Urban Renewal

Thinking about renewing your apartment building but unsure where to begin, what owners need to agree on or how much it may cost? This guide explains the entire process under Türkiye’s Law No. 6306: early feasibility, official risky-building assessment, owners’ decisions, contractor selection, contracts, relocation, demolition, permits, construction, and the legal and practical handover of your new home.

The short answer: Start by reviewing the building and plot, including technical and financial feasibility. The official risky-building determination under Law No. 6306 is carried out by a licensed organisation. Owners must be notified and have an opportunity to object. Subject to the statutory rules, a new development may be approved by a simple majority calculated according to ownership shares, not by counting flats. Planning, agreements, evacuation, permits, construction and completion follow. Every building needs its own timetable.

Important: You can explore planning and financing options before obtaining a formal risk report. However, an ordinary building survey or earthquake-performance opinion does not replace the official risky-building determination required to invoke the relevant provisions of Law No. 6306.

Choose a stage in the interactive ten-step roadmap above to jump directly to its detailed explanation.

1. Initial assessment: plot, planning and owners’ priorities

Before contacting contractors, establish what your land can realistically support. Adjacent properties can have different permitted floor areas, setbacks, parking obligations and costs. A neighbour’s development does not prove that you can build the same thing.

What should owners bring to the first meeting?

• Title deeds, ownership-share information, full address and block/parcel identifiers (ada/parsel).

• Building age, number of floors, list of separate residential/commercial units and available permits or drawings.

• Current zoning information and planning notes from the municipality.

• Expectations concerning net usable area, floor, aspect, balconies, parking, extra payments, rent and delivery date.

• Any existing risk reports, contractor offers and minutes of previous meetings.

Ayören’s approach: We combine a technical and architectural review with the owners’ requirements. The aim is to identify a practical and economically sound solution for this specific plot.

2. Official risky-building assessment

A risky-building determination under Law No. 6306 must be prepared by an organisation licensed under the official system, in accordance with the prescribed technical rules. Generally, an owner or their legal representative can request the assessment without first securing unanimous consent.

How does the formal assessment work?

1. Engage an appropriately licensed assessment organisation.

2. Have the building examined and the required technical information collected.

3. Submit the findings through the designated official electronic system.

4. The responsible authority reviews the report; an approved designation may be noted in the property register.

Because the determination has legal and practical consequences, you should consider financial and development options in advance. Read our guide to risky-building assessments.

Official reference: Directorate of Urban Transformation.

3. Official notification and objections

Under the current ordinary procedure, notification may involve a notice attached to the building, e-Devlet and an announcement at the local muhtarlık (neighbourhood headman’s office). Owners or their legal representatives can object to a risky-building determination within 15 days after the final day of that muhtarlık announcement. A technical committee reviews the case.

Protect your rights by checking

• Official announcements, e-Devlet and communications from the relevant authority.

• The effective date of notification and the actual objection deadline.

• Which documents to supply and where an objection must be filed.

• Whether an independent engineer or Turkish property lawyer needs to review the case.

Do not confuse this specific 15-day objection window with the separate notification and decision periods later in the process.

4. Owners’ decision: what majority is required?

An older rule requiring a two-thirds majority is still repeated on some websites. Under the current provisions of Law No. 6306, an application to redevelop an eligible risky building may be approved, subject to the proper procedure, by a simple majority of the ownership shares. The relevant calculation is based on the recorded shares in the land, not the number of owners or apartments.

What if some owners disagree?

The decision and the proposed agreement must be properly notified. A separate statutory process applies to non-consenting owners and may involve the auction sale of their ownership shares. It is not an immediate or automatic result of disagreement. Notices, deadlines, documentation, valuation and administrative procedures matter.

• Check recorded ownership shares and meeting minutes.

• Ensure the decision and the contract terms refer to the same proposal.

• Take legal advice on notification requirements and dissenting owners’ rights.

• Do not rely on blanket claims that “two thirds are always needed”.

Official source: Directorate of Urban Transformation.

5. Contractor selection and comparison of bids

The offer promising the greatest floor area is not necessarily the strongest. A contractor may require smaller contributions but promise smaller flats; another may provide better security, materials or a more credible schedule. Only bids based on the same specifications can be meaningfully compared.

