How to Prepare a Management Plan for a Multi-Block Development in Turkey: Majorities, Amendments and an Annotated Outline

Short answer: the management plan (yönetim planı) is a document that regulates how a building is managed, how it is used, the fees of the manager and auditors and other management matters; it has the force of a contract binding all unit owners (KMK Art. 28). It can set different rules where the law allows, but it cannot override mandatory provisions of the law. In a single building, amending it needs the votes of four-fifths of all unit owners; in a multi-block development, since Law No. 7579, it needs the votes of two-thirds of the units represented by the members of the development's board of representatives.

Last checked: 27 September 2026. Includes the amendment to Art. 70 made by Law No. 7579, in force since 22/05/2026. This article gives general information; prepare your management plan with a lawyer.

What a management plan is and how it relates to the law

KMK Art. 28 (our translation): "The management plan regulates the manner of management, the purpose and manner of use, the fees of the manager and auditors and other matters relating to management. The management plan has the force of a contract binding all unit owners."

Where the law allows, the plan applies. For example, the law splits common costs "unless they have agreed otherwise" (Art. 20); the plan can set a different split.
Mandatory provisions apply despite the plan. The manner of management is decided "subject to the mandatory provisions of the law" (Art. 27). For multi-block developments, Law No. 7579 added expressly that provisions of management plans contrary to Art. 70 do not apply.
Where the plan is silent, disputes are settled under the law and the general provisions (Art. 28).
Who is bound? All unit owners, their universal and particular successors (such as new buyers), managers and auditors (Art. 28).

When is one needed and who prepares it?

At establishment: a management plan signed by the owner or owners establishing condominium ownership is one of the documents filed with the land registry (Art. 12/b).
Multi-block development: a single management plan is made for all buildings and areas in the development, and it binds all unit owners in it (Art. 70).
What is a multi-block development (toplu yapı)? Several buildings on one or more zoning parcels, built to an approved site plan and linked by infrastructure, common areas, social facilities and management (Art. 66). Not every complex with several blocks is automatically a multi-block development; the land registry record and the management plan decide.

Boards in a multi-block development

Body	What it manages	Legal basis
Block owners' assembly	Only that block's matters and the common areas belonging to it	Art. 69
Island owners' assembly / island board of representatives	Common areas of the parcels on an island (if there are several parcels)	Art. 69
Development owners' assembly / development board of representatives	The development's shared buildings, areas and facilities	Art. 69
Block manager	Elected by a majority of the block's owners by number and land share	Art. 71
Development manager	Appointed by an absolute majority of the units represented by those attending the board of representatives	Art. 71
Provisional management	Until the board of representatives is formed; at most one year after the development is completed, and in any case no more than ten years from the first building permit	Art. 73

On the board of representatives, block managers and representatives vote with as many votes as the units they represent (Art. 69). Unless the plan sets another time, the boards of a multi-block development meet at least once every two years (Art. 29).

Costs: costs of common areas and facilities allocated to one or some buildings are paid by the owners in those buildings; costs of those allocated to all units are paid by all owners (Art. 72). Owners cannot avoid their share of the development's common costs by arguing that a facility is on another parcel or that they do not use it (Art. 72).

Voting majorities

"Four-fifths" is a majority, not unanimity. Unanimity means the votes of all unit owners. The main thresholds in the law:

Decision	Majority needed	Legal basis
Ordinary decisions	Quorum: more than half by number and land share; decision: majority of votes. At a second meeting, an absolute majority of those attending	Art. 30
Appointing a manager	Majority by number and land share	Art. 34
Amending the management plan (single building)	Four-fifths of all unit owners	Art. 28
Amending a multi-block development's management plan	Two-thirds of the total units represented by the members of the board of representatives	Art. 70 (Law 7579)
Amending the plan's provisions on provisional management	Two-thirds of the unit owners in the development	Art. 70
Construction, repair or installations in common areas; painting the facade a different colour	Written consent of four-fifths of all unit owners	Art. 19
Useful improvements and additions	Majority by number and land share	Art. 42
Insulation, fuel or heating system conversion	Majority by number and land share; unanimity to switch from central to individual heating in buildings of 2,000 m² or more	Art. 42
Opening a restaurant, shop or similar in a unit registered as a home	Unanimity	Art. 24
Adding a storey	Unanimity	Art. 44
Dispositions of property; important management matters such as letting external walls or the roof for advertising	Unanimity of all unit owners	Art. 45
Deciding to sue for transfer of ownership	Majority of the other owners by number and land share	Art. 25

Sanctions: transfer of ownership, not eviction

A management plan cannot create an eviction sanction that the law does not provide. The most serious remedy in the law is an action for transfer of ownership against an owner who breaches their obligations so seriously that the others cannot tolerate it (Art. 25). The court decides; the unit's value is paid and ownership passes to the other owners in proportion to their land shares. Causing enforcement or court proceedings three times within two calendar years over common costs is one of the cases the law treats as intolerable.

