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

You are living as a tenant or caretaker in a building declared a risky structure and you have learned that the building will be demolished. What will you receive? Will it be monthly rent assistance like the owner, or entirely different support? The answer to this question is often confused in both legislation and practice. Article 5/1 of Law No. 6306 and Article 16/3 of the Implementation Regulation grant tenants and holders of limited real rights —caretakers fall into this group— the right to a one-time relocation assistance, which is different from the monthly rent assistance received by the owner. This article details the conditions under which tenants and caretakers can benefit from this assistance, the amounts, how to apply, which documents are required, and how it is applied when the owner and tenant are in the same building, with current figures for 2026. (Law Art. 5/1 — Reg. Art. 16/3)

Basic Distinction: Tenant Receives One-Time Relocation Assistance, Not Monthly Rent Assistance

The assistance mechanism under Law No. 6306 consists of two different support channels. The first is monthly rent assistance paid to owners —owners of independent sections named in the title deed. The second is one-time relocation assistance provided to tenants, holders of limited real rights, and caretakers. (Law Art. 5/1 — Reg. Art. 16/3)

While the owner receives payments monthly for 18 months, the tenant receives a payment only once during this period. The amounts also differ: the one-time relocation assistance provided to the tenant is calculated as double the owner’s monthly rent assistance in the relevant province. (Reg. Art. 16/3)

The practical meaning of this distinction is as follows: In Istanbul, while the owner receives 9,000–10,500 TL monthly for 18 months, the tenant receives 18,000–21,000 TL in a single payment. This situation, which at first glance appears favorable to the tenant in terms of amounts, reveals that the owner benefits from a much longer-term support when evaluated in terms of duration.

Who Can Benefit from Relocation Assistance?

Article 16/3 of the Regulation clearly defines the groups of people who can benefit from relocation assistance. These groups are as follows: (Reg. Art. 16/3)

Tenants residing in risky buildings; holders of limited real rights residing in the property — such as usufructuaries, holders of right of abode —; individuals residing in public housing; those residing in doorkeeper’s lodges. Doorkeepers, are considered within this scope not as holders of limited real rights but as individuals residing at the workplace. (Reg. Art. 16/3)

To apply for relocation assistance, it is a prerequisite for the tenant or the holder of a limited real right to actually reside in the building. Therefore, a tenant of an independent section used as a workplace cannot benefit from this assistance if they do not reside there. (Reg. Art. 16/3)

The second critical condition applies to situations where the owner does not benefit from relocation assistance: If the owner and the tenant reside in the same building, the owner can receive rent assistance and the tenant can receive relocation assistance simultaneously. However, it is required that the tenant is not related to the owner by blood or affinity up to the third degree, or is not their spouse. It is not possible for family members to receive both rent assistance and relocation assistance. (Reg. Art. 16/3)

Current Relocation Assistance Amounts for 2026

The one-time relocation assistance provided to tenants is calculated based on twice the monthly rent assistance given to the owner in the relevant province. The amounts determined by the Ministry for the year 2026 are as follows:

For holders of limited real rights, support is calculated with a different coefficient. Payments to those residing in the immovable property due to limited real rights such as usufruct rights are paid as a one-time sum based on 5 times the monthly owner’s rent assistance. (Reg. Art. 16/4)

Special Arrangement for Doormen

Doormen have a special status in this process. Doormen residing in doorman’s quarters may be eligible for relocation assistance under Article 16/3 of the Regulation. (Reg. Art. 16/3)

For doormen to benefit from relocation assistance, the following conditions must be met: The determination of the risky structure must be finalized and the evacuation completed; the doorman must actually reside in the building in question; the doorman’s contract or employer’s declaration must be documented; and old and new addresses must be documented with an address information report.

The calculation of relocation assistance for doormen is subject to the same principles as for tenants and is determined as twice the owner’s monthly rent assistance.

IMM Additional Support: Additional Assurance for Istanbul Tenants

With the IMM Assembly Decision dated November 12, 2025, and numbered 1277, additional supports specific to Istanbul have been implemented. This support is provided by the IMM in addition to the Ministry’s support. (IMM Assembly Decision 1277/12.11.2025)

IMM rental assistance of 18,000 TL per month for up to 12 months is paid to tenants residing in risky and reserve areas under IMM’s authority, and 20,000 TL per month for up to 12 months to retired tenants. Tenants residing in buildings that have received a strengthening permit are also provided with IMM support of 10,000 TL per month for up to 12 months, and 12,000 TL for retired tenants.

