When an owner does not pay aidat (monthly building dues) in Turkey, the usual path is a reminder, a formal notice, 5% monthly delay compensation under art. 20 of the Condominium Law, and then enforcement based on the finalised operating budget (art. 37) or a lawsuit. A legal mortgage on the unit can be requested under art. 22.
Is every owner obliged to pay aidat?
Yes. Under art. 20 of the Turkish Condominium Law (Kat Mülkiyeti Kanunu, No. 634), every owner must pay their share of the building's common expenses, whatever their nationality, whether they live in the unit or not, and whether they use the shared facilities or not. Aidat is the monthly form of that share, calculated from the operating budget (işletme projesi).
If a few owners do not pay, the building still has to pay its cleaners, electricity, lift maintenance and other bills. The burden then falls on the owners who do pay, which is why a clear collection process matters to everyone.
What is the step-by-step process when dues go unpaid?
In a typical case, enforcement against an owner who does not pay aidat in Turkey follows a ladder from informal to formal. The exact steps depend on the building's management plan and the facts, but the general sequence is:
- Reminder. The manager contacts the owner by phone, message or the digital platform. Many cases end here, since the owner may have forgotten, been away or not received a notice.
- Formal notice. If the debt remains, the manager sends a written notice, usually via notary or another provable method, stating the amount and a deadline.
- Delay compensation. Under art. 20 of the Condominium Law, late payment carries delay compensation of 5% per month.
- Enforcement or lawsuit. The manager can start enforcement proceedings without a court judgment (ilamsız icra) based on the finalised operating budget, or can file a lawsuit.
- Legal mortgage. Under art. 22, the owners can request a legal mortgage (kanuni ipotek) on the debtor's unit to secure the debt.
What does the operating budget have to do with enforcement?
The operating budget is the document that makes enforcement fast. Under art. 37 of the Condominium Law, the operating budget (işletme projesi) is notified to owners, and if nobody objects within 7 days of notification it becomes final. A finalised operating budget counts as a document under art. 68/1 of the Enforcement and Bankruptcy Law (İİK), which allows the manager to start enforcement proceedings without first obtaining a court judgment.
In practical terms: if the budget was prepared properly, formally notified and not objected to, collection is much easier. If it was never formally notified, the building may need to go through a lawsuit instead. Good procedure at the budget stage pays off later.
What is a legal mortgage on the unit?
A legal mortgage (kanuni ipotek) is a registered claim against the debtor's unit that secures unpaid common expenses. Art. 22 of the Condominium Law allows the owners to request it. It is used when a debt is large or has dragged on, because it gives the building security tied to the property rather than relying only on the owner's willingness to pay. Because it affects the owner's title, owners should seek legal advice before using it.
What if your neighbours do not pay?
If you are an owner who pays on time while others do not, you have a legitimate interest in the process. Raise the issue with the manager, ask to see a list of arrears at the owners' assembly, and check that the operating budget was properly notified so that enforcement is possible. A professional manager keeps arrears in a clear register and follows a consistent process, so that no owner is treated differently from another.
What if you are an absentee owner who fell behind?
If you live abroad and have fallen behind on aidat, act quickly and talk to the manager. Delay compensation keeps accruing, and early contact usually leads to a payment agreement instead of formal steps. Ask for a statement of what you owe, check it against the operating budget, and arrange a payment method that works from abroad. Our aidat guide for foreign owners explains how the system works for owners who are not resident in Turkey.
Also keep your contact details with the manager up to date. Many disputes start because notices were sent to an old address or email.
How can a building prevent unpaid dues?
- A clear, notified operating budget that owners understand and can object to within the time allowed.
- Fixed due dates and easy payment channels, including remote payment.
- Prompt reminders soon after a missed date, before the debt grows.
- Transparency. Regular reports showing where money goes encourage on-time payment.
- A consistent process applied to every owner in the same way.
What is the manager's role?
The manager prepares the operating budget, collects dues, sends reminders and notices, keeps the arrears register and, where authorised, starts enforcement. At Juniper Yönetim, our dues and accounting service includes online aidat assessment and collection, debt status that owners can view 24/7, and detailed financial reports, and our financial management page covers the wider picture. If you are comparing providers, see how to choose a property manager.
For a free on-site visit and a tailored offer, visit our contact page.
This guide gives general information and is not legal advice. For your specific case, consult a lawyer.
Frequently Asked Questions
What happens if an owner does not pay aidat in Turkey?
The unpaid amount accrues delay compensation of 5% per month under the Turkish Condominium Law (Kat Mülkiyeti Kanunu, No. 634, art. 20). The manager can start enforcement proceedings based on the finalised operating budget or file a lawsuit, and the owners' assembly can request a legal mortgage on the unit.
Can the building cut off water or electricity to a debtor?
Not as a routine measure. Cutting off a unit's essential utilities is generally not an appropriate tool, and the legal route through notice, enforcement or court is the safer path. Ask a lawyer before considering any such step.
What is a legal mortgage for unpaid dues?
Under art. 22 of the Condominium Law, the owners can request a legal mortgage (kanuni ipotek) on the debtor's unit to secure unpaid common expenses. It gives the building a claim registered against the unit itself.
I live abroad and fell behind on aidat. What should I do?
Contact the manager, ask for a statement of what you owe, and pay or agree a plan as soon as you can. Delay compensation keeps accruing, and early contact usually avoids formal steps.
How can a building prevent unpaid dues?
Use a clear operating budget, fixed due dates, easy payment channels, prompt reminders and visible reporting. When owners see where money goes, they are more likely to pay on time.