Does compulsory earthquake insurance guarantee the building is sound?

No. It is compulsory earthquake cover and pays compensation up to a set limit in the event of damage; it says nothing about whether the building is safe. The policy limit is usually below the real value of the home, and the balance should be covered by a voluntary home insurance policy.

Can I have the building's earthquake resistance tested?

Yes, a performance analysis can be carried out. It requires core samples and reinforcement scanning, the consent of the owners and a budget of a few thousand lira. On a high-value purchase that cost is entirely reasonable.

Should I buy a flat without an occupancy permit?

You can, but it is risky. In a building without one, utilities are supplied on a temporary basis, most banks will not lend, and full condominium title cannot be established. Always find out why the permit was not obtained; if the reason is a departure from the approved project, the problem is not easily solved.

Does it make sense to buy a strengthened building?

Properly designed and permitted strengthening brings a building close to the standard of the current regulation. What matters is that the work is documented; unpermitted interventions of the "we thickened the columns" variety often do more harm than good.

Earthquake Safety of Turkish Buildings — Regulations and Checklist

The most important question to ask when buying a home in Türkiye is not the view or the square metres but which regulation the building was constructed under. That single fact determines both the safety of the property and its value over the long term.

Three periods, three different standards

Before 1999: the 1975 regulation was in force and building inspection was not institutionalised. Unless such a building has been strengthened, it is treated as high risk.
1999–2018: after the 1999 earthquakes a building inspection system was established and the 2007 regulation followed. A period of marked improvement.
After 2018: the Turkish Building Earthquake Regulation came into force. Soil survey requirements were tightened, performance-based design was introduced and separate rules were set for tall buildings.

The year of construction and the year of the building permit are not the same thing. A building permitted in 2017 and completed in 2020 may well have been designed under the older regulation. The question to ask is not "what year was it built" but "what date was the permit issued".

Documents to ask for before buying

The building permit — it shows the date and therefore which regulation applies
The occupancy permit — was the building completed in accordance with its project?
The building inspection company's report — held for buildings after 2001
The soil survey report — the soil class and liquefaction risk are stated here
Any strengthening project and its completion record

Some of these are held by the building management, others in the municipality's planning archive. If the seller says "I don't have it", it can be requested from the municipality; if the seller says "you don't need it", that in itself is a warning sign.

The ground comes before the building

Two buildings constructed under the same regulation behave differently on different ground. The soil class in the survey report (from ZA to ZF) and the groundwater level directly determine the forces a building will face in an earthquake. Made ground, former stream beds and reclaimed coastal land call for extra care.

In Istanbul the municipalities publish soil maps by neighbourhood. Checking the soil class of the street a property stands on takes no longer than looking at the listing photographs.

Urban renewal: risk or opportunity?

Buying a flat in a building that has been declared a risky structure cuts both ways. On one hand, demolition and reconstruction mean uncertainty, the cost of temporary accommodation and a wait that can run to years. On the other, once the renewal is complete you hold a flat built to the current regulation and worth considerably more.

What decides it is whether the owners agree. The law allows a decision to be taken by a defined majority, but projects where a dispute arises can hang in the air for years. Read the management committee's resolutions, and any contractor's agreement, before you buy.

The questions we hear most

Does compulsory earthquake insurance guarantee the building is sound?: No. It is compulsory earthquake cover and pays compensation up to a set limit in the event of damage; it says nothing about whether the building is safe. The policy limit is usually below the real value of the home, and the balance should be covered by a voluntary home insurance policy.
Can I have the building's earthquake resistance tested?: Yes, a performance analysis can be carried out. It requires core samples and reinforcement scanning, the consent of the owners and a budget of a few thousand lira. On a high-value purchase that cost is entirely reasonable.
Should I buy a flat without an occupancy permit?: You can, but it is risky. In a building without one, utilities are supplied on a temporary basis, most banks will not lend, and full condominium title cannot be established. Always find out why the permit was not obtained; if the reason is a departure from the approved project, the problem is not easily solved.
Does it make sense to buy a strengthened building?: Properly designed and permitted strengthening brings a building close to the standard of the current regulation. What matters is that the work is documented; unpermitted interventions of the "we thickened the columns" variety often do more harm than good.

Where you can verify this

Property Turkey — Selling property in Turkey: taxes

The information on this page is for general guidance and does not constitute legal or financial advice. The legislation may change; consult your accountant or lawyer before acting.

Is the Building Sound? Earthquake Regulations and Structural Inspection