{"id":26027,"date":"2023-05-25T12:53:41","date_gmt":"2023-05-25T09:53:41","guid":{"rendered":"https:\/\/www.bicakhukuk.com\/?p=26027"},"modified":"2026-06-08T19:00:47","modified_gmt":"2026-06-08T16:00:47","slug":"kentsel-donusum-tasinmazin-yikilip-yenisinin-yapilmasi","status":"publish","type":"post","link":"https:\/\/www.bicakhukuk.com\/en\/kentsel-donusum-tasinmazin-yikilip-yenisinin-yapilmasi\/","title":{"rendered":"Kentsel D\u00f6n\u00fc\u015f\u00fcm: Ta\u015f\u0131nmaz\u0131n Y\u0131k\u0131l\u0131p Yenisinin Yap\u0131lmas\u0131"},"content":{"rendered":"<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">1. Giri\u015f<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">T\u00fcrkiye, deprem riski y\u00fcksek \u00fclkeler aras\u0131nda yer almakta olup, \u00f6zellikle b\u00fcy\u00fck \u015fehirlerde bulunan eski yap\u0131 stokunun g\u00fcvenli hale getirilmesi uzun y\u0131llard\u0131r kamu otoritelerinin \u00f6ncelikli g\u00fcndem maddelerinden biri olmu\u015ftur. Bu ihtiya\u00e7 do\u011frultusunda y\u00fcr\u00fcrl\u00fc\u011fe konulan kentsel d\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131, yaln\u0131zca fiziksel yap\u0131lar\u0131n yenilenmesini de\u011fil, ayn\u0131 zamanda can ve mal g\u00fcvenli\u011finin art\u0131r\u0131lmas\u0131n\u0131, \u015fehirlerin afetlere kar\u015f\u0131 diren\u00e7li hale getirilmesini ve ekonomik de\u011fer \u00fcreten yeni ya\u015fam alanlar\u0131n\u0131n olu\u015fturulmas\u0131n\u0131 ama\u00e7lamaktad\u0131r. Kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcreci \u00e7o\u011fu zaman yaln\u0131zca bir binan\u0131n y\u0131k\u0131l\u0131p yeniden yap\u0131lmas\u0131ndan ibaret de\u011fildir. S\u00fcre\u00e7; malikler aras\u0131nda karar al\u0131nmas\u0131, riskli yap\u0131 tespitleri, y\u00fcklenici se\u00e7imi, s\u00f6zle\u015fmelerin haz\u0131rlanmas\u0131, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm payla\u015f\u0131m\u0131, finansman, teminatlar ve olas\u0131 uyu\u015fmazl\u0131klar\u0131n y\u00f6netilmesi gibi \u00e7ok say\u0131da hukuki ve teknik a\u015famay\u0131 i\u00e7ermektedir.<!--more--><\/span><\/p>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u00d6zellikle son y\u0131llarda hukuk b\u00fcromuza yap\u0131lan ba\u015fvurular incelendi\u011finde, vatanda\u015flar\u0131n en b\u00fcy\u00fck endi\u015fesinin &#8220;<em>Binam\u0131z riskli mi?<\/em>&#8221; sorusundan \u00e7ok, &#8220;<em>Haklar\u0131m\u0131z\u0131 nas\u0131l koruyaca\u011f\u0131z?<\/em>&#8221; sorusu oldu\u011fu g\u00f6r\u00fclmektedir. Arsa sahipleri; yeni projede kendilerine verilecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin adil olup olmad\u0131\u011f\u0131n\u0131, metrekare kayb\u0131 ya\u015fay\u0131p ya\u015famayacaklar\u0131n\u0131, y\u00fcklenici firman\u0131n mali yeterlili\u011fini, teslim garantilerini ve s\u00f6zle\u015fmedeki riskleri \u00f6\u011frenmek istemektedir. Bu nedenle kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinin yaln\u0131zca teknik veya idari boyutuyla de\u011fil, maliklerin haklar\u0131n\u0131 koruyacak hukuki mekanizmalar a\u00e7\u0131s\u0131ndan da de\u011ferlendirilmesi gerekmektedir. Bu rehberde; riskli yap\u0131 karar\u0131ndan ba\u015flayarak yeniden in\u015fa s\u00fcrecine kadar ge\u00e7en a\u015famalar, maliklerin hak ve y\u00fck\u00fcml\u00fcl\u00fckleri, y\u00fcklenici se\u00e7iminde dikkat edilmesi gereken hususlar, teminat mekanizmalar\u0131 ve uygulamada en s\u0131k kar\u015f\u0131la\u015f\u0131lan uyu\u015fmazl\u0131klar ele al\u0131nacakt\u0131r.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">2. Kentsel D\u00f6n\u00fc\u015f\u00fcm Nedir?<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm, ekonomik \u00f6mr\u00fcn\u00fc tamamlam\u0131\u015f, deprem veya di\u011fer afet riskleri ta\u015f\u0131yan yap\u0131lar\u0131n y\u0131k\u0131larak g\u00fcvenli ve \u00e7a\u011fda\u015f standartlara uygun \u015fekilde yeniden in\u015fa edilmesini ifade eder. T\u00fcrkiye&#8217;de kentsel d\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131n\u0131n temel hukuki dayana\u011f\u0131n\u0131 <a href=\"https:\/\/www.mevzuat.gov.tr\/mevzuat?MevzuatNo=6306&amp;MevzuatTur=1&amp;MevzuatTertip=5\" target=\"_blank\" rel=\"noopener\">6306 say\u0131l\u0131 Afet Riski Alt\u0131ndaki Alanlar\u0131n D\u00f6n\u00fc\u015ft\u00fcr\u00fclmesi Hakk\u0131nda Kanun<\/a> olu\u015fturmaktad\u0131r. Kanunun temel amac\u0131, afet riski ta\u015f\u0131yan yap\u0131lar\u0131n ve alanlar\u0131n d\u00f6n\u00fc\u015ft\u00fcr\u00fclmesi suretiyle g\u00fcvenli ya\u015fam alanlar\u0131 olu\u015fturmakt\u0131r. Uygulamada kentsel d\u00f6n\u00fc\u015f\u00fcm farkl\u0131 \u015fekillerde ortaya \u00e7\u0131kabilmektedir:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Riskli yap\u0131 tespiti sonras\u0131nda tek bir binan\u0131n d\u00f6n\u00fc\u015ft\u00fcr\u00fclmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Riskli alan ilan edilen b\u00f6lgelerin toplu d\u00f6n\u00fc\u015f\u00fcm\u00fc,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Rezerv yap\u0131 alanlar\u0131nda ger\u00e7ekle\u015ftirilen yeni yerle\u015fim projeleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Maliklerin kendi iradeleriyle mevcut yap\u0131y\u0131 yenilemeleri.<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Her ne kadar kamuoyunda kentsel d\u00f6n\u00fc\u015f\u00fcm kavram\u0131 \u00e7o\u011fu zaman yaln\u0131zca &#8220;<em>eski binan\u0131n y\u0131k\u0131l\u0131p yenisinin yap\u0131lmas\u0131<\/em>&#8221; olarak alg\u0131lansa da, hukuki a\u00e7\u0131dan s\u00fcre\u00e7 bundan \u00e7ok daha geni\u015f kapsaml\u0131d\u0131r. Tapu kay\u0131tlar\u0131, arsa paylar\u0131, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm da\u011f\u0131l\u0131mlar\u0131, malik kararlar\u0131, finansman modelleri ve y\u00fcklenici ili\u015fkileri d\u00f6n\u00fc\u015f\u00fcm\u00fcn ayr\u0131lmaz par\u00e7alar\u0131d\u0131r. Bu nedenle kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinin ba\u015far\u0131ya ula\u015fmas\u0131 yaln\u0131zca teknik yeterlili\u011fe de\u011fil, ayn\u0131 zamanda s\u00fcrecin hukuki a\u00e7\u0131dan do\u011fru y\u00f6netilmesine de ba\u011fl\u0131d\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">3. Kentsel D\u00f6n\u00fc\u015f\u00fcm S\u00fcreci Nas\u0131l Ba\u015flar?<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinin ba\u015flang\u0131\u00e7 noktas\u0131 \u00e7o\u011fu zaman bir yap\u0131n\u0131n riskli oldu\u011funun tespit edilmesidir.\u00a0Riskli yap\u0131; ekonomik \u00f6mr\u00fcn\u00fc tamamlam\u0131\u015f veya bilimsel ve teknik verilere g\u00f6re y\u0131k\u0131lma ya da a\u011f\u0131r hasar g\u00f6rme riski ta\u015f\u0131d\u0131\u011f\u0131 belirlenen yap\u0131lar\u0131 ifade eder. Bir yap\u0131n\u0131n riskli olup olmad\u0131\u011f\u0131n\u0131n belirlenmesi i\u00e7in maliklerden biri veya birka\u00e7\u0131 taraf\u0131ndan yetkilendirilmi\u015f kurulu\u015flara ba\u015fvuru yap\u0131labilir. Yetkili kurulu\u015flar taraf\u0131ndan ger\u00e7ekle\u015ftirilen teknik incelemeler sonucunda haz\u0131rlanan rapor ilgili idareye sunulur.\u00a0Haz\u0131rlanan raporun kesinle\u015fmesi halinde yap\u0131 &#8220;<em>riskli yap\u0131<\/em>&#8221; stat\u00fcs\u00fc kazan\u0131r ve d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinin hukuki a\u015famalar\u0131 ba\u015flam\u0131\u015f olur. Riskli yap\u0131 karar\u0131n\u0131n kesinle\u015fmesi sonras\u0131nda malikleri bekleyen ba\u015fl\u0131ca a\u015famalar \u015funlard\u0131r:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Karar\u0131n ilgililere bildirilmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u0130tiraz s\u00fcrecinin i\u015fletilmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Tahliye i\u015flemleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Yap\u0131n\u0131n y\u0131k\u0131lmas\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Yeniden in\u015fa modelinin belirlenmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Y\u00fcklenici se\u00e7imi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><a href=\"https:\/\/www.bicakhukuk.com\/en\/kat-karsiligi-insaat-sozlesmesi\/\" target=\"_blank\" rel=\"noopener\">S\u00f6zle\u015fmelerin haz\u0131rlanmas\u0131<\/a>,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Yeni yap\u0131n\u0131n in\u015fa edilmesi.