Monthly Maintenance Fees (Aidat) in Turkey: What They Cover and Why They Vary Between Complexes

Buyers usually compare two flats on price and location and forget a figure they will pay every month for years: the maintenance fees, or “aidat” as Turks call them. In a luxury complex with a pool and security these fees can be much higher than in a simple building, and they should be part of your calculations from the start.

What do the fees cover?

• Cleaning of common areas, entrances and stairs.
• Security and guarding, sometimes around the clock in complexes.
• Lift maintenance and its mandatory periodic inspections.
• Gardens, pool and gym where they exist.
• Electricity and water for common areas, and outdoor lighting.
• Central heating in buildings that use it.
• Management company fees in large complexes.
• A reserve for repairs in emergencies.

Who sets the amount?

The matter is governed by Turkey’s Condominium Law. The owners’ assembly (Kat Malikleri Kurulu) meets every year and approves an operating budget (İşletme Projesi) that is split among the flats, usually according to each flat’s share of the land or equally, depending on the building’s rules. It is run by an elected management or a professional management company.

Why do they vary so much?

1. Facilities: a heated pool, a club and permanent security raise the cost.
2. Size of the complex: large complexes spread fixed costs over more flats.
3. Your flat’s size or share: larger flats pay more where costs are split by share.
4. Management style: a professional company costs more, but usually keeps the complex and its value in good shape.

What to ask for before buying

• The current fee amount and exactly what it includes.
• A clearance statement from the management confirming the flat has no debts.
• Minutes of the last two owners’ assembly meetings: is a major repair planned, such as renovating the façade or the lifts, that will be charged to the owners?
• The management rules (Yönetim Planı): rules on pets, short-term letting and so on.

This item is part of the pre-purchase checklist.

Fees and investment returns

If you are buying to let, the fees come straight out of your return, unless it is agreed that the tenant pays them. A flat with a good rental yield in a complex with high fees may give a lower net return than a simpler flat. Calculate the net figure as shown in the Trabzon rental yield guide.

If you live outside Turkey

Set up automatic payment from your Turkish bank account, or leave it to your property manager. Repeated late payment leads to penalties and friction with the neighbours and the management. See the guide to opening a bank account.

Summary

Maintenance fees are not a small detail: they are part of the monthly cost of ownership. Know the amount and what it covers before buying, make sure the flat is free of debts, and read the meeting minutes to see what lies ahead. The other expenses are in the costs and taxes guide.

We state the approximate maintenance fees for every property in a complex, and we request the clearance statement before the tapu (title deed) transfer. Contact us.