In Turkey, buildings with eight or more independent units must appoint a manager under art. 34 of the Condominium Law, chosen by the owners' assembly. The manager can be an owner or a professional company. Choose on transparent reporting, a digital platform, legal competence, staff management, 24/7 support and a written contract.
When is a property manager mandatory?
Under art. 34 of the Turkish Condominium Law (Kat Mülkiyeti Kanunu, No. 634), appointing a manager (yönetici) is mandatory in buildings with eight or more independent units. Smaller buildings may also appoint one, and many do. Sites with several blocks are usually run as one managed complex under the rules for "toplu yapı" (multi-block developments), which begin at art. 66.
The manager's job is to carry out the decisions of the owners, run the building's finances, keep the common areas in working order and represent the building when needed. The manager's powers come from the law and the building's management plan (yönetim planı).
Who decides who the manager is?
The owners' assembly (kat malikleri kurulu) chooses the manager. The assembly meets at least once a year under art. 29, at the time set in the management plan, and can also meet when needed. If no term is stated, the manager's term is one year. So the decision is the owners' collective one, and a good management company will support the owners in making it with full information, not make it for them.
Should the manager be an owner or a professional company?
The law allows both. The manager can be an owner or an outside natural or legal person, which means a professional company can take the role.
- An owner-manager costs less in fees and knows the building, but works as a volunteer. Accounting, staff law, contractors and disputes can take significant time, and continuity ends when the person moves or loses interest. Owners abroad may find it hard to follow what is happening.
- A professional company brings systems, accounting, a team, a digital platform and continuity, at the cost of a management fee. It is often a better fit for larger sites, buildings with many foreign or absentee owners, and complexes with pools, staff and technical systems.
Neither is right for every building. The question is which one can reliably do the work the building actually has.
What should you check when choosing a management company?
Use this checklist when comparing companies:
- Transparent reporting. Regular statements of income, expenses and arrears that owners can read and verify.
- A digital platform. Online access to dues, debt status, expenses and announcements. For owners abroad this is essential.
- Legal competence. Knowledge of the Condominium Law, the operating budget process, enforcement and compliance with labour, social security and data-protection rules.
- Staff management. Clear duties, contracts and social security registration for caretakers, cleaners and security, in line with Labour Law No. 4857, SGK and occupational safety rules (İSG, No. 6331).
- 24/7 emergency support. A real line for leaks, lift failures and security problems outside office hours.
- Insurance. Clarity on what is insured and who is liable if something goes wrong.
- A written contract. Scope, term, fee and termination conditions in writing.
- Languages. Service in English and Russian if the building has foreign owners.
Which questions should you ask?
- What exactly is included in your fee, and what costs extra?
- Who holds the building's bank account, and how is spending authorised?
- How often do we receive financial reports, and in what form?
- How do you handle owners who do not pay aidat?
- Who is our contact person, and who answers outside office hours?
- How do you select and supervise contractors, and do you compare offers for larger works?
- How are lift inspections, fire safety and other periodic obligations tracked?
- What happens to our records if we end the contract?
What are the red flags?
- An offer far below the others with no clear scope.
- Reluctance to put terms in a written contract.
- No digital access or reporting for owners.
- Dues paid to a personal account.
- No answer on who is responsible for errors or damages.
- Pressure to decide before the owners' assembly can meet.
- Claims that are not specific, such as vague promises with no description of how the work will be done.
How should owners run the selection process?
A fair selection process takes a few weeks, not a few days. First, agree among the owners what the building actually needs: a financial manager only, or full management with staff and technical oversight. Second, invite at least two or three companies and give each the same information about the building. Third, ask each for a written offer with scope, term and reporting, and ask a representative to visit the building. Fourth, put the offers on the agenda of the owners' assembly and vote according to the management plan. This approach avoids decisions made on the strength of a single persuasive conversation, and it gives every owner, including those abroad, a chance to read the offers before voting.
It also helps to talk to the building's staff, who see the day-to-day reality. A company that listens to the caretaker as well as the committee is usually better placed to understand what the building really needs.
What should the contract say about term and termination?
The contract should state the services, the fee, the term and the notice conditions. Remember that under the Condominium Law the term is one year if none is set, and the assembly can change the manager. A reasonable contract lets the owners end the arrangement for good reason with a notice period, and obliges the company to hand over records, keys and accounts in an orderly way. For how fees are built and compared, read our guide to property management fees.
How does Juniper Yönetim work?
Juniper Yönetim, founded in 2025 in Antalya, manages 150+ buildings and offers service in Turkish, English and Russian. We start with a free on-site visit, prepare a management plan and offer, and present it to the owners' assembly. After handover, owners follow dues and expenses on our digital platform and receive regular reports, with a 24/7 emergency technical line. Learn more about residential complex management, apartment management and personnel management, or get in touch through our contact page.
This guide gives general information and is not legal advice.
Frequently Asked Questions
When is a property manager mandatory in Turkey?
Under art. 34 of the Turkish Condominium Law (Kat Mülkiyeti Kanunu, No. 634), appointing a manager is mandatory in buildings with eight or more independent units. The owners' assembly chooses the manager.
Can an owner be the manager, or must it be a company?
The manager can be one of the owners or an outside person or company. A professional company is often chosen in larger buildings, where accounting, staff and technical work need continuity.
How long is a manager's term?
If no term is set, the manager's term is one year under the Condominium Law. Many buildings set the term in the contract, with a clear notice period.
What should I ask a management company before hiring it?
Ask about reporting, the digital platform, legal competence, staff management, emergency support, insurance and languages. Ask for the scope, term and termination conditions in a written contract.
Does the company need to speak English or Russian?
If your building has foreign owners, yes. Notices, reports and calls in your language prevent misunderstandings and help foreign owners take part in decisions.