Transform YourRisky Building Intoa Safe Home
Exercise your urban renewal rights. Transform your old, risky building into a modern, earthquake-resistant residence. We manage all legal processes on your behalf.
Urban renewal is the process of demolishing risky buildings under Law No. 6306 and constructing modern, earthquake-resistant buildings. Since 2013, Atabeyoğulları Construction has been providing construction contracting, structural works and finishing services throughout Turkey, especially in Istanbul.
We take on the entire process from risk assessment to key handover: demolition, foundation, load-bearing system, roof, plaster, drywall and partition works, painting, floor covering, electrical, plumbing, and renovation — complete delivery.
Why Atabeyoğulları?
- 12+ Years of Industry Experience
- 100+ Completed Projects
- Law No. 6306 Authorization
- Free Risk Assessment
- Rental Support Assistance
- Turnkey Service
What is Urban Renewal?
Urban renewal is the process of demolishing buildings that pose earthquake risks, have reached the end of their structural lifespan, or no longer meet current building codes — and rebuilding them from scratch as modern, earthquake-resistant structures. The goal is straightforward: move residents out of unsafe housing and into sound, modern buildings.
In Turkey, this process is governed by Law No. 6306 on the Transformation of Areas Under Disaster Risk. The law provides property owners with government subsidies, tax exemptions, and legal protection, making the renewal process accessible to all. Buildings constructed before 1980, structures with deficiencies in their reinforced concrete load-bearing system, or any building that fails to comply with current seismic regulations may qualify. Risk designation is carried out by licensed Building Inspection organizations authorized by the Ministry of Environment, Urbanization and Climate Change.
The process unfolds in clear steps: once a building is officially designated as high-risk, the unit owners vote to proceed with renewal. Rights holders receive state-subsidized rent assistance during demolition. After architectural and structural projects are approved, the new building is constructed in full compliance with the latest seismic code. The process concludes with the issuance of an Occupancy Permit.
At the end of the transformation, unit owners gain far more than a safe building — they acquire a property with increased market value, improved energy efficiency, and modern living standards. VAT exemptions, title deed fee discounts, and rent assistance significantly ease the financial burden of the renewal process.
Why is Urban Renewal Necessary?
The need for urban renewal cannot be explained by seismic risk alone. From structural safety to quality of life, from legal protection to economic value — six interconnected reasons make this process a permanent fixture on Turkey's urban agenda.
Structural Safety
Many older buildings in Turkey's seismic zones fall below today's standards in terms of soil conditions, load-bearing system capacity, and material quality. Urban renewal eliminates these structural risks, making the building genuinely safe.
Compliance with Current Seismic Code
Turkey's Building Seismic Code (TBDY 2018) sets far more comprehensive calculation methods and material standards than previous regulations. The vast majority of buildings constructed before 2018 fail to meet these criteria; urban renewal is the path to bringing a structure up to current technical and legal standards.
Modern Living Standards
Thermal insulation, sound insulation, and energy efficiency are mandatory technical requirements for new buildings. Elevators, parking, accessibility features, and fire safety systems are also standard elements, and the mandatory Energy Performance Certificate directly affects daily living comfort.
Impact on Property Value
Buildings that have completed the urban renewal process have been observed to experience positive effects on usage quality and market value, depending on location and project scope. This effect can vary according to the renewal density of the neighbourhood, the quality of the project, and prevailing market conditions.
Legal and Technical Compliance
Older buildings frequently contain gaps in current building permits, construction inspection, and zoning regulations. Buildings newly constructed through urban renewal acquire full legal status via a construction permit, building inspection approval, and occupancy certificate — providing security for ownership transfers and ongoing use.
Durable and Sustainable Buildings for Future Generations
Modern construction technologies and material standards significantly extend a building's expected service life. Careful attention to soil surveys, reinforced concrete load-bearing systems, and material selection lays the foundation for safe use over many decades. Urban renewal means constructing buildings that will be inherited by future generations.
Who Can Apply for Urban Renewal?
The individuals and buildings eligible for urban renewal are subject to specific criteria under Law No. 6306. The information below is provided as general guidance; each situation must be assessed individually.
Who can apply?
