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Urban Transformation

It is the examination of the economic, social and spatial characteristics of a region by considering urban problems and needs, and the construction of robust, safe and modern buildings to replace buildings that are not resistant to natural disasters, especially earthquakes, in line with an applicable road map.

With urban transformation projects aimed at creating cities with livable standards, modern, safe, energy-efficient, environmentally sensitive and quality of life-enhancing buildings are being constructed using state-of-the-art construction products.
There are approximately 19 million houses in Turkey. Except for 5 million houses built after 2000, 14 million of these houses are at earthquake risk.  It is estimated that around 40% of buildings (6-7 million dwellings) need to be renovated or retrofitted.

  • Static – architectural projects of the existing building are obtained by applying to the Municipality Zoning Directorate or Land Registry Directorate.
  • In order to obtain a Building Earthquake Risk Report, an application is made to the licensed institutions of the Ministry of Environment and Urbanization with the documents belonging to the building.
  • To prepare an Earthquake Risk Report, ministry-licensed organizations examine your building.
  • Within seven days, the Earthquake Risk Report prepared by the licensed institution is submitted to the Urban Transformation Directorate of the Provincial Ministry of Environment and Urbanization.
  • The Ministry examines the Earthquake Risk Report and approves it within 10 days if there is no deficiency. If your building is risky as a result of the report, the Ministry’s Land Registry Directorate puts an annotation of Risky Building in the land registry of the building with a letter.
  • A Ministry Official Letter is sent to all condominium owners from the relevant Land Registry Office. (There is a right of appeal for the report to the Provincial Directorate of the relevant Ministry within 15 days of the notification of the official letter). If the building is risky after the notification of the official letter, a Building Joint Decision Protocol is prepared and signed by at least 2/3 (title deed share) majority of the building owners within 60 days.  
  • A petition for information purposes and a Building Joint Decision Protocol is submitted to the Urban Transformation Directorate of the Ministry of Environment and Urbanization. (If the Building Joint Decision Protocol cannot be signed by 2/3 majority within 2 months, the building is demolished by the Ministry).  
  • The contractor prepares all municipal projects for the reconstruction or retrofitting of the building and obtains a license from the relevant municipality.  
  • An application for Urban Transformation Loan is made to the banks that have an agreement with the Ministry.   Only one of the two types of loans can be used, either Rent or Construction.
  • A contract is made with the contractor – construction company to be selected by the condominium owners with a common decision and the construction of the new building starts.
  • After the completion of the construction, the municipality obtains an REGISTERED TITLE DEED from the municipality.  REGISTERED TITLE DEED means earthquake resistant, complete building built in accordance with the project.

The Energy Performance Certificate is a document showing the energy consumption class and CO2 (Carbon Dioxide) emission class of buildings.

There are 7 classifications A,B,C,D,E,F,G. A building with Class A energy performance is the most energy-efficient building, while a building with Class G energy performance is at the lowest level of this classification.
The lowest energy level in new buildings can be C. If the energy class of these buildings is below C, the project should be restructured by making arrangements to increase energy savings in architectural, mechanical, electrical, etc. projects. This is not the case with existing buildings.

Existing buildings must obtain an Energy Performance Certificate by  May 2, 2017. 

Although it has become mandatory for new buildings in Turkey to obtain Energy Performance Certificates as of January 1, 2011, existing buildings have been given until 2017 to complete their Energy Performance Certificates. There are no energy class limitations for existing buildings. In other words, the energy class of your existing building may be below Class C. According to the Regulation on Energy Performance in Buildings, if the energy class of your building is below Class C after 2017, many sanctions await building owners. After 2017, it will be mandatory to submit the Energy Performance Certificate for all building purchases, sales and leases.

Buildings where business and production activities are carried out in industrial areas, buildings with a planned usage period of less than two years, buildings with a total usage area of less than 50 m², greenhouses, workshops and warehouses, arsenals, warehouses, stables, barns, corrals and similar buildings that are built individually and do not need to be heated and cooled are outside the scope of this regulation.
Again, thanks to the regulations, buildings will be taxed according to their energy class. Buildings classified in terms of energy classes will be taxed according to their waste energy efficiency, with the highest tax being paid in Class G and the lowest in Class A.

After 2017, it will be mandatory to submit the Energy Performance Certificate for all building purchases, sales and leases. Thus, the purchaser or lessee will know what the Energy Class of the building is and will be able to make their choice accordingly. This will affect the demand for buildings and construction prices.

ARTICLE 25 – (15) (Addition: RG-1/4/2010-27539) In the transactions and operations related to purchase, sale and leasing of buildings or independent sections, it is required to have an energy identity certificate issued. At the stage of sale or lease of the building or independent section, the owner gives a copy of the energy identity certificate to the buyer or tenant.

PROVISIONAL ARTICLE 3 – (1) An Energy Identity Certificate shall be issued within ten years from the date of publication of the Energy Efficiency Law for existing buildings and buildings under construction but not yet obtained occupancy permit. (The publication date of the Energy Efficiency Law is 02.05.2007.)

Thermal insulation project obligation 

Another important issue newly introduced by the Energy Performance in Buildings Regulation is the obligation of a thermal insulation project. In order to obtain a certificate of occupancy for newly constructed buildings, a thermal insulation project, the contents of which are prepared in accordance with the legislation, must be prepared. Otherwise, the building license of the new building will not be obtained.

As a result, as of 2017, buildings without an energy identity certificate will not be able to be bought, sold and rented, and will have to pay higher taxes. In order to avoid such a situation, it has become a necessity to have thermal insulation in our existing uninsulated buildings.

ARTICLE 10 – (1) In accordance with the provisions of this Regulation, “thermal insulation project” prepared by an authorized mechanical engineer according to the calculation method specified in TS 825 standard is required by the relevant administrations together with the installation project at the stage of issuing a building license in accordance with the legislation on zoning.

Principles of building energy performance regulation

(1) In new building design, major repair and renovation projects of existing buildings requiring project changes, mechanical and electrical installation changes, the principles stipulated in this Regulation shall be taken into consideration according to the characteristics of the building.

(2) If the architectural, mechanical and electrical projects of the building, besides other legal regulations, do not comply with the conditions stipulated in this By-Law in terms of energy economy, the building license shall not be issued by the relevant administration.

(3) In the event that it is determined that the application is not carried out according to the project in accordance with the principles of this Regulation, the building shall not be issued a certificate of occupancy by the relevant administration until the deficiencies identified are eliminated.

Regulation duties, powers and responsibilities

Implementation of the provisions of this regulation;

a) Relevant administrations,

b) Institutions authorized to issue energy identity certificates,

c) Investor organizations,

d) Building owners, building managers or energy managers,

e) Operator organizations,

f) Employer or its representatives,

g) Architects and engineers in charge of design and implementation,

h) Implementing contractors and manufacturers,

i) Consultants, advisors, real or legal persons performing project control, institutions authorized to issue energy identity certificates, approved auditing institutions and operating authorities involved in the construction, use and issuance of the energy identity certificate are responsible, authorized and liable.