<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bu a\u015famalar\u0131n her biri ayr\u0131 hukuki riskler i\u00e7ermektedir. \u00d6zellikle yeniden in\u015fa s\u00fcrecine ge\u00e7ilmeden \u00f6nce maliklerin ortak hareket edebilmesi, hak kay\u0131plar\u0131n\u0131n \u00f6nlenmesi ve y\u00fcklenici se\u00e7iminde gerekli incelemelerin yap\u0131lmas\u0131 b\u00fcy\u00fck \u00f6nem ta\u015f\u0131maktad\u0131r.\u00a0Uygulamada kar\u015f\u0131la\u015f\u0131lan uyu\u015fmazl\u0131klar\u0131n \u00f6nemli bir b\u00f6l\u00fcm\u00fc, riskli yap\u0131 karar\u0131n\u0131n al\u0131nmas\u0131ndan de\u011fil, karar sonras\u0131nda y\u00fcr\u00fct\u00fclen m\u00fczakere ve s\u00f6zle\u015fme s\u00fcre\u00e7lerinin yeterince dikkatli y\u00f6netilmemesinden kaynaklanmaktad\u0131r.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">4. Riskli Yap\u0131 Karar\u0131 Sonras\u0131 Malikleri Neler Bekler?<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Riskli yap\u0131 karar\u0131n\u0131n kesinle\u015fmesi, kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinin sonu de\u011fil, aksine en kritik a\u015famas\u0131n\u0131n ba\u015flang\u0131c\u0131d\u0131r. Bu a\u015famadan sonra malikler yaln\u0131zca eski binan\u0131n y\u0131k\u0131lmas\u0131yla de\u011fil, ayn\u0131 zamanda m\u00fclkiyet haklar\u0131n\u0131, ekonomik \u00e7\u0131karlar\u0131n\u0131 ve gelecekteki konut veya i\u015fyeri haklar\u0131n\u0131 do\u011frudan etkileyen \u00e7ok say\u0131da karar ile kar\u015f\u0131 kar\u015f\u0131ya kalmaktad\u0131r.\u00a0Uygulamada bir\u00e7ok malik, riskli yap\u0131 karar\u0131n\u0131n al\u0131nmas\u0131yla birlikte s\u00fcrecin b\u00fcy\u00fck \u00f6l\u00e7\u00fcde tamamland\u0131\u011f\u0131n\u0131 d\u00fc\u015f\u00fcnmektedir. Oysa en \u00f6nemli hukuki ve ekonomik riskler \u00e7o\u011fu zaman bu a\u015famadan sonra ortaya \u00e7\u0131kmaktad\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">4.1. Tahliye S\u00fcreci<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Riskli yap\u0131 karar\u0131n\u0131n kesinle\u015fmesinin ard\u0131ndan binan\u0131n bo\u015falt\u0131lmas\u0131 gerekir. Malikler, kirac\u0131lar ve di\u011fer kullan\u0131c\u0131lar belirlenen s\u00fcre i\u00e7erisinde yap\u0131y\u0131 tahliye etmekle y\u00fck\u00fcml\u00fcd\u00fcr. Tahliye s\u00fcrecinin planl\u0131 \u015fekilde y\u00fcr\u00fct\u00fclmesi \u00f6nemlidir. \u00d6zellikle \u00e7ok katl\u0131 yap\u0131larda veya ticari kullan\u0131m bulunan binalarda tahliye s\u00fcreci beklenenden daha uzun s\u00fcrebilmektedir. Kirac\u0131lar a\u00e7\u0131s\u0131ndan da bu s\u00fcre\u00e7 \u00f6nemli sonu\u00e7lar do\u011furmaktad\u0131r. Kirac\u0131lar, <a href=\"https:\/\/www.bicakhukuk.com\/en\/konut-ticari-kira-sozlesmesi\/\" target=\"_blank\" rel=\"noopener\">kira s\u00f6zle\u015fmesinden kaynaklanan haklar\u0131n\u0131<\/a> korumakla birlikte, riskli yap\u0131 karar\u0131n\u0131n kesinle\u015fmesi halinde binada kalmay\u0131 talep edemezler.<\/span><\/p>\n<h2><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">4.2. Elektrik, Su ve Do\u011falgaz Abonelikleri<\/span><\/h2>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Y\u0131k\u0131m s\u00fcrecine ge\u00e7ilmeden \u00f6nce elektrik, su, do\u011falgaz ve benzeri aboneliklerin kapat\u0131lmas\u0131 gerekir. Bu i\u015flemler \u00e7o\u011fu zaman teknik bir formalite gibi g\u00f6r\u00fcnse de uygulamada gecikmelere neden olabilmektedir.\u00a0Baz\u0131 durumlarda ortak abonelikler, aidat bor\u00e7lar\u0131 veya malik uyu\u015fmazl\u0131klar\u0131 nedeniyle s\u00fcre\u00e7 uzayabilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">4.3. Yap\u0131n\u0131n Y\u0131k\u0131lmas\u0131<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Tahliye tamamland\u0131ktan sonra yap\u0131 y\u0131k\u0131l\u0131r.\u00a0Y\u0131k\u0131m i\u015flemi s\u0131ras\u0131nda:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kom\u015fu yap\u0131lara verilebilecek zararlar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ortak duvarlar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u0130stinat yap\u0131lar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Altyap\u0131 ba\u011flant\u0131lar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u0130\u015f g\u00fcvenli\u011fi tedbirleri<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">gibi hususlar\u0131n dikkatle de\u011ferlendirilmesi gerekir.\u00a0\u00d6zellikle biti\u015fik nizam yap\u0131la\u015fman\u0131n bulundu\u011fu \u015fehir merkezlerinde y\u0131k\u0131m s\u00fcreci ba\u015fl\u0131 ba\u015f\u0131na teknik ve hukuki riskler ta\u015f\u0131yabilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">4.4. As\u0131l Karar Noktas\u0131: Bundan Sonra Ne Yap\u0131lacak?<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Y\u0131k\u0131m tamamland\u0131ktan sonra maliklerin \u00f6n\u00fcnde temel olarak \u00fc\u00e7 se\u00e7enek bulunmaktad\u0131r:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Yap\u0131y\u0131 kendi finansmanlar\u0131yla yeniden in\u015fa etmek,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><a href=\"https:\/\/www.bicakhukuk.com\/en\/kat-karsiligi-insaat-sozlesmesi\/\" target=\"_blank\" rel=\"noopener\">Bir y\u00fcklenici firma ile anla\u015fmak<\/a>,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ta\u015f\u0131nmaz\u0131 satmak veya farkl\u0131 bir proje geli\u015ftirmek.<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Uygulamada en yayg\u0131n y\u00f6ntem, bir y\u00fcklenici firma ile anla\u015f\u0131larak ta\u015f\u0131nmaz\u0131n yeniden yapt\u0131r\u0131lmas\u0131d\u0131r. Ancak tam da bu a\u015famada bir\u00e7ok malik, hayatlar\u0131nda ilk kez kar\u015f\u0131la\u015ft\u0131klar\u0131 karma\u015f\u0131k hukuki ve teknik kararlarla kar\u015f\u0131 kar\u015f\u0131ya kalmaktad\u0131r.<\/span><\/p>\n<ul>\n<li class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Hangi y\u00fcklenici se\u00e7ilecek?<\/span><\/li>\n<li class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Payla\u015f\u0131m oran\u0131 nas\u0131l belirlenecek?<\/span><\/li>\n<li class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Yeni projede hangi ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm kime ait olacak?<\/span><\/li>\n<li class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teminat al\u0131nacak m\u0131?<\/span><\/li>\n<li class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teslim s\u00fcresi ne olacak?<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bu sorular\u0131n do\u011fru cevaplanamamas\u0131, y\u0131llar s\u00fcrebilen uyu\u015fmazl\u0131klara ve ciddi ekonomik kay\u0131plara yol a\u00e7abilmektedir.\u00a0<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">5. Malikler Nas\u0131l Karar Al\u0131r?<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinin ba\u015far\u0131s\u0131n\u0131 belirleyen en \u00f6nemli unsur \u00e7o\u011fu zaman teknik yeterlilik de\u011fil, maliklerin ortak karar alabilme kapasitesidir.\u00a0Bir\u00e7ok proje teknik sebeplerden de\u011fil, malikler aras\u0131ndaki anla\u015fmazl\u0131klar nedeniyle gecikmekte veya tamamen durmaktad\u0131r.\u00a0Bu nedenle riskli yap\u0131 karar\u0131n\u0131n ard\u0131ndan y\u00fcr\u00fct\u00fclecek karar alma s\u00fcrecinin hukuki \u00e7er\u00e7evesinin bilinmesi b\u00fcy\u00fck \u00f6nem ta\u015f\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">5.1. Kentsel D\u00f6n\u00fc\u015f\u00fcmde Karar Alma S\u00fcrecinin \u00d6nemi<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Y\u0131k\u0131m sonras\u0131nda malikler;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">y\u00fcklenici se\u00e7imi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">proje tasar\u0131m\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm payla\u015f\u0131m\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">finansman modeli,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">s\u00f6zle\u015fme h\u00fck\u00fcmleri<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">gibi temel konularda karar vermek zorundad\u0131r.