Building management is a job most people take on voluntarily and unprepared. Yet a manager's legal responsibility is far from light: the manager is liable to the unit owners much like an agent (Turkish Condominium Law, Art. 38). This article walks through what a newly elected manager should do in their first three months, step by step.

Week 1: Handover

Take over the following documents from the previous management in full:

  • Notary-certified decision book and management book
  • Bank statements and cash balance
  • Up-to-date debtor–creditor list by unit owner
  • The management plan in force
  • Supplier contracts: elevator maintenance, cleaning, security, insurance
  • Employee personnel files and SGK (Social Security Institution) records
  • Ongoing enforcement proceedings and litigation files

Always carry out the handover with a written record signed by both parties. The most common dispute is the argument over "how much was in the cash box".

Weeks 2–3: Assess your current situation

Prepare three tables:

  • Unit list: unit no., owner, actual occupant, land share, m². Verify the land share against the title deed record — this is the legal basis for expense allocation.
  • Debt ageing: Who owes how much, and for how many months?
  • Fixed expense calendar: On which day of the month does each bill arrive?

Month 1: Operating project

A document showing the estimated annual income and expenses is called an operating budget. Following the amendment made in 2026 by Law No. 7579, the operating budget is approved at the general assembly of unit owners. If there is no budget approved by the assembly, the manager prepares a provisional operating budget without delay; the budget is notified to the unit owners against signature or by registered letter, and a resolution for its acceptance, either as is or with amendments, is taken at the general assembly within three months at the latest.

The project must show, in particular: the estimated income and expenses for one year of management, the estimated amount chargeable to each unit owner from all expenses under Article 20 of the Condominium Law (KMK), and the advance payment each unit owner must make. For details, see our article on the 2026 amendment.

Month 2: Set up your collection routine

Three principles make collections easier:

  1. One account: All payments should go into the management account. Cash collection should be the exception and must always be documented with a receipt.
  2. Automatic reminder: An SMS or email sent before the due date prevents a significant share of late payments before they arise.
  3. Early intervention: debts older than two months do not resolve themselves. Know the legal collection routes from the start.

Month 3: Transparency

Distrust in the manager almost always stems from the same thing: unit owners cannot see where the money goes. Share the monthly income–expense summary, cash and bank balance, and the number of debtors. In buildings where residents can see their own debt and the site budget on their phone, both disputes and late payments drop noticeably.

Those that must stay on the calendar all year round

  • Ordinary meeting: Within the first month of each calendar year if no time is specified in the management plan.
  • Elevator: monthly maintenance and annual inspection (Condominium Law art. 35/l).
  • Insurance: Policy renewal date.
  • Decision book: Every board resolution is written in the book and signed.
  • Audit: the auditor's report is presented at the annual meeting.

This article is for general information purposes. In specific disputes, your management plan and legal advice are essential.