Every country has different rules in real estate management.
This article was written to educate property buyers about location management in Turkey.
Property management is regulated by Act No. 634 of the Real Estate Act. Those who buy real estate on the site undertake to comply with the rules of the management plan when signing the deed at the General Directorate of Land Registry and Cadastre. When you receive the deed, you may be asked about the property management plan. The management plan, usually drawn up by the contractor, is a standard text if not personalized.
Settlement Management Meeting
When buying real estate in a new building, the construction management determines the construction companies. If there is no management plan, all property owners get together and form the board. The stages of the meeting of the Site Board of Directors are listed in the Act as follows:
Prepare the invitation and agenda for the settlement administration meeting
According to the WEG, all items to be discussed in the meeting (determination of the subsistence allowance, selection of site management members, establishment of site administration, appointment of the gatekeeper or security studies, etc.) should be recorded in writing. If no decision can be made at the meeting, this must be stated in the invitation and on the agenda. The meeting address and time are noted on the meeting invitations.
Set meeting time
A meeting can be held if 51% of the residents can attend the meeting. If 51% of participants cannot be reached, a second meeting date will be set. The second session date must be 7 days after the first session date. A majority of 51% of those present is not required for the second session.
Legal invitation
The agenda should be sent to residents with an invitation. Everyone can easily see it when a specimen is hung at the entrance to the property or apartment. The invitation can be done in two ways;
1- These invitations can be delivered to the residents of the site upon signature on the “Invitation Delivery Form”.
2- If the apartment is empty or there is a tenant in the apartment, it is difficult to contact the owner. You must therefore send an invitation by registered and registered mail. After sending the letter, you should keep the paperwork for administrative records.
First Meeting
Before the meeting, the decision book and the activity book are prepared. The participants of the meeting are determined. If the majority is reached, the meeting begins. If a quorum is not reached at the time and place of the meeting, a second meeting will be held.
Second Meeting
Majority of population is not compulsory. If the invitation is correct, all decisions can be made even with only one participant. All decisions must be made by 51% of meeting participants.
After site leadership is established, the selected manager will be authorized by January. The manager should record important duties such as bank account opening and administrative powers, SSI activities, attorney powers of attorney, etc. in the decision book. After the meeting, the decisions made are communicated to the officials. The selected site administrator assumes legal authority on behalf of the notarized site administration.
Annual meeting of the settlement administration
Every decision is made in site management meetings. Each participant must abide by the resolutions and rules of this meeting. These decisions should not violate the law and the management plan.
Settlement Administrators are elected for one-year terms only. These meetings should take place in January of each year. You should get permission for the friend, neighbor, or tenant you wish to represent at gatherings.
Settlement Administration Meeting Representation | Lawyer on site I grant delegation rights to ........ property owner (writing pad, apartment number), ......... (personal names are here). This person will be entitled to vote and liquidate at meetings in 2020. Name Surname and Signature
Election of the board of directors
The meeting begins after the participants have signed the declaration of attendance at the specified time and place. First of all, the leader of the meeting and the secretary of the meeting should be chosen by a joint decision. The chair must be from the site administrator or board of directors.
Previous year management / audit reports and discharge
A manager should have copies of reports from previous examination sessions. The manager receives and reads the previous year's reports from the officers. The members of the Board of Control will review the maintenance fees and payment receipts collected prior to the meeting. The manager and control committee are elected to release the management and financial situation of the previous year. Each member has the right to inspect financial reports, payments and expenses before or after the meeting. If you are not satisfied with the accuracy of the recordings, a report may be requested at the meeting if it has not already been provided. If there is no evidence and you think the costs are incorrect, you can apply to the Magistrates' Court within a month of the hearing. The court examines the inspection report on behalf of all residents.
Selection of the new settlement manager and the members of the control committee
New Directors and members of the Audit Committee are elected. The site administrator can be an individual or a company. But the members of the control board must be the property owners. The members of the control body are responsible for implementing all decisions made at the meeting.
Setting the meeting agenda and tasks
All items to be discussed on the agenda of the meeting are determined. This portion of the session will cover topics such as general claims, janitorial duty schedules, maintenance fees, elevators, and pool hours of operation. Painting or repair work can be carried out on older buildings. This will be decided at the budget meeting. Hosts may unanimously assume these additional costs. A majority of 51% of the participants present is sufficient for the adoption of the resolution in the meeting.
Maintenance fee and additional costs
The decision on the maintenance fee is made at these meetings. However, each property owner must agree to pay this fee. If the management requires additional costs for building repairs and painting, these will be reimbursed. We advise our customers not to object to management regarding these payments. In case of doubt, the rights holder can consult the decision book in the manager. The manager has to show you these decisions. The amount to be paid for which unit and the reason must be clearly stated. Payment is always made with clear details against receipt as follows;
Maintenance fee for March 2020,
Extra charge for painting for August 2021
If you do not stay at home regularly for 6 months, we recommend paying in advance. Because managers have to pay staff salaries and cover costs. To be a good neighbor here, it is necessary to make payments on time. Prepayers are more popular than non-paying or late neighbors.
If you fail to pay back payments, attorneys' fees and alimony, enforcement proceedings will begin against you. With the attorney's fee, your debt will increase even more. If you don't pay your debt, your neighbors can get permission to sell your home for foreclosure.