What Are the Duties of the Apartment Manager? (KMK Art. 35)

Once an apartment manager is elected, what exactly are they responsible for? The manager's duties are not ambiguous; the Condominium Ownership Law lists them clearly. Knowing these duties is important both for the manager to fulfil their responsibilities and for residents to know what to expect. In this guide we explain the apartment manager's duties based on Article 35 of the Condominium Ownership Law No. 634 (KMK).

Where are the manager's duties set?

The manager's duties are set primarily in the management plan. If the management plan does not provide otherwise, the duties listed in the law apply (KMK Art. 35). The management plan may add specific duties, but the basic duties in the law form a valid framework for every manager. These duties cover all the basic tasks needed for the orderly operation of the apartment.

Implementing decisions

The manager's first and basic duty is carrying out the decisions taken by the assembly of unit owners. The manager is not a person acting on their own initiative; they are an executive body carrying out assembly decisions. Decisions taken by the assembly (dues amount, works to be done, expenditures) are brought to life by the manager. This shows both the source and the limits of the manager's authority.

Maintenance, protection and repair

The manager is tasked with taking the measures needed for the use of the main property in accordance with its purpose, and for its protection, maintenance and repair. This covers all matters concerning the physical operation of the building, such as elevator maintenance, roof repair, cleaning of common areas and security. The manager follows up problems, has the necessary maintenance done in time and ensures that the building remains safe and orderly.

Financial duties: collection and expenditure

The manager's financial duties are critical:

• Dues and advance collection: Collecting expense and advance shares from unit owners.
• Paying expenses: Paying common expenses (doorkeeper, electricity, maintenance) with the money collected.
• Debt tracking: Carrying out the necessary proceedings against non-paying owners.
• Protecting the money: Keeping apartment money safely in a separate account.

Record-keeping and giving account

The manager is obliged to keep records of all income and expenses related to the apartment, preserve the documents and give account to the unit owners at the end of the period. The manager must be able to give account for every kuruş they have collected and spent. Keeping records such as the decision book and operating book in an orderly manner is also their duty. This accountability is the basis of transparent management and residents' trust.

Representation and other duties

The manager represents the unit owners in common matters concerning them. For example, in an action concerning a common area or in an official transaction, they may represent the apartment within their authority. The manager also carries out duties such as taking out insurance, preparing assembly meetings and serving notices. In short, the manager is responsible both for the apartment's internal operation and for its representation to the outside.

Summary

The manager's duties are set in the management plan and KMK Art. 35. The basic duties are: implementing assembly decisions, ensuring the maintenance-protection-repair of the building, collecting dues and paying expenses, carrying out debt tracking, keeping records and giving account and representing the unit owners. The manager is the executive body of the assembly and is obliged to give transparent account.

Following up all these duties of the manager manually is difficult. Apt Yönet consolidates the manager's duties from dues collection to expense tracking and from record-keeping to reporting in a single panel, making their work easier and ensuring accountability.

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Frequently Asked Questions

What is the manager's basic duty?

Carrying out the decisions taken by the assembly of unit owners. The manager is the executive body of the assembly (KMK Art. 35).

How should the manager manage the money?

They collect the dues, pay expenses, follow up debts, keep the money safely in a separate account and give account for it.

Must the manager give account?

Yes. The manager is obliged to keep records of all income and expenses and give account to the unit owners at the end of the period.

Does the manager represent the apartment?

Yes. The manager represents the unit owners in common matters within their authority.

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This content is for general information only and does not constitute legal advice. You are advised to consult a legal expert about your specific situation.