Reconciling conflicting aidat and management-charge documents
Apartment dues often appear in several documents at once: an approved operating project, a management budget, an owners’ resolution, a unit ledger, payment receipts, a seller’s “no debt” statement and a digital portal balance. These documents can carry different numbers without one of them necessarily being false. The amounts may relate to different periods, different expense categories or different stages of approval. A document-version reconciliation for aidat therefore has to identify what each version represents and which document controls the unit’s obligation on the review date.
Classify the number before choosing the controlling version
For every document, record its date, effective period, issuing or approving body, the independent unit to which it relates, the type of charge and whether the amount is an assessment, an advance, an account balance or a payment. A monthly ordinary aidat, a one-time capital contribution and an annual advance cannot be reconciled as though they were three versions of the same number. Likewise, an owners’ resolution approving a new operating project can supersede the amount shown in an older management notice without making the old notice historically incorrect.
Article 20 of Condominium Law No. 634 provides the legal background for allocation. Unless another arrangement applies, certain personnel expenses and their advances are shared equally, while the main property’s insurance premiums, common-area maintenance, protection, strengthening and repair, manager remuneration, common-facility operating expenses and related advances are generally allocated by land share. A reconciliation should therefore check the allocation method as well as the total budget. If a unit’s land share changed in the record or the management applied the wrong share, the monthly figure can be internally consistent with its own spreadsheet but still be wrong for that unit.
Give the management plan and operating project their correct roles
Article 28 gives the management plan binding relevance to condominium management. The plan can contain rules about management structure, use and other matters, so its current version belongs in the file. The operating project addresses the planned income and expenditure and the advances required from owners. After the 22 May 2026 amendments under Law No. 7579, the owners’ assembly approval process for the operating project became particularly important. When no approved project exists, the manager prepares a temporary operating project and it must be submitted within three months for approval or amendment. Where an existing operating project exists, the temporary project amount is subject to the revaluation-rate limitation set by the amendment.
This means the phrase “new 2026 aidat” is too vague. The reviewer should be able to say whether the figure comes from an approved operating project, a temporary project, a later assembly decision, a specific extraordinary assessment or simply an accounting update to the unit ledger.
Build a change table, not a pile of PDFs
For each successive version, list only the fields that changed: total budget, allocation method, monthly contribution, start period, extraordinary project, due date, unit balance and any late-payment item. Then link the change to its authority—for example, the owners’ resolution or operating-project approval that created it. If a portal balance changes because a payment was posted, that is an accounting event, not a new fee decision. If the fee changed because a new project was approved, preserve the decision as well as the revised ledger.
A seller’s debt-clearance statement should also be dated and reconciled against the unit ledger. “No debt” at the end of June does not prove that July is paid, and it does not answer whether a special contribution approved in June will fall due in August. The absence of arrears and the absence of future approved obligations are different facts.
Resolve contradictory documents before pricing the ownership cost
If the listing says TRY X, the management budget says TRY Y and the unit ledger shows TRY Z, do not average the figures or select the lowest. Identify the period and legal/accounting meaning of each. Ask management for a current statement that explains the difference, and preserve the response. If the dispute cannot be resolved before commitment, keep it visible as a financial uncertainty rather than converting it into one supposedly precise monthly cost.
The final reconciled record should state which operating project or resolution is current, how ordinary expenses are allocated to the unit, what amount is actually due as of the review date, whether any extraordinary assessment has already been approved, and which previous figures are historical. That result is much more useful to a buyer than a folder containing ten documents with different aidat numbers and no explanation of why they differ.