\u00a0Bu kararlar yaln\u0131zca bug\u00fcnk\u00fc m\u00fclkiyet de\u011ferini de\u011fil, gelecekte elde edilecek ekonomik kazanc\u0131 da do\u011frudan etkilemektedir.\u00a0\u00d6zellikle b\u00fcy\u00fck \u015fehirlerde emsal art\u0131\u015f\u0131, yeni ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm \u00fcretimi ve ticari alan olu\u015fturulmas\u0131 gibi nedenlerle milyonlarca liral\u0131k de\u011fer farklar\u0131 ortaya \u00e7\u0131kabilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">5.2. Malikler Aras\u0131nda En S\u0131k Ya\u015fanan Uyu\u015fmazl\u0131klar<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Uygulamada en s\u0131k kar\u015f\u0131la\u015f\u0131lan anla\u015fmazl\u0131klar \u015funlard\u0131r:<\/span><\/p>\n<ul>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Y\u00fcklenici Se\u00e7imi<\/strong>:\u00a0Baz\u0131 maliklerin belirli bir y\u00fcklenici ile \u00e7al\u0131\u015fmak istemesi, di\u011fer maliklerin ise farkl\u0131 firmalar\u0131 tercih etmesi olduk\u00e7a yayg\u0131n bir durumdur.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Ba\u011f\u0131ms\u0131z B\u00f6l\u00fcm Da\u011f\u0131l\u0131m\u0131<\/strong>:\u00a0 Yeni projede hangi dairenin veya i\u015fyerinin kime verilece\u011fi \u00e7o\u011fu zaman ciddi tart\u0131\u015fmalara neden olmaktad\u0131r.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Arsa Paylar\u0131<\/strong>:\u00a0 \u00d6zellikle eski yap\u0131larda mevcut kullan\u0131m ile tapudaki arsa paylar\u0131n\u0131n birbirinden farkl\u0131 olmas\u0131 uyu\u015fmazl\u0131k yaratabilmektedir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Emsal Art\u0131\u015f\u0131ndan Do\u011fan Kazanc\u0131n Payla\u015f\u0131m\u0131: Yeni projede elde edilen ilave yap\u0131la\u015fma hakk\u0131n\u0131n nas\u0131l payla\u015f\u0131laca\u011f\u0131 da s\u0131kl\u0131kla tart\u0131\u015fma konusu olmaktad\u0131r.<\/span><\/li>\n<\/ul>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">5.3. \u00c7o\u011funluk Karar\u0131 Her Zaman Sorunu \u00c7\u00f6zer mi?<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131nda belirli \u00e7o\u011funluklarla karar al\u0131nabilmesi m\u00fcmk\u00fcnd\u00fcr. Ancak \u00e7o\u011funluk karar\u0131 al\u0131nm\u0131\u015f olmas\u0131, al\u0131nan karar\u0131n her durumda hukuka uygun oldu\u011fu anlam\u0131na gelmez. \u00d6rne\u011fin:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">d\u00fcr\u00fcstl\u00fck kural\u0131na ayk\u0131r\u0131 i\u015flemler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">a\u00e7\u0131k hak kayb\u0131 olu\u015fturan payla\u015f\u0131mlar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">e\u015fitlik ilkesine ayk\u0131r\u0131 uygulamalar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">k\u00f6t\u00fc niyetli kararlar<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">yarg\u0131sal denetime konu olabilmektedir. Bu nedenle \u00e7o\u011funlu\u011fun iradesi kadar, karar\u0131n hukuka uygunlu\u011fu da \u00f6nem ta\u015f\u0131maktad\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">5.4. Karar Al\u0131nmadan \u00d6nce Yap\u0131lmas\u0131 Gereken \u0130ncelemeler<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bir\u00e7ok malik y\u00fcklenici taraf\u0131ndan sunulan ilk teklifi de\u011ferlendirmeden kabul etmektedir. Oysa karar al\u0131nmadan \u00f6nce en az\u0131ndan \u015fu hususlar\u0131n incelenmesi gerekir:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Projenin mimari tasar\u0131m\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm da\u011f\u0131l\u0131m\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Otopark d\u00fczeni,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ortak alanlar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teknik \u015fartname,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Y\u00fcklenicinin mali durumu,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Daha \u00f6nce tamamlad\u0131\u011f\u0131 projeler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Devam eden dava ve icra takipleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teminat yap\u0131s\u0131.<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bu incelemeler yap\u0131lmadan verilen kararlar, ilerleyen a\u015famalarda geri d\u00f6n\u00fc\u015f\u00fc zor zararlar do\u011furabilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">5.5. Maliklerin Profesyonel Destek Almas\u0131n\u0131n \u00d6nemi<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projeleri yaln\u0131zca bir in\u015faat faaliyetinden ibaret de\u011fildir. Ba\u015far\u0131l\u0131 bir d\u00f6n\u00fc\u015f\u00fcm s\u00fcreci i\u00e7in \u00e7o\u011fu zaman;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">avukat,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">mimar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">in\u015faat m\u00fchendisi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">harita m\u00fchendisi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">mali dan\u0131\u015fman<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">gibi uzmanlar\u0131n birlikte \u00e7al\u0131\u015fmas\u0131 gerekmektedir. \u00d6zellikle b\u00fcy\u00fck ekonomik de\u011fere sahip projelerde, karar al\u0131nmadan \u00f6nce hukuki ve teknik inceleme yap\u0131lmas\u0131 ileride ortaya \u00e7\u0131kabilecek uyu\u015fmazl\u0131klar\u0131n \u00f6nemli \u00f6l\u00e7\u00fcde \u00f6n\u00fcne ge\u00e7ebilmektedir. Nitekim uygulamada malikler taraf\u0131ndan en s\u0131k talep edilen hizmetlerden biri, y\u00fcklenici taraf\u0131ndan sunulan tekliflerin ve s\u00f6zle\u015fme taslaklar\u0131n\u0131n ba\u011f\u0131ms\u0131z uzmanlar taraf\u0131ndan incelenmesidir.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">6. M\u00fcteahhit Se\u00e7imi ve Proje Geli\u015ftirme S\u00fcreci<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde al\u0131nan en \u00f6nemli kararlardan biri y\u00fcklenici firman\u0131n se\u00e7ilmesidir. Bir\u00e7ok malik, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm payla\u015f\u0131m oranlar\u0131na veya kendisine teklif edilen daire say\u0131s\u0131na odaklan\u0131rken, y\u00fcklenicinin teknik kapasitesi, mali g\u00fcc\u00fc ve ge\u00e7mi\u015f performans\u0131n\u0131 yeterince incelememektedir.\u00a0Oysa uygulamada ya\u015fanan uyu\u015fmazl\u0131klar\u0131n \u00f6nemli bir b\u00f6l\u00fcm\u00fc, s\u00f6zle\u015fme h\u00fck\u00fcmlerinden \u00e7ok yanl\u0131\u015f y\u00fcklenici se\u00e7imi nedeniyle ortaya \u00e7\u0131kmaktad\u0131r.\u00a0Bir projede en y\u00fcksek payla\u015f\u0131m oran\u0131n\u0131 teklif eden y\u00fcklenici her zaman en do\u011fru tercih olmayabilir. Ger\u00e7ek\u00e7i olmayan vaatlerle s\u00f6zle\u015fme imzalayan baz\u0131 firmalar, ilerleyen s\u00fcre\u00e7te finansman sorunlar\u0131 ya\u015fayabilmekte, projeyi geciktirebilmekte veya tamamlayamamaktad\u0131r.\u00a0Bu nedenle y\u00fcklenici se\u00e7imi yaln\u0131zca ekonomik tekliflerin kar\u015f\u0131la\u015ft\u0131r\u0131lmas\u0131 olarak g\u00f6r\u00fclmemelidir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">6.1. Y\u00fcklenici Firman\u0131n Mali G\u00fcc\u00fc Nas\u0131l Ara\u015ft\u0131r\u0131lmal\u0131d\u0131r?<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bir y\u00fcklenici ile anla\u015f\u0131lmadan \u00f6nce a\u015fa\u011f\u0131daki hususlar\u0131n ara\u015ft\u0131r\u0131lmas\u0131 faydal\u0131 olacakt\u0131r:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u015eirketin kurulu\u015f tarihi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ortakl\u0131k yap\u0131s\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Sermaye durumu,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Faaliyet ge\u00e7mi\u015fi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Devam eden projeler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Tamamlanan projeler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ticaret sicili kay\u0131tlar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Haciz ve icra kay\u0131tlar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Konkordato veya iflas ge\u00e7mi\u015fi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Vergi ve SGK y\u00fck\u00fcml\u00fcl\u00fckleri.