Buying real estate in Turkey requires special attention to detail, as in any other country. We strongly recommend that you carefully check all documents from the legal side and make sure that the relevant warrants are available. The key documents for the owner of Turkish apartments are Iskan - a technical passport for real estate in Turkey, and Tapu - a certificate of ownership.
Today we will talk about ISKAN, its types, as well as about changes after 2020 and about possible consequences in the absence of the document.
What is ISKAN and what is it for?
Iskan (in English Iskan, Iskyan) is a technical passport for real estate, as well as an act of commissioning of the object. The official name of the document in Turkey is Yapi kullanma izin belgesi.
Iskan in Turkey serves as documentary evidence that the construction of the facility was carried out on the basis of the received construction license and all work was carried out within the framework of the design requirements, in accordance with the cadastral plan and technical standards. Accordingly, the building can be used for living.
Obtaining an ISKAN guarantees that the house or apartment is ready for use and meets all safety and comfort requirements. It also means that the property owner can be sure that his rights and interests will be protected by the state.
It is important to note that ISKAN must be obtained before the real estate property is put into operation. If you are planning to buy a house or apartment, make sure that the seller has ISKAN. If you are purchasing a plot of land for the construction of a residential property, be sure to obtain a technical passport upon completion of the building.
In general, ISKAN is an important document that guarantees the quality of real estate and the protection of the owners' rights. If a technical passport is issued for real estate, you can be sure that you are purchasing safe and comfortable apartments for living.
Types of Iskan
There are 4 types of Iskan in Turkey:
- Genel Iskan,
- Ferdi Iskan,
- Toplu Iskan (Yapi kullanma izin belgesi),
- Yapi Kayit Belgesi
In principle, it is enough for real estate buyers to know about three, but we will also tell you about the fourth.
Genel Iskan is a general technical passport for the entire apartment building, which contains information directly about the residential complex itself, the land plot, the number of apartments, the area and number of floors of the building, and also indicates all information about communications and utility networks.
Ferdi Iskan - issued to the owner of individual apartments and contains information about the square footage of the residential unit, the number of rooms, address information and the full name of the owner.
Registration of an individual technical passport is carried out by the city administration on the basis of a general act - Genel Iskan, and also in the presence of TAPU.
Ferdi Iskan is received by the very first owner of the apartment. Accordingly, if you are buying secondary real estate, the seller should already have the technical passport. When selling an apartment, Iskan is transferred to the new owner.
Without Iskana, the cost of utilities in Turkey will be significantly higher: in such cases, the maximum rate applied during construction is taken into account.
Genel and Ferdi Iskan are intended for facilities commissioned before 2020.
Toplu Iskan (official name "Yapikullanmaizinbelgesi") is the third type of technical passport. This act is issued for objects built and put into operation after 2020. From that moment on, the Turkish authorities simplified the task for real estate buyers and obliged the developers themselves to issue Toplu Iskan. And there is no longer any need to issue Ferdi Iskan.
In this technical passport, the functions are identical to those of Ferdi Iskan, and the apartment numbers are indicated on the back of the document in ascending order: first 1+1, then 2+1, then 3+1, and so on in ascending order.
YAPI KAYIT BELGESI is the fourth type of technical passport in Turkey. This document is intended for unfinished and reconstructed real estate and structures. It is issued in accordance with the urban development amnesty ( Law No. 3194, Article 16 ). The document contains such important information as the location of the residential complex, the area of residential and commercial premises, technical characteristics and other necessary data.
Buying an apartment in Turkey without Iskana: consequences
When purchasing real estate within the republic, it is necessary to pay attention to the presence of a technical passport. This document confirms the compliance of the constructed object with the declared parameters and its readiness for use as a residential premises.
Without an ISKAN for a house, buying a property can become a problem. If the house has not acquired the status of a finished residential property and has not received approval from the relevant authorities, then de jure it remains a building under construction, even after it becomes your property according to the documents.
One of the common reasons why there is no ISKAN for a house is the presence of technical defects, such as non-compliance with construction standards and regulations. Of course, this may cause the property not to receive the status of a residential property and will not be suitable for living. Therefore, it is very important when buying an apartment in Turkey to check for a technical passport and make sure that the property meets all the necessary requirements and regulations.
A normal situation when there is no ISKAN for an apartment and a house is only on condition of purchasing real estate at the construction stage. It is quite obvious that this document is issued for a finished object and, of course, it cannot be at the earliest stages of construction of the object. In this case, be sure to check whether the developer has Yapi Ruhsati - a construction permit.
Of course, choosing a reliable developer and checking the documentation are very important points when buying real estate. When buying an apartment or a house from an unscrupulous seller, without sufficient documentation, the buyer risks facing various problems and additional expenses in the future. Therefore, if you are going to buy an apartment in Turkey, be sure to contact reliable real estate companies, one of which is Armoni Homes. Our specialists can guarantee the quality and legality of the property!
FAQ
Do you need ISKAN for a residence permit?
No, Iskan is not required to obtain a residence permit in Turkey.
How much does Iskan cost?
The average cost of obtaining an Iskan is from 1,500 to 5,000 Turkish lira.
How to check ISKAN?
Information about the availability of an ISKAN for the property being purchased can be obtained from the municipality, the cadastral and urban planning departments, and also through the e-devlet system.
When is ISKAN issued?
ISKAN is issued after completion of construction and passing of all necessary checks.
