How can you hire and supervise a property manager in Antalya or Bodrum, and what are typical fee structures?

If you own a home in Antalya or Bodrum and live abroad, the key steps are to appoint a manager with a written mandate, define deliverables in a service contract, and align the arrangement with Turkish property, obligations, and (if applicable) tourism-rental laws. The legal framework in Turkey allows owners to delegate day-to-day management by contract or power of attorney, while homeowners’ association rules in apartment complexes set building-level management and oversight mechanisms.[1][3]

Legal basis and contract structure

Under the Turkish Code of Obligations (Türk Borçlar Kanunu), you may appoint a manager through a mandate (vekalet sözleşmesi) to act on your behalf, including rent collection, maintenance, and utility administration, provided this authority is defined in a written agreement or a notarized power of attorney (vekaletname).[2][7] Articles on mandate impose duties on the agent to act diligently, follow instructions, and render accounts, which provides a legal basis for ongoing supervision and reporting by the owner.[2] If your property is part of a condominium, building-level management, budgeting, and the manager’s remuneration for common areas are decided by the owners’ assembly under the Condominium Law (Kat Mülkiyeti Kanunu), and owners hold audit and information rights regarding accounts and decisions.[1] These frameworks apply equally in Antalya and Bodrum, since they are matters of national law, and allow foreign owners to contract professional help while preserving enforceable oversight rights.[1][2]

Finding, appointing, and authorizing a manager

In practice, owners hire either an independent property manager or a licensed real estate firm with property management services. Where the engagement includes tenant-finding for long-term leases, the Regulation on Real Estate Trade caps real estate brokerage commission at 2% of the sale or lease price per party, plus VAT, and requires a written service agreement with a licensed brokerage where brokerage services are provided.[4] When you wish the manager to sign leases, handle tax filings, or interact with municipalities and utilities on your behalf, a notarized power of attorney is required, which must specify the authorized transactions; powers of attorney are executed before a Turkish notary under the Notary Law (Noterlik Kanunu).[7] Owners who cannot attend in person can issue a power of attorney at a Turkish consulate abroad for use in Turkey, subject to local formalities for legalization recognized by Turkish law.[7] These steps ensure that your manager’s acts are valid against third parties and that you can demand account statements within the mandate’s scope under the Code of Obligations.[2]

Short-term rentals: permits, compliance, and manager responsibilities

If you task a manager with short-term or holiday rentals, Law No. 7464 on Tourism-Oriented Rental of Residences requires a permit from the Ministry of Culture and Tourism before advertising or hosting stays of fewer than one hundred days, and it obliges permit holders to display a plate and comply with identity reporting and other rules.[3] The Ministry has published procedures for applications, document requirements, and the plate format; applications are submitted electronically and must include title information and building consent where required.[5] Properties used for tourism rentals must also comply with the Identity Reporting Law (Kimlik Bildirme Kanunu), which requires lodging operators to notify guest identity data to the Ministry of Interior via the designated system; managers typically handle this as part of their mandate if expressly authorized.[6] Non-compliance with permit or reporting obligations carries administrative fines under Law No. 7464, which should be addressed explicitly in the management contract by assigning responsibility for regulatory compliance and record-keeping to the manager.[3] For tax, rental income arising from the property is taxable in Turkey; the Revenue Administration issues annual guidance on declaration obligations, and owners should align the manager’s reporting with these requirements.[8]

Supervision, reporting, and performance control

Owner supervision rests on two pillars: contractual reporting obligations and statutory audit rights. Under the Code of Obligations provisions on mandate, the agent must provide information and render accounts upon request, which allows you to require periodic statements of income, expenses, and maintenance actions for your property.[2] In condominium settings, the Condominium Law grants unit owners rights to review the annual operating plan, budgets, and manager’s accounts approved by the owners’ assembly, and to request a court-appointed auditor if necessary, which supports independent oversight when your property sits within a managed complex.[1] For tenancies sourced by the manager, the brokerage regulation’s written agreement requirement facilitates verification of commissions and deliverables, and helps differentiate tenant-finding from the ongoing property management scope.[4] When the arrangement includes short-term rentals, the manager’s compliance with permit, plate, and identity reporting obligations should be evidenced in writing and supported by system receipts retained for the owner’s records under the relevant laws.[3][5][6]

