Risky Building Assessment and Urban Transformation Application

How Does a Risky Building Assessment Start?

A risky building assessment is carried out on the application of an owner or their legal representative. The application is made to institutions licensed by the Ministry, which then carry out the assessment.

Not all owners need to apply; a single owner may apply alone. This is one of the most important facilities in the process.

A building found to be risky is notified to the land registry for annotation on the register, and the owners are informed.

Deadlines and Decision Majority

• Objection period: Owners or their legal representatives may object to a risky building assessment within fifteen days. Objections are reviewed by technical panels composed of university academics and officials.
• Demolition period: Owners are given a single period of up to ninety days to demolish a risky building.
• Decision majority: Decisions on works to be carried out on the land after demolition are taken by a simple majority of the shareholders in proportion to their shares. This threshold was reduced from two thirds to a simple majority in 2023.

The simple majority rule was introduced to prevent a minority of owners from halting the process alone. The position of shares belonging to owners who do not join the decision is separately regulated by statute.

Preparing the Application

• Title deed record and schedule of units
• Year of construction and any building permit details
• Dated photographs of any visible damage
• Confirmation of the list of licensed institutions from the relevant authority
• Preliminary information on the assessment fee and cost sharing

Copyable Risky Building Assessment Application

TO ……………………… (LICENSED INSTITUTION) / ……………… MUNICIPALITY

Subject: Our request for a risky building assessment.

PROPERTY DETAILS
Province / District: ………………   Neighbourhood: ………………
Block: ………   Parcel: ………   Unit No: ………
Address: ………………………………
Year built: ………   Number of floors: ………   Number of units: ………

APPLICANT
Full Name: ………………………   National ID No: ………………
Capacity: Owner / Legal representative
Address: ………………   Telephone: ………………

EXPLANATIONS

1. I am the owner of independent unit no. …… in the property identified above.

2. The building was constructed in ……………… and shows ……………………… (cracking in columns / separation in walls / ground settlement / signs of concrete fatigue). Photographs are attached.

3. There are serious doubts about the building's earthquake resistance, and a technical assessment is required for the safety of life.

OUR REQUEST

Pursuant to Law no. 6306 and the related regulation, I request that a risky building assessment be carried out on the building identified above and that the result be notified to me in writing.

I submit the above for your action. …/…/20…

Full Name: ………………………    Signature: ………

ANNEXES:
1) Copy of the title deed
2) Copy of identity document
3) Dated photographs of the building
4) Building permit and drawings, if available

Copyable Objection to the Assessment

TO THE ……………… URBAN TRANSFORMATION AUTHORITY / ……………… MUNICIPALITY

Subject: My objection to the risky building assessment dated …/…/20….

OBJECTOR
Full Name: ………………………   National ID No: ………………
Capacity: Owner / Legal representative
Address: ………………   Telephone: ………………

PROPERTY
Province / District: ………………   Block: ………   Parcel: ………   Unit No: ………
Address: ………………………………

ASSESSMENT DETAILS
Licensed institution: ………………………
Report date and number: …/…/20… — ………………
Date served on me: …/…/20…

GROUNDS OF OBJECTION

1. ……………………… (the number and location of core samples relied on in the report are insufficient / the building was previously strengthened and this is not reflected in the report / the project data relied on does not match the existing structure).

2. ……………………… (further technical grounds).

For these reasons I request that the risky building assessment be re-examined by the technical panel and that the assessment be annulled.

This objection has been filed within the fifteen-day period from service of the assessment on me.

I submit the above for your action. …/…/20…

Full Name: ………………………    Signature: ………

ANNEXES: 1) Proof of service of the assessment report 2) Any strengthening project and reports 3) Title deed record

Filling Guide

In the application, state the year of construction and the observed damage concretely. General statements do not speed the assessment.

In the objection, rely on technical grounds. Statements such as "my building is sound" carry no weight with the panel; concrete points such as the number of core samples, sampling locations and inconsistencies with the drawings must be shown.

Do not miss the objection deadline. The fifteen-day period runs from service and is short.

After the Assessment

A building found risky is annotated on the land register and owners are given a period to demolish it. If demolition does not take place within that period, the authority may carry it out.

Decisions on works to be carried out on the land after demolition are taken by a simple majority of shareholders in proportion to their shares. The position of owners who do not agree is separately regulated by statute.

Support such as rent assistance, temporary housing and certain fee exemptions may be available during the process. Because the scope and conditions of this support can change, current information should be obtained from the relevant authority.

Common Mistakes

• Missing the objection deadline: fifteen days is short and runs from service.
• Objecting without technical grounds: the panel considers only technical arguments.
• Waiting for all owners to apply: a single owner can request the assessment.
• Signing a contract without reviewing it: construction-for-share agreements are long-term and binding.
• Not checking current legislation: the law and regulation change frequently.

This content and these templates are for information only and are examples. Urban transformation legislation changes frequently; consult the current rules and obtain legal advice before applying.