<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u00d6zellikle yaln\u0131zca proje bazl\u0131 kurulmu\u015f veya s\u0131n\u0131rl\u0131 sermayeye sahip \u015firketlerle \u00e7al\u0131\u015f\u0131lmas\u0131 durumunda ilave g\u00fcvence mekanizmalar\u0131n\u0131n de\u011ferlendirilmesi gerekir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">6.2. Tamamlanan Projelerin \u0130ncelenmesi<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Y\u00fcklenicinin daha \u00f6nce ger\u00e7ekle\u015ftirdi\u011fi projeler, gelecekteki performans\u0131 hakk\u0131nda \u00f6nemli bilgiler verebilir. Bu kapsamda:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teslim s\u00fcrelerine uyulup uyulmad\u0131\u011f\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Yap\u0131 kalitesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kullan\u0131lan malzemeler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kat maliklerinin memnuniyeti,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Devam eden uyu\u015fmazl\u0131klar<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">incelenebilir. Baz\u0131 durumlarda yaln\u0131zca firman\u0131n sundu\u011fu referanslarla yetinmek yerine tamamlanan projelerde ya\u015fayan ki\u015filerle g\u00f6r\u00fc\u015f\u00fclmesi de yararl\u0131 olabilir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">6.3. En Y\u00fcksek Teklif Her Zaman En \u0130yi Teklif De\u011fildir<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Malikler \u00e7o\u011fu zaman kendilerine \u00f6nerilen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm say\u0131s\u0131na veya metrekare b\u00fcy\u00fckl\u00fc\u011f\u00fcne odaklanmaktad\u0131r.\u00a0Ancak a\u015fa\u011f\u0131daki sorular da en az teklif kadar \u00f6nemlidir:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Proje ger\u00e7ekten uygulanabilir mi?<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teklif edilen metrekareler mimari olarak m\u00fcmk\u00fcn m\u00fc?<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Emsal hesab\u0131 do\u011fru yap\u0131lm\u0131\u015f m\u0131?<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Otopark ve ortak alanlar hesaba kat\u0131lm\u0131\u015f m\u0131?<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Finansman modeli ger\u00e7ek\u00e7i mi?<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ger\u00e7ek\u00e7i olmayan vaatler ba\u015flang\u0131\u00e7ta cazip g\u00f6r\u00fcnse de ilerleyen a\u015famalarda uyu\u015fmazl\u0131klara yol a\u00e7abilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">6.4. Teknik ve Hukuki \u0130nceleme Birlikte Yap\u0131lmal\u0131d\u0131r<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde yaln\u0131zca hukuki inceleme veya yaln\u0131zca teknik inceleme yap\u0131lmas\u0131 \u00e7o\u011fu zaman yeterli de\u011fildir. \u00d6rne\u011fin;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Mimari projede m\u00fcmk\u00fcn olmayan bir payla\u015f\u0131m modeli,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u0130mar mevzuat\u0131na ayk\u0131r\u0131 bir teklif,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Eksik otopark \u00e7\u00f6z\u00fcm\u00fc,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teknik olarak ger\u00e7ekle\u015ftirilemeyecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm planlar\u0131,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">hukuken kusursuz g\u00f6r\u00fcnen bir s\u00f6zle\u015fmeyi i\u015flevsiz hale getirebilir. Bu nedenle \u00f6zellikle y\u00fcksek ekonomik de\u011fere sahip projelerde hukuk\u00e7ular ve teknik uzmanlar\u0131n birlikte \u00e7al\u0131\u015fmas\u0131 \u00f6nem ta\u015f\u0131maktad\u0131r.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">7. Kentsel D\u00f6n\u00fc\u015f\u00fcmde En S\u0131k Yap\u0131lan Hatalar<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde ortaya \u00e7\u0131kan uyu\u015fmazl\u0131klar\u0131n b\u00fcy\u00fck b\u00f6l\u00fcm\u00fc, s\u00f6zle\u015fme imzalanmadan \u00f6nce yap\u0131lan hatalardan kaynaklanmaktad\u0131r. A\u015fa\u011f\u0131da uygulamada en s\u0131k kar\u015f\u0131la\u015f\u0131lan hatalardan baz\u0131lar\u0131 yer almaktad\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">7.1. Sadece Daire Say\u0131s\u0131na Odaklanmak<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bir\u00e7ok malik kendisine ka\u00e7 daire verilece\u011fine odaklanmaktad\u0131r.\u00a0Oysa a\u015fa\u011f\u0131daki hususlar da en az say\u0131 kadar \u00f6nemlidir:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Dairenin konumu,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kat\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Cephesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kullan\u0131m alan\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ticari de\u011feri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Otopark hakk\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Eklentileri.<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u0130ki daire ayn\u0131 b\u00fcy\u00fckl\u00fckte olsa dahi ekonomik de\u011ferleri aras\u0131nda ciddi farklar bulunabilir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">7.2. Net ve Br\u00fct Alan Ayr\u0131m\u0131n\u0131 \u0130ncelememek<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Uygulamada en s\u0131k kar\u015f\u0131la\u015f\u0131lan sorunlardan biri metrekare kavramlar\u0131n\u0131n yanl\u0131\u015f de\u011ferlendirilmesidir. Malikler \u00e7o\u011fu zaman yaln\u0131zca s\u00f6zle\u015fmede yazan toplam alan\u0131 dikkate almakta, ancak:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Net kullan\u0131m alan\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Br\u00fct alan,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ortak alan paylar\u0131,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">aras\u0131ndaki farklar\u0131 de\u011ferlendirmemektedir. Bu durum ilerleyen a\u015famalarda beklenenden daha k\u00fc\u00e7\u00fck kullan\u0131m alanlar\u0131yla kar\u015f\u0131la\u015f\u0131lmas\u0131na neden olabilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">7.3. Teknik \u015eartnameyi Okumamak<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bir\u00e7ok uyu\u015fmazl\u0131k ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm say\u0131s\u0131ndan de\u011fil, yap\u0131 kalitesinden kaynaklanmaktad\u0131r. \u00d6rne\u011fin:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Zemin kaplamalar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Is\u0131 yal\u0131t\u0131m\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Pencere sistemleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Asans\u00f6r \u00f6zellikleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Mutfak ve banyo ekipmanlar\u0131,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">gibi hususlar teknik \u015fartnamede d\u00fczenlenmektedir. Teknik \u015fartnamenin yeterince ayr\u0131nt\u0131l\u0131 olmamas\u0131 ileride ciddi tart\u0131\u015fmalara yol a\u00e7abilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">7.4. Teminat Mekanizmalar\u0131n\u0131 G\u00f6z Ard\u0131 Etmek<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bir projenin tamamlanaca\u011f\u0131 varsay\u0131m\u0131yla hareket edilmesi \u00f6nemli riskler do\u011furabilir. \u00d6zellikle:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Finansman sorunu ya\u015fayan y\u00fckleniciler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ekonomik krizler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u0130n\u015faat maliyetlerindeki art\u0131\u015flar,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">projelerin aksamas\u0131na neden olabilmektedir. Bu nedenle proje ba\u015flamadan \u00f6nce g\u00fcvence mekanizmalar\u0131n\u0131n de\u011ferlendirilmesi gerekir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">7.5. Profesyonel Destek Almadan Karar Vermek<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projeleri \u00e7o\u011fu zaman ailelerin sahip oldu\u011fu en de\u011ferli malvarl\u0131\u011f\u0131 unsurlar\u0131n\u0131 ilgilendirmektedir.\u00a0Buna ra\u011fmen baz\u0131 maliklerin yaln\u0131zca s\u00f6zl\u00fc a\u00e7\u0131klamalara dayanarak karar verdi\u011fi g\u00f6r\u00fclmektedir.