A law office in Konyaaltı, Antalya. Condominium and estate management, dissolution of co-ownership, criminal defence, enforcement and title deed cases — worked with the deadlines and thresholds mapped from day one.
On a residential estate, disputes appear in the same three places: common expenses, common areas and voting thresholds.
Most of the office’s caseload sits under these five headings. Each carries a record of the competent forum, the critical deadline and the documents needed.
From collecting service charges and amending the management plan to annulling resolutions and pursuing defective construction.
Ending co-ownership of a property either by partition in kind or by court-ordered sale and distribution of the proceeds.
Defence and victim representation from the first statement in the investigation through to appeal.
Representation of creditors and debtors at every stage, from filing the enforcement proceeding to collection.
Correcting the land register on grounds of simulated transfer, lack of capacity, abuse of power of attorney or acquisitive prescription.
Enforcement is a law of deadlines. The calendar below shows the statutory limits of an ordinary proceeding.
The creditor files the request with the enforcement office and pays the fees. The type of proceeding is chosen here and cannot be changed later.
EBL art. 58
The office issues the payment order and serves it on the debtor. All periods run from the date of service.
EBL art. 62
A timely objection suspends the proceeding. Without one, the proceeding becomes final and attachment follows.
EBL art. 74
Depending on the document held, the creditor asks the enforcement court to lift the objection or the general court to annul it.
EBL art. 67-68
Real property, vehicles, bank accounts and third-party receivables of the debtor are attached.
EBL art. 78
The attached asset is valued and then offered for sale electronically.
EBL art. 106
Sale proceeds or attached funds are distributed among creditors, according to the ranking schedule where one exists.
EBL art. 138
An estate resolution stands or falls on its threshold before anyone argues its content.
| Subject | Threshold | Note | Basis |
|---|---|---|---|
| Amending the management plan | 4/5 | Votes of four fifths of the owners | CL art. 28 |
| Construction, repair or installation in common areas | 4/5 | The same qualified majority applies | CL art. 19 |
| Ordinary assembly meeting | January | First month of the calendar year if the plan is silent | CL art. 29 |
| Second meeting where quorum fails | 15 days | No later than fifteen days after the first | CL art. 30 |
| Annulment of a resolution | 1 month | One month from learning of it, six months from the resolution | CL art. 33 |
| Default compensation on common expenses | 5% | Five per cent per month over the days in default | CL art. 20 |
| Tenant's liability for common expenses | Joint | Jointly with the owner, capped at the rent payable | CL art. 22 |
The table above gives the fractions in the Act. Enter the number of independent units here and we will turn them into a headcount for your building.
Every flat, shop and office in the building.
The denominator in your management plan. Leave 1000 if unknown.
24 independent units, amending the management plan takes 20 owners voting in favour.
13 OWNERS 501 LAND SHARE
More than half of the owners, counted both by head and by land share.
CL art. 30NONE
Held within fifteen days if the first fails; a simple majority of those present decides.
CL art. 30/320 OWNERS
Four fifths of all owners. Absentees stay in the denominator.
CL art. 2820 OWNERS
Construction, repair and installation in common areas need the same heavy majority.
CL art. 1919 OWNERS
Against an owner who has become intolerable; that owner is excluded from the count.
CL art. 25This tool applies the fractions in the Turkish Condominium Act (no. 634) to the figure you enter; it is not legal advice. Your management plan may set a higher threshold and other provisions may apply to your case.
The tables give the fractions and the day counts. The tools apply them to your building and your date of service — in your browser, with nothing sent anywhere.
Enter the number of independent units and we will turn the statutory fractions into a headcount for your own building.
Open the tool — Quorum CalculatorEnter the date the payment order was served and we will map out the last day to object, declare assets, request attachment and request sale.
Open the tool — Enforcement Deadline CalendarRepresentation and counsel are also provided in matters that intersect with the principal areas.
How a file will be run is agreed in writing at the first meeting.
The fee is set at the outset according to the type of work and recorded in the engagement agreement. Court costs and duties are itemised separately.
Every material development — service, hearing, attachment, judgment — is explained in plain language. No news arrives as a surprise.
In person, by phone or online. For estate managements, a preparatory meeting before the assembly is scheduled separately.
Objection, request and filing periods are calendared for every file, with a reminder as each approaches.
The four that come up most. The rest are on the deadlines and procedure page.
In an ordinary proceeding you have 7 days from service to object at the enforcement office; otherwise the proceeding becomes final and attachment follows. For proceedings based on negotiable instruments the period is 5 days and the objection goes to the enforcement court.
The objection suspends the proceeding. Depending on the document held, the creditor may ask the enforcement court to lift the objection (within 6 months) or bring an action to annul it before the general court (within 1 year). An unfounded objection can trigger compensation for denial of debt.
Default compensation of five per cent per month may be claimed for the period of delay, and the debt is pursued through enforcement. The manager may start the proceeding without a separate resolution of the assembly.
A tenant occupying an independent unit is jointly and severally liable with the owner for common expenses, but only up to the amount of rent payable.
Describe your file briefly and we will discuss the right route at the first meeting.
Altınkum Mah. 428. Sk. No:4 Eryılmaz İş Merkezi, Floor 4 Suite 402 — Konyaaltı / Antalya, Türkiye