Securing Expenses and Advances in Condominium Ownership

Yasemin Durak

Makale detayları

Securing Expenses and Advances in Condominium Ownership

Yazarlar:

Yasemin Durak

Yayıncı:

Kirikkale University

Ana Başlıklar:

Mülkiyet Hukuku (Fikri Mülkiyet Hukuku hariç)

Dergi:

Kırıkkale Hukuk Mecmuası Vol.5 Issue 1, pp.221-242

Belge Tipi:

Makale

Yayın Tarihi:

4/2025

Belge Dili:

Türkçe

Document ID (Org No.):

2001323598

pISSN:

2757-9964

Anahtar kelimeler:

Özet:

 One of the biggest problems in public housing and apartment buildings is that one or more of the owners do not pay their dues regularly. To overcome this problem, the Condominium Law provides for the possibility of legal mortgage Article 22II of the TCL. Consequently, a mortgage can be established in favor of other owners on the independent section of the owner who does not pay hisher debt. Here, the unpaid items can be expressed as advance payment, common insurance and expenses. It is necessary for the court to determine that the expenses and advance payment debt has not been fulfilled. The request for registration of the mortgage must be made by the manager in cases where there is a manager, or by one or more of the condominium owners if there is not. On 14.11.2007, with the amendment made by Law No. 5711, it was stated that the last paragraph of Article 893 of the Turkish Civil Code No. 4721 will be applied to the legal mortgage. Due to this provision, it is not valid for the creditors of the condominium owner to waive this statutory mortgage right in advance. If there is a provision in the condominium agreement or management plan to waive the mortgage right, it will be invalid. Consequently, after the right arises, the creditors of the condominium owner may not use this right if they wish. The order of the statutory mortgage right is according to the date of registration in accordance with the general principles Art. 1022 of the TCC. On the other hand, according to Article 22 f. 3 of the TCL, The receivables of the condominium owners from the other responsible persons who do not pay the expense debt shall have priority. It should be understood from this provision that the priority is only on the monetization value of the independent sections to which the common expenses are related.

 One of the biggest problems in public housing and apartment buildings is that one or more of the owners do not pay their dues regularly. To overcome this problem, the Condominium Law provides for the possibility of legal mortgage Article 22II of the TCL. Consequently, a mortgage can be established in favor of other owners on the independent section of the owner who does not pay hisher debt. Here, the unpaid items can be expressed as advance payment, common insurance and expenses. It is necessary for the court to determine that the expenses and advance payment debt has not been fulfilled. The request for registration of the mortgage must be made by the manager in cases where there is a manager, or by one or more of the condominium owners if there is not. On 14.11.2007, with the amendment made by Law No. 5711, it was stated that the last paragraph of Article 893 of the Turkish Civil Code No. 4721 will be applied to the legal mortgage. Due to this provision, it is not valid for the creditors of the condominium owner to waive this statutory mortgage right in advance. If there is a provision in the condominium agreement or management plan to waive the mortgage right, it will be invalid. Consequently, after the right arises, the creditors of the condominium owner may not use this right if they wish. The order of the statutory mortgage right is according to the date of registration in accordance with the general principles Art. 1022 of the TCC. On the other hand, according to Article 22 f. 3 of the TCL, The receivables of the condominium owners from the other responsible persons who do not pay the expense debt shall have priority. It should be understood from this provision that the priority is only on the monetization value of the independent sections to which the common expenses are related.

 One of the biggest problems in public housing and apartment buildings is that one or more of the owners do not pay their dues regularly. To overcome this problem, the Condominium Law provides for the possibility of legal mortgage Article 22II of the TCL. Consequently, a mortgage can be established in favor of other owners on the independent section of the owner who does not pay hisher debt. Here, the unpaid items can be expressed as advance payment, common insurance and expenses. It is necessary for the court to determine that the expenses and advance payment debt has not been fulfilled. The request for registration of the mortgage must be made by the manager in cases where there is a manager, or by one or more of the condominium owners if there is not. On 14.11.2007, with the amendment made by Law No. 5711, it was stated that the last paragraph of Article 893 of the Turkish Civil Code No. 4721 will be applied to the legal mortgage. Due to this provision, it is not valid for the creditors of the condominium owner to waive this statutory mortgage right in advance. If there is a provision in the condominium agreement or management plan to waive the mortgage right, it will be invalid. Consequently, after the right arises, the creditors of the condominium owner may not use this right if they wish. The order of the statutory mortgage right is according to the date of registration in accordance with the general principles Art. 1022 of the TCC. On the other hand, according to Article 22 f. 3 of the TCL, The receivables of the condominium owners from the other responsible persons who do not pay the expense debt shall have priority. It should be understood from this provision that the priority is only on the monetization value of the independent sections to which the common expenses are related.

