Amendments Made to Construction and Real Estate Legislation by Law No. 7579

What Is Law No. 7579 and When Did It Enter Into Force?

Law No. 7579 was adopted by the Grand National Assembly of Türkiye on 7 May 2026 and was published in the Official Gazette No. 33261 dated 22 May 2026. The first paragraph of Article 24 of the Law enters into force on 31 December 2026, while all other provisions entered into force on the date of publication.

The Law affects all construction and real estate activities carried out across the country and contains numerous provisions that must be closely followed, particularly with regard to building investments, urban transformation projects and housing complex management concentrated in the Antalya region.

Amendments to the Zoning Law — A New Sanctions Regime in the Construction Sector

The amendments made to the Zoning Law No. 3194 (İmar Kanunu) contain severe sanctions with direct consequences for contractors, site managers, ready-mixed concrete producers and building inspection firms. Due to the ongoing intensive residential and tourism investments in Antalya, the practical impact of these provisions covers a broad group of actors.

Obligation of the Site Manager to Keep Daily Records

Under the provision added to the eighth paragraph of Article 28 of the Zoning Law, the site manager is required to keep a record of the daily work carried out on the site and of the certified skilled workers employed, in accordance with the procedure to be determined by the Ministry. This obligation aims to prevent undeclared labour and the employment of unauthorized skilled workers on construction sites in Antalya.

Periodic Fire Safety Inspection Regime

The most comprehensive innovation introduced by the Law is the periodic inspection system for fire safety. For buildings holding an occupancy certificate, fire safety periodic inspections will be carried out upon the timely application of the building owner. These inspections will be conducted by the relevant fire brigade of the municipalities or by fire safety experts authorized by the Ministry, and a fire safety report will be issued.

Deficiencies identified during fire safety periodic inspections must be remedied within the period of no more than six months granted by the relevant administration, and a valid fire safety report must be obtained. Deficiencies requiring substantial renovation, on the other hand, are carried out with a permit or authorization to be obtained from the relevant administration. Subparagraph (k) added to Article 44 of the Zoning Law grants the authority to issue regulations concerning the buildings subject to periodic inspection, the inspection periods, the fees to be charged and the qualifications of fire safety experts.

The buildings and date ranges in which inspectors employed by building inspection organizations serve will now be monitored through an electronic tracking system to be established by the Ministry; the names and signatures of these persons will no longer appear on the building permit. Given the dense stock of tourist and commercial buildings in Antalya, the fire safety report is expected to become a document sought in purchase-sale and lease agreements in the future.

An Administrative Fine of TRY 500,000 for Ready-Mixed Concrete Producers

Under the provision added to Article 42 of the Zoning Law, persons who supply to the market or hold in the market ready-mixed concrete intended for use in buildings constructed subject to a permit but without obtaining a permit, or without obtaining authorization under Article 27, will be penalized by the relevant administration with an administrative fine of 500,000 Turkish liras. This provision constitutes a severe sanction that directly targets the supply chain of illegal construction.

Fraudulent Contractor Certificate — Sealing of the Building and Five-Year Certificate Cancellation

Under the provision added to the fourth sentence of Article 42 of the Zoning Law, where construction activity is carried out without an authorized building contractor, or with a contractor classification certificate obtained by using a forged or false document, the building will be sealed and the contractor's certificate number will be cancelled for a period of five years. This sanction results in the contractor certificate being directly affected not as an administrative but as an economic asset. Natural and legal persons carrying out contracting activities in Antalya are advised to review all processes and intermediary relationships relating to the procurement of certificates.

New Actors and Aggravated Sanctions in the Building Inspection Law

The amendments made to the Law on Building Inspection No. 4708 (Yapı Denetimi Hakkında Kanun) expand the chain of liability in the construction process. The Law has introduced the definitions of concrete producer and soil and foundation survey organization directly into the text of the law, and separate sanction regimes have been established for these actors. For building inspection firms and ready-mixed concrete producers in Antalya, the process of compliance with the new legislation is of critical importance.

Concrete Producer — Definition and Penalties

According to the new definition added to Article 1 of Law No. 4708, a concrete producer means a natural or legal person who mixes the components of concrete to produce concrete and arranges its dispatch.

