Legal Basis: Law No. 6306 Article 5/1 | Implementing Regulation Article 16/1-3

When a hazardous building notification arrives at your door, the first question is always the same: “What do I do now?” Most people panic at this point; they don’t know if they will have to move, if they can get support from the state, or if they will be left empty-handed if they are tenants. This article, based on Article 5 of Law No. 6306 and Article 16 of the Implementing Regulation, explains the concrete rights of both owners and tenants, the updated figures for 2026, and the step-by-step application process. (Law Art. 5 — Reg. Art. 16)

First Agreement, Then Obligation: The Fundamental Philosophy of the Law

The first paragraph of Article 5 of Law No. 6306 clearly states the following: In the demolition of hazardous buildings, it is essential to primarily seek agreement with the owners. In other words, instead of confronting you with a surprise demolition, the state first sits down at the table. This principle of reconciliation is an important guarantee for both owners and tenants; because various aid mechanisms come into play as soon as an agreement is reached. (Law Art. 5/1 — Reg. Art. 16/1)

Demolition cannot be carried out before an agreement is reached. The law mandates this order. Proceeding directly to demolition without following the process is unlawful and can be challenged in administrative court. (Art. 5/1 and 5/3 of the Law — Art. 8/1 of the Regulation)

Who Can Receive Assistance?

When Article 5 of the Law and Article 16 of the Regulation are considered together, individuals eligible for assistance fall into four groups. (Art. 5/1-2 of the Law — Art. 16/1-3 of the Regulation)

Property Owners: These are the titleholders of an independent unit. For owners, there is no requirement to actually reside in the risky building. This means that even if you own an apartment that you rent out, your right to rental assistance arises. (Art. 5/1 of the Law — Art. 16/1 of the Regulation)

Tenants: These are individuals who prove that they actually reside in the risky building. The amount of assistance is the same regardless of whether they are residential tenants or commercial tenants. However, for tenants to receive assistance, it is mandatory for them to prove their actual residence in the building with an invoice or a residence registration record. (Art. 5/1 of the Law — Art. 16/3 of the Regulation)

Holders of Limited Real Rights: These are individuals who hold a limited right, such as a usufruct right, on the title deed and are forced to evacuate the risky building. Article 16 of the Regulation applies a separate coefficient to this group. (Art. 5/1 of the Law — Art. 16/3 of the Regulation)

Caretakers: Those residing in the caretaker’s apartment in the building are also covered by the assistance. According to Article 16/3 of the Regulation, a one-time payment of five times the determined monthly rent can be made to this group. (Art. 16/3 of the Regulation)

Assistance Provided to Property Owners: Monthly Rental Support

Monthly rent assistance may be provided to the owners of structures evacuated by agreement, within the scope of Article 16/1 of the Regulation. The duration and amount of this assistance vary according to the status of the structure. (Law Art. 5/1 — Reg. Art. 16/1)

Duration

In risky buildings (in transformations on independent parcels), the rent assistance period is 18 months. However, in large-scale urban transformation projects that fall within the scope of risky areas or reserve building areas, this period can be extended up to 48 months. The relevant institution, i.e., the municipality or the Urban Transformation Presidency, determines the duration in risky areas. (Reg. Art. 16/1)

2026 Current Amounts

The Ministry of Environment, Urbanization and Climate Change updates rent assistance amounts annually. Following the first update made in December 2024, the monthly owner rent assistance amounts, re-increased at the beginning of 2026, are applied within the following ranges: (Reg. Art. 16/1)

These amounts are paid monthly to owners. The reason for the range in amounts is that the lower or upper limit may apply depending on the type of project and the practice of the relevant institution. It is recommended that you confirm the current amount from the Urban Transformation Directorate you are affiliated with or via e-Devlet before applying. (Reg. Art. 16/1)

Note: The amounts, which were determined as 8,000 TL for Istanbul and 6,500 TL for Ankara/Izmir/Antalya/Bursa in the old circular dated December 2024, have been increased to the above ranges in the update at the beginning of 2026.

