In this article, we provide concise information on frequently asked questions and current regulations regarding the “urban transformation process.”
Table of Contents
hide
What is the primary goal of urban transformation?
It is to evacuate buildings that carry disaster risks or have completed their economic lifespan and replace them with healthy, safe, and livable environments.
How does the process begin, and can a single owner apply?
Yes. The process officially starts with a “Risky Structure Assessment” application made by just one of the property owners to a licensed institution. A title deed and a photocopy of the ID are sufficient for the application.
How much consent is needed from other owners to make a decision?
Decision-making processes were simplified under the February 2026 regulations. Decisions are now made by an absolute majority (50%+1) of the number of owners, regardless of their land share ratios.
What are the new notification methods, and is e-Government (e-Devlet) notification valid?
To speed up the process, notifications are now made via e-Government, notices posted at the building entrance, and announcements at the neighborhood headman’s office (muhtarlık). The notification is considered served on the 15th day of the posting at the headman’s office.
What supports are offered under the “Half is on Us” (Yarısı Bizden) campaign?
Within this scope, right holders are provided with an 875,000 TL grant, 875,000 TL loan, and 125,000 TL relocation assistance. Loan repayments begin two years after the license date and are partitioned over 10 years.
What is the legal timeframe for evacuating the building?
Once the risky structure status is finalized, owners are granted a maximum of 90 days (60 days initial + 30 days extension) for evacuation. If the building is not vacated within this period, utilities (electricity, water, and gas) are cut off, and the evacuation is carried out by the authorities.
The land shares of owners who do not participate in the decision made by the absolute majority are sold to other stakeholders through an auction based on fair market value. If no one buys them, they are taken over by the Presidency (Kentsel Dönüşüm Başkanlığı) or TOKİ.
Which taxes and fees are exempt in urban transformation?
Complete exemption is provided from notary fees, title deed fees, municipal fees, and stamp tax. Additionally, a privileged 1% VAT rate is applied to residential projects.
Does a mortgage on the building prevent its demolition?
No. Mortgages or other annotations on the building’s registry do not prevent the demolition of a risky building; these rights continue to exist on the land share after demolition.
What are the owners’ rights if the contractor leaves the construction unfinished?
If construction stops for 6 months or the progress level remains below 1%, the owners can request the administrative termination of the contract by an absolute majority.
Can a lawsuit be filed against urban transformation decisions?
An annulment action can be filed in administrative courts against administrative proceedings within 30 days of the notification date. However, due to public safety reasons, courts act very meticulously regarding “stay of execution” orders.
Does an “Action for Dissolution of Partnership” (İzale-i Şuyu) stop the process?
No. Dissolution of partnership lawsuits filed while the urban transformation process is ongoing do not constitute an obstacle to transformation procedures.
The Urban Transformation Process generally proceeds as outlined above. However, to protect the rights of both owners and contractors, it is essential to carry out the process meticulously with a lawyer.