Where it is determined that the hardened concrete (core sample) test results obtained for the inspection of the building do not meet the relevant standard, an administrative fine of 500,000 Turkish liras is imposed on the concrete producer by the Provincial Directorate of Environment, Urbanization and Climate Change upon the proposal of the Provincial Building Inspection Commission.

Where, within the scope of the monitoring system managed by the Ministry, a mixer label and/or a QR-coded delivery note is absent from the poured concrete, or where these two documents do not match, an administrative fine of 250,000 Turkish liras is applied. For ready-mixed concrete facilities in Antalya, ensuring instant consistency between the QR code and the mixer label has now become a mandatory operational requirement.

Soil and Foundation Survey Organization — Pilot Application

By means of Additional Article 2 added to Law No. 4708, soil and foundation survey activities have been placed within a new institutional framework. Accordingly, a soil and foundation survey organization is a legal entity that carries out this activity with an authorization certificate obtained from the Ministry and in which at least one of the partners is a geological, geophysical or civil engineer.

In the soil and foundation survey service to be provided by these organizations, the service fee will be deposited by the project author or the building owner into an escrow-type account to be opened at the provincial accounting units. Of the amount deposited, 2% will be transferred to the administration issuing the permit, 2% to the Ministry's revolving fund, and a rate determined not to exceed 10% to the organization providing the infrastructure and systems.

The first paragraph of Additional Article 2 will enter into force on 31 December 2026, and the application will begin in a pilot province to be determined by the Ministry. Given Antalya's active construction density, the possibility of being included in the pilot province list is a matter that should be assessed.

Urban Transformation and Earthquake Zone — A New Protective Shield for Grants and Loans

With the amendments made to the Law on the Adoption of the Presidential Decree on Settlement and Construction Within the Scope of the State of Emergency No. 7452 dated 5/4/2023, significant protective mechanisms have been introduced for construction financing in the earthquake zone.

Accordingly, the grants and construction loans provided under the Law may not be subject to assignment of the claim, transfer or set-off, may not be pledged or shown as collateral, may in no way be attached on account of the debts of the rightholder or the contractor, may not be subject to a precautionary injunction or precautionary attachment, and may not be included in the bankruptcy estate. This provision guarantees that the financial flow in the earthquake zone reaches the rightholders without disrupting the construction process. For contractors supporting urban transformation projects in Antalya as well, the protection of claims arising from the contract against third-party attachment or injunction requests constitutes an important innovation.

In addition, immovables on which a dwelling, workplace or dwelling-with-barn is built through grant and loan support and whose surface area is determined as no more than 1,000 square metres will be transferred free of charge by the Treasury to the Urban Transformation Directorate (Kentsel Dönüşüm Başkanlığı). The Directorate will be able to sell these immovables at half the current market value, either in a lump sum or, with 10% paid in advance, in interest-free installments over up to five years.

Three Critical Amendments to the Condominium Law

The amendments made to the Condominium Law No. 634 (Kat Mülkiyeti Kanunu) directly affect the numerous collective structures and housing complex managements in Antalya. In particular, the lowering of the quorum for amending the management plan is a reform that the sector has long awaited.

Operating Project Advance (Article 35)

The phrase in the previous regulation, "collecting the advance again in the event that the advance is spent and depleted," has been changed to "collecting the advance until the operating project is approved." With this change, the manager's authority to collect advances has been tied to the approval of the operating project, and the practice of collecting advances piecemeal has been restricted.

Provisional Operating Project (Article 37)

The operating project is now approved at the general assembly of the flat owners. If there is no accepted operating project, the manager shall prepare a provisional operating project without delay; this project must be approved, either as is or with amendments, by the board of flat owners within three months at the latest.

If there is an existing operating project, the amount envisaged for the provisional operating project is determined provided that it does not exceed the revaluation rate determined pursuant to the repeated Article 298 of the Tax Procedure Law (Vergi Usul Kanunu), based on the amount of the operating project still in force.

Amendment of the Management Plan — Majority Lowered from 4/5 to 2/3 (Article 70)

The phrase "four-fifths of" in Article 70 of the Condominium Law has been changed to "two-thirds of." Accordingly, in order to amend the management plan, the vote of two-thirds, rather than four-fifths, of all flat owners will now be sufficient.

Pursuant to the new paragraph added to the article, "Provisions of management plans that are contrary to this article shall not apply." Thanks to this provision, even if existing management plans contain the "four-fifths majority" requirement, the new statutory rate of a two-thirds majority will apply. This will considerably facilitate the updating of management plans in large-scale housing complexes in Antalya.