This additional support differs from the standard relocation assistance for risky structures and is only valid in areas under IMM’s authority. Whether both supports can be utilized together varies depending on the status of the area where the structure is located. For detailed information, it is recommended to contact the IMM Urban Transformation unit or the district municipality.

The ‘Half From Us’ Campaign and Its Impact on Tenants

Under the ‘Half From Us’ campaign, run by the Ministry of Environment, Urbanization, and Climate Change —valid only for Istanbul— tenants are also granted 125,000 TL in eviction support. If the ‘Half From Us’ campaign is applied to the building and a tenant resides in the structure, it should be confirmed with the district municipality whether this amount can be applied instead of or in addition to the standard relocation assistance.

Conditions Required for Application: Things to Consider Before Eviction

To benefit from relocation assistance, some preconditions must be met. (Art. 5/1 of the Law — Art. 16/3 of the Regulation)

It is mandatory for the determination of the risky structure to become final; applications cannot be made for structures under appeal or whose execution has been stayed by judicial means. Eviction must also have taken place as a prerequisite; applications from tenants still residing in the structure will not be accepted. The tenant must have been residing in the building on the date the building was assigned a building identification number. The application must be made within one year from the date of eviction or demolition; this period is peremptory and if it is exceeded, the right to relocation assistance is permanently lost. (Reg. Art. 16/4)

As an important additional condition, tenants must prove that they resided in the building with utility bills or address records for the 3 months prior to the eviction date. Access to utility bills must be recorded before eviction.

Application Process: Where and How to Apply?

Applications can be made through one of three channels: via the “Urban Transformation Project Rent Assistance Application” screen on the e-Devlet Portal; by written petition to the Provincial Directorate of Environment, Urbanization and Climate Change; or by applying in person to the district municipalities in Istanbul authorized by the Urban Transformation Presidency. (Reg. Art. 16/4)

A demand deposit TL account must have been opened at Ziraat Bank prior to the application; payments are only made to a Ziraat Bank IBAN.

Documents Required for Application

The following documents are required for applications by tenants: (Reg. Art. 16/4)

Photocopy of identity card; rental agreement (notarized or ordinary written); address information report showing old and new addresses, proving that the tenant resided in the building and vacated the risky structure (from the population directorate or e-Devlet); document showing that the demolition of the building has been processed into the electronic system (A.R.A.A.D.); photocopy of Ziraat Bank current TL account passbook or IBAN information; application petition.

For holders of limited real rights, in addition to the above documents, a current title deed showing the limited real right in the land registry must also be submitted. (Reg. Art. 16/4)

For caretakers, an employer declaration or a caretaker agreement may be required instead of a rental agreement. Inquiring with the institution to which the application will be made beforehand saves time at this point.

No Retroactive Payment Will Be Made: Do Not Delay the Application

Rent assistance and relocation support do not start before the evacuation date, and no retroactive payments are made. This means that even if an application is made within one year from the evacuation date, a late application does not cover the period before the application. Applying as soon as possible after the date of your evacuation is critically important to ensure no payment period is missed. (Reg. Art. 16/4)

Application Can Be Made For Only One Property

Right holders can apply for only one property of the same type. Even if you are a tenant in two different risky structures, you can only receive relocation assistance for one of them. However, if one is a residence and the other is a workplace, separate applications can be made for each. (Reg. Art. 16/5)

Rent Assistance and Interest Support Cannot Be Received Together

The law does not permit the simultaneous use of rent assistance and interest support. If you are using an interest-subsidized loan from a bank within the scope of urban transformation, you cannot benefit from rent assistance during this period. While this rule generally does not create a direct conflict for tenants, it is important to clarify the situation beforehand if the tenant is utilizing interest support under a project for which they have signed a contract. (Reg. Art. 16/7)

Status of Tenants in Buildings with Land Deeds

Tenants living in buildings that do not have independent section deeds but are registered with a land share deed can also benefit from relocation assistance. In such cases, instead of a title deed, the building’s property tax declaration for the structure containing the independent section and the tenancy agreement binding the tenant will be taken as a basis for the application. (Reg. Art. 16/4)

Owner and Tenant in the Same Building: Who Gets What?

