If you are reading this, you are likely frustrated. The pool is turning green, the elevators are constantly broken, or worse—the management cannot explain where your monthly aidat (dues) is going.
Many foreign investors in Alanya feel trapped by poor management companies. However, under Turkish Condominium Law (Kat Mülkiyeti Kanunu No. 634), the property owners hold all the power. Changing your management is a straightforward legal process if you follow the correct steps.
Step 1: Call a General Assembly
Management can only be dismissed and appointed by an official vote of the property owners. This happens at a General Assembly (Genel Kurul). You can either wait for the annual meeting (usually held in January or February) or collect signatures from one-third (1/3) of the property owners to force an Extraordinary General Assembly (Olağanüstü Genel Kurul).
Step 2: Secure the Majority Vote
To officially change the management, you need a majority vote based on both the number of owners and land share. In practical terms, if 51% of the complex owners vote to dismiss the current company and hire a new one, the old management has no legal right to stay.
Step 3: The Official Handover (Devir Teslim)
This is where unprofessional companies drag their feet, but the law is strict. Once voted out, the old management must hand over:
The Notarized Decision Book (Karar Defteri)
The Operating Book (İşletme Defteri)
Full control of the complex bank accounts
All staff SGK (social security) login credentials
If they refuse, a simple legal notice from a lawyer forces their hand immediately.
My Approach: When a committee votes to hire me, my team handles this entire transition. You do not have to argue with your old manager. We execute the official handover, audit the past accounts, and seamlessly transfer the complex operations.