Individuals who are registered as the unit owner or rights holder of a property according to its title deed are eligible to participate in the urban renewal process. Tenants and unregistered occupants cannot apply; the right of application belongs to the registered title deed holder. In apartment blocks and housing complexes with multiple owners, the process proceeds through a collective decision-making mechanism involving all unit owners.
Which buildings are eligible?
Various building types — including apartment blocks, housing estates, and detached houses — may fall within the scope of an application. The determining factor is whether the building can be classified as a high-risk structure based on its load-bearing system, ground conditions, and age. Buildings constructed before 1980, non-code-compliant structures, and buildings on plots designated as seismically at-risk are among the priority candidates for assessment.
Can a single apartment owner apply?
It is possible for a single unit owner to request a risk assessment for their building. However, the procedures applicable at the demolition and reconstruction stage may vary depending on current legislation and the specific circumstances of the case.
Does the entire building need to agree?
The majority requirements and procedural rules applicable to decision-making are governed by the relevant legislation. Each project is assessed individually in light of the building's technical characteristics and the applicable legislation. We recommend seeking professional advice for any specific queries.
What is an At-Risk Building?
A high-risk building is one that has been determined through technical inspection to have an inadequate load-bearing system or to have exhausted its economic lifespan. Under Law No. 6306, only licensed organisations authorised by the Ministry of Environment, Urbanization and Climate Change may officially carry out this assessment. Whether a building qualifies as high-risk cannot be determined by its age or appearance alone — this can only be established through comprehensive technical inspection.
How Is a Building Classified as High-Risk?
Technical inspections conducted by licensed organisations assess the building's load-bearing system holistically — including structural elements such as columns, beams and shear walls, concrete strength, and the condition of reinforcing steel. The methods used may vary depending on the building's characteristics; core sampling is one commonly used technique. Ground conditions and seismic performance may also be included in the assessment.
What Happens After the Risk Assessment?
Once a high-risk designation is confirmed, the property owners are formally notified. Owners have the right to contest the decision within the legally prescribed period from the date of notification. Upon resolution of any objections, or once the objection period has elapsed without challenge, the decision becomes final and the legal process begins. See the Application Process and Required Documents sections for detailed next steps.
Is an Old Building the Same as a High-Risk Building?
No. A building being old does not in itself mean it will be classified as high-risk. Equally, a newly constructed building cannot automatically be assumed to be safe. Risk assessment requires the technical evaluation of multiple factors together — including the building's construction date, material quality, concrete strength, load-bearing system characteristics, and ground conditions. Assumptions such as 'my building is old, so it must be risky' cannot replace an authoritative technical assessment.
What Should You Do?
To receive a definitive assessment of your building's safety, you must apply to a licensed organisation authorised by the Ministry. We at Atabeyoğulları offer a free preliminary evaluation. The sections below will guide you through the risk assessment process and the required steps.
Comparison: At-Risk Building ↔ Old Building
| Topic | At-Risk Building | Old Building |
|---|---|---|
| Definition | A building determined to have insufficient structural safety following a technical inspection | A building that exceeds a certain construction year threshold |
| Determination method | Geotechnical survey and structural analysis by licensed organisations | Based on the construction year in title deed and permit records |
| Renewal right | Direct right to apply under Law No. 6306 | Age alone is not sufficient; a risk report is required |
| Government support | Rent assistance and other supports may be utilised | Cannot apply for supports without a risk report |
| Demolition | Legal process may be initiated after risk approval | No mandatory demolition |
How Are At-Risk Buildings Identified?
At-risk building assessment is the inspection process carried out by Licensed Building Inspection organisations or authorised technical teams to determine a building's safety level against earthquakes. Covering geotechnical survey, structural system analysis, and damage rate assessment, this process is the legal prerequisite for an urban renewal application.
Comparison: At-Risk Building Assessment ↔ Structural Strengthening
| Topic | At-Risk Building Assessment | Structural Strengthening |
|---|---|---|
| Definition | Technical determination of the building's earthquake risk level | Strengthening the existing reinforced concrete structural system |
| Position in process | Mandatory first step for urban renewal | Alternative evaluated after assessment |
| Scope | Geotechnical survey, structural analysis, damage rate assessment | Strengthening works varying by technical specification |
| Outcome | Decision for demolition-reconstruction or strengthening recommendation | Building continues in use after being strengthened |
| Preference condition | Prerequisite for the renewal process | May be considered for buildings with a low risk rating |
What is Law 6306?
