Appointing a property management company in Turkey is how many foreign owners keep bills paid, leaks fixed, and tenants or guests handled while they live abroad. The wrong appointment — vague scope, unclear spending authority, or no reporting discipline — often costs more than no manager at all.
This guide explains how to compare managers, what belongs in a written agreement, and how maintenance, utilities, and guest reporting fit together. It builds on our Property Management in Turkey owner guide and Property Maintenance in Turkey satellite. It does not promise rental income, letting volumes, or financial outcomes.
Why Choosing the Right Property Management Company Matters
A manager acts with delegated authority on your property. They may hold keys, pay utilities from your funds, sign site documents, file guest data, and negotiate with tenants. Turkish law still treats you as the owner for tax, insurance, permit compliance, and many filings — so the contract must define exactly what the manager may do without your signature each time.
Poor selection shows up as unpaid aidat, mould in a closed apartment, disputed damage deposits, or guest stays not reported to the authorities. Strong selection is less about marketing language and more about verifiable process: registered company, itemised fees, photo reports, and spending caps you understand before an emergency.
Services Typically Included
Packages vary. Clarify which apply to you:
Pure caretaking — vacancy inspections, airing rooms, meter reads, minor coordination (often overlaps with maintenance-only contracts)
Full residential management — above plus rent or guest coordination, marketing support, linen and cleaning between stays
Letting-only — tenant find and lease setup; owner or another firm handles ongoing maintenance
Administrative — aidat, emlak vergisi, and utility payment on your instruction; financial reconciliation
Aidat (site fee under Condominium Law No. 634) is paid to the complex management’s official account for lifts, security, and common areas — not to your private manager’s personal account. Your manager may pay aidat on your behalf but should provide site receipts (makbuz).
If short-term tourism letting is in scope, the manager’s duties should align with Law No. 7464 permit rules and GIYKIMBIL guest identity reporting — not assume a standard long-term lease workflow is enough.
Questions Owners Should Ask
Before signing, obtain written answers on:
Company registration, tax number, and insurance (employer liability while trades are on site)
Who holds GIYKIMBIL/KBS access and under what power of attorney or contract clause
Whether tourism letting permits are obtained in the owner’s name or managed as agent
Fee basis — flat monthly retainer, percentage of rent collected, per-visit charge, or hybrid
What is excluded — pool chemicals, AC service, major repairs, accountant, lawyer
How tenant or guest deposits are held and reconciled
Communication channel, language, and sample inspection report
References from owners with similar property type (apartment vs villa, let vs vacant)
Ask how listings comply with platform verification rules (including e-Devlet identity checks where applicable for online advertisements). A manager who cannot explain compliance is a risk for short-term programmes.
Comparing Property Management Agreements
The emlak yönetim sözleşmesi (management agreement) should be in Turkish or bilingual with a clause that the Turkish text prevails in disputes. Key clauses:
Scope schedule — task list by property address; annex photos at handover
Authority limits — which contracts the manager may sign; when notarised power of attorney is required
Fees and expenses — management fee, VAT, reimbursable costs, mark-up on trades if any
Spending approval — TRY thresholds for routine, urgent, and capital works
Funds — rent and deposits paid to owner account; manager should not commingle with personal accounts
Term and termination — notice period, handback of keys, files, and guest data
Liability — negligence, lost rent due to manager fault, insurance claims assistance
Reporting — frequency and format (email summary, shared folder, portal)
Your lawyer should review the agreement before you grant keys or bank payment authority — especially if power of attorney is bundled.
Communication and Reporting
Remote owners need predictable updates, not ad hoc WhatsApp messages. Agree:
Vacant property — inspection interval (e.g. monthly or fortnightly) with dated photos of each room, meters, and exterior
Let property — rent received, arrears, maintenance tickets open/closed
Short-term — booking calendar, guest check-in/out, GIYKIMBIL confirmation logs where applicable
Reporting frequency should match risk: a sealed city apartment may need fewer visits than a coastal villa with pool and garden. Neither party should imply a fixed outcome — only a defined process.
