Anasayfa / Makalelerimiz / Building Occupancy Permit (Iskan) Guide in Turkey — Alanya Real Estate Lawyer
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A building occupancy permit (iskan) is an official document that proves a building has been constructed in accordance with its approved plans and is ready for use. Obtaining a building occupancy permit (iskan) is a frequent matter for real estate lawyers, including those specializing as Istanbul real estate lawyer, Alanya real estate lawyer, Antalya real estate lawyer, and Turkey real estate lawyer. After the construction is completed, the building owner or contractor must apply to the relevant municipality and obtain certain approvals to secure the building occupancy permit (iskan).
Here are the main approvals required for obtaining a building occupancy permit (iskan):
The contractor responsible for the construction must approve that the building has been completed in accordance with the permit (iskan) and its annexes. Real estate lawyers in Turkey can provide legal advice on how to obtain this approval for your building occupancy permit (iskan).
The construction inspection company must verify that the building complies with the technical regulations and the permit (iskan). Istanbul real estate lawyers can assist with obtaining construction inspection approvals necessary for the iskan.
The architect must confirm that the building was constructed according to the approved architectural plans. Alanya and Antalya real estate lawyers can provide guidance during this phase of securing the building occupancy permit (iskan).
Structural engineers must certify that the building complies with the approved static project. Real estate lawyers in Istanbul have extensive knowledge in construction projects and can assist in obtaining the structural engineer's approval for the iskan.
Mechanical engineers ensure that the heating, ventilation, and plumbing systems are completed in accordance with the approved plans, a critical step for the building occupancy permit (iskan). Antalya real estate lawyers provide professional assistance in this area.
Electrical engineers must verify that the building’s electrical systems comply with the approved plans, which is essential for obtaining the building occupancy permit (iskan). Turkey real estate lawyers can provide legal consultancy for this step.
The building’s phone and internet infrastructure must be properly connected and approved before the building occupancy permit (iskan) can be issued.
The building must comply with regulations regarding accessibility for disabled individuals, a requirement for the iskan. Alanya real estate lawyers offer support in complying with these regulations for the building occupancy permit (iskan).
For buildings with elevators, approval from a certified elevator installation company and the municipal elevator supervisor must be obtained for the building occupancy permit (iskan). Istanbul real estate lawyers can help with obtaining elevator approvals needed for the iskan.
A certificate from the Social Security Institution (SGK) must be obtained to prove that all obligations related to the building have been fulfilled. This is crucial for obtaining the iskan. Turkey real estate lawyers provide assistance in acquiring this certificate for your building occupancy permit (iskan).
The relevant municipality department must update the building’s address in the city information system and provide a building number, which is required to complete the iskan process.
Approval from the Parks and Gardens Department is required to confirm that landscaping and green space requirements have been met before the iskan is issued. Antalya real estate lawyers can assist with obtaining this approval for the iskan.
The Planning and Project Department must ensure the building complies with the original approved project to grant the building occupancy permit (iskan).
The Building Control Department conducts general inspections to verify that the building complies with approved plans, an essential step for obtaining the building occupancy permit (iskan). Istanbul and Alanya real estate lawyers provide guidance during these inspections to secure the iskan.
In the building occupancy permit (iskan) process, the Zoning and Urban Planning Department must approve the building’s compliance with the zoning plan. Real estate lawyers in Turkey closely monitor these processes to ensure timely approval for the iskan.
For buildings requiring shelters, approval must be obtained to confirm compliance with shelter regulations, which is necessary for obtaining the building occupancy permit (iskan).