Prohibition on the Transfer of Title in Phases in Building Cooperatives

By means of Additional Article 6 added to the Cooperatives Law No. 1163 (Kooperatifler Kanunu), a critical restriction has been introduced for building cooperatives. Building cooperatives that complete construction and begin building anew in phases will not be able to transfer the title deeds of the allocated immovables — even if they have allocated the workplaces and dwellings to their members — until all constructions they have carried out and plan to carry out are completed.

This provision is intended to protect members who acquired rights in earlier phases of building cooperatives operated under the phased system against the risk that subsequent phases may not be completed. Persons planning to invest through a building cooperative in the Antalya region should carefully examine the cooperative's phase programme and total construction schedule before applying.

New Definitions in the Cadastre Law — Difference, Tolerance Limit, Error

The title of Article 41 of the Cadastre Law No. 3402 (Kadastro Kanunu) has been changed to "Errors and correction procedures" and the technical content of the article has been restructured. This change is extremely important with regard to the surface area and boundary disputes that frequently arise before the Antalya Land Registry Directorates.

In immovables whose geometric conditions have become final, differences outside the tolerance limit arising from measurement, delimitation, drawing and calculations are corrected ex officio upon the application of the interested party or by the cadastre directorate. Differences within the tolerance limit may also be corrected in the same manner. The correction procedure is notified to the immovable owners and other rightholders; if no action is brought before the civil court of peace within thirty days of the notification, the correction becomes final.

Electronic Transmission of Valuation Reports in the Land Registry Law

By means of Additional Article 4 added to the Land Registry Law No. 2644 (Tapu Kanunu), it has become mandatory for valuation reports prepared pursuant to housing finance and capital market legislation by valuation organizations authorized by the CMB (SPK) and the BRSA (BDDK) to be sent electronically and free of charge to the General Directorate of Land Registry and Cadastre by the public institutions and organizations, banks and other financial institutions that commission the report, on the date the report is prepared. With regard to the intensive real estate purchase-sale transactions carried out with housing loans in Antalya, this provision imposes a new operational obligation on financial institutions.

Distance Contract and Expropriation-by-Urgency Authority in the Mass Housing Law

With the paragraphs added to Article 6 of the Mass Housing Law No. 2985 (Toplu Konut Kanunu), pre-contractual application documents, negotiation minutes and other documents relating to immovable sales may be drawn up in writing or remotely via distance communication tools, using methods that allow for identity verification. This provision will provide transactional convenience for foreign investors in Antalya and for buyers residing outside the city.

By means of Additional Article 17 added to the same Law, a transfer or expropriation-by-urgency decision may be taken by the Ministry of Environment, Urbanization and Climate Change for all immovables subject to public and private ownership located within a social housing area designated as a new settlement area. Expropriation procedures will be carried out by the Ministry or the Housing Development Administration (Toplu Konut İdaresi Başkanlığı) within the framework of the provisions of Law No. 2942.

Extension of the Deadline for the Sale of Treasury Immovables — 31 December 2026

By means of Provisional Article 1 of the Law, the application and payment deadlines in the legislation governing the sale of many Treasury immovables have been extended to 31 December 2026.

For those who apply late or miss the payment period stated in the notification, the sale price will be calculated by increasing it by the total of the monthly rates of change in the consumer price index (CPI) determined each month by the Turkish Statistical Institute. This increase rate may not exceed twice the annual statutory interest rate for each year.

Practical Effects on the Antalya Construction and Real Estate Sector

Law No. 7579 will produce direct consequences in four areas in particular, in cities such as Antalya that attract intensive construction and investment. First, because the ready-mixed concrete supply chain and the auditing of contractor certificates have been tightened, the cost of unlicensed construction has increased significantly. Second, fire safety expertise is entering the agenda of the Antalya business world as a new professional service area.

Third, the lowering of the majority required for amending the management plan at boards of flat owners will help resolve the management plan disputes that have become chronic in large housing complex projects in Antalya. Fourth and finally, the additional purchase period granted to holders of a building registration certificate opens a new application window for immovable owners in the Antalya region who missed the opportunity in the past during the zoning amnesty process.

General information about the relevant types of litigation can be found on the legal process in title deed and immovable property disputes page.