One of the most frequently asked questions in practice is whether both the owner and the tenant can receive separate assistance when residing in the same building. The Law and Regulation address this issue as follows: (Reg. Art. 16/3)

If the owner and the tenant reside in the same building and are not family members of each other — meaning they are not blood or in-law relatives up to the third degree, or spouses — the owner can receive monthly rent assistance, and the tenant can receive a one-time relocation assistance separately.

If the owner lives as a tenant elsewhere, and there is a tenant residing in the risky building who is independent of the owner’s family member, both the owner can receive rent assistance and the tenant can receive relocation assistance.

If one spouse is the owner and the other is the tenant — that is, if the owner’s spouse is registered as a tenant — these individuals cannot be considered each other’s tenants, regardless of whether they reside together, and two separate aids cannot be received.

Practical Advice

An application cannot be made without eviction. If you are still residing in the building, your application will not be accepted. First, complete the eviction, then apply as soon as possible.

Obtain your address information report before eviction. It can sometimes be difficult to get this document, which shows your old and new addresses, after the eviction; obtain it from the population directorate or e-Devlet before or immediately after the eviction.

Open your Ziraat Bank account in advance. Payment is only made to a Ziraat Bank IBAN; keep the account open before applying.

Keep your invoice documents. Do not lose your electricity, water, or natural gas bills for the 3 months prior to eviction; they can be used as proof of residence. Accessing these documents becomes difficult once services are disconnected.

Enter the one-year application period into your calendar. Know which day one year from the eviction date expires; this period is prescriptive and if exceeded, the right to assistance will entirely cease. (Art. 16/4)

Also inquire about IBB’s additional support. If your building is in Istanbul and located in a risky area or reserve area under IBB’s jurisdiction, you can also apply for IBB rent support in addition to Ministry support. For this, separately apply to the IBB Urban Transformation unit or the district municipality.

Why is Expert Legal Support Necessary?

The main reason for tenants and doormen experiencing loss of rights during the relocation assistance process is not fully knowing the application conditions and required documents. As **2M Hukuk Law Office**, the most common scenario we encounter during the **urban transformation consultancy** process we provide throughout Istanbul, especially in Tuzla, is this: Tenants miss the application deadline or their applications are rejected due to missing documents.

Learning from an **urban transformation lawyer** what the necessary documents are for a timely and complete application, to which institution to apply, and how to prepare the application prevents significant time and rights losses. (Reg. Art. 16/4)

In case of rejection of the application, the appeal process also requires separate legal follow-up. The right to file an administrative appeal or an annulment lawsuit against rejection decisions can be exercised; effectively pursuing this path is possible with the support of an **Istanbul urban transformation lawyer**. (Law Art. 6/9 — Admin. Proc. Law Art. 7)

Evaluating whether the owner-tenant relationship falls within the family member limit, determining whether assistance can be received for more than one property, and clarifying the conditions for benefiting from IMM’s additional support are also among the services we provide under **urban transformation consultancy**. **2M Hukuk Law Office**, serving as a **Tuzla lawyer**, is by your side throughout Istanbul to ensure tenants and doormen fully exercise their rights in this process.

Conclusion

In accordance with Article 5/1 of Law No. 6306 and Article 16/3 of its Implementing Regulation, tenants residing in risky buildings and holders of limited real rights —including caretakers— do not benefit from the monthly rental assistance provided to owners, but from a one-time relocation assistance amounting to twice the monthly rental assistance provided to owners in the respective province. As of 2026, this amount varies between 18,000–21,000 TL for Istanbul. Holders of limited real rights are paid five times the owner’s monthly amount in a single lump sum. Key documents required for the application, which must be made within one year from the eviction date, include an address information report, a rental agreement, and Ziraat Bank IBAN details. In case of a delayed application, no retroactive payment is made, and exceeding the one-year period leads to the permanent loss of the right. (L. Art. 5/1 — R. Art. 16/3)

This article has been prepared based on Law No. 6306 (Art. 5/1) and its Implementing Regulation (Art. 16/3), the IBB (Istanbul Metropolitan Municipality) Council Decision No. 1277 dated 12.11.2025, and Ministry’s open data as of April 2026. Relocation assistance amounts are updated annually according to the CPI rate, and it is recommended that you verify the current figures with the Provincial Directorate of Environment, Urbanization and Climate Change before applying.