Law No. 6306 on the Transformation of Areas Under Disaster Risk establishes the legal framework for earthquake preparedness. Understanding this law means understanding why the process works the way it does and what rights and responsibilities it brings to you.
Why does this law exist?
A significant proportion of existing buildings across the country were built before modern earthquake regulations. The law's primary purpose is to facilitate the renewal of structures that pose a risk to life safety according to contemporary standards. It is not just a technical regulation — it establishes a system that brings property owners, municipalities and contractors together within the same legal framework.
How does it affect you?
If your property is identified as a risky building, you become a party to the process as the title deed holder. The law regulates the decision-making mechanism among co-owners, demolition and construction conditions, and the right to access certain government supports. Being active at any stage of the process is both your right and your responsibility.
Why is it so important in the process?
Every step of urban renewal — from risk assessment to application, from demolition decision to construction permit — proceeds on the legal ground established by this law. Understanding the general logic of the law is sufficient to grasp the steps of the process and your rights and obligations; knowledge of the legal text is not required.
Why may the details change?
Regulations, circulars and supports related to the implementation of the law are updated over time. It is therefore important to verify the currency of any specific information you receive. Bureaucratic steps may also vary from municipality to municipality.
Since current applications and administrative processes may change over time, it is important to follow the announcements of relevant public institutions for the most up-to-date information.
How to Apply for Urban Renewal
A urban renewal application can begin in different ways depending on the scale of the project, the condition of the building, and the preferences of the parties involved. The steps below represent a general flow; each process must be assessed within its own specific circumstances.
Initial Contact and Preliminary Assessment
The process typically begins when the individuals registered as owners in the title deed make contact with a contractor or authorised organisation. At this stage, general information about the building is shared and a free preliminary assessment may be requested.
Technical Inspection and Risk Assessment
The building is subjected to technical inspection by a licensed organisation. The load-bearing system, concrete strength, and ground conditions are assessed. Once the designation is confirmed, the ground is prepared for the formal application process.
Collective Decision Among Unit Owners
Following the risk designation, the unit owners convene to discuss the renewal decision. The plot and block information of the building is also incorporated into proceedings at this stage; the collective decision process is conducted within the framework of the relevant legislation.
Preparation of the Application File
The required documents are compiled into an application file. The title deed, zoning status document, and the risk assessment report (if available) should be ready at this stage. Thorough preparation is essential, as missing documents can delay the process.
Submission to Authority and Next Steps
The application is submitted to the relevant authority. Following the approval process, matters such as demolition, construction, government support, and financing options begin to take shape. You can consult the relevant sections for information on these stages.
Required Documents for Application
The documents that may be required during the urban renewal process can vary depending on the nature of the project and the current practices of the relevant authorities. The items below represent the types of documents that may generally be expected; for specific requirements, consulting the relevant authority or an expert adviser is recommended.
Property Documents
The title deed and documents relating to the individual unit form the primary legal basis of the process. Official documents proving the owner's identity are also considered in this category.
Technical Documents
The risk assessment report prepared by a licensed organisation and the zoning status document for the building are among the key technical documents. Once construction begins, architectural and structural projects may also be required.
Representation and Authority Documents
A power of attorney, manager's authorisation document, or documents pertaining to the building committee may be requested where applicable. These documents may be important for the legal validity of the collective decision process.
Application Forms and File
The forms and application file required by the relevant authority may differ depending on the organisation and the nature of the project. A correctly and completely prepared file will expedite the process.
Document requirements vary by project. We recommend consulting an expert to ensure your application is complete and correct.
Revenue-Sharing Urban Renewal Model
The revenue-share model is a business arrangement in which the landowner contributes the land and the contractor contributes the construction services, with both parties gaining from the division of the completed project. The ability to carry out a transformation without requiring a cash investment makes this model a widely preferred option in urban renewal projects.
In Which Situations Is It Preferred?