\u00a0Oysa proje ba\u015flamadan \u00f6nce yap\u0131lacak hukuki ve teknik inceleme, ileride ortaya \u00e7\u0131kabilecek milyonlarca liral\u0131k zararlar\u0131n \u00f6nlenmesine yard\u0131mc\u0131 olabilir.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">8. Gizli Metrekare Kay\u0131plar\u0131 ve Payla\u015f\u0131m Sorunlar\u0131<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde malikler taraf\u0131ndan en s\u0131k g\u00fcndeme getirilen konulardan biri yeni projede elde edilecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin b\u00fcy\u00fckl\u00fc\u011f\u00fcd\u00fcr. \u00d6zellikle son y\u0131llarda hukuk b\u00fcrolar\u0131na yap\u0131lan ba\u015fvurularda s\u0131k\u00e7a kar\u015f\u0131la\u015f\u0131lan sorulardan biri \u015fudur: \u201c<em>Yeni dairem eski dairemden daha k\u00fc\u00e7\u00fck olabilir mi?<\/em>\u201d\u00a0Bu sorunun cevab\u0131 her somut olay\u0131n \u00f6zelliklerine g\u00f6re de\u011fi\u015fmekle birlikte, yaln\u0131zca toplam metrekare rakamlar\u0131na bak\u0131larak sa\u011fl\u0131kl\u0131 bir de\u011ferlendirme yap\u0131lmas\u0131 m\u00fcmk\u00fcn de\u011fildir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">8.1. Gizli Metrekare Kayb\u0131 Nedir?<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">&#8220;<em>Gizli metrekare kayb\u0131<\/em>&#8221; uygulamada kullan\u0131lan teknik olmayan bir ifade olmakla birlikte, maliklerin bekledi\u011fi kullan\u0131m alan\u0131 ile fiilen elde etti\u011fi kullan\u0131m alan\u0131 aras\u0131ndaki fark\u0131 tan\u0131mlamak i\u00e7in kullan\u0131lmaktad\u0131r.\u00a0Baz\u0131 projelerde s\u00f6zle\u015fmede belirtilen alanlar korunmu\u015f g\u00f6r\u00fcnse bile;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ortak alanlar\u0131n artmas\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Merdiven ve asans\u00f6r bo\u015fluklar\u0131n\u0131n b\u00fcy\u00fcmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teknik hacimlerin geni\u015flemesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Otopark d\u00fczenlemeleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Yeni y\u00f6netmelik gereklilikleri,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">nedeniyle net kullan\u0131m alanlar\u0131nda de\u011fi\u015fiklikler meydana gelebilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">8.2. Net Alan ve Br\u00fct Alan Fark\u0131<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Bir ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn ekonomik de\u011ferini de\u011ferlendirirken yaln\u0131zca br\u00fct alan dikkate al\u0131nmamal\u0131d\u0131r.\u00a0\u00c7\u00fcnk\u00fc g\u00fcnl\u00fck kullan\u0131m a\u00e7\u0131s\u0131ndan esas \u00f6nemli olan unsur net kullan\u0131m alan\u0131d\u0131r. Bu nedenle proje de\u011ferlendirilirken:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Net alanlar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Br\u00fct alanlar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Ortak alan oranlar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Eklenti alanlar\u0131,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ayr\u0131 ayr\u0131 incelenmelidir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">8.3. Arsa Paylar\u0131n\u0131n \u00d6nemi<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde \u00e7o\u011fu malik mevcut dairesine odaklan\u0131rken, hukuken \u00e7o\u011fu zaman belirleyici olan unsur arsa pay\u0131d\u0131r.\u00a0\u00d6zellikle eski yap\u0131larda fiili kullan\u0131m ile tapudaki arsa paylar\u0131n\u0131n birbirinden farkl\u0131 oldu\u011fu durumlarla s\u0131k\u00e7a kar\u015f\u0131la\u015f\u0131lmaktad\u0131r.\u00a0Bu nedenle yeni projede yap\u0131lacak payla\u015f\u0131m\u0131n de\u011ferlendirilmesi s\u0131ras\u0131nda yaln\u0131zca mevcut kullan\u0131m de\u011fil, tapu kay\u0131tlar\u0131 ve arsa paylar\u0131 da dikkate al\u0131nmal\u0131d\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">8.4. Emsal Art\u0131\u015f\u0131ndan Kaynaklanan De\u011fer Art\u0131\u015f\u0131<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Baz\u0131 b\u00f6lgelerde yeni planlama kararlar\u0131 veya imar d\u00fczenlemeleri nedeniyle ilave yap\u0131la\u015fma imk\u00e2n\u0131 ortaya \u00e7\u0131kabilmektedir. Bu durum ta\u015f\u0131nmaz\u0131n ekonomik de\u011ferini \u00f6nemli \u00f6l\u00e7\u00fcde art\u0131rabilmektedir. Ancak bu de\u011fer art\u0131\u015f\u0131n\u0131n nas\u0131l payla\u015f\u0131laca\u011f\u0131 \u00e7o\u011fu zaman malikler ile y\u00fcklenici aras\u0131nda m\u00fczakere konusu olmaktad\u0131r. Bu nedenle tekliflerin de\u011ferlendirilmesi s\u0131ras\u0131nda yaln\u0131zca mevcut durum de\u011fil, proje sonunda ortaya \u00e7\u0131kacak toplam ekonomik de\u011fer de dikkate al\u0131nmal\u0131d\u0131r.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">9. Kentsel D\u00f6n\u00fc\u015f\u00fcmde Teminat ve G\u00fcvence Mekanizmalar\u0131<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde malikler \u00e7o\u011fu zaman ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm payla\u015f\u0131m\u0131na, yeni dairelerin b\u00fcy\u00fckl\u00fc\u011f\u00fcne veya teslim s\u00fcresine odaklanmaktad\u0131r. Oysa uygulamada ya\u015fanan en ciddi ma\u011fduriyetlerin \u00f6nemli bir b\u00f6l\u00fcm\u00fc, yeterli g\u00fcvence mekanizmalar\u0131n\u0131n olu\u015fturulmamas\u0131ndan kaynaklanmaktad\u0131r.\u00a0Bir binan\u0131n y\u0131k\u0131lmas\u0131ndan sonra arsa sahipleri \u00e7o\u011fu zaman mevcut ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerini kaybetmekte ve yeni yap\u0131n\u0131n tamamlanmas\u0131n\u0131 beklemek zorunda kalmaktad\u0131r. Bu nedenle y\u00fcklenicinin y\u00fck\u00fcml\u00fcl\u00fcklerini yerine getirmemesi halinde ortaya \u00e7\u0131kabilecek risklerin \u00f6nceden \u00f6ng\u00f6r\u00fclmesi gerekir. Ba\u015far\u0131l\u0131 bir kentsel d\u00f6n\u00fc\u015f\u00fcm projesinin temel unsurlar\u0131ndan biri, y\u00fcklenicinin taahh\u00fctlerini yerine getirece\u011fini g\u00fcvence alt\u0131na alan mekanizmalar\u0131n kurulmas\u0131d\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">9.1. Teminat Neden Gereklidir?<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projeleri genellikle birka\u00e7 y\u0131l s\u00fcren ve y\u00fcksek maliyetli yat\u0131r\u0131mlard\u0131r. Bu s\u00fcre\u00e7te;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ekonomik dalgalanmalar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">finansman sorunlar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">in\u015faat maliyetlerindeki art\u0131\u015flar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u015firket ortakl\u0131k yap\u0131s\u0131ndaki de\u011fi\u015fiklikler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">hukuki uyu\u015fmazl\u0131klar,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">gibi nedenlerle projeler aksayabilmektedir. Bu nedenle s\u00f6zle\u015fmenin imzalanmas\u0131 kadar, s\u00f6zle\u015fmenin uygulanmas\u0131n\u0131 sa\u011flayacak g\u00fcvence sistemlerinin olu\u015fturulmas\u0131 da \u00f6nemlidir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">9.2. Banka Teminat Mektuplar\u0131<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Uygulamada en g\u00fc\u00e7l\u00fc g\u00fcvence ara\u00e7lar\u0131ndan biri banka teminat mektubudur. <a href=\"https:\/\/www.bicakhukuk.com\/en\/ticari-hayatta-banka-teminat-mektubu-kullanimi\/\" target=\"_blank\" rel=\"noopener\">Teminat mektubu<\/a> sayesinde y\u00fcklenicinin belirli y\u00fck\u00fcml\u00fcl\u00fcklerini yerine getirmemesi halinde ortaya \u00e7\u0131kabilecek zararlar\u0131n belirli bir k\u0131sm\u0131 g\u00fcvence alt\u0131na al\u0131nabilmektedir. \u00d6zellikle b\u00fcy\u00fck \u00f6l\u00e7ekli projelerde banka teminat\u0131 al\u0131nmas\u0131 de\u011ferlendirilmelidir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">9.3. \u0130potek ve Ayni Teminatlar<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Baz\u0131 projelerde y\u00fcklenicinin sahip oldu\u011fu ta\u015f\u0131nmazlar \u00fczerinde ipotek tesis edilmesi veya ba\u015fka ayni g\u00fcvenceler sa\u011flanmas\u0131 m\u00fcmk\u00fcnd\u00fcr.