You have an old building in Izmir and you want to demolish it and build a new one or have it built. In this process, you want to benefit...
You have an old building in Izmir and you want to demolish it and build a new one or have it built. In this process, you want to benefit from Urban Transformation, but you do not know what to do.
- What is Urban Transformation?
- What is Risky Structure Analysis?
- How will you apply for Urban Transformation?
- Who does Urban Transformation?
- What are the benefits of Urban Transformation?
- How does the Urban Transformation process work?
- What is rental assistance?
- What are the benefits of Urban Transformation?
Tekno İnşaat has the answers to all your questions about Urban Transformation. Tekno İnşaat, with its expert and experienced staff, has the knowledge and experience to assist you at every stage of the Urban Transformation process. As Tekno İnşaat Family, we are with you in the Urban Transformation processes. We explain to you one by one what kind of benefits you have from Urban Transformation, how the process works, how all the processes work, from how to apply for Urban Transformation to the rental assistance process.
In Turkey, the process of demolishing areas and structures that have lost their resistance to earthquakes or become obsolete and replacing them with new buildings and structures is called Urban Transformation. Situations where Urban Transformation is valid are as follows:
- BUILDINGS WITH ISKANLI FLOOR EASEMENT
- ILLEGAL BUILDINGS WITH LAND TITLE
- SLUMS
There is no need for everyone living in the urban transformation building to apply, one person's application is sufficient and a majority vote of 2/3 of the people living in the building is sufficient as a result of the application. Property owners can benefit from Urban Transformation loans provided by the State with monthly interest rates of 0.35%-0.45% for 100 thousand TL. Property owners can receive non-refundable rent assistance of 975 TL per month (for 2018). You can leave a safe and new building for your children's future by renovating your old building with Urban Transformation. With Urban Transformation, you can have your building built by the contractor you prefer. You can get the necessary information for your Urban Transformation project by calling Tekno İnşaat. You will be exempt from the following taxes imposed by the state for the reconstruction of your building within the scope of Urban Transformation; ALL MUNICIPAL FEES, NOTARY FEES, TAX EXEMPTIONS
What are Urban Transformation Processes?
1) Obtaining a Risk Identification Report
Any of the independent unit owners or their legal representatives may apply to risk detection organizations licensed by the Ministry of Environment and Urbanization at their own expense. Required documents: photocopy of title deed and identification document.
2) Risk Identification Report Approval and Submission to the Provincial Directorate
A sample report on risk detection is sent to the provincial directorate of the Ministry of Environment and Urbanization in the province or to the infrastructure and urban transformation directorate, if any, or to the relevant municipality if authorized, within 10 days. If there is no deficiency in the report, it is sent to the relevant land registry office within 10 business days at the latest to be stated in the declarations section of the land registry.
) Annotating a Risky Structure to the Title Deed
The land registry office records the risky structure annotation in the declarations section of the real estate. Regarding this annotation, the land registry directorate states that the real and personal right holders can object to the risky building determination within 15 days, otherwise their buildings will be demolished within the given period. It notifies all owners regarding this matter.
4) Finalization of the Report, CMB Valuation
Each of the independent section owners can object to the report within 15 days. Objections are made with a petition to the provincial directorate of the Ministry of Environment and Urbanization or the infrastructure and urban transformation directorate, if any, or to the relevant municipality if authorized. Upon objection, the technical committee examines the objections and makes a decision. If the objection is rejected, the report becomes final. Owners have the value of the land and independent sections determined by CMB licensed valuation institutions before the building is demolished, in order to ensure future construction contracts and in case there is no compromise.
5) Meeting with 2/3
It is essential that the owners of the independent sections in the apartment agree on how the risky building will be evaluated. First of all, the owners must decide whether they will build the apartment for money or for an independent section. In terms of zoning status, a preliminary study needs to be done on who will get which independent section and the m2 sizes. Afterwards, construction contract negotiations are held with the builder or contractor company, with whom 2/3 majority of the owners agree on the sharing plan or construction cost, with the help of an expert lawyer. In these meetings, issues such as work schedule, guarantee, payment of current rent if construction is delayed, delivery and settlement conditions, and liquidation of the work in case of termination are discussed. If a 2/3 agreement is reached in terms of the land share of the owners of the apartment in the construction contract, the owners shall gather duly to make a decision in accordance with Law No. 6306; They sign the joint decision protocol by adding the agreed construction contract and sharing plan.
6) Signing the Contract with the Contractor
As a result of the contract negotiations, the owners of the independent sections, who agree, sign a contract with the contractor at the notary or at the land registry office.
7) Call to Those Who Disagree with Decision 2/3
Any owner who does not participate in the joint decision protocol or is in opposition will send a warning through a notary to the owners of the independent sections to participate in the decision and to sign the construction contract signed by the other owners. The owner who does not sign this notice is given 15 days.
8) Demolition and Share Sale
Once the risky building detection is finalized, the municipality gives 60 days and an additional 30 days for the evacuation and demolition of the risky building. If the risky structure is not demolished by the owners or the agreed company within this period, it will be demolished by the Administration. The land share of the 1/3 minority owners who did not sign a contract on the real estate that became a land after the demolition will be determined by the provincial directorate of the Ministry of Environment and Urbanization or the infrastructure and urban transformation directorate, if any, or If authorized, it is sold by the relevant municipality at an auction in which only the owners and the treasury who participate in the decision can participate.
9) Rent/Moving Assistance and Loan Application
The Ministry of Environment and Urbanization provides monthly rental assistance in buildings evacuated by agreement. Owners, tenants and limited rights holders who have been living in that real estate for three months before the risky building detection benefit from these aids. Temporary housing or workplace allocation can also be made instead of rental assistance. Those who do not receive rental or moving assistance may benefit from interest support or loan facilities.
10) Start of Construction, Obtaining Occupancy
As a result of signing a contract with all independent section owners, the contractor company applies for a construction license and begins construction. When the new building is completed in accordance with the project, first deliveries are made, then occupancy is obtained and the owners thus have buildings that are resistant to earthquakes and natural disasters.
When you want to renovate your building, you may need to find contracting companies that specialize in urban transformation to carry out this work. Many companies provide urban transformation services in Izmir. Among these companies, it is important to work with contractors whose words you can trust and who can deliver the project on time in order to complete your project safely. Tekno İnşaat has successfully completed more than 30 urban transformation projects and is still providing service today with its expert and experienced staff ready for your small, medium or large scale projects. You can safely carry out the renovation stages of your building, which will be subject to Urban Transformation, with Tekno İnşaat team. You can contact us to be informed about the support we provide to building owners during the renovation and to get answers to all your other questions.
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