The revenue-share model comes to the fore when the landowner wishes to achieve the transformation without bearing financial burden. In projects where the site value of the existing building is in reasonable proportion to the value of the units to be gained in the new project, this model becomes a sustainable option for both parties.
Why Is the Plot Share So Important?
In revenue-share agreements, the plot share is the primary measure of entitlement in the project. The plot share attributable to each independent unit is determined in accordance with the zoning plan and building permit conditions. Accurate calculation of plot shares is the fundamental prerequisite for establishing a fair project division and preventing disputes at later stages.
Why Is Expert Support Essential in the Contract?
The revenue-share contract covers critical clauses including technical specifications, delivery conditions, quality standards, and the delivery timeline. Correct and complete preparation of this document is the most important safeguard against disputes that may arise during the process. Obtaining both legal and technical expert support before signing the contract is the most reliable step for protecting the interests of all parties.
Why Should Parties' Expectations Be Clarified in Advance?
In the revenue-share process, the collective decision mechanism should be kept active not only at the outset but throughout every stage of the process. If expectations regarding apartment sizes, floor preferences, and technical specifications are not clarified in advance, the risk of dispute increases. A transparent communication and written agreement framework is one of the essential elements of a successful revenue-share project.
Turnkey Urban Renewal Model
The turnkey model is a contract arrangement in which the contractor assumes full responsibility for the entire construction process — from the demolition of the at-risk building to the handover of keys — for a fixed price. Rather than managing the project themselves, property owners receive their apartment unit according to the standards set out in the technical specification. Unlike the land-share model, payment is made in cash or via financing, while the owner retains full rights over the property.
How Does It Differ from the Land-Share Model?
In the land-share model, the contractor receives independent apartment units as compensation; in the turnkey model, the construction cost is covered by the owner through cash or credit, and full ownership rights remain with the property owner. This model is preferred by flat owners who do not wish to share their plot or who want to preserve the full square-metre value of their unit. Government support schemes or low-interest credit programmes may make the turnkey model financially accessible.
What Services Are Covered?
Under a turnkey contract, the following are typically included within a single agreement: demolition and debris removal, geotechnical survey, architectural and structural project preparation, building permit acquisition, Licensed Building Inspection services, structural works (reinforced concrete structural system, roof, masonry) and finishing works (plastering, drywall, cladding, joinery, mechanical and electrical installations), as well as the full Occupancy Permit (İskân) process. The material class to be applied must be clearly specified in the technical specification.
Why Are Fixed-Price Offers and Technical Specifications Critical?
The most common problem in turnkey projects is post-contract additional cost claims due to vague technical specifications. The fixed-price offer must clearly define which material class, quality standards, and construction works are included. Having the offer independently reviewed by a structural engineer or architect before signing is of critical importance in preventing potential disputes.
How Should Delivery Timeline and Warranty Conditions Be Determined?
The delivery timeline specified in the contract should be tied to a clear calendar based on the building permit date. Legal warranty periods are governed by the Code of Obligations; however, additional warranty conditions may be agreed upon by the parties. Following project handover, all technical documents approved by the Building Inspection authority — occupancy permit, building permit, architectural and structural projects — must be delivered to the flat owner without exception. This is both a legal obligation and a fundamental commitment of a reliable contractor.
Comparison: Land-Share ↔ Turnkey
| Topic | Land-Share | Turnkey |
|---|---|---|
| Payment method | Contractor receives independent units (land share) | Owner pays via cash or credit |
| Ownership | Land share and units are shared with the contractor | All rights remain with the flat owner |
| Cash requirement | Minimal or zero cash | Construction cost borne by the owner |
| Financial support | Less credit requirement | May benefit from supports such as Half from Us |
| Who prefers | Cash-constrained flat owners who accept property sharing | Flat owners who do not wish to share their plot |
How Does Urban Renewal Work?
Get your safe home in 5 steps
Application & Survey
Contact us to assess your building. Our expert team conducts a free on-site inspection.
Risk Assessment
Licensed organizations conduct the risk assessment and notify the Ministry.
Evacuation & Demolition
Your rental assistance process begins. Building evacuation and controlled demolition are carried out.
Modern Construction
Your new building is constructed with the latest technology and high quality standards.
Key Handover
Your new home is delivered to you turnkey with all documents and title deed.
