Renovating and remodeling a Turkish apartment: what can be changed?

The question of renovating and remodeling an apartment in Turkey eventually arises for most owners. In this case, the deciding factor is whether the work affects the building's load-bearing structure and common property. There are three categories of work: permitted without approval, requiring the consent of four-fifths of the owners, and completely prohibited. While the interior of the apartment is more or less clear, the façade and frame of the building are not the private property of a single owner.

In this article, we examine the renovation regulations in residential complexes in Turkey.

Three categories of work

The basis is Kat Mülkiyeti Kanunu – Law No. 634 on Condominium Ownership, adopted in 1965. According to the text of the document, houses in Turkey are divided into two parts: bağımsız bölüm, that is, apartments that the owners manage themselves, and ortak yerler – common property: foundations and load-bearing walls, columns, beams and frame walls, floors, stairs, elevators, roofing and utilities outside the apartments.

The key provision is Article 19. It obliges owners to carefully maintain the building and protect its architectural appearance and structural integrity. Construction, repair, and installation work in common areas, as well as painting the façade a different color, are prohibited without the written consent of four-fifths of all owners. Work within your own apartment that damages the building's main structure is prohibited, and the connection points between adjacent apartments can be changed by mutual consent of their owners.

Hence the three categories of work:

1. Inside the apartment, without affecting the building’s frame and the approved project, the owner acts freely.
2. Work that changes the appearance of a building or affects common property requires the consent of ⅘ of the owners.
3. Weakening of the supporting structure is not possible under any circumstances.

If the plan requires changes to the approved project, four-fifths is no longer enough: a unanimous decision by all owners and approval from the municipality is required.

The decision is made at a general meeting of the complex, and the consent is formalized in writing. If the complex's management plan pre-authorizes this type of work, a separate vote is not necessary—following the procedure is sufficient.

Law No. 634 outlines the basic requirements for carrying out certain renovations. However, specific rules regarding the possibility of redevelopment outside the apartment are established by the complex's management plan, and these may vary from property to property. Changes affecting the façade and common property require mandatory approval; the conditions are much stricter if they are specified in the management plan or if the changes affect the approved architectural design.

What can be done without approvals?

Everything inside the apartment that does not concern the building's structure, common property, or the approved project is done freely:

• interior decoration: painting, wallpaper, coverings, ceilings, lamps;
• replacement of floor coverings – parquet, laminate, ceramics;
• updating the kitchen and plumbing within the existing layout;
• dismantling of non-load-bearing internal partitions;
• Electricity and water supply inside the apartment: sockets, cables, switchboard, pipes.

How can you tell the difference between a load-bearing wall and a partition? It's impossible to tell the difference by eye. Moreover, doing so can lead to irreversible consequences. In monolithic buildings, the load-bearing walls are columns, beams, and diaphragm walls, and a seemingly innocuous partition is sometimes part of the frame. The partition's function is determined by the architectural and structural drawings of the approved project. If a project is not available, one is requested from the developer.

What requires the consent of the owners

If work is planned outside the apartment, the decision is made with the participation of all homeowners in the building. Work that changes the appearance of the building or affects common property requires the written consent of one-fifth of the total number of owners (not just those attending the meeting). Such work includes:

• replacement of windows with changes in color, shape or size;
• installation of shutters and awnings on the facade;
• balcony glazing in Turkey;
• new connections to common ventilation and water supply risers;
• transition from a central heating system to an individual one.

The logic is simple: the façade is common property, and its appearance affects both the value of apartments and the comfort of neighbors. A unified glazing standard in the management plan eliminates most of these disputes. Owners from abroad can participate in the meeting by proxy.

What is prohibited and how does it end?

There are jobs that are impossible under any circumstances:

• dismantling or weakening of load-bearing columns, beams and load-bearing walls;
• creating openings in external walls without permission;
• any interference with the safety of the structure and the static balance of the house.

If unauthorized redevelopment affects the structural integrity of a residential building, the consequences are determined by Construction Law No. 3194. Article 32 states that in this case, the municipality records the condition of the building and seals it, halting work. A notice of approval is then issued. A month is then given to bring everything into compliance with the plan. Otherwise, the permit is revoked, the illegal part is demolished, and the demolition costs are recovered from the owner, along with a fine.

Another reason for not touching the frame is that buildings completed after 2019 are strictly designed according to current seismic codes, and any intervention could lead to irreversible consequences. This isn't a matter of formality, but of the safety of all residents.

New Level Group builds modern residential complexes in Alanya using the latest technologies and materials, taking into account seismic safety requirements. When purchasing a property in Alanya at an early stage of construction, the buyer can make changes to the interior finishes of the apartment. The company's projects are located in Avsallar, Incekum, Alanya city center, Oba, and Mahmutlar—available options are listed in the catalog.

Where to find the rules for your complex

Rules for living and using common property are typically outlined in a yönetim planı – a complex management plan. It is registered in the real estate registry: the date is indicated in the beyanlar section. The document is binding on all owners and can be amended by a joint decision. Specifically, it specifies the hours during which noisy work is permitted and how workers are admitted.

The implementation is monitored by a management company, which is elected at a meeting.

Procedure before starting repairs:

• request a floor plan of the apartment and identify load-bearing walls;
• check the work against the complex management plan;
• check with the management company about the noisy work regime and the days allowed;
• for work on the facade or on common property, bring the issue to a meeting;
• notify neighbors of the timing and nature of the work before it begins.

This material is for informational purposes only. Please consult a lawyer and the management company for details on the approval process for your specific property. The information is current as of September 2026.