With the regulation amendment dated 4 February 2026, important changes were introduced to decision-making, notification procedures, and the shares of owners who do not agree with the urban transformation process. In particular, the change in the required majority for decisions and the fact that certain deadlines may lead to loss of rights make it essential for owners of risky buildings to follow the process closely.
So, how does urban transformation work in 2026, what rights do owners and tenants have, and what types of support are available? We have brought together the key points.
What Changed in Urban Transformation in 2026?
One of the most significant changes introduced in 2026 is that decisions concerning the reconstruction of a building can now be taken by an absolute majority based on land share ratios.
The relevant criterion is not the number of owners, but their land share recorded in the title deed. It is sufficient for owners representing more than 50% of the total land shares to vote in the same direction. The previous two-thirds majority requirement has been removed.
For calling an owners’ meeting, the request of a single owner is also considered sufficient. The meeting notice is made using the Annex-12 form, observing a 15-day announcement period. Notification through the neighborhood headman’s office and electronic notification are also recognized as valid service methods.
How Does the Urban Transformation Process Begin?
The process begins with the determination that the building is a risky structure. A single owner may apply for a risky building assessment, and the application is submitted to organizations licensed by the Ministry.
If the assessment concludes that the structure is risky, the result is reported to the title deed office and a risky building annotation is entered into the land registry. Following notification to the owners, the objection period begins.
If no objection is filed, or if the objection is rejected, the determination becomes final. Evacuation and demolition procedures then follow. After demolition, the owners decide at a meeting how the new building will be constructed.
Which Deadlines Are Important in Urban Transformation?
The start date of deadlines depends on the date on which the notification is legally deemed to have been served.
Electronic Notification: Deemed served at the end of the fifth day.
Notarial Notification: The delivery date is taken as the service date.
Notification by Announcement: The final day of the announcement period is accepted as the service date.
Critical Deadlines
| Procedure | Deadline |
|---|---|
| Objection to risky building determination | 15 days |
| Response to contract proposal | 15 days |
| Evacuation | 60 days, extendable where necessary |
| Application for rental assistance | No later than 1 year after evacuation |
| Application for risky building assessment | 31 December 2026 |
In particular, missing the 15-day objection period may result in losing the opportunity to file an administrative objection against the risky building determination. Failure to respond to a contract proposal within the required period may also trigger the sale procedure concerning the share of a non-consenting owner.
What Happens to the Share of an Owner Who Does Not Agree?
The land shares of owners who do not participate in the majority decision may, under the applicable procedure, be offered for sale by auction to the other owners.
If the share is not purchased in this way, in risky areas the Urban Transformation Directorate, TOKİ, or the relevant public authority may, under certain conditions, become involved in the acquisition process at market value.
The important point is this:
The apartment of an owner who does not join the majority decision is not taken away without compensation. Payment is made in return for the owner’s share. However, the owner may lose the opportunity to own an independent unit in the new building and to benefit from any future increase in the property’s value.
It is possible to file a lawsuit against decisions and, where the legal conditions are met, request a stay of execution. However, filing a lawsuit does not automatically suspend the evacuation process.
What Urban Transformation Support Is Available in 2026?
Under the “Half Is on Us” campaign, total support per residential unit can reach up to TRY 1,750,000.
| Support Item | Amount |
|---|---|
| Residential Unit – Grant | TRY 875,000 |
| Residential Unit – Loan | TRY 875,000 |
| Workplace (first unit) – Grant | TRY 437,500 |
| Workplace (first unit) – Loan | TRY 437,500 |
| Relocation Support | TRY 125,000 |
Loan repayments begin two years after the construction permit is obtained.
Under the Climate and Disaster Resilient Cities Project, eligible right holders in designated areas may also have access to loans of up to TRY 3 million, with a monthly interest rate of 0.69% and maturities of up to 180 months.
Rental assistance may be paid for up to 18 months for risky buildings and up to 48 months in risky areas. Monthly amounts are determined according to provincial groups and are updated periodically. Antalya is in the second group.
Current support amounts and application conditions should be checked with the relevant authority or Ministry before applying.
What Rights Do Tenants Have in Urban Transformation?
Tenants do not receive monthly rental assistance in the same way as owners. However, under certain conditions, they may benefit from a one-time relocation allowance.
Tenants should also keep:
- their lease agreement,
- the evacuation date,
- the necessary residence and application documents.
The declaration of a building as risky does not mean that the tenant’s contractual rights automatically disappear. A tenant’s support application is also processed separately from the owner’s rental assistance application.
5 Mistakes That Can Lead to Loss of Rights in Urban Transformation
- Failing to follow notifications: Electronic notifications and notifications made by public announcement may also trigger legal deadlines.
- Missing the objection deadline: There is a 15-day period to object to the risky building determination.
- Signing a contract without reading it carefully: The allocation ratio, delivery date, independent unit, delay provisions, and other key terms should be clearly stated in the agreement.
- Delaying the rental assistance application: Support payments are not automatic; application deadlines must be followed.
- Failing to question the contractor’s security: For permits issued after 1 January 2024, the security rate is applied at 6%.
What Should Be Considered in Urban Transformation in Antalya?
In Antalya, especially in areas with an older building stock, it is not sufficient to look only at the current physical condition of an apartment before purchase.
Particularly in Muratpaşa and Kepez, in areas with a stock of buildings constructed before 2000, the following should be checked before purchase:
- annotations in the title deed record under Law No. 6306,
- any risky building determination,
- transformation decisions taken by the owners,
- any existing contractor agreement,
- ongoing lawsuits or administrative proceedings.
This is because buying an apartment in a building where the transformation process has already started may mean taking over not only the existing property, but also the transformation process attached to that property.
Grand Emlak Perspective
In urban transformation, the key issue is not only whether the building will be renewed, but under what conditions it will be renewed and how the process will affect the future value of the property.
At Grand Emlak, before carrying out transactions involving properties under transformation, we review the title deed record, annotations, and any documents related to the transformation process. If there is any issue that needs to be evaluated, we share it openly.
A sound real estate decision requires looking not only at today’s property, but also at tomorrow’s value.