Benefits of Urban Renewal
Earthquake Safety
Construction to the highest earthquake standards per TBDY 2018 regulations.
Value Increase
Transformed buildings gain significant value depending on location, neighbourhood and project quality.
Tax Advantages
VAT exemption and title deed fee discounts among significant tax incentives.
Rental Aid
Government-supported monthly rental assistance during demolition.
Modern Living
Contemporary living standards with energy-efficient, smart building systems.
Legal Security
All your rights are protected under Law No. 6306 throughout the process.
Government Supports in Urban Renewal
During the urban renewal process, the state supports property owners through various financial mechanisms to help cover demolition and reconstruction costs. Available supports generally fall into three categories: rent assistance, credit interest support, and the 'Half from Us' (Yarısı Bizden) Programme.
Rent assistance provides a monthly contribution to flat owners during the period between demolition and the delivery of the new building. Credit interest support is a scheme aimed at reducing the interest burden on housing loans for eligible flat owners. The 'Half from Us' Programme is a separate support model that covers a portion of housing loan instalments through government contribution.
Support amounts, application conditions, and programme scope are subject to change depending on relevant legislation and budget periods. We therefore recommend verifying current conditions and consulting an expert before planning your process.
Rent Assistance During the Demolition Period
After the at-risk building is demolished, flat owners need to reside in alternative accommodation until the new construction is complete. To ease this transition period, the state provides monthly rent assistance to eligible flat owners.
The amount and duration of rent assistance may vary depending on the region and applicable legislation. Please refer to our detailed guide to learn about current support amounts and application conditions.
Detailed Rent Assistance Guide →Half From Us
The 'Half from Us' (Yarısı Bizden) programme provides instalment relief — through government contribution — to flat owners who use housing loans within the scope of urban renewal. The programme offers a significant advantage particularly to flat owners who have concerns about the financial burden.
Meeting certain conditions is required to be eligible for the programme. The contribution rate and programme scope are determined by the relevant ministry and are subject to update. Please consult our detailed guide for the most current conditions and application steps.
Detailed Half from Us Guide →What Determines the Cost of Urban Renewal?
There is no single standard cost for urban renewal projects. The total cost varies depending on numerous factors such as the building's technical characteristics, the condition of the plot, the project scope, the construction model, and the material standards to be used. A realistic budget estimate can therefore only be made after a technical inspection and on-site survey.
Plot Area
The size and location of the plot are among the fundamental factors that directly determine project scope. The number of independent units and total construction area vary depending on plot size.
Number of Independent Units
As the number of independent units increases, shared common costs are distributed; however, the management process may become more complex. Separate technical and legal processes may be required for each unit.
Zoning Status
The zoning status and floor area ratio (emsal) of the plot determines how much can be built. If a zoning increase is possible, this directly affects cost sharing and project scope.
Current Building Condition
The damage rate determined in the at-risk building assessment affects the pre-demolition preparation and debris removal process. The above-ground and below-ground condition of the building must also be assessed.
Material Standards
The quality of the reinforced concrete structural system, facade cladding choice, and thermal-acoustic insulation level are critical selections affecting both construction costs and long-term energy efficiency.
Architectural & Structural Projects
The scope of architectural and structural project preparation, design complexity, and technical requirements in the building inspection approval process are significant cost items.
Construction Model
In the land-share model, cash costs are more limited while property sharing is involved. In the turnkey model, all costs are borne by the owner; in return, all rights over the land and apartment are preserved.
Municipal & Official Processes
Building permit applications, approval processes, and related fees are administrative items affecting total project costs. The duration of these processes may also generate indirect costs.
Each project is evaluated separately following a technical inspection and on-site survey. Expert assessment at the start of the project is recommended for realistic budget planning.
How Long Does Urban Renewal Take?
The completion time of a project varies depending on the project size, the technical characteristics of the building, official permit processes, and implementation phases. Since each project carries unique conditions, a definitive timeline can only be determined after an on-site technical assessment and project planning.
Preliminary Assessment
Covers the at-risk building assessment, geotechnical survey, and technical analysis phase. The on-site survey serves as a reference for the entire project.
Project Preparation
Architectural project, structural project, and technical specification are prepared. The mutual agreement of flat owners and the contract process are completed at this stage.
