Urban Transformation Guide for Home Owners
With the Law No. 6306 on Renewal of Buildings with Disaster Risk, adopted in 2012, urban transformation was initiated in all cities in Turkey. With the said law, state supports such as interest reduction, rental assistance and exemption from certain fees were granted to people who wanted to rebuild their real estate. Thus, the renovation of buildings in cities that were at risk of collapse or severe damage began.
What is Urban Transformation?
Real estate owners voluntarily make an examination of whether their buildings are risky structures. As a result of this examination carried out by experts, a demolition decision is made for buildings that have a risky structure report. The land registry offices notify the real estate owners about the demolition decision by sending a notification.
Owners have the right to object to the report within 15 days. The building must be demolished within 60 days unless there is an objection. If the real estate owners do not demolish the building within 60 days, a maximum of 30 days is granted. At the end of this additional period, the building is demolished by local administrations by the Ministry of Environment and Urbanization.
What is Risky Building?
Risky building is a definition used for structures that are likely to be destroyed or severely damaged as a result of a natural disaster. The first step of urban transformation is the detection of risky structures by an expert team. In order for buildings to be considered as risky structures, they must be inspected by institutions and organizations authorized by the Ministry of Environment and Urbanization. You can get information about the institutions that will request a risky structure inspection by visiting the “Institutions and Organizations Authorized for the Detection of Risky Buildings within the Scope of Law No. 6306”.
For detailed information on how to apply for risky building detection and the detection process, “What is Risky Building Detection, How to Apply?” You can read our article.
What are the Urban Transformation Conditions?
with local weapons. Owners of demolished properties can get rental subsidy for 18 months. The amount of rental assistance is determined on a county basis. You can find what you need from the financial support and update, and find out what can be obtained from the financial support for rent granted to the real estate developers of the place where you live. For children who do not want to get rent subsidy from urban pot
What is a Reserved Area?
Within the scope of urban transformation, it has been determined that some regions are not suitable for settlement and are risky areas. These areas determined by the Ministry of Environment and Urbanization are called reserve areas. These areas, whose ground structure is not suitable for settlement, are evacuated and the buildings in these areas are demolished.
First of all, real estate owners are notified that they have to demolish their buildings. Additional time is given to real estate owners who do not have their building demolished during this period, which should not be less than 60 days. If demolition is not carried out within the additional period, the task of demolition is given to local administrations. The cost of demolition is demanded from the real estate owners. According to the 4th article of the Law No. 6306 on the Renovation of the Buildings with Disaster Risk, the owners of the real estate whose buildings have been demolished can be provided with housing or workplace allocation or rental assistance.
What is In-Place Conversion?
While buildings in the reserve area are demolished and buildings are built in another area, in-situ transformation is made in areas with solid ground. Buildings determined to be risky structures are demolished and rebuilt on the same site. In this case, which is called on-site transformation, buildings are built according to the new zoning and earthquake legislation.
What is Urgent Expropriation?
According to the Expropriation Law No. 6203, immovable properties of individuals can be confiscated by state institutions when required by the public interest. This practice is called expropriation. After the expropriation decision, the real estate owners are paid the price of the real estate. In urgent expropriation, real estates can be confiscated within 7 days.
Within the scope of urban transformation, urgent expropriation can be made in some cases. The urgent expropriation decision made by the decision of the Council of Ministers can be made in cases where the real estate owners have a disagreement. For example, in cases where a 2/3 agreement cannot be reached on the reconstruction of a destroyed building and the rebuilding process is interrupted, an urgent expropriation decision can be taken. After the urgent expropriation decision, the value of the real estate is determined by the Valuation Commission and paid to the owners.
Can Building Reinforcement Be Made Instead of Urban Transformation?
Buildings that are found to be risky can be demolished and rebuilt, as well as building reinforcement. Although this application is not frequently preferred, the concept of building reinforcement is mentioned in the relevant law. With the changing zoning plan, real estate owners can apply to this method if a high-rise building has fewer floors.
What are the Building Reinforcement Conditions?
Another application that can be applied in urban transformation is building reinforcement. After a risky construction report is received for a building, a 2/3 majority is required for reconstruction. Building reinforcement can be carried out with a 4/5 majority decision. Real estate owners can use building retrofit loans to realize this process. In the building retrofit loan, which is given with a maximum maturity of 10 years, the government provides a 4% interest reduction support.
