting lacks quorum, the second is held within no more than 15 days, with at least seven days between the meetings. Its ordinary decision rule is a majority of attendees, without removing special statutory requirements for certain decisions.

Article 31 gives a vote for each unit. An owner with several units votes for each within a maximum of one third of all votes, disregarding fractions. Joint owners appoint one of themselves to represent the unit. A person cannot be appointed proxy to exercise more than 5% of the votes; in properties with 40 units or fewer, one person may represent no more than two people under the provision. These representation rules do not permit a manager to manufacture a quorum.

The 2026 change to Article 70 concerns the management plan for collective developments — Toplu yapı. In its first case, the two-thirds measure concerns the total number of independent units represented by members of the development's representatives' board, rather than simply two thirds of the people sitting in the room. For changing plan provisions concerning interim management, the text refers to two thirds of owners of the development's independent units. This does not mean “every budget requires two thirds”. Nor should this special rule be applied to changing the management plan of an ordinary property under Article 28, which specifies four fifths of owners.

New works, improvements and changes in facility allocation also require examination of their own rules. Including an amount in the budget does not automatically replace the special consent needed for particular works. If a specific quorum is disputed, collect the unit and land-share schedule, attendance, proxies and decision before deciding whether it was valid.

7. Owners and tenants: separate management's claim from allocation between you​

Two relationships must be distinguished: property management's right to claim common expenses, and the landlord–tenant relationship under the lease, law and nature of the expense. Article 22, quoted by the Data Protection Authority in decision 2020/755, provides for joint and several liability for an owner's share of expenses, advances and delay compensation on the part of a person continuously using the unit. It limits a tenant's liability to the rent they are obliged to pay and states that their payment is deducted from the rent debt.

That is not an instruction to subtract every Aidat payment you owe under your own lease from rent a second time. Establish the owner's debt being paid by the tenant, the obligations already allocated by the lease, the period, unit, amounts and proof. Forward the demand to the owner and request a documented settlement, obtaining legal advice if disputed before making a set-off the owner may treat as rent arrears.

Article 341 of Obligations Law 6098 provides that, in residential and roofed business leases, the tenant bears usage expenses such as heating, lighting and water unless the contract or local custom provides otherwise. A party bearing the expense must provide the other with copies of supporting documents on request. This concerns usage expenses; it does not place every capital project on a tenant.

For tenants, distinguish ordinary operation and housing-related services from replacement of a fixed asset, structural strengthening or a large investment project. Obtain the detailed item and discuss it with the owner. Neither “everything is the tenant's” nor “everything is the owner's” is sufficient without examining the lease and applicable rules. For owners, having a tenant does not erase responsibility to management. At a change of occupant, keep the handover date, account settlement and receipts so that old debt is not confused with the new period's consumption or obligations.

8. How do you object, and what are the deadlines and forum?​

Start with a written review request to the manager and decision-making body, identifying the period, unit, amount and disputed item. Request the document, decision, calculation basis and a correction or reasoned reply. An owner attending and opposing a decision records the reason for dissent when signing the decision book under Article 32. Voting against a decision and declining to document the minutes are different things.

Suggested organisational wording: “Please provide the operating project for period …, its approval minutes and the allocation to unit … . The charge has increased from … to …, and item … requires explanation. Please identify whether the project is interim or approved, the allocation basis, the reference used and the revaluation limit where applicable, and correct the error or provide a reasoned response.” This is not a government form or a statement of claim. It can be submitted in Turkish or with a clear translation as management needs.

Article 33 gives an owner who attended and voted against the decision under Article 32's conditions one month from the decision date to challenge it. An absent owner has one month from learning of it, with an outside limit of six months from the decision. Legally non-existent or absolutely void decisions are exceptions to the time condition. These are not universal deadlines for every bill or enforcement notice, and corresponding with management should not be assumed to stop them.

The Justice Ministry's mediation department explains that covered condominium disputes have required a mediation application before proceedings since 1 September 2023. Apply to the courthouse mediation office or, if there is none, the registry assigned that function. If the dispute remains unresolved, examine the competent civil court of peace route, claimant's standing, parties and deadlines. A tenant cannot automatically assume an owner's standing to annul a board decision: the route must fit their relationship and claim, or valid representation where permitted.

If enforcement or court documents arrive, preserve them in full and show them promptly to a lawyer. Do not wait for an accounting reply before identifying the appropriate objection and procedural deadline. A complaint does not automatically suspend collection or all consequences of delay.

9. Delay and costs: what may be added?​

The Article 20 text read specifies delay compensation calculated at 5% a month for days of late payment of expenses and advances, with court and enforcement routes available. This is not a new administrative charge created by the 2026 amendment. Check the principal, due date, notification, payments and calculation of days. Do not accept an unexplained addition or confuse it with a government fine.

The sources read do not establish a single nationwide price for development management, an accountant, a lawyer or every dispute procedure. The mediation-office application itself is free under the official page, but subsequent mediation, experts, courts and representation are not all free. Request a fee quotation identifying the service, taxes and exclusions and retain every payment receipt.

Continuing to request an account does not replace dealing with amounts falling due. Seek a written response about the disputed component and proposed settlement and identify the appropriate legal route. This guide is not a call to stop payment or deduct amounts without a documented settlement or a legal basis applicable to your case.

10. Practical questions before signing a lease or accepting an increase​

Is a 40% increase automatically invalid because revaluation is 25.49%?​

The figure alone is insufficient. Identify an interim project with an existing budget or an approved budget decision, the item, period and allocation. Exceeding the ceiling where it applies needs review, but the percentage is not a general cap on every decision.

If the board fails to approve the project within three months, do all payments become optional?​

No. Request documentation of the project's position, the competent body's meeting, approval and reconciliation, and examine the legal remedy if the problem continues. Failure in the budget procedure does not automatically answer every question about debt or actual expenses.

Does an empty flat, or not using the lift, exempt me?​

Personal non-use alone does not remove applicable obligations under Articles 20 and 72. That differs from a facility assigned to another block rather than your unit. Check its allocation and the management plan.

Does a tenant paying more than an owner get more votes?​

Voting is not determined by Aidat paid. Ownership, representation and voting limits apply rather than the sum of bank transfers.

Is approval in a WhatsApp group sufficient instead of minutes?​

A group message alone should not be treated as proof of every meeting and approval requirement. Request the notice, attendance, vote and recorded decision and check authority and procedure.

What should I ask before renting in a development?​

Ask for current Aidat, its project and inclusions, whether heating, water or parking is separate, the last approval date and exceptional assessments already decided, and how the lease allocates costs. Obtain an account settlement on handover. A promise of “low Aidat” does not guarantee a fixed price.

How do I compare charges at two developments?​

Compare services, periods, unit numbers, contracts, balances and inclusions rather than the amount alone. A pool, security, lift maintenance or heating may be included in one charge and separate in another. The lower advertised figure is not necessarily a lower total cost.

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