Eviction in a lease is governed by the Code of Obligations; vacating a place allocated to a caretaker is governed by KMK Additional Article 2.

Amending the plan step by step

Draft: prepare the articles to be changed and the new text with a lawyer.
Notice: call the assembly. For an extraordinary meeting, notice is given at least 15 days before, signed by all owners or by registered letter, stating the reason (Art. 29).
Vote: in a single building you need four-fifths of all unit owners; the ratio is counted on the total number of owners, not on those attending. In a multi-block development, the two-thirds rule in Art. 70 applies.
Resolution book: the resolution is written in the notarised resolution book and signed (Art. 32).
Land registry note and filing: the date of the amendment is shown in the "declarations" section of the condominium register, and the amendment is attached to the management plan and kept with the establishment documents (Art. 28). The note matters so that new owners can know about the amendment; if this step was missed, get legal advice.

Annotated outline

The outline below is an example; it is not a ready-made legal document suitable for every building.

Section	Content	Note
1. Definitions	Main property, units, annexes, list of common areas and facilities; in a development, parcels, islands and blocks	Must match the land registry and the project
2. Purpose of use	Whether units are homes, shops etc.; the purpose of common areas	Cannot change the character in the register (Art. 24)
3. Bodies	Owners' assembly, manager or management board, auditor; in a development, block, island and development boards, number of members and election method	Art. 34, 41, 69, 71
4. Meetings	Time of the ordinary meeting, method of notice	At least once a year in a single building; at least every two years in a development (Art. 29)
5. Common costs	How each type of cost is split; block versus development costs	If departing from the law's split, say so expressly (Art. 20, 72)
6. Payment	Due date, payment method, late payment penalty	The late payment penalty is in KMK Art. 20
7. Use of common areas	Parking, garden, pool, terrace, equipment on the facade	Watch the majorities in Art. 19, 42 and 45 for allocation and letting
8. Staff	Caretaker, security; job descriptions; caretaker's flat	KMK Additional Art. 2
9. Fees	Manager's and auditor's fees	Art. 28, 40
10. Amendment	How the plan is amended	Cannot go below the majority in the law (Art. 28, 70)

Example article (common costs):

5.1. Caretaker, gardener and security staff pay and premiums are shared equally between units. 5.2. Lift maintenance, common-area electricity and cleaning are shared equally between units. 5.3. Other costs are shared by land share. 5.4. The fee is due on the 10th of each month. Late payments are subject to the late payment penalty in KMK Art. 20.

In this example, 5.2 differs from the law's split: under the law, lifts and common-area electricity are shared by land share unless agreed otherwise. A plan can only make such a change by saying so expressly. More in the maintenance fee guide.

Common mistakes

Treating four-fifths as unanimity. They are different thresholds.
Applying the old four-fifths rule in a multi-block development. Since 22/05/2026 the two-thirds rule in Art. 70 applies.
Trying to amend the plan by a management decision. The plan changes only with the majority set by law.
Creating sanctions the law does not provide. Eviction or fines cannot be created by writing them into the plan.
Skipping the land registry note. The date of the amendment should be shown in the declarations section.

Working in line with the management plan in Yonevo

Block, land share and floor area are kept for each unit.
In a fee charge, additional items are charged with their own split (fixed, equal, land share, floor area); this is how an item-by-item split in the plan is applied. To charge a block-specific cost only to that block, leave the other units out of the charge.
Meetings, resolutions and votes are recorded; the management plan and resolutions can be stored in the document centre.
The notarised resolution book and the land registry note remain obligations outside the software.

Sources (in Turkish)

Condominium Law No. 634, Art. 12, 19, 20, 24, 25, 27–30, 32, 34, 42, 44, 45, 66–74, Additional Art. 2 (Art. 70 as amended by Law No. 7579; in force 22/05/2026)