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In our first article, we found that seismic risk is the biggest challenge when buying a property in Turkey. Now we move on to the most important part: how to practically carry out property inspection for investment in Turkey for its sustainability? This is not a process to be done superficially. Here is a concrete, step-by-step methodology that every serious investor should follow to ensure their security.
Step 1: Year of construction – Filter #1
This is the quickest and easiest way to weed out the riskiest properties.
- The gold standard (post-2018): The latest and most stringent standards apply. These buildings are designed with the latest seismic isolation technologies.
- The Good Standard (2001-2018): After the Izmit earthquake (1999), significantly better building codes were introduced. Buildings from this period are reliable choices.
- Red lamp (before 2001): Be extremely cautious. The vast majority of these buildings do not meet any modern requirements. Consider such a property only if you have irrefutable evidence of a complete, certified seismic retrofit.
- How to check: the year of construction is recorded in the official title deed(Tapu) and in the occupancy license (Iskan).
Step 2: Request the key documents
Do not trust verbal assurances. Everything must be on paper.
- Building Permit (Yapı Ruhsatı): this is the initial document that shows that the project has been approved by the authorities.
- Occupancy License (Yapı Kullanma İzin Belgesi – “Iskan”): this is probably the most important document! It certifies that the completed building has been constructed IN ACCORDANCE with the approved design and is fit for occupancy. Lack of “Iskan” is a huge problem – it means that the building is illegal or has serious deviations from the design. Many older buildings do not have such a license.
Step 3: Hire a licensed company for “Deprem Testi”
This is the thorough technical check and it is an absolute must if you have even the slightest doubt.
- What it is: engineers visit the property and carry out a series of tests:
- Logging (Concrete Samples): small cylindrical samples are taken from the bearing columns to test the strength and quality of the concrete in the laboratory.
- Reinforcement scanning: a special device is used to check the diameter, density and condition of the iron reinforcement in the columns without the need for demolition.
- Geological soil analysis (Zemin Etüdü): the existing report on the soil on which the building is built is checked.
- The result: you get an official “Earthquake Resilience Report” (Deprem Dayanıklılık Raporu). It clearly states whether the building is “Risky” (Riskli Yapı) or “Safe”.
- Price: the price varies, but is usually between 500 and 1500 euros per apartment, depending on the city and the company. This is a pittance compared to the value of the property and the potential risk.
Step 4: Visual inspection for signs of concern
While you wait for the experts, you can also do a preliminary inspection yourself.
- Inspect the basement and foundation: look for large, diagonal cracks in the supporting columns. Small, superficial cracks in the plaster are not a problem, but structural ones are a red flag.
- Check for moisture and corrosion: inspect for signs of leaks and rust on column bases. Moisture weakens concrete and corrodes rebar.
- Irregular shapes: asymmetrical buildings or those with large, open spaces on the ground floor (often converted into shops by removing walls) are more vulnerable.
Step 5: Understand the role of DASK insurance
- What is DASK: Mandatory earthquake insurance.
- What is NOT DASK: No guarantee of quality! Just because a property has a DASK does not mean it is safe.
- What to do: always take out additional private insurance (Konut Sigortası) to cover the market value of your property, not just the DASK limit.
CONCLUSION: A successful property inspection in Turkey is a methodical process, not a lottery. By following these steps, from document verification to hiring independent experts, you eliminate the unknowns and make an informed decision. Investing in security is the best investment you can make in the Turkish property market.
This post is also available in: Български
