What is the "aidat"? Common expenses, late-payment compensation and differences by complex type under the Condominium Law

2026-10-08 · Author: Grand Emlak

"How much is the maintenance fee?" is every Antalya buyer's first question; here is its legal basis under Law No. 634.

What is the "aidat" and what does the law say?

The law never uses the word "aidat"; it regulates the owners' duty to share common expenses and the advances collected for them. Under Article 20, unless agreed otherwise, owners contribute equally to caretaker, boiler attendant, gardener and watchman costs, and in proportion to their land share to the building's insurance premiums, maintenance, protection, strengthening and repair of common areas, the manager's salary and the operating costs of common facilities. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

The same article expressly says an owner cannot refuse to pay by claiming not to use the common areas or facilities; an owner who never uses the pool or only stays in summer remains liable. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

Late-payment compensation: 5% per month

Any other owner or the manager may sue and enforce against an owner who does not pay; the defaulter owes late-payment compensation of five percent per month for the days of delay, a rate cut from ten to five percent in 2007 by Law No. 5711. Finalised operating budgets and assembly resolutions count as documents under Article 68 of the Enforcement and Bankruptcy Law, so enforcement is fast. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

Is the tenant liable too?

Under Article 22, a person living permanently in a unit under a lease or right of residence is jointly and severally liable with the owner for expense and advance debts and late-payment compensation, but only up to the rent owed, and payments are deducted from the rent; for unpaid debts a statutory mortgage may be registered on the unit for the other owners. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

Management plan and the owners' assembly

The management plan sets the form of management, the purpose of use and the fees of manager and auditors, and binds all owners like a contract; changing it needs four fifths of all owners, and it is noted in the land register. Requesting it from the land registry before buying is the surest way to see how fees are shared and which restrictions apply. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

The assembly meets at least once a year (at most every two years in multi-building complexes), convenes with more than half of the owners by number and land share and decides by majority; if the quorum fails, a second meeting within fifteen days decides by simple majority of those present. Every owner has one vote regardless of land share. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

The manager and the operating budget

Where a property has eight or more independent units, a manager must be appointed; the manager is chosen by a majority by number and land share, is re-elected yearly, and must implement resolutions, insure the building, have lifts serviced and collect advances. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

The fee is calculated from the operating budget ("işletme projesi"). Under Article 37 as amended by Law No. 7579 of 7 May 2026, the budget is approved by the owners' general assembly; without an approved budget the manager prepares a provisional one at once, which the assembly decides on within three months. It shows one year's estimated income and expenses, each owner's share and the advance; where a budget exists, the provisional one may not rise by more than the revaluation rate. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

Cost split in multi-building complexes

For multi-block complexes Article 72 creates two tiers: costs of areas and facilities serving one block or a few buildings fall on those owners, while costs of facilities serving all units fall on all owners, which is why a block fee and a site fee may appear separately. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

Fee ranges by type of complex

No official source publishes maintenance-fee ranges by complex type in Antalya, so we give no TL range; the reliable yardstick is a specific complex's operating budget and management plan, and in our portfolio the fee is shown in the listing details. Pools, security, central heating and lifts directly raise the operating costs the law lists, so fees are expected to be higher where these exist. Source: Turkish Legislation Information System – Condominium Law No. 634, accessed 08.10.2026

In centrally heated complexes the gas distributor multiplies the security deposit by the number of units: Enerya's table dated 27.04.2026 gives 3,599 TL per unit for central systems. Compulsory earthquake insurance is separate from the building insurance; the DASK premium depends on construction type, square metres and risk group, and the policy is checked when an electricity subscription is opened. Source: Enerya Antalya Gas Distribution, DASK (Turkish Catastrophe Insurance Pool), CK Enerji Akdeniz Elektrik, accessed 08.10.2026

Legislation may change; in a specific dispute, confirm with a lawyer or the site management.

How Grand Emlak helps

Grand Emlak requests the current fee, operating budget and management plan of the home you like and records them in the listing details.

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