Allocation of Temporary Housing or Workplace

Article 5 of the Law offers an alternative option in addition to rent assistance: if possible, instead of rent assistance, temporary housing or workplace allocation can be made to the owner from the date of evacuation until the completion of construction. This option is particularly relevant in provinces where TOKİ stock is high. (Law Art. 5/1 — Reg. Art. 16/1)

Additional Aid for Construction

With the regulation introduced in 2023 by Law No. 7471, the owner, beyond rent assistance, has gained the opportunity to receive separate aid for construction as well. Article 5/1 of the Law stipulates that the procedures and principles of this aid will be determined by the President. In practice, this aid is implemented in the form of grants and interest-supported loans within the scope of the “Half From Us” campaign. (Law Art. 5/1 — Law No. 7471 Art. 9)

Aid Provided to Tenants: One-Time Relocation Support

The aid structure for tenants differs from that for owners. In accordance with Article 16/3 of the Regulation, tenants are provided with a one-time, lump-sum relocation aid. The monthly payment system is not applicable to tenants. (Law Art. 5/1 — Reg. Art. 16/3)

Calculation Method

The amount to be paid to tenants is 2 times the monthly amount of the owner’s rent assistance in that province. With current figures for 2026: (Reg. Art. 16/3)

It does not matter whether you are a residential tenant or a business tenant; the amount of aid is the same. (Art. 16/3 of the Regulation)

Coefficient for Holders of Limited Real Rights

To individuals who have a limited right, such as a usufruct right in the title deed, and who vacate the building, a one-time payment of 5 times the monthly rent can be made. According to the current figures for 2026: (Art. 16/3 of the Regulation)

Situation for Doormen

Those residing in the doorman’s apartment also benefit from the 5-fold coefficient. This practice is clearly regulated in Article 16/3 of the Regulation. (Art. 16/3 of the Regulation)

Additional Rights of the Tenant Arising from the Code of Obligations, Apart from Law No. 6306

Law No. 6306 primarily provides financial support to the tenant; however, it does not grant the right to intervene in the process. The demolition decision is made by a simple majority of the shareholders, and the tenant has no right to object to this decision. Nevertheless, the tenant has certain important rights under the Turkish Code of Obligations. (Art. 6/1 of the Law — Arts. 347-356 of the TCO)

Right of first rental: After the building is demolished and rebuilt, the owner must provide written notice to their former tenant. The tenant may wish to rent the apartment at the new rent price within 1 month of receiving this notice. The owner cannot rent the property to anyone else without providing written notice to the former tenant within 3 years after the construction. (TCO Art. 351)

Right to compensation: If the owner violates this obligation, they must pay the former tenant compensation not less than 1 year’s rent from the last rental year. (TCO Art. 355)

Deposit refund: The tenant has the right to request their deposit back from the landlord after eviction. (TCO Art. 342)

Beneficial expenses: The tenant has the right to claim the beneficial and necessary expenses they incurred on the structure, after deducting depreciation from the date of construction. (TCO Art. 303)

Assistance Can Also Be Provided to Individuals Not Covered by the Law

The second paragraph of Article 5 of Law No. 6306 has not entirely closed the door to assistance for individuals not listed in the first paragraph, meaning those residing in the structure without a title deed or lease agreement. The procedures and principles for agreements with these individuals are determined by the President. The Council of Ministers’ Decision issued in 2016, in this context, provided a certain degree of security for owners of squatter settlements and de facto users. (Law Art. 5/2 — Reg. Art. 16/2)

The Difference Between a Risky Area or a Reserve Building Area

Article 16 of the Regulation applies the same aid system under two different statuses with different durations. The practical difference between an independent building being deemed risky and an entire neighborhood being declared a risky area is as follows: (Law Art. 5/1 — Reg. Art. 16/1)

The duration of rent assistance for owners under risky building status is 18 months. Under risky area or reserve building area status, this period can extend up to 48 months. The extended period is determined by the municipality or the relevant institution; therefore, different durations may apply to two owners within the scope of the same project. It is important to confirm this situation with your affiliated institution before applying. (Reg. Art. 16/1)

Application Process: What Should You Do Step-by-Step?

Application Period

Article 16/4 of the Regulation stipulates a strict period of 1 year from the date of evacuation or demolition for applications. This period is preclusive; those who miss the deadline lose their right to assistance. (Reg. Art. 16/4)

Application Location

For risky buildings, applications are made to the Urban Transformation Directorate or, if authority has been delegated, to the municipality. In risky areas or reserve building areas, the relevant institutions, namely the municipality, TOKİ, or the Urban Transformation Presidency, are addressed. Applications can be made physically or through the e-Devlet Portal. (Reg. Art. 16/4-5)

Required Documents

The following documents are generally required for owners during application: (Reg. Art. 16/4)

Photocopy of ID

Title deed

Approved hazardous structure assessment report (Law Art. 3/1 — Reg. Art. 7/4)

Evacuation certificate or a record confirming the evacuation of the structure (Reg. Art. 8/2)

Invoice for the last 3 months (electricity, water, or natural gas)

IBAN / bank account information (preferably Ziraat Bank current account)

Additionally, the following are required for tenants: (Reg. Art. 16/3-4)