Maintenance Coordination
Management and maintenance overlap but are not identical. Many owners contract property maintenance (inspections, trades, pool, garden) separately from letting (marketing, guest communication). If one firm does both, the agreement should split tasks and fees so routine pool service is not hidden inside an opaque “management percentage.”
Pre-authorise repair bands: minor plumbing up to an agreed TRY limit without a phone call; larger works quoted with photos. See Property Maintenance in Turkey for seasonal checks, DASK context, and emergency norms.
Remote Ownership Considerations
Foreign owners typically appoint managers before returning home after purchase completion. Practical steps:
Transfer utility accounts to your name; give manager payment instruction, not ownership of accounts
Provide tapu copy, DASK policy, site rules, and alarm codes in a secure file
Execute limited power of attorney if the manager must sign site forms or GIYKIMBIL-related paperwork
Keep a direct relationship with your accountant for rental income tax — management reports feed the accountant but do not replace filing duty
Since 2005, Maximos Real Estate has coordinated purchase, construction, and after-sales care for international buyers — including introductions to structured management and maintenance workflows. Scope is always agreed in writing; it is not an open-ended promise on outcomes.
Common Warning Signs
Fixed-income promises in the management pitch — marketing, not contract law
No written scope — “we handle everything” without a schedule
Personal account payments for aidat or owner rent
GIYKIMBIL or permit silence on short-term programmes
No spending cap — unlimited discretion on your card or transfer
Refusal of lawyer review or pressure to sign before tapu utilities are clear
Duplicate marketing — same generic brochure for villas, apartments, and commercial units without tailoring
Legacy blog posts on this site may describe management in promotional terms; treat them as background only and rely on current written contracts and professional advice.
Frequently Asked Questions
What should a property management agreement include?
Scope of services, fees, spending limits, reporting format, key custody, tenant or guest handling, GIYKIMBIL and permit responsibilities if short-term letting applies, termination, and liability. A handover inventory and photo annex at start date reduces later disputes.
Can foreigners appoint a management company remotely?
Yes. Contracts and powers of attorney can often be executed with notarisation or apostille where required, then sent to Turkey. Keys, utilities, and bank payment instructions should not be released until your lawyer approves the mandate.
How are maintenance expenses approved?
Through pre-agreed thresholds in the contract: routine repairs below a TRY cap proceed immediately; larger items need written owner approval with quotes and photos. Urgent leak or security issues should have a higher emergency cap defined in advance.
How often should owners receive updates?
As agreed in the contract — commonly after each inspection for vacant homes, and monthly summaries for let homes, plus immediate notice of damage, arrears, or authority letters. Frequency is negotiable; it is not regulated nationally.
Can management companies arrange tenant searches?
Yes, if letting is in scope. They may advertise, conduct viewings, and propose lease terms; your lawyer should approve lease and deposit clauses. Tenant search alone does not include permit compliance for tourism letting unless explicitly added.
Are utility payments normally included?
Often the manager pays electricity, water, gas, internet, and aidat on your instruction and invoices you with receipts. The legal subscriber remains the owner unless a tenant contract assigns specific utilities. Clarify FX and transfer fees if you fund from abroad.
Can owners set spending limits?
Yes — and should. Define minor, urgent, and capital bands in TRY, how quotes are obtained, and which trades are pre-approved. Unlimited discretion is unnecessary for competent managers.
Should contracts be reviewed by a lawyer?
Yes, before keys, bank access, or power of attorney are granted. Your lawyer checks authority breadth, deposit handling, compliance with letting type, and consistency with site rules and ownership structure established at purchase.
Last updated: June 2026. Indicative guidance only — not legal, tax, or financial advice.
Property Management Guides and Resources
Use these guides for maintenance, remote ownership checks, and selecting a property management company after you complete your purchase in Turkey.
