Learn how voting rights work in condominium assemblies in Turkey in 2026. Discover the legal rights of apartment owners, foreign property owners, investors, expatriates, and condominium residents regarding general assembly meetings, voting procedures, management decisions, and dispute resolution.

Voting rights in condominium assemblies are among the most important legal mechanisms governing apartment buildings, residential complexes, gated communities, mixed-use developments, and large-scale housing projects in Turkey. Decisions regarding management elections, maintenance budgets, renovation projects, common area usage, security services, and major investments are generally adopted through votes cast by condominium owners during assembly meetings.

For foreign property owners, expatriates, international investors, embassy personnel, and long-term residents who own real estate in Turkey, understanding condominium voting rights is essential. Many disputes arise because owners are unaware of their rights, voting procedures, quorum requirements, or the legal remedies available when unlawful decisions are adopted.

This 2026 legal guide explains how condominium voting rights operate under Turkish law, the rights of foreign owners, voting procedures, challenges to assembly decisions, and the legal consequences of improper voting practices.

What Is a Condominium Assembly?

A condominium assembly is the governing body composed of all unit owners within a condominium property.

The assembly is responsible for making decisions concerning:

• Election of condominium managers
• Appointment of management companies
• Approval of annual budgets
• Collection of maintenance fees
• Renovation projects
• Common area management
• Security measures
• Facility improvements
• Major expenditures
• Amendments to management plans

Assembly decisions directly affect the rights and obligations of all property owners.

Legal Framework Governing Condominium Voting Rights

Voting rights in condominium assemblies are primarily regulated by:

• Condominium Law No. 634
• Turkish Civil Code
• Turkish Code of Obligations
• Management Plans
• General Assembly Regulations
• Relevant Court Decisions

These legal sources establish the procedures that must be followed when condominium owners vote on matters affecting the building or residential complex.

Who Has Voting Rights?

As a general rule, every condominium owner possesses voting rights.

Eligible voters include:

• Individual property owners
• Foreign property owners
• Corporate property owners
• Joint owners acting through authorized representatives
• Legal heirs who have acquired ownership rights

Voting rights are attached to ownership rather than residency.

A person does not need to live in the property to participate in assembly decisions.

Voting Rights of Foreign Property Owners

Foreign nationals who legally own real estate in Turkey enjoy the same voting rights as Turkish citizens.

Foreign owners may:

• Attend assembly meetings
• Vote on agenda items
• Challenge unlawful decisions
• Nominate management candidates
• Request audits
• Review financial reports
• Authorize representatives

No discrimination based on nationality is permitted under Turkish law.

Foreign investors holding residential units for investment purposes retain full participation rights in condominium governance.

One Vote Principle Under Turkish Condominium Law

The general rule under Turkish Condominium Law is that each condominium owner has one vote regardless of the number of independent units owned.

However, limitations apply to prevent domination by a single owner.

In large developments, voting rights may be restricted to ensure balanced representation among all property owners.

The specific voting structure depends on statutory provisions and the characteristics of the condominium.

Voting by Proxy

Owners who cannot attend meetings may appoint representatives.

Proxy voting is common among:

• Foreign investors living abroad
• Expatriates temporarily outside Turkey
• Corporate owners
• Embassy personnel
• International organizations

The authorization must comply with applicable legal requirements and assembly procedures.

Improper proxy representation may lead to disputes concerning the validity of assembly decisions.

Quorum Requirements for Condominium Meetings

Certain quorum requirements must be satisfied before valid decisions can be adopted.

The required quorum varies depending on the nature of the decision.

Common examples include:

• Ordinary management decisions
• Budget approvals
• Renovation projects
• Changes to management plans
• Significant structural modifications

Failure to satisfy quorum requirements may invalidate assembly resolutions.

Ordinary Decisions and Majority Voting

Most routine condominium matters are decided by majority vote.

Examples include:

• Approval of annual budgets
• Election of managers
• Maintenance planning
• Service contracts
• Security arrangements
• Common area regulations

The majority principle allows efficient management while protecting the interests of owners.

Decisions Requiring Higher Voting Thresholds

Certain matters require enhanced approval levels due to their impact on ownership rights.

Examples include:

• Significant structural changes
• Common area reallocations
• Major construction projects
• Amendments affecting ownership interests
• Alterations to management plans

The specific threshold depends on the legal nature of the proposed action.

Failure to obtain the required majority may render the decision unenforceable.

Electronic Participation and Digital Voting

Digital management systems continue to expand throughout Turkey in 2026.

Many residential complexes now utilize:

• Electronic notification systems
• Digital document distribution
• Online voting platforms
• Remote participation technologies
• Electronic recordkeeping

These systems must comply with legal requirements and ensure transparency, security, and equal participation opportunities.

Common Voting Disputes in Condominium Assemblies

Voting disputes frequently arise from:

• Improper meeting notices
• Invalid proxy authorizations
• Miscalculated voting results
• Quorum violations
• Exclusion of eligible voters
• Discriminatory practices
• Unlawful agenda modifications
• Manipulation of voting records

Such disputes often lead to court proceedings and requests for annulment.

