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Apartman yönetici (Apartment manager) – Role in Turkish properties

Turkish real estate vocabulary
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Apartman yönetici (English: apartment manager) is an individual or professional service provider appointed to oversee the daily operations, maintenance, and administrative tasks of a residential apartman (apartment building) in Turkey. This role is common in multi-unit properties where shared spaces and collective decision-making require coordination.

The apartman yönetici acts as a liaison between property owners, tenants, and service providers (e.g., cleaners, repair technicians). Their responsibilities typically include:

  • Collecting monthly aidat (maintenance fees) from residents.
  • Organizing repairs for common areas (e.g., elevators, stairwells, gardens).
  • Enforcing building rules (e.g., noise restrictions, waste disposal).
  • Managing contracts for utilities (e.g., water, electricity for shared spaces).
  • Convening and documenting genel kurul (general assembly) meetings of owners.

In Turkey, the role is often voluntary (an elected owner) or outsourced to a paid professional. Legal frameworks, such as the Turkish Condominium Law (Kat Mülkiyeti Kanunu, No. 634), outline their duties and limitations. The manager does not own the property but ensures compliance with collective decisions.

Turkish Term English Synonyms Notes
Apartman yönetici Apartment manager, building manager, property administrator, condominium manager Most common term for residential buildings.
Site yönetici Site manager, housing complex manager Used for larger gated communities (site).
Yönetici firma Management company, property management firm Third-party professional service.
Kat maliki temsilcisi Owners’ representative, condo board representative Elected owner acting as manager.
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Apartman yönetici (Apartment manager) – Role in Turkish properties

A building manager overseeing daily operations.

An apartman yönetici (apartment manager) is a designated individual or company responsible for managing a residential building in Turkey. They handle maintenance, security, and administrative tasks like collecting monthly dues (aidat) and resolving disputes among residents.

Elected by residents or hired by the building owner.

The apartman yönetici is typically chosen by a majority vote during the annual general assembly (kat malikleri kurulu) of the building’s owners. In some cases, the property developer or a professional management company may be appointed, especially in larger complexes.

Enforcing rules, managing finances, and maintenance.

Under Turkish law (Condominium Law No. 634), the apartman yönetici must enforce building bylaws, collect aidat (monthly fees), maintain common areas, and ensure compliance with safety regulations. They also represent the building in legal matters, such as disputes with contractors or authorities.

Yes, but legal residency is required.

Yes, a foreigner can serve as an apartman yönetici.

Coordinates repairs and uses collected aidat funds.

The apartman yönetici organizes repairs for common areas (e.g., elevators, plumbing, roofs) using the building’s maintenance fund. For major issues, they must obtain approval from the owners’ assembly. Emergency repairs (e.g., water leaks) can be addressed immediately, with costs later shared among residents.

Disputes are resolved via owners’ assembly or court.

If residents disagree with the apartman yönetici’s decisions, they can raise concerns during the annual general assembly or call for an extraordinary meeting. Unresolved conflicts may escalate to mediation or civil court under Turkish Condominium Law. The manager can also be voted out in the next assembly.

Legally required for buildings with 8+ units.

Under Turkish law, buildings with 8 or more independent units must appoint an apartman yönetici. Smaller buildings (fewer units) may operate informally, but managers are still recommended to handle shared responsibilities like aidat collection and maintenance coordination.

Fees vary.

The cost of an apartman yönetici depends on the building’s size and services. Professional managers typically charge a monthly fee, while volunteer managers (e.g., a resident) may waive fees. Luxury complexes often hire full-service companies with higher rates.

No, only a court or property owner can.

An apartman yönetici cannot evict a tenant. Evictions in Turkey require a court order, typically initiated by the property owner for non-payment or lease violations. The manager may report issues (e.g., unpaid aidat) to the owner but lacks legal authority to remove tenants.

Financial, meeting minutes, and maintenance logs.

Turkish law requires the apartman yönetici to maintain records of aidat payments, expense receipts, general assembly minutes, and maintenance contracts. These documents must be accessible to residents upon request and are subject to audit during disputes or inspections.

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