\u00a0Bu t\u00fcr g\u00fcvenceler, y\u00fcklenicinin mali durumunda olumsuz geli\u015fmeler ya\u015fanmas\u0131 halinde maliklerin korunmas\u0131na katk\u0131 sa\u011flayabilir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">9.4. Cezai \u015eart D\u00fczenlemeleri<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teslim s\u00fcresine uyulmamas\u0131, eksik imalat yap\u0131lmas\u0131 veya di\u011fer s\u00f6zle\u015fmesel y\u00fck\u00fcml\u00fcl\u00fcklerin ihlal edilmesi durumunda uygulanacak yapt\u0131r\u0131mlar\u0131n a\u00e7\u0131k \u015fekilde belirlenmesi \u00f6nemlidir. Belirsiz veya uygulanabilir olmayan cezai \u015fart h\u00fck\u00fcmleri uygulamada yeterli koruma sa\u011flayamamaktad\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">9.5. Sigorta Mekanizmalar\u0131<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u0130n\u015faat faaliyetleri s\u0131ras\u0131nda meydana gelebilecek zararlar yaln\u0131zca y\u00fckleniciyi de\u011fil, arsa sahiplerini ve kom\u015fu ta\u015f\u0131nmazlar\u0131 da etkileyebilir. Bu nedenle projeye \u00f6zg\u00fc sigorta sistemlerinin olu\u015fturulmas\u0131 ve kapsamlar\u0131n\u0131n de\u011ferlendirilmesi \u00f6nem ta\u015f\u0131maktad\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">9.6. Teminat Yap\u0131s\u0131n\u0131n Projeye Uygun Belirlenmesi<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Her proje i\u00e7in ayn\u0131 g\u00fcvence sisteminin uygulanmas\u0131 m\u00fcmk\u00fcn de\u011fildir. K\u00fc\u00e7\u00fck \u00f6l\u00e7ekli bir apartman d\u00f6n\u00fc\u015f\u00fcm\u00fc ile y\u00fczlerce ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm i\u00e7eren b\u00fcy\u00fck bir proje ayn\u0131 risk profiline sahip de\u011fildir. Bu nedenle g\u00fcvence yap\u0131s\u0131 belirlenirken;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">proje b\u00fcy\u00fckl\u00fc\u011f\u00fc,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ekonomik de\u011fer,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">y\u00fcklenicinin mali g\u00fcc\u00fc,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">finansman modeli,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">in\u015faat s\u00fcresi<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">gibi fakt\u00f6rler birlikte de\u011ferlendirilmelidir.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">10. Kentsel D\u00f6n\u00fc\u015f\u00fcmden Kaynaklanan Uyu\u015fmazl\u0131klar<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projeleri \u00e7ok say\u0131da payda\u015f\u0131n yer ald\u0131\u011f\u0131 karma\u015f\u0131k s\u00fcre\u00e7lerdir. Bu nedenle uyu\u015fmazl\u0131klar\u0131n ortaya \u00e7\u0131kmas\u0131 istisna de\u011fil, \u00e7o\u011fu zaman beklenen bir durumdur. \u00d6nemli olan uyu\u015fmazl\u0131klar\u0131n ortaya \u00e7\u0131kmas\u0131n\u0131 \u00f6nlemek ve ortaya \u00e7\u0131kt\u0131\u011f\u0131nda etkin \u015fekilde y\u00f6netebilmektir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">10.1. Malikler Aras\u0131ndaki Uyu\u015fmazl\u0131klar<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Uygulamada en s\u0131k kar\u015f\u0131la\u015f\u0131lan anla\u015fmazl\u0131klardan biri malikler aras\u0131ndaki g\u00f6r\u00fc\u015f ayr\u0131l\u0131klar\u0131d\u0131r. Bu uyu\u015fmazl\u0131klar genellikle:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">y\u00fcklenici se\u00e7imi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm da\u011f\u0131l\u0131m\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">payla\u015f\u0131m oranlar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">proje \u00f6zellikleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ortak alanlar<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u00fczerinde yo\u011funla\u015fmaktad\u0131r.\u00a0\u00d6zellikle aile m\u00fclkiyetinin bulundu\u011fu ta\u015f\u0131nmazlarda s\u00fcre\u00e7 daha karma\u015f\u0131k hale gelebilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">10.2. Malik-Y\u00fcklenici Uyu\u015fmazl\u0131klar\u0131<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde en yayg\u0131n uyu\u015fmazl\u0131k t\u00fcrlerinden biri de y\u00fcklenici ile arsa sahipleri aras\u0131nda ortaya \u00e7\u0131kan anla\u015fmazl\u0131klard\u0131r. Bunlar aras\u0131nda:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">teslim gecikmeleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">eksik imalatlar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ay\u0131pl\u0131 i\u015fler,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">s\u00f6zle\u015fmeye ayk\u0131r\u0131 uygulamalar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">teknik \u015fartnameye uyulmamas\u0131<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">\u00f6n plana \u00e7\u0131kmaktad\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">10.3. Proje ve Ruhsat Kaynakl\u0131 Sorunlar<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Baz\u0131 uyu\u015fmazl\u0131klar taraflardan de\u011fil, idari veya teknik s\u00fcre\u00e7lerden kaynaklanabilmektedir. \u00d6rne\u011fin:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ruhsat al\u0131namamas\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">proje de\u011fi\u015fiklikleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">imar plan\u0131 sorunlar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">teknik onay s\u00fcre\u00e7leri,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">in\u015faat\u0131n ba\u015flamas\u0131n\u0131 veya tamamlanmas\u0131n\u0131 geciktirebilmektedir.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">10.4. Tapu ve M\u00fclkiyet Sorunlar\u0131<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Eski yap\u0131larda arsa pay\u0131 hatalar\u0131, miras problemleri, hisseli m\u00fclkiyet yap\u0131lar\u0131 veya tapu kay\u0131tlar\u0131ndaki eksiklikler d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecini zorla\u015ft\u0131rabilmektedir. Bu nedenle proje ba\u015flamadan \u00f6nce tapu ve m\u00fclkiyet durumunun ayr\u0131nt\u0131l\u0131 \u015fekilde incelenmesi \u00f6nem ta\u015f\u0131r.<\/span><\/p>\n<h4><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">10.5. Uyu\u015fmazl\u0131klar\u0131n \u00d6nlenmesi M\u00fcmk\u00fcn m\u00fcd\u00fcr?<\/span><\/h4>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Her uyu\u015fmazl\u0131\u011f\u0131n \u00f6nlenmesi m\u00fcmk\u00fcn olmasa da, uygulamada ya\u015fanan problemlerin \u00f6nemli bir b\u00f6l\u00fcm\u00fc proje ba\u015flamadan \u00f6nce yap\u0131lan do\u011fru hukuki ve teknik incelemeler sayesinde azalt\u0131labilmektedir. \u00d6zellikle;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">y\u00fcklenici ara\u015ft\u0131rmas\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">teknik inceleme,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">s\u00f6zle\u015fme denetimi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">teminat yap\u0131s\u0131n\u0131n olu\u015fturulmas\u0131<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">uyu\u015fmazl\u0131k riskini \u00f6nemli \u00f6l\u00e7\u00fcde azaltmaktad\u0131r.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">11. Kentsel D\u00f6n\u00fc\u015f\u00fcm ile Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmeleri Aras\u0131ndaki \u0130li\u015fki<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinin \u00f6nemli bir b\u00f6l\u00fcm\u00fc, uygulamada &#8220;<em>kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat modeli<\/em>&#8221; olarak bilinen y\u00f6ntemle ger\u00e7ekle\u015ftirilmektedir.\u00a0Bu modelde arsa sahipleri, ta\u015f\u0131nmazlar\u0131n\u0131n belirli bir k\u0131sm\u0131n\u0131 y\u00fckleniciye devretmeyi; y\u00fcklenici ise yeni yap\u0131y\u0131 in\u015fa ederek belirlenen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri arsa sahiplerine teslim etmeyi \u00fcstlenmektedir.