Contractor comparison table

| Area to compare | Question to ask | |---|---| | Financial strength | Can the contractor demonstrate a viable financing plan? | | Technical experience | What comparable projects have been completed? | | Apartment allocation | Are the net/gross areas, floor, orientation and unit distribution clear? | | Additional contributions | Are payment amounts, dates and adjustment terms explicit? | | Programme | Are permit, construction and handover milestones realistic? | | Security | What protection exists against delays or failure to complete? | | Specification | Are construction systems, materials and quality standards written down? |

Ayören helps owners turn their needs into a coherent tender-style specification, so proposals can be reviewed transparently and on equal terms. Learn about our urban renewal consultancy.

6. Contracts, guarantees and protecting owners

A renewal agreement is more than a land-sharing ratio or headline price. Ambiguous area measurements, delivery dates and material standards can create costly disputes.

Matters to include in the agreement

• Exact identification of the plot, contracting parties, ownership shares and authorised representatives.

• A schedule of new apartments showing unit number, floor, orientation and net/gross floor area.

• Approved designs, an agreed technical specification and signed annexes.

• Owner contributions, payment milestones and circumstances allowing price changes.

• Permit obligations, building programme, completion and key-handover dates.

• Rental obligations, late-completion remedies, penalties and force majeure.

• Guarantees, insurance, defects, rectification, contractor replacement and termination.

• Occupancy permits, condominium title, common areas and utility connections.

Legal note: Depending on the nature of the transaction, Turkish law may require prescribed notarised or property-registration formalities. Obtain an independent review from a qualified Turkish real-estate lawyer before signing.

7. Evacuation and demolition

Once the official risky-building determination has become final, the competent authority carries out the statutory notification process. Under the current ordinary rules, occupants and owners are given a period of no more than 90 days for evacuation and demolition. The precise deadline depends on the formal notices served in your case.

Before leaving the building

1. Identify the position of owners, tenants and commercial occupiers.

2. Plan moving arrangements, rent or relocation support, deposits and service closures.

3. Record meters, common areas, installations and the building’s existing condition.

4. Ensure the demolition permit, workplace safety, waste removal and protection of neighbouring structures are arranged by the appropriate parties.

5. Keep signed minutes, payment records and handover documentation.

Important: The statutory evacuation/demolition period is not the promised length of the subsequent construction programme.

8. Design, engineering and the building permit

A smart façade is not proof of seismic performance. The new project needs proper attention to ground conditions, foundations, structural systems, earthquake requirements, fire safety, services, accessibility, energy efficiency and parking.

Design checks

• Real usable floor space, not just the headline gross floor area.

• Room layouts, natural light, orientation, balconies and shared areas.

• Ground investigation, authorised engineering designs and structural calculations.

• Municipal approvals, the building permit and required building-inspection arrangements.

• Options for protecting established trees and the local environment.

Ayören’s architectural and design services and construction services support different stages of the process.

9. Construction and technical monitoring

Contractual promises must be checked against work on site. “The foundations are done” is not enough information for an owner investing in a new home.

What should be monitored?

• The building permit, inspection records and the construction programme.

• Groundworks, foundations, reinforced-concrete structure and quality tests.

• Waterproofing, thermal insulation, mechanical/electrical services and fire safety.

• Approved products and materials compared with those installed.

• Work progress, stage payments and written explanations of delays.

• Deviations from specifications, defects and agreed corrective work.

Ayören’s approach: Clear communications and accessible progress records, supported by relevant specialists. Formal decisions on compliance and safety remain with the legally responsible designers, inspection bodies and public authorities.

10. Occupancy permit, title and handover

Physical construction may finish before all legal requirements are satisfied. The *occupancy permit (yapı kullanma izin belgesi or iskân)*, title/condominium arrangements and formal handover each require checking.

Handover file checklist

• Occupancy permit status and any outstanding issues.

• Correct recording of apartments and common areas in the title system.

• Signed unit-by-unit handover minutes, keys, utility meters and warranties.

• Operating and servicing documentation for communal equipment.

• A written plan for making good any defects.

The finish line is more than receiving a key: owners should receive the promised property with accurate documents and agreed specifications.

Government support: Yarısı Bizden and other assistance

The Yarısı Bizden programme supports qualifying owners of risky buildings in Istanbul under Law No. 6306. According to official information checked on 23 October 2026, the published package for an eligible residential unit in a building-based scheme was:

| Component | Amount per residence | |---|---:| | Grant | 875,000 TL | | Repayable loan | 875,000 TL | | One-off evacuation/relocation assistance | 125,000 TL | | Total potential support package | 1,875,000 TL |

The total is not an unconditional cash grant. The grant, repayable loan and moving support have separate eligibility and payment conditions. The Directorate of Urban Transformation has announced an extension to 31 December 2027. Check the applicable official conditions before committing to a financial plan.

