Major Overhaul Coming for Site Fees in Alanya: No More Arbitrary Increases

In response to growing complaints about excessively high site fees (“aidat”) in residential complexes in Alanya, Turkey’s Ministry of Environment, Urbanization, and Climate Change is introducing a sweeping new regulation. According to Gazete Alanya, starting in 2026, there will be a cap limiting increases to the rate of inflation (CPI), mandatory transparency for all spending, and a licensing requirement for site managers.

Minister Murat Kurum announced that increases without a general assembly vote will no longer be allowed to exceed inflation — putting an end to arbitrary and excessive hikes.

A digital tracking system for site spending will be established, and at least one physical audit will be required annually.

Further, site managers will need to obtain a Facility Management License, pass criminal record checks, provide financial guarantees, and earn their license through exams. Non-compliant managers may be replaced.

Additionally, decisions on extra services will no longer require unanimity — a simple majority of property owners will suffice.

The reform is expected to lead to up to 80% turnover in site management, and plans are also in place to establish a Facility Management Department and a Facility Managers’ Association.

Local real estate representatives in Alanya welcome the changes. Özgür Erbaş, head of Alanya Realtors Association, said: “Having set standards and oversight will bring fairness; fees have been too volatile and burdensome for many residents.”

Analysis & Forecast:

The reform could be a powerful response to the unchecked rise of site fees, particularly in tourist-heavy regions.

Digitized scrutiny and mandatory audits will boost transparency and trust in property management.

Licensing could professionalize facility management and improve service quality in residential communities.

Over the long term, the changes are anticipated to stabilize site fee costs and reduce the financial burden on homeowners and tenants.

However, implementation may be challenging: not all managers may meet licensing requirements, and replacing them could lead to disputes.