Aidat Guide for Foreign Property Owners in Turkey

What is aidat?

Aidat (monthly building dues) is the regular payment each owner makes towards the shared costs of an apartment building or residential site in Turkey. It usually covers staff such as caretakers, cleaners and security, shared electricity and water, lift maintenance, garden and pool upkeep, insurance, repairs and a reserve. The management company's fee is also paid from this budget.

If you have bought a flat or villa in a site in Antalya, aidat is probably the first regular local cost you will meet after the purchase. It is separate from your own electricity, water and gas bills, and separate from property tax.

Is aidat mandatory for foreign owners?

Yes. Aidat is mandatory for every owner, whether Turkish or foreign, resident or non-resident, and whether the unit is occupied, empty or let. Under art. 20 of the Turkish Condominium Law (Kat Mülkiyeti Kanunu, No. 634), owners must contribute to common expenses, and the law applies to everyone who owns a unit in a building covered by it. Not using the pool, or not being in Turkey, is not a reason to withhold payment.

How is the amount of aidat set?

The amount comes from the operating budget (işletme projesi), which lists the expected costs of running the building for the year and shows how they are divided between the units. Under the Condominium Law, the share each unit pays is determined by the rules in the management plan (yönetim planı), often according to the unit's land share or another agreed key, and some buildings distribute certain costs differently, for example for lifts or facilities that not every unit uses.

The operating budget is prepared by the manager and approved through the owners' assembly. It is notified to owners, and under art. 37 it becomes final if nobody objects within 7 days of notification. For this reason, read the budget when you receive it, instead of waiting until the first invoice.

How can I pay aidat from abroad?

Most managed buildings accept payment by bank transfer to the building's account, so owners abroad can pay without visiting a bank. Practical tips:

• Ask the manager for the building's account details in writing and confirm them by phone before the first payment.
• Use a clear payment reference, such as your block and unit number.
• Keep receipts, and ask for periodic statements.
• Check that exchange rate and transfer costs are covered by you, so the full amount arrives.
• Where available, use an online platform to see your balance. At Juniper Yönetim, our digital platform shows dues, expenses and your unit's debt status 24/7.

What happens if aidat goes unpaid?

If aidat goes unpaid, the debt accrues delay compensation of 5% per month under art. 20 of the Condominium Law, and the manager can start formal steps. These range from reminders and notices to enforcement based on the finalised operating budget or a lawsuit, and the owners can request a legal mortgage on the unit (art. 22). The full ladder is described in our guide on unpaid dues. The simple advice for foreign owners is to keep your contact details current, so you receive notices, and to talk to the manager early if you fall behind.

How can foreign owners take part in the owners' assembly?

The owners' assembly (kat malikleri kurulu) is where owners vote on the budget, the manager and major works. Under art. 29 of the Condominium Law it meets at least once a year, at the time set in the management plan. You can attend in person or be represented by a proxy, a person you authorise to vote on your behalf. Check the notice and the management plan for practical requirements, such as the form of the authorisation.

Taking part matters because decisions made there bind all owners. Changes to the management plan itself require 4/5 of all owners (art. 28), so a significant change cannot be made without broad agreement. If you cannot attend, appoint someone you trust and tell them how you wish them to vote.

What about the language barrier?

Many sites hold meetings and send notices in Turkish only, which can leave foreign owners unsure what they agreed to. Ask the manager to provide notices and reports in English or another language you read, and request a translation of the management plan if one exists. Juniper Yönetim serves owners in Turkish, English and Russian, so documents and questions can be handled in the language you prefer.

Can I let my flat to holiday guests?

Short-term and tourist rental of homes in Turkey is regulated by Law No. 7464 (2023). It requires a permit from the Ministry of Culture and Tourism. In buildings under the Condominium Law, the unanimous consent of the owners is also required. Many sites therefore do not permit holiday rentals, or only under strict conditions. Check the permit position and your building's rules before you buy with rental income in mind, and before you advertise a unit. Where a site does allow it, the manager can help agree house rules for guests.

What should I check before buying in a managed site?

Before buying a unit in a site, use this checklist and ask the manager, not just the seller:

1. Current aidat. What is the monthly amount, and what does it include?
2. Debts on the unit. Are there unpaid dues against the unit? Ask for a written statement.
3. The operating budget. Is it final, and what major costs does it expect this year?
4. The management plan. What are the rules on pets, rentals, renovations, parking and facilities?
5. Recent financial reports. Are income, expenses and arrears documented and shared?
6. Planned works. Are there lifts, roofs, façades or systems that will need renewal soon?
7. Management arrangements. Who is the manager, under what contract, and in which languages do they work?

If you are still choosing a property, our pages for Konyaaltı and Lara and Kundu describe what management looks like in two areas popular with foreign buyers.

How can Juniper Yönetim help foreign owners?

Juniper Yönetim offers owners an English- and Russian-speaking service, online access to dues and reports, and a 24/7 emergency technical line. Our dues and accounting service covers budgeting, collection and reporting, and our residential complex management covers the day-to-day running of the site. To compare fees, see property management fees. To talk to us about your building, use the contact page, where you can request a free on-site visit.

This guide gives general information and is not legal advice.

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