\u00a0Ancak <a href=\"https:\/\/www.bicakhukuk.com\/en\/kat-karsiligi-insaat-sozlesmesi\/\" target=\"_blank\" rel=\"noopener\">kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri<\/a> ba\u015fl\u0131 ba\u015f\u0131na kapsaml\u0131 ve teknik bir hukuk alan\u0131 olu\u015fturmaktad\u0131r. Bu nedenle;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">s\u00f6zle\u015fmenin haz\u0131rlanmas\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">payla\u015f\u0131m oranlar\u0131n\u0131n belirlenmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm tahsisleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">teslim s\u00fcreleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">cezai \u015fartlar,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">fesih h\u00fck\u00fcmleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">y\u00fcklenicinin sorumlulu\u011fu<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">gibi konular bu makalenin kapsam\u0131n\u0131 a\u015fmaktad\u0131r. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinin hukuki yap\u0131s\u0131 ve uygulamada dikkat edilmesi gereken hususlar hakk\u0131nda ayr\u0131nt\u0131l\u0131 bilgi i\u00e7in B\u0131\u00e7ak Hukuk B\u00fcrosu taraf\u0131ndan haz\u0131rlanan <strong>&#8220;<a href=\"https:\/\/www.bicakhukuk.com\/en\/kat-karsiligi-insaat-sozlesmesi\/\">Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi<\/a>&#8220;<\/strong> ba\u015fl\u0131kl\u0131 rehberin ayr\u0131ca incelenmesi tavsiye edilmektedir.\u00a0Bu iki konu birbirini tamamlamakta olup, kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcreci \u00e7o\u011fu zaman kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi ile somutla\u015fmaktad\u0131r.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">12. Kentsel D\u00f6n\u00fc\u015f\u00fcmde Hukuki ve Teknik Dan\u0131\u015fmanl\u0131\u011f\u0131n \u00d6nemi<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm projeleri yaln\u0131zca bir in\u015faat faaliyeti de\u011fildir. S\u00fcre\u00e7;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">m\u00fclkiyet hukuku,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">s\u00f6zle\u015fmeler hukuku,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">imar hukuku,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">idare hukuku,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">vergi hukuku,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">miras hukuku<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">gibi bir\u00e7ok hukuk alan\u0131n\u0131 ilgilendirebilmektedir.\u00a0Ayn\u0131 zamanda mimarl\u0131k, \u015fehir planlama, in\u015faat m\u00fchendisli\u011fi ve de\u011ferleme uzmanl\u0131\u011f\u0131 gibi teknik disiplinlerin de s\u00fcrece katk\u0131 sa\u011flamas\u0131 gerekmektedir.\u00a0Bu nedenle b\u00fcy\u00fck ekonomik de\u011fere sahip d\u00f6n\u00fc\u015f\u00fcm projelerinde yaln\u0131zca s\u00f6zle\u015fme imzalamaya odaklan\u0131lmas\u0131 yeterli de\u011fildir. Ba\u015far\u0131l\u0131 bir d\u00f6n\u00fc\u015f\u00fcm s\u00fcreci i\u00e7in:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">hukuki inceleme,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">teknik inceleme,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">mali analiz,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">risk de\u011ferlendirmesi<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">birlikte y\u00fcr\u00fct\u00fclmelidir.\u00a0\u00d6zellikle y\u00fcklenici taraf\u0131ndan haz\u0131rlanan tekliflerin ve s\u00f6zle\u015fme taslaklar\u0131n\u0131n ba\u011f\u0131ms\u0131z uzmanlar taraf\u0131ndan de\u011ferlendirilmesi, ileride ortaya \u00e7\u0131kabilecek hak kay\u0131plar\u0131n\u0131n \u00f6nlenmesine \u00f6nemli katk\u0131 sa\u011flayabilmektedir.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">13. Kentsel D\u00f6n\u00fc\u015f\u00fcm Hizmetlerimiz<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">B\u0131\u00e7ak Hukuk B\u00fcrosu, kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde arsa sahiplerine, kat maliklerine, yat\u0131r\u0131mc\u0131lara ve y\u00fcklenicilere y\u00f6nelik kapsaml\u0131 hukuki dan\u0131\u015fmanl\u0131k hizmetleri sunmaktad\u0131r. Hizmetlerimiz aras\u0131nda \u00f6zellikle:<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Riskli yap\u0131 s\u00fcrecinin hukuki de\u011ferlendirilmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Malik temsilcili\u011fi ve m\u00fczakere deste\u011fi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Y\u00fcklenici firma incelemeleri ve hukuki durum ara\u015ft\u0131rmalar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teklif ve proje de\u011ferlendirmeleri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">S\u00f6zle\u015fme inceleme ve revizyon \u00e7al\u0131\u015fmalar\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Teminat yap\u0131lar\u0131n\u0131n olu\u015fturulmas\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm uyu\u015fmazl\u0131klar\u0131n\u0131n y\u00f6netimi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Dava ve tahkim s\u00fcre\u00e7leri,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Yerli ve yabanc\u0131 yat\u0131r\u0131mc\u0131lar i\u00e7in gayrimenkul ve proje dan\u0131\u015fmanl\u0131\u011f\u0131<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">yer almaktad\u0131r. Her kentsel d\u00f6n\u00fc\u015f\u00fcm projesi kendi \u00f6zelliklerine sahip oldu\u011fundan, standart \u00e7\u00f6z\u00fcmler yerine proje bazl\u0131 de\u011ferlendirme yap\u0131lmas\u0131 ve hukuki risklerin somut olay \u00f6zelinde analiz edilmesi \u00f6nem ta\u015f\u0131maktad\u0131r.<\/span><\/p>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">14. S\u0131k\u00e7a Sorulan Sorular (SSS)<\/span><\/h3>\n<ul>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Riskli yap\u0131 karar\u0131 nedir?<\/strong>\u00a0Riskli yap\u0131 karar\u0131, bir yap\u0131n\u0131n bilimsel ve teknik verilere g\u00f6re y\u0131k\u0131lma veya a\u011f\u0131r hasar g\u00f6rme riski ta\u015f\u0131d\u0131\u011f\u0131n\u0131n tespit edilmesi sonucunda verilen idari nitelikteki karard\u0131r. Bu karar\u0131n kesinle\u015fmesiyle birlikte kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcreci ba\u015flar.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Riskli yap\u0131 karar\u0131na itiraz edilebilir mi? <\/strong>Evet. Mevzuatta \u00f6ng\u00f6r\u00fclen s\u00fcre ve usuller \u00e7er\u00e7evesinde riskli yap\u0131 tespitine kar\u015f\u0131 itiraz edilmesi m\u00fcmk\u00fcnd\u00fcr. Ancak itiraz s\u00fcresinin ka\u00e7\u0131r\u0131lmas\u0131 halinde karar kesinle\u015febilir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Riskli yap\u0131 ilan edilen binada oturmaya devam edebilir miyim? <\/strong>Riskli yap\u0131 karar\u0131n\u0131n kesinle\u015fmesinden sonra yap\u0131 tahliye edilmelidir. Tahliye y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcne uyulmamas\u0131 idari yapt\u0131r\u0131mlara ve zorla tahliye i\u015flemlerine yol a\u00e7abilir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Kirac\u0131lar\u0131n kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecindeki haklar\u0131 nelerdir? <\/strong>Kirac\u0131lar belirli ko\u015fullar alt\u0131nda mevzuatta \u00f6ng\u00f6r\u00fclen desteklerden yararlanabilirler. Ancak riskli yap\u0131 karar\u0131n\u0131n kesinle\u015fmesi halinde yap\u0131y\u0131 kullanmaya devam etme hakk\u0131na sahip de\u011fildirler.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Kentsel d\u00f6n\u00fc\u015f\u00fcmde herkesin onay\u0131 gerekir mi? <\/strong>Hay\u0131r. Mevzuatta \u00f6ng\u00f6r\u00fclen karar nisaplar\u0131 \u00e7er\u00e7evesinde belirli \u00e7o\u011funluklarla karar al\u0131nabilmektedir. Ancak al\u0131nan kararlar\u0131n hukuka uygun olmas\u0131 gerekir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Karara kat\u0131lmayan maliklerin haklar\u0131 nelerdir?<\/strong> Karara kat\u0131lmayan maliklerin de hukuken korunmas\u0131 gerekir. Somut olay\u0131n \u00f6zelliklerine g\u00f6re idari ve yarg\u0131sal ba\u015fvuru yollar\u0131 g\u00fcndeme gelebilir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>M\u00fcteahhit se\u00e7iminde nelere dikkat edilmelidir?<\/strong> Yaln\u0131zca teklif edilen daire say\u0131s\u0131na de\u011fil; mali g\u00fcce, ge\u00e7mi\u015f projelere, teknik kapasiteye, devam eden davalara, referanslara, de dikkat edilmelidir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Y\u00fcklenicinin mali durumunu nas\u0131l ara\u015ft\u0131rabilirim? <\/strong>Ticaret sicili kay\u0131tlar\u0131, kamuya a\u00e7\u0131k \u015firket bilgileri, ge\u00e7mi\u015f projeler, devam eden icra takipleri ve dava kay\u0131tlar\u0131 gibi bir\u00e7ok veri kayna\u011f\u0131 kullan\u0131labilir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Yeni dairem eski dairemden daha k\u00fc\u00e7\u00fck olabilir mi?