Rising Costs Put Spotlight on Apartment Budget Meetings as TESKON Urges Active Participation

As the annual general assembly period begins in residential complexes across Turkey, the Tesis Yöneticileri Konfederasyonu (TESKON) President Yahya Sağır issued a clear warning to apartment owners: active participation is essential. With minimum wage hikes and rising energy costs expected to drive up site fees (aidat), Sağır stressed that residents must closely examine the new year’s budgets to avoid financial or legal disputes.

According to Sağır, the general assemblies typically held each January mark a critical moment in shared living spaces. They determine not only management selections but also the operating budgets that shape daily life—from dues and maintenance plans to security, cleaning, energy consumption, and common-area management. Low participation, he emphasized, remains one of the biggest challenges, often leading to dissatisfaction or budget disputes later in the year.

Why Attending General Assemblies Matters

Sağır reminded residents that general assemblies are far more than routine meetings. They form the decision-making backbone of multi-unit residential life, where choices directly influence living quality and financial responsibility.

“Residents must actively participate in general assemblies and examine the proposed budgets in detail,” he cautioned. These annual meetings define everything from aidat increases to security contracts, cleaning services, social facility rules, and energy-saving initiatives—all of which affect household finances and quality of life.

He noted that failing to attend these meetings leaves many homeowners unaware of key decisions until fees increase or new rules come into force. Higher turnout, he said, is essential for democratic and transparent management.

Minimum Wage and Energy Hikes Will Directly Influence 2026 Dues

This year’s budget discussions are shaped by two major cost drivers:

1. Personnel Costs Driven by Minimum Wage Hikes

Sağır explained that increases in the minimum wage—the primary cost factor in residential complexes—automatically raise expenditures for security guards, cleaning staff, and technical personnel. Since these services form a major part of site budgets, the 2026 minimum wage rise will significantly increase operating costs, making certain levels of aidat increases unavoidable.

2. Rising Energy Expenses

Energy consumption is another pressure point. Higher costs for electricity, natural gas, and water will particularly affect:

• Sites with 24/7 security systems,

• Complexes with central heating,

• Residences operating energy-intensive common spaces,

• Buildings with multiple elevators, hydrofor systems, landscape irrigation, and social facilities.

Sağır noted that these increases affect not just daily use but the entire infrastructure of large-scale residential complexes.

3. The Need for Transparent Budgeting

He urged site managements to adopt a more transparent and realistic approach:

• Aidat increases must align with market conditions and service needs.

• Costs for security, cleaning, and technical services must be accurate and justified.

• Extraordinary expenses should be shared with full details.

• Plans for reserve funds (yedek akçe) must be transparent and carefully documented.

Legal Procedures Residents Should Not Overlook

Beyond financial issues, Sağır also underscored the importance of legal compliance during general assemblies. Proper procedures help prevent disputes, ensure fairness, and validate the decisions taken.

According to TESKON, these steps are crucial:

Meeting Announcement Requirements

The general assembly announcement must be made at least 15 days in advance, clearly listing:

• Date and time,

• Location,

• Agenda items,

• Instructions for representation by proxy.

Failure to follow this timeline can invalidate meeting decisions.

Agenda Limitations

Only topics explicitly listed on the agenda can be voted on. Any matter not included beforehand cannot be legally decided during the meeting.

Proxy Authorization

Residents unable to attend must issue a signed proxy (vekaletname) to ensure representation. This prevents loss of voting rights and ensures a quorum is reached for valid decision-making.