Typical fee structures and cost components

Turkey does not prescribe a statutory tariff for general property management services, so compensation is set by contract, while certain related fees are regulated. In long-term leasing, brokerage commission for tenant-finding is capped at 2% of the contract value per party plus VAT under the Real Estate Trade Regulation; any higher brokerage fee would breach this cap.[4] In condominium complexes, the building manager’s remuneration and monthly common charges (aidat) are determined by the owners’ assembly and recorded in the minutes under the Condominium Law; these charges cover common area costs and the manager’s pay for building-level services, and are legally binding on unit owners.[1] For short-term rentals, the Ministry’s permit regime imposes application and compliance steps but does not set a management fee; instead, owners agree with their manager how to compensate listing, guest communication, cleaning coordination, and compliance tasks, while remaining responsible for taxes on rental income as set out by the Revenue Administration’s guidance.[3][5][8] To budget accurately in Antalya or Bodrum, owners should also account for mandatory earthquake insurance (DASK) and utilities in the owner’s name, which managers may administer under a power of attorney if stated, with costs charged to the owner and documented in periodic account statements.[2]

Termination, disputes, and local practice notes

Management agreements should state duration, grounds for termination, and handover obligations, reflecting the Code of Obligations rules on mandate termination and the agent’s duty to return documents and funds on demand.[2] In condominium settings, changes to the building manager or the approval of accounts occur through owners’ assembly resolutions under statutory quorum and voting rules, and disputes can be brought before the civil courts where necessary, as provided by the Condominium Law.[1] In Antalya and Bodrum, many properties belong to resort-style complexes where site rules govern rental use and on-site services; before authorizing a manager for short-term rentals, owners must confirm that site regulations and owners’ assembly decisions allow such use in addition to obtaining the Ministry permit required by Law No. 7464.[1][3][5] Because tax, permit, and contractual outcomes depend on individual facts, owners should obtain advice from a licensed attorney or tax professional in Turkey before finalizing a management structure, especially for short-term rental operations.

Summary

You can lawfully hire and supervise a property manager in Antalya or Bodrum by using a written mandate or notarized power of attorney, defining scope and reporting under the Turkish Code of Obligations, and aligning the arrangement with the Condominium Law for building-level governance. Where rentals are short-term, Law No. 7464 requires a tourism-rental permit and identity reporting, which the manager can handle if expressly authorized. Fees for general management are set by contract, while brokerage commissions for tenant-finding are capped by regulation and condominium common charges are set by the owners’ assembly. For tax and regulatory compliance in your specific case, consult a licensed professional in Turkey.

Related Questions:
– Q2 (What are the legal requirements for short-term rentals of residential property in Turkey?)
– Q3 (How do condominium association rules in Turkey affect renting out your apartment?)
– Q4 (What taxes apply to rental income from Turkish property for non-residents?)
– Q5 (How do you issue and use a power of attorney for property matters in Turkey?)

References:
[1] Resmi Gazete (Official Gazette). “Law No. 634 on Condominium (Kat Mülkiyeti Kanunu).” https://www.mevzuat.gov.tr/MevzuatMetin/1.3.634.pdf
[2] Resmi Gazete (Official Gazette). “Turkish Code of Obligations Law No. 6098 (Türk Borçlar Kanunu).” https://www.mevzuat.gov.tr/MevzuatMetin/1.5.6098.pdf
[3] Resmi Gazete (Official Gazette). “Law No. 7464 on Tourism-Oriented Rental of Residences.” https://www.resmigazete.gov.tr/eskiler/2023/11/20231102-1.htm
[4] Republic of Türkiye Ministry of Trade. “Regulation on Real Estate Trade (Taşınmaz Ticareti Hakkında Yönetmelik) – Commission rules.” https://www.mevzuat.gov.tr/mevzuat?MevzuatNo=29422&MevzuatTur=7&MevzuatTertip=5
[5] Republic of Türkiye Ministry of Culture and Tourism. “Procedures for Permits for Tourism-Oriented Rental of Residences.” https://www.ktb.gov.tr/
[6] Resmi Gazete (Official Gazette). “Law No. 1774 on Identity Reporting (Kimlik Bildirme Kanunu).” https://www.mevzuat.gov.tr/mevzuat?MevzuatNo=1774&MevzuatTur=1&MevzuatTertip=5
[7] Resmi Gazete (Official Gazette). “Notary Law No. 1512 (Noterlik Kanunu).” https://www.mevzuat.gov.tr/MevzuatMetin/1.3.1512.pdf
[8] Republic of Türkiye Revenue Administration (GİB). “2024 Rental Income Tax Return Guide (Kira Gelirleri Beyanname Rehberi 2024).” https://www.gib.gov.tr/

Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or investment advice. Property law and tax rules in Turkey change frequently. Consult a licensed Turkish lawyer, accountant, or real estate professional before making any purchasing decision.