A Guide for Aidat and Property Maintenance in Turkey

Owning property in Turkey can be a rewarding investment, whether it’s for personal use or rental purposes. However, with property ownership comes the responsibility of managing and maintaining it, often through regular payments such as monthly fees for housing maintenance known as Aidat. In this blog, we’ll explore what ‘aidat’ entails, the role of property management, and what every property owner should know to ensure their investment is well-maintained.

What is Aidat in Turkey?

Aidat refers to the maintenance fees paid by property owners in multi-unit buildings, such as apartments or gated communities, to cover the costs of maintaining common areas. These fees are essential for ensuring that the property remains in good condition and that residents can enjoy shared facilities like pools, gyms, and gardens. It’s a simple and clear answer to the question of what is aidat in Turkey.

What Does Aidat Cover?

Aidat typically covers the following expenses in a residential complex:

Maintenance of Common Areas: This includes cleaning, landscaping, and repairs in areas like lobbies, gardens, corridors, swimming pools, gyms, saunas, stairs, lifts, etc.

Utilities: Common utilities such as electricity for lighting in shared spaces, water for communal gardens, and heating for shared facilities.

Security Services: Costs associated with security personnel, surveillance systems, and maintaining secure access to the property.

Building Management: Salaries for personnel such as janitors, concierges, property managers, gardeners, or any other staff available in the complex.

Before purchasing a property, it’s essential to consider the service charges, commonly known as aidat fees. Maintenance fees in Turkey vary depending on the facilities provided by the complex; the more amenities offered, the higher the fees. Typically, aidat fees can range from €50 to €200 or more, depending on the property.

The fees also vary based on the size of your property. For instance, if you own a two-bedroom apartment and your neighbor has a three-bedroom apartment, your neighbor will likely pay more because aidat is calculated based on each apartment's square footage (sqm). Additionally, the location of your apartment within the building may affect the fees. Apartments on lower floors, such as the entrance floor, often have lower fees than those on upper floors.

For duplex and triplex apartments, the aidat fees tend to be higher due to the additional space and complexity of the property.

Site Management: Fees and Operations

In residential complexes property maintenance fees, known as aidat, are crucial for covering the cost of maintaining shared facilities and services. There are two types of property maintenance in Turkey; in smaller complexes, residents elect a manager from among themselves to oversee site management. This person is responsible for collecting aidat, organizing necessary services, and keeping a record of expenses. For large complexes, professional property management companies often take on these responsibilities, ensuring the smooth operation of the complex.

Professional property management companies possess better knowledge and experience in local regulations and laws, including property laws, safety standards, and specific rules governing residential complexes.

Payment of aidat can be done in several ways: residents can pay by hand to the site manager, or deposit the fee into a specific bank account dedicated solely to aidat payments. These fees can be paid monthly or annually for the entire year, depending on the agreed terms.

The process begins with an election to choose a site manager, followed by annual meetings, where residents discuss the complex’s needs, upcoming services, and expenses. For these meetings to be valid, more than half of the complex’s residents must attend. If attendance falls short, the meeting is postponed to a later date.

Legal Side of the Maintenance Fee (Aidat) in Turkey

As a property owner in Turkey, understanding the legal implications of maintenance fees (aidat) is crucial. According to the Property Ownership Law:

1. Obligation to Pay: The property owner is required to pay the monthly maintenance fee (aidat), whether or not they reside in the property.
2. Shared Responsibility: Both the owner and any tenants using the property are responsible for paying the aidat.
3. Notification of Expenses: The property management must inform either the owner or the tenant about the property’s expenses and aidat obligations.

Consequences of Not Paying Aidat:

• Legal Proceedings: The management has the right to initiate legal proceedings against the owner or the tenant for unpaid aidat.
• Late Penalty: Owners are subject to a 5% penalty for each month the aidat remains unpaid.
• Ownership Risk: If three execution proceedings or lawsuits are initiated in 2 years due to unpaid fees, the property may be subject to a transfer of ownership.
• Tenant Non-payment: If your tenant fails to pay the aidat, as the owner, you are legally responsible for covering the outstanding amount. You can later recover this payment from the tenant.

Prevention:

To protect yourself, you can include a clause in the tenancy agreement specifying that either the tenant or the owner is responsible for paying the aidat, depending on your preference. This will clearly outline who holds the obligation, helping to avoid future disputes over payment.

Essential Considerations for Aidat and Property Maintenance

When managing a property in Turkey, understanding the role and responsibilities associated with aidat is crucial. To ensure smooth property management and avoid potential issues, consider the following key aspects of aidat and property maintenance:

• If someone requests the aidat payment, ensure you ask for a receipt (makbuz) to confirm your payment. Don’t forget that management changes annually, so always verify the details with the current management.
• Pay the aidat directly to the manager or into the designated bank account. If you pay in person, request proof of payment. If you pay via bank transfer, keep the receipt just in case.
• As a foreign property owner, if you won’t be present year-round, consider paying the aidat for the entire year at one time.
• Be aware of the payment deadline. If you don’t pay on time, the management can take legal action. It’s better to pay on time or inform them in advance if you expect to be late.
• Attend annual meetings to share your suggestions and provide feedback on the complex’s management.
• As additional information, if you have a standalone villa or a house you don’t have to pay aidat, unless it is situated in a complex with communal facilities.

In summary, the maintenance of residential complexes in Turkey encompasses both routine upkeep and preventive measures to ensure ongoing property care and efficiency.

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