Urban regeneration in Türkiye is carried out under Law No. 6306 on the Transformation of Areas at Disaster Risk. Necessary as it is given earthquake risk, the process carries uncertainty for owners. Knowing the steps is your strongest protection.
1. Risk assessment
The process starts with an inspection by an organisation licensed by the Ministry. A single owner can apply; the consent of all owners is not required.
If the report is positive, the building is annotated in the land register as "at risk" and owners are notified. The report can be challenged within 15 days of notification.
2. Vacating and demolition
Once the risk designation is final, owners are given time to vacate. At this stage rent assistance or an interest-subsidised loan may be available; applications go to the Provincial Directorate.
3. Agreement among owners
The most critical stage. How the new building will be constructed, which contractor will be used and how units will be shared are decided by a two-thirds majority of owners.
The shares of owners who do not join the decision are dealt with under the procedure set out in the law. Active participation and submitting your declaration on time therefore matter.
4. The contractor agreement
This is where owners most often lose out. The contract must include:
- The sharing ratio and precisely which unit goes to whom (floor, aspect, area stated clearly)
- The delivery date and the penalty for delay
- The amount, duration and payment schedule of rent assistance
- The materials and technical specification (with brand or quality level)
- The contractor's security (bank guarantee or mortgage)
- The obligation and deadline to obtain the occupancy permit
Note: Always have the contract reviewed by a lawyer and executed before a notary in prescribed form. A simple written agreement risks invalidity where transfer of immovable property is involved.
5. Construction and handover
A building inspection body monitors construction independently. On completion the occupancy permit is obtained and the building moves to condominium ownership. Owners' new title deeds are issued at this stage.
State support
- Rent assistance: monthly payments for a defined period
- Interest-subsidised loans: for construction or strengthening
- Fee and tax exemptions: on transactions within the scheme
Rent assistance and the loan cannot be combined — you must choose one.
What owners should watch
- Research the contractor's past projects and financial standing.
- Don't sign without security in place.
- Define the split by specific unit, not as a percentage.
- In flat-for-land agreements, tie deed transfer to construction milestones.
- Attend owners' meetings — decisions are taken by majority and bind you.
Procedures and support amounts can change. Consult the Ministry of Environment, Urbanisation and Climate Change for current information.
