How Site Management Works in Turkey?Site Management or Owners Association means "Site Yönetimi" in Turkish. Owners Association is organized by Commonhold Property Law no:634. When anybody buys a property in a complex / compound, you accept to obey the rules of Management Plan on title deed signature at General Directorate of Land Registry and Cadastre. You may ask your real estate management plan when you receive your title deed. Generally, Management Plan is a standard text if it is not tailor-made prepared by the constructor.
Establishing and Holding Site Management MeetingsWhenever you buy a property from a new building, good construction companies establishes the management. If not, you need to co-operate with your neighbors. In order to establish a management, a meeting should be held by all property owners. Here are the steps according to the law;
Prepare meeting agenda and invitation to Site Management MeetingWrite all subjects what should be discussed in the meeting like (establishing site management, selecting site management members, determining maintenance fee, determining caretaker or security working rules, etc) According to Commonhold Property Law, you may not take a decision in the meeting if it is not declared in the agenda and invitation. You need to invite owners with meeting address and time for both meetings.
Determine a date for meetingYou need to declare two meeting dates if the majority of property owners (majority is 51%) does not participate the first meeting. The second meeting may set after 7 days from the first meeting date. At the second meeting, the majority is not mandatory anymore..
Legal InvitationAn invitation with meeting agenda should be delivered to all property owners. One copy you may hang at the complex or building entrances where everybody can easily see. Unfortunately, it is enough. There are two ways to deliver invitations;
1- These invitations might be delivered to the property owners against a signature on "Invitation Delivery Sheet"
2- If the property is empty, rented by a tenant or it is not possible to reach to the property owner, you have to send this invitation by "registered and reply paid letter". After sending letters, keep the registry documents for management records that all owners are really invited.
First MeetingYou may prepare "Decision Book" and "Operating Ledger" before the meeting. Prepare a paper sheet of "Presence of meeting document" where every meeting participants may sing if they are present at the meeting. If the majority comes on declared time and place, meeting begins; if not the second meeting will be held
Second Meeting if neededThe majority of property owners number. is not mandatory anymore. Even there is one property owner and if all invitations are correctly made, you may take all decisions yourself. All decisions should be taken with the votes 51% of meeting attendants.
After site management is established, the manager is authorized until january. It is important to write detailed tasks powers of manager in the decision book like bank account opening / managing, giving the power of attorney to a lawyer, acting at SGK (insurance authority) and Tax office. After the meeting, attendants must sign meeting decisions. It is stuck to Decisions Book. At Notary Public selected Site Manager gets his legal authorization on behalf of Site Management.