🏘️ Resort & Community Management in North Cyprus

👨‍👨‍👦‍👦What Is a Community Management Committee?

In North Cyprus, every apartment complex or resort with shared facilities — such as pools, gardens, lifts, or parking — must be managed by an official Owners’ Committee.

This group, known in Turkish as the Kat Malikleri Kurulu, represents all unit owners and ensures the property is maintained, safe, and financially managed under Law No. 35/2010 (Kat Mülkiyeti Yasası) and its 2024 amendments (Law No. 40/2024).

If your property has more than four apartments, appointing a Manager (Yönetici) or Management Board (Yönetim Kurulu) is legally required.

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⚖️The Legal Framework in North Cyprus

Resort and community management is governed by TRNC property ownership law, not the Republic of Cyprus system.The key rules come from:

·         Kat Mülkiyeti Yasası 35/2010 – the Condominium & Apartment Ownership Law

·         Amendment 40/2024 – modernised management procedures, voting rights, and financial accountability

These laws ensure every owner contributes fairly and that the complex runs transparently.

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🏛️How the Owners’ Assembly Works

The Owners’ Assembly (Kat Malikleri Kurulu) is made up of all registered unit owners.It must meet at least once per year to decide on budgets, maintenance, and appointing a manager or board.

Key facts:

·         First meeting quorum: Over 50% of ownership and votes.

·         Second meeting: Can proceed regardless of attendance.

·         Voting: One vote per unit, with no owner controlling more than one-third (⅓) of total votes.

·         Proxies: A person may hold proxies for up to 5% of votes, or up to two (2) proxies in sites with 40 units or fewer.

·         Minutes: All decisions must be written in a Tapu-stamped (official) book and signed.

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👨🏻‍💼The Role of the Manager or Management Board

The manager or board is responsible for running the site on behalf of all owners. Their main duties include:

·         Enforcing Assembly decisions

·         Overseeing maintenance and repairs

·         Preparing the annual operating budget (İşletme Projesi)

·         Collecting and managing service charges

·         Maintaining insurance and safety standards

·         Representing the complex in legal matters

Their name and contact details must be displayed at the entrance of the site.

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💰Managing the Money: Service Charges and Budgets

The İşletme Projesi is the annual budget plan that details all expected income and expenses.Owners have seven (7) days to object after it’s issued — otherwise, it becomes valid.

Cost-sharing rules:

·         Staff & administrative costs: Shared equally per unit

·         Maintenance, repairs, insurance: Based on each unit’s land share (arsa payı)

Unpaid service charges can accrue interest, and persistent non-payers risk a memorandum (lien) being registered on their property by the manager.

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🔎Transparency and Auditing

Owners can appoint an auditor or a three-person audit board.Audits can be done quarterly or annually and must review:

·         Bank accounts and payments

·         Budgets and reserves

·         Legal compliance

Keeping a clean, transparent paper trail prevents most disputes and builds trust within the community.

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🛠️Maintenance, Operations, and Everyday Rules

Common areas like corridors, pools, roofs, and gardens are managed collectively.Owners must:

·         Keep noise reasonable

·         Respect parking rules

·         Get written approval before altering external structures

·         Comply with safety and hygiene standards

Short-term letting or business activity must follow Assembly decisions and local licensing laws.

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😤 Dispute Resolution

If disagreements arise:

1.      Try internal mediation via the Manager or Board

2.      If unresolved, refer the issue to the Owners’ Assembly

3.      As a last resort, take the case to the District Court (Kaza Mahkemesi)

This ensures disputes are handled fairly without immediate legal escalation.

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➕ How to Create a Management Plan (Yönetim Planı)

A Management Plan is the written constitution of your site.It defines:

·         How meetings are held

·         Who manages the complex

·         How costs are divided

·         House rules and penalties

Any changes require two-thirds (⅔) approval of all owners and must be registered at the Tapu Office to be valid.

If you’re setting up a new resort or updating your rules, download a ready-to-use Model Yönetim Planı Template (fully compliant with TRNC law).

📄 Download Model Yönetim Planı Template

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🌸 Final Thoughts

Running a community in North Cyprus doesn’t have to be complicated.With a clear Yönetim Planı, transparent accounting, and fair leadership, any apartment complex or resort can remain harmonious, attractive, and financially stable.

Proper management protects your investment, ensures your property’s value, and creates a pleasant environment for everyone.