Official Process
Building permit application, Building Inspection assignment, and required approval processes are carried out. The duration of this phase depends on the municipality and relevant authorities.
Construction
Covers structural works (reinforced concrete structural system, roof, masonry) and finishing works (cladding, installation, joinery) phases. Quality control inspections are conducted throughout.
Handover
The Occupancy Permit (İskân) process is completed, provisional acceptance is carried out, and independent units are handed over to flat owners.
Technical survey and on-site analysis should be your primary reference when planning your project timeline. Realistic assessment of each phase minimises unexpected developments.
The Full Roadmap of Urban Renewal
The process from preliminary meeting to handover progresses through nine phases. The next phase cannot begin until the previous one is complete; this sequence ensures the process advances on safe and lawful grounds.
Preliminary Meeting
General information about the building is shared; technical inspection request and expectations are assessed.
Technical Inspection
A licensed expert inspects the building on site; ground survey, structural system analysis and concrete strength are measured.
Risk Analysis
Based on the technical report, the risky building determination becomes official; the process under Law 6306 is initiated.
Design & Planning
Architectural and structural projects are prepared; the technical specification is negotiated and approved with co-owners.
Permit Process
Required demolition and reconstruction permits are obtained from the municipality; legal procedures are completed.
Construction
After demolition, shell construction (foundation, reinforced concrete, roof) and fit-out (cladding, plumbing, joinery) phases are carried out.
Quality Control
Building inspections are conducted at each phase; compliance with the technical specification is documented.
Occupancy Permit
The building occupancy permit (iskan) is obtained; fulfilment of all technical and administrative requirements is verified.
Handover
Independent units are handed over to co-owners; the process is officially completed.
Phase durations vary depending on the project, permit processes and technical conditions.
Common Mistakes in Urban Renewal
A significant portion of the issues encountered in urban renewal projects may stem not from technical processes but from incomplete assessments during the planning, contracting, and project management phases. The following topics summarise points that may be beneficial to consider during the decision-making stage.
Focusing Only on Price
The lowest offer is not always the most advantageous option. When technical scope, material quality, delivery conditions, and contract terms are evaluated together, the true cost picture becomes clearer.
What should be done?
When comparing offers, it is recommended to evaluate price alongside scope, material standards, and delivery conditions.
Not Reviewing the Technical Specification
The technical specification is the fundamental document defining the material standards and workmanship scope to be used in the project. A vague or incomplete technical specification may result in additional cost claims at a later stage.
What should be done?
Before signing the contract, it would be beneficial to ensure that all items in the technical specification are clearly defined.
Signing the Contract Without Expert Review
The provisions in a land-share or turnkey contract directly affect the entire process. It is important to carefully review all clauses, particularly delivery timelines, land-share ratios, penalty clauses, and warranty conditions.
What should be done?
It may be beneficial to seek legal advice or have the contract independently reviewed by an expert before signing.
Not Reviewing the Contractor's Past Projects
The contractor's completed reference projects are an important source of data for assessing technical competence and the capacity to fulfil commitments. On-site inspection of completed projects can provide much more reliable information than verbal references.
What should be done?
It is recommended to review the contractor's completed projects before making a decision.
Not Clarifying the Process Plan
Failure to clarify the delivery timeline and work schedule from the outset may complicate the planning of the rent assistance process and create differing expectations among flat owners. When each phase will be completed is critical information that must be clearly specified in the contract.
What should be done?
Including the delivery timeline and interim milestones explicitly in the contract will significantly facilitate process management.
Not Following Official Processes
Building permit processes, Building Inspection assignment, and municipal requirements form the legal basis of construction. Projects where these processes are not properly carried out may face serious difficulties in obtaining the Occupancy Permit.
What should be done?
It is recommended to monitor whether the contractor is carrying out official processes correctly and to verify that documents are kept complete.
Not Researching Available Government Supports
Rent assistance, the Half from Us Programme, and other government supports offer opportunities that can significantly ease the financial burden of the urban renewal process. Not researching these supports before the process begins may result in missing opportunities for which one may be eligible.
What should be done?
It would be beneficial to research current government supports and apply for eligible ones before starting your application.
