Number of new properties on the market Turkish real estate is growing every year. And if just a couple of decades ago the Turkish authorities did not check or require documents for built houses and residential complexes, then since 2014 the attitude towards performing a technical inventory has changed dramatically. Laws have been developed and adopted according to which developers, upon completion of construction, undertake to officially confirm the readiness of the property for operation according to a number of parameters.
Before purchasing property in Turkey, you should carefully check the property. And not only for compliance with the characteristics stated in the advertisement, but also for the legal purity of documents, the most important of which are TAPU and İskan.
What is Iskan for an apartment in Turkey, which There are different types and what is the cost of its registration – You will find detailed information in our article.
Views of Iskan
Iskan – this is an act of commissioning of a new property.
Yapi Kullanma İzin Belgesi – This is exactly what the official name of the document sounds like in Turkish.
A technical passport is issued to the construction company by the local municipality after inspection of the residential complex by an independent expert commission. Specialists visit the site and inspect the building, measure the area, and assess the technical condition. The presence of Iskan confirms that everything building codes and regulations have been fully complied with by the developer, that is, the building is suitable for habitation.
In the Republic of Turkey, there are several types of technical passports, depending on the year the residential complex was built.
For buildings that were put into operation before 2020 – this is:
- Genel Iskan (Genel İskan);
- Ferdi Iskan (Ferdi İskan).
For real estate built after 2020, one general commissioning certificate is issued – Toplu Iskan.
What Iskan looks like in Turkey depends on the type of document. We'll tell you more about this.
Genel Iskan (in Turkmen - Genel Iskan)
Genel İskan – general technical passport confirming the commissioning of the residential complex.
As we have already noted, the commissioning certificate confirms that the object was checked by an independent expert commission, the developer has fulfilled all technical requirements for construction and has no debts to the state. From this moment on, the property is classified as a completed construction project and can be used for its intended purpose.
Representatives of authorized authorities check a building or complex for such characteristics as:
- Compliance of the development with technical norms and regulations, architectural and structural drawings, general plan.
- Establishment of a high-quality access road.
- Correctness and legality of connecting utility networks.
- The presence of a fire escape, alarm, shelter places, etc.
The technical passport received by the developer indicates:
- cadastral number of the land plot;
- number of floors in the building;
- total square footage of the premises;
- engineering networks and their parameters.
This document is issued once, immediately after completion of construction work.
Ferdi Iskan (in Turkish - Ferdi Iskan)
Ferdi İskan – this is an individual Iskan for an apartment in Turkey.
The individual commissioning certificate contains the following data:
- building coordinates;
- owner data;
- number of rooms;
- area;
- total square footage of the entire building.
The design of Ferdi Iskan falls on the shoulders of the first owner of the property. To do this, after receiving the TAPU, you need to contact the city administration. When selling a home, the order, along with other documents, is transferred to the new owner.
Toplu Iskan – a general registration certificate for all apartments in the commissioned complex. The document is in force relatively recently – from 2020. The order, along with general information about the residential complex, contains information about each individual apartment or villa within the residential complex.
Toplu İskan, like its predecessors, confirms compliance with all regulatory technical requirements for the quality of construction and compliance with architectural estimate documents.
The act is a form filled out on both sides. The back side contains information about the technical characteristics, architectural, and design parameters of the building. On the back of the document the area of each individual apartment is indicated in ascending order.
According to the latest data, only large cities of the Turkish Republic have fully switched to the design of the new Toplu Iskan. In remote provinces and small towns, old models of technical passports are still not out of use. Of course, this fact does not in any way affect the legality of the documents issued and their owners will not have to redo them in the future.
Purchase of real estate without Iskan
Many potential buyers ask questions: why is Iskan needed in Turkey and is it possible to buy a home without it? What are the consequences of this step for owners? We answer!
You can buy Turkish real estate without a commissioning certificate if you enter into a deal for a property in a residential complex under construction. However, an important point that should never be overlooked is – indicate in the purchase and sale agreement that there is no iskan. In addition, the document should indicate the deadline for issuing a technical passport and penalties for failure to comply with the conditions due to the fault of the construction company.
Objects on the secondary market must have Iskan. Its absence may indicate legal problems with the developer, violations in construction, inconsistencies with the declared project, cadastral plan, tax arrears, SGK.
For investors, buying a home without Iskan threatens:
- The inability to conclude contracts for the supply of water, electricity, gas, and the Internet. Sometimes subscriptions for utility services are issued, but only for the period necessary to obtain a registration certificate. After this period, the contract with resource supply companies may be suspended.
- In residential complexes, the developer connects commercial subscriptions for light and electricity for the period of construction. It will not be possible to change them into your name in the future, which means that in the absence of Iskan, tariffs for users will be much higher.
- If the property does not have an Iskan, neither public nor private banks in Turkey will issue a loan for the purchase of housing.
- If there are serious violations in the construction or cadastral plan, municipal authorities may decide on large monetary fines, and subsequently on the demolition of the building. ;
- Only if you have Iskan, the Cadastral Chamber issues a TAPU with the status “bağımsız bölümü”. Buildings without a technical passport are classified as unfinished construction projects or “kat irtifakı”.
Iskan registration cost
To register an Iskan, you need to contact the local municipality (Belediye).
Required documents:
- TAPU (certificate of ownership);
- individual tax number issued by the Turkish Tax Office;
- international passport – copy and original.
Deadline – about 1–2 weeks.
The cost of Iskan in Turkey depends on the area of housing and its technical parameters. The amount is calculated individually for each object and, as a rule, does not exceed 200–300 euros. Additional fees apply for urgent processing.
If real estate is purchased on the secondary market, the apartment must have an Iskan. When concluding a purchase and sale transaction, the seller transfers the deed to the buyer free of charge. If the registration certificate has been lost, restoring the document at the city administration will take literally half an hour.
Read also: "How much will it cost to register the purchase of Turkish real estate"
Summary
The main condition for concluding a legal purchase and sale transaction in the real estate market in Turkey – choosing a reliable real estate company or developer with an impeccable reputation. The specialists of the Point Property real estate agency will help you choose and purchase quality Turkish housing without risks and overpayments.
These materials have been prepared for informational purposes; they are not of a commercial nature.
Point Property – is a certified real estate agency that specializes in providing a full range of real estate services for residential and commercial real estate transactions in Turkey. Our company takes care of all the organizational aspects of a real estate transaction: searching for an object, organizing a sightseeing tour, assistance in collecting documents and checking the legal purity of documentation, support in re-registration of ownership. In addition, we provide our customers with a wide range of after-sales services.
