A residential complex in Alanya is like a small municipality. It relies on monthly dues (aidat) to pay the electric bills, buy pool chemicals, and pay the staff’s salaries. When a few owners refuse to pay, the entire complex suffers.

Unfortunately, many amateur management companies simply send polite WhatsApp messages to non-payers, which achieves nothing. Here is exactly how Turkish law handles unpaid dues—and how a professional manager enforces it.

The 5% Monthly Delay Penalty of Aidat

Under Article 20 of Turkish Condominium Law (Law No. 634), any property owner who fails to pay their monthly dues on time is legally subject to a 5% delay penalty for every month the payment is late. This is not a suggestion; it is a statutory law. Over a year, this adds a massive 60% penalty to the original debt.

Legal Execution (İcra Takibi)

If an owner ignores the warnings, the complex manager does not need a court order to freeze their assets. We initiate an İcra Takibi (Legal Execution Proceeding) directly through the execution office.

Freezing Bank Accounts and Seizing Property for Aidat

Once the execution proceeding is active, the state can freeze the non-payer’s Turkish bank accounts. If the debt continues to grow, a lien (haciz) is placed directly on the apartment’s title deed (Tapu). In extreme cases of long-term refusal to pay, the complex can legally force the sale of the apartment to recover the debt.

My Approach: Your complex will not go bankrupt because of a few bad neighbors. My legal team actively tracks and recovers unpaid dues. We ensure that the people who pay on time do not subsidize the people who refuse to pay.