Owners' Assembly Meetings in Turkey: Notice, Quorum, Proxies and Challenging Resolutions

Short answer: the owners' assembly (kat malikleri kurulu) meets at the time set in the management plan, or, if the plan sets none, in the first month of each calendar year (January); in multi-block developments at least once every two years (KMK Art. 29). A meeting needs more than half of the unit owners by both number and land share; decisions are taken by majority vote. If there is no quorum at the first meeting, a second meeting is held at least seven and at most fifteen days later and decides by an absolute majority of those present (Art. 29, 30). Decisions for which the law requires a special majority are not covered by this rule.

Last checked: 27 September 2026. This article gives general information. Talk to a lawyer before a disputed resolution or a lawsuit.

Ordinary and extraordinary meetings

	Ordinary meeting	Extraordinary meeting
When	The time in the management plan; otherwise the first month of the calendar year. At least every two years in multi-block developments	Whenever an important reason arises
Who calls it?	The manager calls the assembly (Art. 35/k)	The manager, the auditor or one-third of the unit owners
Notice	Not regulated separately in the law; check the management plan. For proof, the extraordinary-meeting method is recommended	At least 15 days before the meeting, by a notice signed by all owners or by registered letter, stating the reason
Typical agenda	Accounts (Art. 39), operating budget (Art. 37), appointing the manager (Art. 34), auditor's report (Art. 41)	The reason stated in the notice

Every notice should give the place, date and time; the agenda; and the place and date of the second meeting if the first has no quorum. There must be at least seven days between the first and second meetings (Art. 29), and the second meeting is held at most fifteen days later (Art. 30).

Digital messages: WhatsApp, email, SMS or a resident portal announcement are not notice methods listed in the law. Use them as reminders, and give the notice itself by signature or registered letter. An online poll does not replace an assembly resolution either; resolutions are taken at the meeting and written in the resolution book.

Quorum and majorities (Art. 30)

Meeting	Quorum	Decision
First meeting	More than half of the unit owners by number and land share	Majority of votes
Second meeting (at least 7, at most 15 days later)	None required	Absolute majority of those present

The law sets separate majorities for some decisions, and these prevail (Art. 30). The main ones:

Decision	Majority needed	Legal basis
Appointing a manager	Majority of unit owners by number and land share	Art. 34
Amending the management plan	Four-fifths of all unit owners (two-thirds rule in Art. 70 for multi-block developments)	Art. 28, 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
Dispositions of property; important management matters such as letting external walls or the roof for advertising	Unanimity of all unit owners	Art. 45
Adding a storey	Unanimity	Art. 44

These majorities also apply at a second meeting; the "absolute majority of those present" rule does not replace a special majority. A building with eight or more units must have a manager; see the manager's duties guide.

Votes and proxies (Art. 31)

Each unit owner has one vote, regardless of land share.
An owner of several units has a vote for each unit, but no more than one-third of all votes; fractions are ignored.
If a unit has several owners, one of them, appointed by the others by proxy, represents them.
An owner directly affected by a resolution may attend the discussion but cannot vote.
Proxies: an owner can vote through an authorised proxy. No one may be appointed as proxy to cast more than five per cent of the votes. In buildings with forty or fewer units, one person may hold proxies for at most two owners.

Proxy limit examples (assuming one vote per unit):

Number of units	Maximum for one proxy holder
20	2 owners (forty-or-fewer rule)
41	2 votes (5% = 2.05)
100	5 votes
250	12 votes (5% = 12.5; 13 votes would exceed five per cent)
1,000	50 votes

The law does not set a special form for proxies; collect them at the start of the meeting, record them on the attendance list and keep them.

The resolution book (Art. 32)

Resolutions are written in the resolution book, whose pages are certified by a notary and numbered in sequence from one, and signed by all owners present; those voting against sign with their reasons. The book is closed by a notary within one month of the end of the calendar year (Art. 36).

A fee resolution should state the amount, period, due date and how late payment is handled clearly; it is the basis document in enforcement proceedings (see the late payment penalty guide).

Challenging a resolution: action to annul (Art. 33)

An owner who attended and voted against the resolution: within one month of the resolution. The law does not provide this route for an owner who attended and voted in favour, or who did not have their dissent recorded in the book.
An owner who did not attend: within one month of learning of the resolution and in any case within six months of the resolution.
For resolutions that are void or null, no time limit applies.
The action is brought in the civil court of peace where the building is. For disputes arising from the Condominium Law, applying to a mediator first is a precondition of the lawsuit (Law No. 6325, Art. 18/B). See a lawyer promptly so you do not miss the deadlines.
Actions to annul assembly resolutions can be brought against the manager as representative of the owners (Art. 38).

Improper notice, resolutions taken without quorum and resolutions outside the agenda are common grounds in annulment actions.

Sample meeting timeline (ordinary meeting, 2027)

Assumptions: the management plan sets no meeting time, so the meeting must be held in January. Notice is given using the extraordinary-meeting method, for proof.

Date	Task	Legal basis
Thursday 24 December 2026	Notice circulated for signature or sent by registered letter (16 days before the first meeting), with the agenda and second meeting date	Art. 29
Saturday 9 January 2027	First meeting: accounts, operating budget, appointing the manager, auditor's report	Art. 29, 34, 37, 39, 41
Saturday 16 January 2027	Second meeting if there was no quorum (7 days after the first; within the 15-day limit)	Art. 29, 30
Sunday 31 January 2027	Last day to have the 2026 resolution book closed by a notary (it is a weekend, so do it earlier)	Art. 36
16 February 2027	End of the one-month period for an attending owner who voted against a resolution taken on 16 January	Art. 33
16 July 2027	Final deadline in any case for owners who did not attend (six months from the resolution)	Art. 33

Checklist before and after the meeting

Agenda: accounts, operating budget, appointing the manager, auditor's report and other items.
Documents: annual income and expense accounts (Art. 39), draft operating budget (operating budget guide), list of land shares, balances.
Notice: at least 15 days before, by signature or registered letter, with the second meeting date.
On the day: attendance list, check proxies (5% / two-owner limit), calculate the quorum by number and land share.
Resolutions: written item by item in the book, signed, with reasons for votes against.
Afterwards: notify all owners, including those who did not attend, and keep a record of it.

In Yonevo: you create a meeting record, upload the invitation document and record resolutions and votes; the meeting can be published on the resident portal. Land shares and balances come from the unit and ledger records. The attendance list, the notarised resolution book and proper notice are prepared outside the software; portal announcements and online votes do not replace them.

Frequently asked questions

Can a tenant attend the assembly? The assembly is made up of unit owners; a tenant has no right under the law to attend or vote. If the owner gives the tenant a written proxy, the tenant can vote as proxy, subject to the same proxy limits.

What if no meeting can be held? If the owners cannot appoint a manager, the civil court of peace appoints one on the application of an owner (Art. 34). For other disputes, the court's intervention can also be requested (Art. 33).

Do resolutions bind owners who did not attend? Yes. All unit owners, their universal and particular successors, the manager and auditors must comply with assembly resolutions (Art. 32).

Sources (in Turkish)

Condominium Law No. 634, Art. 19, 28–39, 41, 42, 44, 45, 70
Law No. 6325 on Mediation in Civil Disputes, Art. 18/B