Sources: Official programme announcement and our Yarısı Bizden guide.

Is rental assistance the same as moving support?

No. Rental aid available under Law No. 6306, the Yarısı Bizden one-off moving benefit and other finance schemes can differ in eligibility, beneficiaries and rules on combining payments. Obtain case-specific confirmation from the relevant authority.

How do you estimate your share of the cost?

An initial comparison is total project cost − confirmed public support − the contractor’s contractual contribution = financing still needed from owners. The final budget must consider ownership shares, new apartments, approvals, tax/fee rules, parking and any contractual price changes.

Seven costly mistakes in urban renewal

1. Accepting promises about floors or apartment sizes before checking zoning.

2. Comparing only one contractor offer without an agreed technical specification.

3. Counting owners or flats instead of ownership shares in a statutory vote.

4. Relying on chat messages instead of official notices and objection deadlines.

5. Looking at gross floor area without confirming the net usable area.

6. Signing a contract without clear clauses on delay, costs, rent or defects.

7. Accepting keys without following up occupancy and title formalities.

Owners’ checklist before the first meeting

• [ ] The address, plot identifiers, ownership shares and unit list are ready.

• [ ] Current municipal planning rules will be verified.

• [ ] Owners’ goals and shared priorities have been recorded.

• [ ] Any formal risk assessment and notification dates have been checked.

• [ ] Contractor offers will use the same terms and specifications.

• [ ] Net/gross areas and the proposed distribution of units are clear.

• [ ] The contract and guarantees will be independently reviewed.

• [ ] Public support, payment schedules and relocation have been considered.

Local advice: Kadıköy and Istanbul’s Asian side

Ayören works with buildings and plots across Kadıköy, Bostancı, Erenköy, Feneryolu, Fenerbahçe, Göztepe, Suadiye and nearby neighbourhoods. An address does not by itself guarantee additional building rights. Planning and financial feasibility must be reviewed for each property.

Read about Ayören, explore our projects, completed projects and ongoing projects. Examples include Mimoza Apartments, Bostancı, Meliha Apartments, Feneryolu and Serdar Apartments, Kızıltoprak.

Frequently asked questions

Must a building be over 30 years old to qualify?

No. A building’s age alone does not determine its formal risky-building status. The official assessment must follow prescribed technical standards.

Can a single owner request the official risk assessment?

In general, yes. An owner or their legal representative may initiate the process; unusual ownership arrangements should be checked separately.

Does a two-thirds majority still apply?

For relevant new developments under the current Law No. 6306, a simple majority based on land ownership shares is the applicable principle, subject to the required procedure.

How long do owners have to object to the risky-building assessment?

Under the current ordinary procedure, 15 days from the last day of the local muhtarlık announcement. Confirm the applicable official notice.

Does a risky-building determination mean immediate demolition?

No. Formal notification and legal steps apply. In the ordinary procedure, the evacuation/demolition period granted by the authority does not exceed 90 days.

Can the contractor ask owners for extra money?

It depends on the agreed financial model and contract. All amounts, payment dates and adjustment rules should be explicit.

Can tenants receive urban renewal assistance?

Potential rights depend on the type of support and eligibility conditions, including who occupies the property.

Are land ownership shares the same as apartment floor area?

No. A land share represents a proportion of the property; an apartment’s net floor area describes the usable space inside it.

Is strengthening a building the same as official risk assessment?

No. Structural strengthening is a separate technical and legal option, which may not be suitable for every building.

How can Ayören assist?

We support initial feasibility, gathering owners’ requirements, preparing comparable bids, design assessment, coordination with lawyers and specialists, and transparent monitoring throughout the project. See our consultancy service.

Ask us to assess your building

You can contact us even if you do not yet have every document. Tell us the location, building name and, if available, the block and parcel numbers using the form below. We can then identify the next steps and specialist assessments.

This page is for general information only. It is not individual legal advice, an official planning determination, a structural-safety guarantee or a binding offer of government support. Laws and administrative practice can change. Check the [Directorate of Urban Transformation](https://www.kdb.gov.tr/) and the relevant municipality or authority. Content checked: 23 October 2026.