How Is Apartment / Complex Management Established? A Step-by-Step Guide from Scratch

The process can be confusing for a newly delivered building or an apartment establishing management for the first time: Where to start? Is a tax number required? How to open a bank account? In this guide, we explain how apartment and complex management is established from scratch, with legal steps and practical information.

Step 1: The First Board of Unit Owners Meeting

Management is established with the convening of the board of unit owners. For the first meeting, a proper notice must be given to all unit owners. The notice must be delivered a reasonable time before the meeting date, by hand-delivery against signature or by registered return mail. Merely posting a notice on the announcement board is not considered sufficient on its own.

The agenda at the meeting generally includes: election of a manager (or management board), election of an auditor, discussion of the operating project (budget), and determination of dues.

Step 2: Manager and Auditor Election

According to the Turkish Condominium Law, appointing a manager is mandatory in buildings with 8 or more independent units. The manager is elected by the majority of unit owners both in number and in land-share ratio. Management may be entrusted to a single person or to a three-person board.

For transparency, it is also recommended to elect an auditor (or audit board); the auditor audits the management\'s accounts on behalf of the unit owners.

Step 3: Preparing the Operating Project and Determining Dues

The manager prepares an operating project showing the estimated annual income and expenses of the building. According to this project, the dues per unit are determined. The operating project is notified to the unit owners and, once finalized, forms the legal basis for the dues receivables.

Step 4: Obtaining a Tax Number (Tax Identification Number)

Apartment or complex management needs a tax number to employ personnel, conduct invoice transactions, and open a bank account. Management obtains a tax identification number in the name of management by applying to the relevant tax office. The application generally requires the decision book entry containing the manager election decision and the manager\'s identity information.

Note: Tax office practices and required documents may vary by region and current legislation; before applying, it is best to confirm the current list of documents with the connected tax office.

Step 5: Opening a Bank Account

It is recommended to open a bank account in the name of management for collecting dues, paying expenses, and financial transparency. Opening the account in the name of the apartment/complex management — not personally — is important for accountability and audit. The bank generally asks for the manager election decision (decision book), tax number, and the manager\'s identity. Because bank document requirements may vary by institution, before applying, an up-to-date list should be obtained from the relevant bank.

Step 6: Keeping the Decision Book

All decisions taken must be written in the notarized decision book and signed by the attendees. The decision book is the legal memory of management; manager election, dues decisions, and other important decisions are recorded here. Proper keeping of the book has critical importance in future disputes and enforcement proceedings.

Step 7: Transition to an Orderly Management System

After the setup is complete, the real work begins: dues tracking, expense recording, receipt discipline, accountability. Conducting these with pen-and-paper or scattered Excel files creates errors and trust issues.

Summary

The setup of management consists of the following steps: a properly convened first meeting, manager/auditor election, operating project and dues determination, obtaining a tax number, opening a bank account, and keeping the decision book. Recording each step ensures that management operates legally and transparently.

Apt Yönet helps you set up a newly established management from scratch: block and unit definitions, the dues ledger, expense tracking, and reporting are gathered on a single panel. After the setup, you run the entire management process digitally and transparently.

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Frequently Asked Questions

Is a tax number required to establish apartment management?

A tax number is required for employing personnel, opening a bank account, and invoice transactions. It is obtained from the tax office in the name of management.

In how many units is establishing management mandatory?

Appointing a manager is mandatory in buildings with 8 or more independent units.

In whose name is the apartment bank account opened?

Not personally, but in the name of the apartment/complex management. The bank generally asks for the manager decision, tax number, and identity.

How is the first meeting notice given?

To all owners, by hand-delivery against signature or by registered return mail, specifying the agenda. A notice on the announcement board is not sufficient on its own.

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This content is for general informational purposes and does not constitute legal advice. Current official documents for tax and bank transactions should be confirmed with the relevant institution.