Apartment aidat dues Decision Framework Core point An aidat decision framework should not ask only whether dues are high; compare what they fund with actual services, service quality, maintenance reserves and expected complex expenses. How to verify it Annualize the dues and include them in net yield and household budget; a lower purchase price can still mean higher ownership cost if recurring dues are heavy.
Decision impact Review the trend in dues and special assessments because low current aidat can reflect deferred major maintenance or underfunding.
Budget and management decisions
On a management handover, reconcile bank balances, receivables, claims, suppliers, contracts, the resolution book and renewal dates. Separate an existing debt of the unit from future management obligations and from a capital expense approved by owners but not yet collected. Turn findings into measurable decision criteria: acceptable, remediable and stop conditions. Apartment dues and site management cannot be audited from a single monthly figure.
The review becomes useful when the finding is tied to a defined effect on rights, price, cost or executability and backed by evidence that can be rechecked later. Read the management plan, period budget, owners’ resolutions, allocation of common expenses and advances, the unit ledger, major supplier contracts and any extraordinary collection. On 22 May 2026 the Ministry of Environment announced a new site-fee framework aimed at transparency and placing fee-setting authority with unit owners through the owners’ decision process; the current resolution and budget therefore matter more than a WhatsApp message or an agent’s quoted amount. Separate an issue that can be cured before completion from a risk that changes property value or legal rights, and assign cost, deadline and closure evidence to each open item.
Reserve based on asset condition
Reconcile the plan with the management budget, cash balance, contracts and approved resolutions, and separate recurring maintenance from capital replacement and emergency repair. If a major item has been deferred for years, low current spending may hide a future liability rather than represent savings. When a supplier quote, work scope or execution date changes, recalculate the shortfall, funding route and the unit’s share instead of preserving the old reserve estimate. Turn findings into measurable decision criteria: acceptable, remediable and stop conditions.
A maintenance and capital-expenditure reserve should be built from asset condition and a work plan, not from one fixed percentage for every building. The review becomes useful when the finding is tied to a defined effect on rights, price, cost or executability and backed by evidence that can be rechecked later. Start with lifts, roofs, façades, waterproofing, pumps, garages, electrical/mechanical systems and fire equipment, recording age, condition, last service, remaining life and approximate replacement cost. Separate an issue that can be cured before completion from a risk that changes property value or legal rights, and assign cost, deadline and closure evidence to each open item.
Independent unit and land share
Compare the registry with the independent-unit plan, project description, actual use and management plan rather than relying on the door number shown in the building. For condominium property, keep three items separate: whether the record is Kat İrtifakı or Kat Mülkiyeti, the independent-unit number and the land share (arsa payı). Turn findings into measurable decision criteria: acceptable, remediable and stop conditions. Conversion to Kat Mülkiyeti is tied to documents including the building-use permit under TKGM procedures, so Kat İrtifakı alone is not proof that construction is fully completed or that occupancy approval exists.
The review becomes useful when the finding is tied to a defined effect on rights, price, cost or executability and backed by evidence that can be rechecked later. The land share is not decorative data; it forms part of the ownership structure and can affect rights, voting, allocation of some common obligations and redevelopment. A wrong independent-unit number or share can connect the buyer to a different legal unit from the one inspected. Separate an issue that can be cured before completion from a risk that changes property value or legal rights, and assign cost, deadline and closure evidence to each open item.