Once all these approvals have been obtained, building owners can submit their application to the relevant municipality for the building occupancy permit (iskan). Istanbul, Alanya, Antalya, and Turkey real estate lawyers provide legal consultancy at every stage of the iskan process, ensuring that applications proceed smoothly and are finalized promptly.
| Legal Matter | Primary Legislation | Competent Authority / Court | Statutory Deadline / Rule |
|---|---|---|---|
| Title Deed (Tapu) & Real Estate | Turkish Civil Code No. 4721 (Art. 706) & Registry Law No. 2644 | Land Registry Directorate & Civil Courts of First Instance | Official Tapu or Notary form mandatory; informal contracts invalid for title transfer |
| Occupancy Permit (İskan) & Construction | Zoning Law No. 3194 (Art. 30) & Code of Obligations No. 6098 | Municipality & Consumer / Commercial Courts | 5-year defect limitation for building structures (longer for gross fault/fraud) |
| Residence Permits & Deportation | Law on Foreigners & International Protection No. 6458 (YUKK) | Presidency of Migration Management & Administrative Courts | 7 days to appeal deportation (automatic stay); 60 days for permit rejection |
| Work Permits & Exemptions | International Labor Force Law No. 6735 | Ministry of Labor & Social Security / Administrative Courts | 30-day administrative objection window; 60-day judicial annulment action |
Yes. Foreign clients can execute a Power of Attorney at any Turkish Consulate abroad or before a local notary public in their home country with an Apostille certificate under the 1961 Hague Convention, followed by certified Turkish translation and notarization.
Attorney Enes Nergiz (registered with the Antalya Bar Association under Bar No. 6281) represents foreign individuals and corporate investors before Land Registry offices, Migration Directorates, and Turkish Civil, Criminal, Family, and Administrative Courts with full written reporting in English, Russian, German, and Turkish.
Related English Legal Guides on enesnergiz.av.tr:
Under Turkish Zoning Law No. 3194 (Article 30) and Condominium Law No. 634, a Building Occupancy Permit (Yapı Kullanma İzin Belgesi — İskan) certifies that a building has been completed in strict compliance with its approved architectural project and safety regulations.
| Legal Issue / Procedure | Statutory Basis | Key Legal Requirement & Remedy |
|---|---|---|
| Genel İskan (Collective Occupancy Permit) | Zoning Law No. 3194 Art. 30 | Obtained by the developer/contractor from the municipality upon completion of the entire building |
| Ferdi İskan (Individual Unit Permit) | Condominium Law No. 634 | Issued for the individual apartment once Genel İskan is approved; required for residential utility tariffs |
| Kat İrtifakı vs. Kat Mülkiyeti | Condominium Law No. 634 Art. 12–14 | Conversion from construction servitude (Kat İrtifakı) to full condominium ownership (Kat Mülkiyeti) |
Genel İskan is the master habitation permit obtained by the developer from the municipality confirming the entire building meets zoning, fire, and seismic standards, whereas Ferdi İskan is the individual occupancy registration for your specific apartment unit.
Without a valid İskan, the title deed remains at the construction servitude (Kat İrtifakı) stage, utility subscriptions (electricity and water) may be billed at higher construction/commercial rates, and bank mortgages or citizenship valuation approvals can be rejected.
Our real estate lawyers verify the building's İskan status directly with the Alanya Municipality Zoning Directorate (İmar ve Şehircilik Müdürlüğü) and inspect the Land Registry records prior to any payment.
Unless explicitly agreed otherwise, obtaining the Genel İskan (including clearing contractor SSI/SGK social security premiums and municipal fees) is the statutory obligation of the developer/contractor under the construction agreement.
Apartment owners can file a lawsuit before the Alanya Civil or Consumer Court demanding specific performance (authorization to complete the İskan deficiencies at the developer's expense under TBK Art. 113) and compensation for loss of property value.
Related Legal Guides in Alanya & Turkey: Alanya Lawyer (English-Speaking Attorney) | Alanya Real Estate Lawyer | Alanya Immigration & Residence Permit Lawyer | Alanya Divorce & Family Lawyer | Alanya Inheritance Lawyer | Power of Attorney in Alanya | Mahmutlar Lawyer | Contact & Consultation