 Toplu konutlarda ve apartmanlarda en büyük sıkıntılardan biri maliklerden bir ya da birkaçının aidat borçlarını düzenli bir şekilde ödememesidir. Bu sorunun aşılabilmesi için de Kat Mülkiyeti Kanununda kanuni ipotek imkânı verilmiştir KMK m. 22II. Haliyle borcunu ödemeyen kat malikinin bağımsız bölümü üzerinde diğer malikler lehine ipotek kurulabilmektedir. Burada ödenmeyen kalemler avans, ortak sigorta ve giderler olarak ifade edilebilir. Gider ve avans borcunun ifa edilmediğinin mahkeme tarafından tespit edilmesi gerekmektedir. İpoteği tescil talebinin, yöneticinin bulunduğu hallerde yönetici, yoksa kat maliklerinden bir ya da birkaçı tarafından yapılması gerekir. 14.11.2007 yılında 5711 sayılı Kanunla yapılan değişiklikle 4721 sayılı Türk Medeni Kanununun 893. maddesinin son fıkrasının kanuni ipotek hakkında uygulanacağı ifade edilmiştir. Hükümden dolayı kat maliki alacaklıların, bu kanuni ipotek hakkından önceden feragat etmeleri geçerli değildir. Şayet kat mülkiyeti sözleşmesinde ya da yönetim planında yer alan ipotek hakkından vazgeçme yolundaki bir hüküm varsa geçersiz olacaktır. Haliyle hak doğduktan sonra kat maliki alacaklıları isterlerse bu haklarını kullanmayabilirler. Kanuni ipotek hakkının sırası genel ilkelere uygun olarak tescil tarihine göre olur TMK m. 1022. Buna karşılık KMK m. 22 f. 3e göre Kat maliklerinin, gider borcunu ödemeyen kat maliki diğer sorumlulardan olan alacakları önceliklidir. Bu hükümden anlaşılması gereken önceliğin yalnız ortak giderlerin ilgili bulunduğu bağımsız bölümlerin paraya çevrilme bedeli üzerinde olduğudur.

Makale detayları

Securing Expenses and Advances in Condominium Ownership

Yazarlar:

Yasemin Durak

Yayıncı:

Kirikkale University

Ana Başlıklar:

Mülkiyet Hukuku (Fikri Mülkiyet Hukuku hariç)

Dergi:

Kırıkkale Hukuk Mecmuası Vol.5 Issue 1, pp.221-242

Belge Tipi:

Makale

Yayın Tarihi:

4/2025

Belge Dili:

Türkçe

Document ID (Org No.):

2001323598

pISSN:

2757-9964

Statutory mortgage right

condominium ownership

independent sections

public housing

common expenses debtKanuni ipotek hakkı

kat mülkiyeti

bağımsız bölüm

genel gider

avans borcu

Sayı

Makale detayları

Yazarlar: Yasemin Durak

Yayıncı: Kirikkale University

Ana Başlıklar: Mülkiyet Hukuku (Fikri Mülkiyet Hukuku hariç)

Dergi: Kırıkkale Hukuk Mecmuası Vol.5 Issue 1, pp.221-242

Belge Tipi: Makale

Yayın Tarihi: 4/2025

Belge Dili: Türkçe

Document ID (Org No.): 2001323598

pISSN: 2757-9964

Sayı

Yazarlar:

Yasemin Durak

Yayıncı:

Kirikkale University

Ana Başlıklar:

Mülkiyet Hukuku (Fikri Mülkiyet Hukuku hariç)

Dergi:

Kırıkkale Hukuk Mecmuası Vol.5 Issue 1, pp.221-242

Belge Tipi:

Makale

Yayın Tarihi:

4/2025

Belge Dili:

Türkçe

Document ID (Org No.):

2001323598

pISSN:

2757-9964