Each project must be evaluated within its own technical, legal, and administrative context. The above topics are therefore of a general advisory nature; expert opinion is recommended for project-specific assessment.
For Confident Management of Your Projects
Technical Expertise
Our team of structural engineers and architects evaluates each project within its own technical conditions. Expertise gains meaning by moving beyond general approaches towards project-specific solutions.
Regulatory Compliance
Law No. 6306 and related regulations are continuously updated. Your projects are carried out within the current legislative framework; legal requirements are followed throughout the process.
Transparent Process
The technical specification and contract scope are defined from the outset. Regular updates are provided throughout the process; out-of-scope changes are discussed in advance.
Project Management
Architectural project, structural project, and building inspection coordination are managed under one roof. Each phase proceeds as planned; transitions between phases are handled without loss.
Quality Control
Material standards are defined in advance in the technical specification. Workmanship quality is inspected and documented through the building inspection mechanism.
On-site Survey & Consultancy
Each project begins with an on-site survey so it can be assessed within its own conditions. Technical consultancy support is provided during the decision-making process.
Before Starting the Process
Urban renewal can seem complex without preparation, but becomes manageable with the right steps. Ask yourself these ten questions — the ones you cannot answer clearly are the most critical points in the process.
Has the building's current condition been assessed?
Building age, structural system type and existing damage are the key inputs for a risk assessment. The process cannot be reliably planned without this information.
→ What is a risky building?Is the title deed and unit information ready?
The title deed record, floor easement or condominium status, and independent unit number are among the core documents needed for the application process.
→ Required documentsHave the co-owners held a preliminary meeting?
A majority decision and shared will is a legal requirement for the process to proceed. Early preliminary meetings prevent later disputes.
→ Application processHas the zoning status of the parcel been researched?
Zoning status directly affects the redevelopment potential of the parcel. Parameters such as floor area ratio and number of floors define the limits of project design.
→ About the processHave you decided on the contract model?
Land-for-flat and turnkey models each offer different risk and benefit distributions. This choice directly determines the contract structure and financial planning.
→ Compare modelsAre you familiar with the technical specification?
The technical specification defines material standards, structural system and workmanship quality. Understanding it before signing serves a protective function throughout the process.
→ Turnkey modelHave budget and financial expectations been clarified?
Eight key factors affect cost: building age, number of floors, zoning status, the chosen model and material standards are among the most important.
→ Cost factorsHave government supports been researched?
Eligibility conditions for supports such as rental assistance, interest support and Yarısı Bizden vary by project and application timing. Contacting authorised institutions for current information is recommended.
→ About supportsHave reference projects been examined?
Seeing completed projects in person or speaking with homeowners who can provide references increases decision reliability during firm selection.
→ View our projectsHas an expert site visit been scheduled?
Cost and timeline estimates made without an on-site technical inspection are unreliable. A site visit is a prerequisite for realistic process planning.
→ Request a free site visitThis checklist has been prepared as a guiding reference. The urban renewal process is a whole with technical, legal and financial dimensions. Each decision requires evaluation specific to its own project conditions.
Could Your Building Be Eligible for Urban Renewal?
Answer the five questions below. These questions are only a general pre-assessment tool; the definitive result is determined by a technical inspection.
01Was your building constructed according to pre-1999 regulations?
02Are there visible structural issues in your building (cracks, deflection, damp)?
03Has an official technical inspection been conducted for your building before?
04Has there been any preliminary discussion among co-owners about renewal?
05Are urban renewal works ongoing in your area?
These questions are for general pre-assessment purposes only. A definitive assessment can only be made through a technical inspection carried out by licensed organisations.
Our Real Projects
Our completed and ongoing projects reflect the working approach we apply from the planning phase through to handover. Each project is addressed according to its own technical requirements and conducted within the relevant regulatory framework.
Marina 99 Residential
İstanbul
Residential ConstructionService: Residential Construction
View Details →
Let Us Evaluate Your Project Together
We can carry out an on-site assessment of your building's current condition and provide an evaluation tailored to you.
Request a Free Site VisitWhy Atabeyoğulları?
Free Pre-Assessment
Our expert team evaluates whether your building is at risk — completely free of charge.
