How Does Complex Property (Site) Management Work, and What Are Its Bodies?

Complexes consisting of more than one block have a far more elaborate management structure than a single apartment building. Questions such as "does block management or complex management decide", "what is the representatives council" and "who manages the whole complex" often arise. The provisions of the Condominium Ownership Law on complex properties govern this structure. In this article we explain how complex management works.

What is a complex property?

A complex property refers to more than one building on one or more zoning parcels, built according to an approved settlement plan and interrelated in terms of infrastructure, common areas, social facilities and services, and their management. In short, it is the legal name for a residential complex whose common areas and facilities are interlinked. The section of the KMK dealing with complex properties regulates the management of such structures.

A three-tier management structure

Management in complex properties usually works in tiers:

• Block assembly of unit owners: Each block manages its own internal affairs (its elevator, cleaning, its own common areas) through the assembly formed by block owners.
• Island assembly of unit owners: If there are several parcels on an island, common areas belonging to that island are managed by the assembly formed by island owners.
• Complex assembly of unit owners: Common areas and services concerning the whole complex (security, pool, main infrastructure) are managed by the assembly of all owners.

What is the representatives council?

Gathering all owners regularly is difficult in large complexes. For this reason, management may be delegated to the complex representatives council. This council consists of representatives elected by each block or structure. The representatives have voting rights in proportion to the number of independent units they represent. This provides more practical management through representatives rather than hundreds of owners. The complex as a whole is governed by a single management plan.

Common expenses cannot be avoided

There is an important rule for complexes: unit owners cannot refuse to pay the complex property common expense share and the advance payment by claiming that they have waived their right of use over the common structures, places and facilities or that they do not need them. Reasons such as "I do not use the pool" or "I do not go to that social facility" do not remove the payment obligation.

2026 change: The management plan is now amended by 2/3

One of the biggest problems in complexes has been the impossibility of amending the management plan. Under the former regulation, a 4/5 majority was required, which was in practice unreachable in large complexes. With Law No. 7579, published in the Official Gazette on 22 May 2026, this ratio in Article 70 of the KMK was reduced to two-thirds (2/3). It was also provided that provisions of management plans contrary to this ratio are no longer applied. This change has significantly eased management plan updates in large complexes.

Summary: Complex properties (sites) are managed in tiers through block, island and complex assemblies; in large complexes, management may be delegated to a representatives council. Owners cannot refuse to pay common expenses. In 2026, the management plan amendment ratio for complexes was reduced to 2/3 by Law No. 7579. For complex management and dues structure, see our blog guides, and make block- and site-based tracking easier with our digital tools.

Frequently Asked Questions

Which assembly is competent — block or complex?
The block assembly deals with the internal affairs of that block, while the complex assembly deals with common areas and services concerning the whole complex. Competence depends on whether the matter is block-specific or complex-wide.

I do not use the social facility — do I still have to pay complex dues?
Yes. Under the law, owners cannot refuse to pay the complex common expense and advance payment by claiming waiver of the right of use.

How many votes do I need to amend the management plan in my complex?
With the 2026 amendment, two-thirds (2/3) of all owners is sufficient to amend the management plan in complexes.

Related content

In connection with this topic, our articles on land share, difference between condominium easement and condominium ownership and condominium ownership cover the subject in more detail.

This content is for general information only and does not constitute legal advice. For your specific situation, please consult a lawyer.