Financial Decisions and Voting Rights

One of the most contentious areas of condominium governance involves financial matters.

Voting disputes commonly concern:

• Maintenance fee increases
• Extraordinary contributions
• Repair budgets
• Contractor payments
• Reserve funds
• Renovation financing

Property owners have the right to receive sufficient information before voting on significant financial obligations.

Foreign Investors and Absentee Ownership Issues

Many foreign owners purchase property in Turkey as an investment and may not reside in the country permanently.

Challenges often include:

• Language barriers
• Missed meeting notices
• Limited access to documentation
• Proxy appointment difficulties
• Lack of transparency

Professional legal assistance can help foreign investors protect their voting rights and participate effectively in condominium governance.

Challenging Unlawful Condominium Decisions

Owners who believe an assembly decision violates the law may seek judicial review.

Grounds for legal challenges include:

• Procedural irregularities
• Lack of quorum
• Voting fraud
• Abuse of majority power
• Violation of ownership rights
• Noncompliance with condominium legislation

Courts examine meeting records, attendance lists, voting calculations, notices, and other relevant evidence.

Liability Arising from Improper Voting Procedures

Condominium managers and management companies may face liability when voting procedures are improperly conducted.

Potential issues include:

• Failure to notify owners
• Manipulation of votes
• Inaccurate meeting records
• Exclusion of lawful participants
• Misrepresentation of results

Such conduct may result in annulment actions and compensation claims.

Management Plan Amendments and Voting Requirements

The management plan serves as the constitutional framework of the condominium.

Amendments often require stricter approval standards than ordinary decisions.

Common amendment topics include:

• Common area usage rules
• Parking allocations
• Pet policies
• Security regulations
• Facility access rules
• Cost-sharing mechanisms

Owners should carefully review proposed amendments before voting.

Mediation and Alternative Dispute Resolution

Many condominium disputes can be resolved without litigation.

Mediation offers:

• Faster resolutions
• Reduced legal expenses
• Confidential proceedings
• Preservation of community relationships
• Flexible settlement options

Foreign owners often prefer mediation because it provides efficient cross-cultural dispute resolution.

2026 Legal Developments Affecting Condominium Voting Rights

Several developments continue to influence condominium governance in 2026:

• Increased digital participation
• Enhanced transparency requirements
• Electronic communication systems
• Improved financial disclosure standards
• Greater protection of minority owners
• Expanded audit rights
• Modernized management practices

These developments aim to improve accountability and strengthen owner participation.

Frequently Asked Questions (FAQ)

Can foreign property owners vote in condominium assemblies in Turkey?

Yes. Foreign property owners possess the same voting rights as Turkish citizens regarding condominium matters.

Can an owner appoint a representative to vote?

Yes. Owners may generally participate through authorized representatives in accordance with legal and procedural requirements.

What happens if a meeting lacks the required quorum?

Decisions adopted without the required quorum may be legally challenged and potentially annulled.

Can condominium decisions be challenged in court?

Yes. Owners may challenge unlawful decisions that violate condominium legislation, procedural requirements, or ownership rights.

Are management companies allowed to vote?

Management companies may only participate if they are also property owners or possess valid authority under applicable legal arrangements.

Can an owner review voting records?

Generally, owners have the right to examine meeting minutes, voting results, and related records.

Are electronic voting systems legal in Turkey?

Digital participation systems are increasingly used, provided they comply with applicable legal requirements and ensure transparency.

Can a majority of owners impose unfair obligations on minority owners?

No. Majority decisions must comply with the law and cannot unlawfully infringe upon ownership rights.

What should foreign investors do if they miss an assembly meeting?

They should promptly review meeting records and seek legal advice if significant decisions affecting their interests were adopted.

How long does a legal challenge against an assembly decision take?

The duration depends on the complexity of the dispute, court workload, evidentiary issues, and procedural developments.

Legal Support for Condominium Assembly and Voting Rights Disputes

Condominium assembly decisions can significantly affect property values, maintenance obligations, investment returns, and ownership rights. Obtaining professional legal advice helps ensure that voting procedures comply with Turkish law and that property owners are protected against unlawful decisions.

Fırat Fesih Kaya Law Firm provides legal representation for foreign investors, expatriates, condominium owners, residential communities, embassy personnel, international organizations, and real estate investors throughout Turkey. Our services include condominium litigation, assembly disputes, management challenges, voting rights protection, mediation proceedings, and real estate law advisory services.

Phone: +90 312 434 22 22

Mobile Phone: +90 532 769 22 22

Email: info@firatfesihkaya.av.tr

Office Address: Mevlana Boulevard No:221, Yildirim Tower No:148, 06520 Balgat, Cankaya, Ankara, Turkey

Choosing an experienced real estate law firm can make a substantial difference when protecting your voting rights, challenging unlawful condominium decisions, and safeguarding your property investment in Turkey. Our team is committed to providing strategic, practical, and results-oriented legal solutions tailored to the needs of domestic and international clients.