The monthly sum depends on the services package, not on how cheap the rent looks; a flat with lower rent but higher aidat can cost more overall.
The problem is this: according to a property portal's analysis from 26 August 2026, a flat with lower rent but higher aidat can end up costing several thousand lira more each month than one with higher rent and lower aidat, yet a listing that leaves out the aidat looks cheaper. The legal rules below reflect Turkey's official legislation portal as checked on 5 November 2026.
How do I compare the real monthly cost of two flats?
A property portal's analysis, as of 26 August 2026, puts the trap in numbers: a flat with lower rent but higher aidat can end up costing several thousand lira more each month, so the figure that matters is rent and aidat together, not the advertised rent alone. When the listing omits aidat, the flat looks cheaper than it is.
According to a listing portal (checked in August 2026), candidates usually skip listings where the rent, deposit and aidat are not shown separately. If the agent cannot give the aidat before the viewing, the advertised rent is an incomplete price.
What services am I paying for?
A real-estate agency's analysis, as of 11 August 2026, lists what moves the figure: security, staff, lifts, common heating, a pool, a gym, landscaping, parking, insurance and the maintenance programme. The same monthly amount can mean very different things in two buildings.
By the same agency's analysis, as of August 2026, comparing two aidat figures without that package is meaningless; a cheaper charge may simply mean a smaller services package.
How is each flat's share calculated?
Under Article 20 of Law No. 634, unless the owners agree otherwise, the costs of the kapıcı, boiler-room worker, gardener and guard are divided equally among owners.
Insurance premiums, upkeep and repair of the common parts, the manager's fee and other common costs follow each owner's arsa payı, the share in the land plot. That is why two flats in the same block can pay different amounts.
Do you still pay if the flat stands empty?
An owner cannot refuse their share by saying they do not use the common areas or that the flat's condition makes those services unnecessary. Article 20/1-c of Law No. 634 closes that door.
The charge therefore accrues on a vacant flat too. If you own a flat you are not living in, the building can still collect the aidat from you.
Who approves the budget that sets the aidat since 22 May 2026?
Since Law No. 7579 took effect on 22 May 2026, the annual budget, the işletme projesi, is approved by the owners' general assembly. If no budget has been approved, the manager prepares a temporary one that runs until the assembly approves it, but for no more than three months.
So if the manager quotes a new aidat without an assembly-approved budget, that figure rests on a temporary budget that, under Law No. 7579, cannot run longer than three months.
What happens when it goes unpaid?
A late owner pays compensation of 5 per cent a month on the unpaid amount for the days of delay, under Article 20 of Law No. 634.
Any other owner or the manager can bring a lawsuit or start enforcement proceedings, icra takibi, against the non-payer.
Can the building collect the owner's unpaid aidat from you as a tenant?
Under Article 22 of Law No. 634, a tenant who continuously lives in the flat is jointly and severally liable with the owner for the owner's share of common expenses and advances. The tenant's liability is limited to the amount of rent they owe, and anything they pay is offset against the rent.
This means the building can pursue you for arrears up to your current rent obligation, but you do not pay twice: the amount you pay reduces what you owe the landlord.