Full Process Management
We manage all legal and technical processes from application to delivery on your behalf.
Rental Aid Support
We guide you to benefit from government rental assistance during the demolition process.
Earthquake Guarantee
Earthquake-resistant construction delivery per TBDY 2018 standards.
Our Urban Renewal Service Areas
We provide urban renewal services in all districts of Istanbul and across Turkey.
We also serve districts not listed here. Contact us to enquire about your area → →
Services Within the Scope of Urban Renewal
Frequently Asked Questions
Everything you need to know about urban renewal
What is urban renewal?
Urban renewal is the process of renovating buildings that carry earthquake risk, have completed their lifespan, or are unhealthy, transforming them into modern, safe and livable spaces. In Turkey, it is carried out under Law No. 6306 on the Transformation of Areas Under Disaster Risk.
Is my building a risky structure? How do I know?
You can apply to licensed organizations authorized by the Ministry of Environment, Urbanization and Climate Change to find out if your building is a risky structure. We offer a free preliminary assessment. Just contact us.
Will I rent during the urban renewal process?
Yes. The state provides rental assistance to rights holders during demolition. This assistance varies by city and apartment size, and the process typically takes 18-24 months.
Do all condominium owners need to agree?
No. According to Law No. 6306, a 2/3 majority of condominium owners in risky buildings is sufficient. The legal process is applied for non-consenting owners.
What tax advantages are there in urban renewal?
Transactions within the scope of urban renewal are exempt from title deed fees, stamp duty and VAT. These advantages apply to both demolition and new construction processes.
How does working with Atabeyoğulları work?
You schedule a free site visit. Our expert team inspects your building and presents a personalized offer. Upon your approval, we manage all legal processes, demolition, construction and delivery stages completely.
Does urban renewal include structural and finishing works?
Yes. Our reconstruction process within the scope of urban renewal includes all structural works (foundation, load-bearing system, slabs, roof) and finishing works (plaster, paint, floor covering, drywall, partition works, joinery, electrical and plumbing). We deliver your building turnkey.
What is the difference between renovation and urban renewal?
Renovation is the superficial renewal of an existing building without demolition — it covers finishing works such as walls, paint, flooring or drywall. Urban renewal, under Law No. 6306, involves completely demolishing a risky structure and rebuilding it from scratch to earthquake-resistant standards. If your building is identified as a risky structure, renovation is insufficient; urban renewal becomes mandatory and government subsidies come into effect.
Is the risky building assessment free of charge?
The risky building assessment is carried out by licensed organisations authorised by the Ministry of Environment, Urbanisation and Climate Change. Assessment fees vary by organisation and building; in some cases municipalities may offer the service free of charge or with support. Contacting the relevant institution and municipality for current conditions is recommended.
What is a technical specification and why is it important?
A technical specification defines the material standards, structural system and workmanship quality to be used in construction. This document, which must be carefully reviewed before signing, is binding on both the property owner and the contractor throughout the process. A vague or incomplete specification can create the grounds for disputes at later stages.
Where is the urban renewal application submitted?
An urban renewal application can be submitted to the relevant municipality or the provincial directorate of the Ministry of Environment, Urbanisation and Climate Change depending on the district where the building is located. Since the details of the application process may vary by building type and project, contacting the relevant institution before starting the process is recommended.
How is quality monitored during construction?
Quality control during construction is carried out through independent building inspection organisations under Law 4708 on Building Inspection. These organisations inspect material, workmanship and project compliance. As Atabeyoğulları, we carry out this inspection process in full compliance on every project.
What is the occupancy permit and why is it important?
The occupancy permit (yapı kullanım izin belgesi) is an official document confirming that the construction has been completed in accordance with the project and that the building is ready for occupancy. Without this document, title deeds for independent units cannot be obtained and electricity and water subscriptions cannot be set up. It is one of the final and most critical steps of the urban renewal process.
What should be considered when selecting a contractor?
In contractor selection, completed reference projects, clarity of technical specification, the scope of the contract and team experience are determining factors. Selection based solely on price comparison can lead to scope disputes at later stages. Visiting completed projects and references in person is the most effective method for strengthening the decision process.
Take the First Step Now
Let our expert team assess your building for free. Learn about your urban renewal rights.