4/5 Majority Requirement According to the Condominium Law (Detailed Guide)
The legal validity of decisions made in apartment and complex managements is strictly dependent on the procedures and majority requirements stipulated in the Condominium Law. One of the most important of these decisions is the amendment to the management plan. One of the most common mistakes made in practice is the belief that the management plan can be amended by a simple majority.
What is a Management Plan?
According to Article 28 of the Condominium Law, the management plan is essentially the “constitution” of an apartment building or complex. It is a written document binding all unit owners, managers, and even, in some cases, third parties.
The management plan typically regulates the following matters:
Form of management for the main immovable property
Purpose of use for independent sections
Principles of use for common areas
Duties, powers, and remuneration of managers and auditors
Sharing ratios of common expenses A management plan annotated in the land registry binds individuals who subsequently purchase independent sections.
How to Amend the Management Plan? (4/5 Majority Requirement)
The management plan cannot be amended by an ordinary decision of the board of unit owners. According to the Condominium Law, a written consent from four-fifths (4/5) of all unit owners is required to amend the management plan.
Example:
In an apartment building with 20 independent units → at least 16 flat owners’ approval is required.
In a residential complex with 50 independent units → at least 40 flat owners’ approval is mandatory.
Important Legal Notices
A simple majority of votes is not sufficient.
Management plan amendments made with a simple majority (one more than half) are absolutely null and void.
Amendments made without securing a 4/5 majority are invalid without the need for an annulment lawsuit.
Such amendments do not bind all flat owners, their heirs (universal and partial successors), or managers.
Why is the Management Plan Amendment So Important?
The management plan;
the peace of apartment and residential complex life,
the fair sharing of common expenses,
the use of common areas,
and directly affects the limits of the manager’s authority. Therefore, it is legally not possible for the minority or arbitrary decisions to be imposed on the entire complex through the management plan. A wrong or procedurally irregular amendment;
may lead to annulment lawsuits,
management crises,
and serious retroactive legal responsibilities. A text suggestion.
Yönetim planı değişikliği için kat maliklerinin oy çokluğu yeterli midir?
Hayır. Yönetim planı değişikliği için oy çokluğu yeterli değildir. Kat Mülkiyeti Kanunu’na göre, tüm kat maliklerinin beşte dördünün (4/5) onayı zorunludur. Salt çoğunlukla (yarıdan bir fazla) alınan kararlar hukuken geçersizdir ve iptale gerek olmaksızın uygulanamaz.
4/5 çoğunluk sağlanmadan yapılan yönetim planı değişikliği geçerli olur mu?
Hayır. Beşte dört çoğunluk sağlanmadan yapılan yönetim planı değişiklikleri kesin hükümsüzdür. Bu tür kararlar; kat maliklerini, yöneticileri ve mirasçıları bağlamaz. Uygulamada bu kararlar, açılacak davalarda kolaylıkla geçersiz sayılmaktadır.
Yönetim planı değişikliği tapuya bildirilmezse ne olur?
Tapuya bildirilmeyen yönetim planı değişikliği üçüncü kişileri bağlamaz. Değişikliğin tüm kat maliklerini ve özellikle sonradan bağımsız bölüm satın alan kişileri bağlaması için, kararın usulüne uygun alınması ve tapu kütüğüne şerh verilmesi gerekir. Aksi halde uygulamada ciddi hukuki uyuşmazlıklar doğabilir.
Why is Expert Lawyer Support Necessary?
A management plan amendment is not merely a meeting decision; it involves numerous technical and legal stages:
Correct determination of the 4/5 majority
Validity of signatures and wills of condominium owners
Proper recording of the decision in the minutes
Notification of the management plan amendment to the land registry office
Ensuring legal security against potential annulment lawsuits
Especially in large cities like Istanbul, the process becomes much more complex in multi-block complexes located in districts such as Maltepe, Kartal, Pendik, Tuzla, and in buildings with a high number of independent sections. Therefore, seeking support from a lawyer specialized in condominium law ensures that the amendment made is valid and prevents serious loss of rights that may arise in the future.