Rental agreement

Residence certificate or recent utility bills

Document showing residency in the hazardous structure

Payment Method

For property owners, rent assistance is deposited monthly into their bank account. The regulation also allows for the advance payment of up to 1 year of rent assistance. This option is not always valid and is subject to the approval of the relevant institution. For tenants, relocation assistance is paid in a lump sum. (Reg. Art. 16/5)

Rent Assistance and Interest Support Cannot Be Received Simultaneously

Article 16/7 of the Regulation has set a clear rule on this matter: The same person cannot benefit from both rent assistance and interest-subsidized urban transformation loans simultaneously. Which of the two is more advantageous varies according to the value of the structure, the cost of new construction, and the construction period. It is important to compare these two options before applying. (Law Art. 7/6 — Reg. Art. 16/7)

Special for Istanbul: IMM Additional Rent Support and the “Half From Us” Campaign

In Istanbul, two separate additional support mechanisms are being implemented. These are added on top of the Ministry’s rental assistance; they do not replace it. (IMM Council Decision No. 1277 — 12.11.2025)

IMM Risky and Reserve Area Support: Within the scope of this support, updated by IMM Council Decision No. 1277 dated November 12, 2025, the following additional payments are made in risky and reserve areas under IMM’s authority: (IMM Council Decision No. 1277 — Art. K. 5/1 — Art. Y. 16/1)

Additional Support for Buildings Receiving Reinforcement Permits: For buildings inspected using the Rapid Scan method and receiving a reinforcement permit, the amounts additionally paid by IMM, in addition to the Ministry’s rental assistance, are as follows: (IMM Council Decision No. 1277 — Art. K. 6/8 — Art. Y. 8/7)

“Half From Us” Campaign: Beneficiaries in Istanbul included in this campaign can also benefit from grants and interest-supported loan opportunities within the scope of the campaign, in in addition to the Ministry’s rent assistance. For campaign conditions and application, it is necessary to apply to the district municipality. (K. Md. 5/1 — Y. Md. 16/6)

Practical Warnings: Common Mistakes

Do not miss the 1-year application period. This period, which starts from the eviction date, will not be extended. No retroactive payment is made for late applications; therefore, start the application process as soon as you leave the risky structure. (Y. Md. 16/4)

Wait for the determination of the risky structure to be finalized. A rent assistance application cannot be made for a structure that is subject to objection. The process does not start before the determination is finalized. (K. Md. 3/1 — Y. Md. 7/5)

Keep your residence document updated. For tenants, the burden of proof that they actually reside in the risky building lies with the applicant. Arrange your address records and utility bills in advance. (Reg. Art. 16/3)

Do not confuse relocation assistance with rent assistance. Owners receive monthly rent assistance, while tenants receive one-time relocation assistance. These are distinct concepts. (Reg. Art. 16/1 and Reg. Art. 16/3)

Applications can be made for a single property of the same type. Owners can receive rent assistance for a maximum of one independent unit of the same type. However, if you have both a residence and a workplace, it is possible to apply separately for each. (Reg. Art. 16/1)

Owner and tenant can apply separately for the same apartment. The owner can receive rent assistance, and the tenant can receive relocation assistance, for the same independent unit. However, a tenancy relationship scenario between family members may not be accepted. (Reg. Art. 16/1 and Reg. Art. 16/3)

Condition of Agreement: Both types of assistance are valid for structures vacated by agreement. The right to assistance for individuals who refuse eviction and are forcibly removed may become debatable. (Law Art. 5/1 — Reg. Art. 16/1)

Conclusion

Article 5 of Law No. 6306 and Article 16 of the Implementation Regulation have not left everyone living in a risky building completely unprotected. If you are an owner, monthly rent support and additional construction aid, if you are a tenant, a one-time relocation support and the right to priority leasing arising from the Code of Obligations are the most critical guarantees for you. To benefit from these rights, it is necessary not to miss the 1-year period from the eviction date, to apply to the correct institution, and to prepare your documents completely. (Art. 5/1-2 of Law — Art. 16/1-7 of Reg. — Art. 347-356 of TCO)

Obtaining legal support at the beginning of your process will be an important step, especially in terms of avoiding any loss of rights regarding the terms of the agreement.

This article has been prepared based on Law No. 6306 (Art. 5/1), the Implementation Regulation (Art. 16/1-3), and open sources available as of April 2026. Rent support amounts are based on the Ministry of Environment, Urbanization and Climate Change’s update from early 2026; the Ministry may also change these figures during the year. For precise and personalized figures, it is recommended to contact the Urban Transformation Directorate or your district municipality.r.