<\/strong> Baz\u0131 durumlarda net kullan\u0131m alanlar\u0131 de\u011fi\u015febilir. Bu nedenle yaln\u0131zca toplam metrekare de\u011fil, net alan, ortak alanlar ve eklentiler de incelenmelidir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Net alan ile br\u00fct alan aras\u0131ndaki fark nedir? <\/strong>Net alan fiilen kullan\u0131labilen alan\u0131 ifade ederken, br\u00fct alan ortak alanlardan gelen paylar\u0131 da i\u00e7erebilmektedir. Bu nedenle ayn\u0131 br\u00fct alana sahip iki daire farkl\u0131 kullan\u0131m alanlar\u0131na sahip olabilir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Gizli metrekare kayb\u0131 nedir? <\/strong>Bu ifade genellikle malikin bekledi\u011fi kullan\u0131m alan\u0131 ile fiilen elde etti\u011fi kullan\u0131m alan\u0131 aras\u0131ndaki fark\u0131 tan\u0131mlamak i\u00e7in kullan\u0131lmaktad\u0131r.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Otopark hakk\u0131 s\u00f6zle\u015fmede ayr\u0131ca d\u00fczenlenmeli midir? <\/strong>Evet. Otopark tahsisi, kullan\u0131m \u015fekli ve ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerle ili\u015fkisi m\u00fcmk\u00fcn oldu\u011funca a\u00e7\u0131k \u015fekilde d\u00fczenlenmelidir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>M\u00fcteahhit iflas ederse ne olur? <\/strong>Bu durumda projenin tamamlanmas\u0131 zorla\u015fabilir ve ciddi uyu\u015fmazl\u0131klar ortaya \u00e7\u0131kabilir. Bu nedenle proje ba\u015f\u0131nda g\u00fcvence mekanizmalar\u0131n\u0131n olu\u015fturulmas\u0131 \u00f6nemlidir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Banka teminat mektubu al\u0131nabilir mi? <\/strong>Projenin niteli\u011fine g\u00f6re banka teminat mektubu veya benzeri g\u00fcvence sistemleri olu\u015fturulabilir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Teminat istemek y\u00fckleniciye g\u00fcvensizlik g\u00f6stergesi midir? <\/strong>Hay\u0131r. B\u00fcy\u00fck ekonomik de\u011fere sahip projelerde teminat mekanizmalar\u0131 ola\u011fan ve profesyonel uygulamalar aras\u0131nda kabul edilmektedir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>\u0130n\u015faat gecikirse ne olur? <\/strong>S\u00f6zle\u015fmede yer alan d\u00fczenlemelere ba\u011fl\u0131 olarak gecikme nedeniyle \u00e7e\u015fitli hukuki haklar ve talepler g\u00fcndeme gelebilir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>\u0130n\u015faat kalitesinin d\u00fc\u015f\u00fck olmas\u0131 halinde ne yap\u0131labilir? <\/strong>Ay\u0131pl\u0131 veya eksik imalatlar bak\u0131m\u0131ndan hukuki ba\u015fvuru yollar\u0131 bulunmaktad\u0131r. Ancak teknik \u015fartnamenin ayr\u0131nt\u0131l\u0131 haz\u0131rlanm\u0131\u015f olmas\u0131 b\u00fcy\u00fck \u00f6nem ta\u015f\u0131r.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Emsal art\u0131\u015f\u0131ndan do\u011fan kazan\u00e7 nas\u0131l payla\u015f\u0131l\u0131r? <\/strong>Bu konu taraflar aras\u0131ndaki m\u00fczakerelere ve proje \u00f6zelindeki ko\u015fullara g\u00f6re de\u011fi\u015fmektedir. Her proje kendi \u00f6zellikleri \u00e7er\u00e7evesinde de\u011ferlendirilmelidir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Arsa paylar\u0131 neden \u00f6nemlidir?<\/strong> Kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde payla\u015f\u0131m ve m\u00fclkiyet ili\u015fkilerinin de\u011ferlendirilmesinde arsa paylar\u0131 \u00e7o\u011fu zaman belirleyici rol oynar.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinde avukat deste\u011fi almak zorunlu mudur? <\/strong>Zorunlu de\u011fildir. Ancak y\u00fcksek ekonomik de\u011fer ta\u015f\u0131yan projelerde profesyonel hukuki dan\u0131\u015fmanl\u0131k al\u0131nmas\u0131 hak kay\u0131plar\u0131n\u0131n \u00f6nlenmesine \u00f6nemli katk\u0131 sa\u011flayabilir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>S\u00f6zle\u015fmeyi imzalamadan \u00f6nce hukuki inceleme yapt\u0131rmak gerekli midir? <\/strong>Uygulamada ortaya \u00e7\u0131kan uyu\u015fmazl\u0131klar\u0131n \u00f6nemli bir b\u00f6l\u00fcm\u00fc s\u00f6zle\u015fme a\u015famas\u0131nda yap\u0131lan hatalardan kaynaklanmaktad\u0131r. Bu nedenle s\u00f6zle\u015fmenin imzalanmadan \u00f6nce incelenmesi tavsiye edilmektedir.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Y\u00fcklenicinin sundu\u011fu ilk teklif hemen kabul edilmeli midir? <\/strong>Hay\u0131r. Teklifin hukuki, teknik ve ekonomik y\u00f6nlerden de\u011ferlendirilmesi ve gerekirse alternatif teklifler al\u0131nmas\u0131 daha sa\u011fl\u0131kl\u0131 olacakt\u0131r.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinde teknik uzman deste\u011fi gerekli midir? <\/strong>Bir\u00e7ok projede mimar, in\u015faat m\u00fchendisi, harita m\u00fchendisi ve de\u011ferleme uzmanlar\u0131n\u0131n g\u00f6r\u00fc\u015fleri \u00f6nemli katk\u0131 sa\u011flamaktad\u0131r.<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\"><strong>Kentsel d\u00f6n\u00fc\u015f\u00fcm projesi ba\u015flamadan \u00f6nce hangi belgeler incelenmelidir?<\/strong> Tapu kay\u0131tlar\u0131, mimari projeler, teknik \u015fartnameler, payla\u015f\u0131m tablolar\u0131, y\u00fcklenici bilgileri ve s\u00f6zle\u015fme taslaklar\u0131 dikkatle de\u011ferlendirilmelidir.<\/span><\/li>\n<\/ul>\n<h3><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Sonu\u00e7<\/span><\/h3>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Kentsel d\u00f6n\u00fc\u015f\u00fcm, yaln\u0131zca eski bir binan\u0131n y\u0131k\u0131larak yerine yenisinin yap\u0131lmas\u0131ndan ibaret de\u011fildir. S\u00fcre\u00e7; m\u00fclkiyet haklar\u0131n\u0131n korunmas\u0131n\u0131, ekonomik de\u011ferlerin do\u011fru y\u00f6netilmesini, teknik risklerin de\u011ferlendirilmesini ve \u00e7ok say\u0131da hukuki ili\u015fkinin e\u015f zamanl\u0131 olarak y\u00fcr\u00fct\u00fclmesini gerektiren karma\u015f\u0131k bir d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecidir.<\/span><\/p>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">Uygulamada ya\u015fanan uyu\u015fmazl\u0131klar\u0131n \u00f6nemli bir b\u00f6l\u00fcm\u00fc, riskli yap\u0131 karar\u0131ndan de\u011fil; y\u00fcklenici se\u00e7imi, payla\u015f\u0131m modeli, s\u00f6zle\u015fme h\u00fck\u00fcmleri, teminat eksiklikleri ve yetersiz proje de\u011ferlendirmelerinden kaynaklanmaktad\u0131r. Bu nedenle kentsel d\u00f6n\u00fc\u015f\u00fcm projelerinde yaln\u0131zca in\u015fa edilecek yeni yap\u0131ya odaklanmak yeterli de\u011fildir. Maliklerin, proje ba\u015flamadan \u00f6nce haklar\u0131n\u0131 ve risklerini ayr\u0131nt\u0131l\u0131 \u015fekilde de\u011ferlendirmeleri gerekir. \u00d6zellikle y\u00fcksek ekonomik de\u011fere sahip ta\u015f\u0131nmazlarda;<\/span><\/p>\n<ul data-spread=\"false\">\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">y\u00fcklenici firman\u0131n ara\u015ft\u0131r\u0131lmas\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">teknik ve mali analiz yap\u0131lmas\u0131,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm payla\u015f\u0131m\u0131n\u0131n incelenmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">s\u00f6zle\u015fmelerin g\u00f6zden ge\u00e7irilmesi,<\/span><\/li>\n<li><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">g\u00fcvence mekanizmalar\u0131n\u0131n olu\u015fturulmas\u0131,<\/span><\/li>\n<\/ul>\n<p class=\"isSelectedEnd\"><span style=\"font-family: 'times new roman', times, serif; font-size: 14pt;\">ileride ortaya \u00e7\u0131kabilecek \u00f6nemli kay\u0131plar\u0131n \u00f6nlenmesine yard\u0131mc\u0131 olabilir. Kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcreciyle ilgili hukuki dan\u0131\u015fmanl\u0131k, s\u00f6zle\u015fme incelemesi, y\u00fcklenici de\u011ferlendirmesi, m\u00fczakere deste\u011fi veya uyu\u015fmazl\u0131k y\u00f6netimi konular\u0131nda destek almak isteyen arsa sahipleri, kat malikleri, yat\u0131r\u0131mc\u0131lar ve proje geli\u015ftiriciler, B\u0131\u00e7ak Hukuk B\u00fcrosu ile <a href=\"https:\/\/www.bicakhukuk.com\/iletisim\/ana-ofisimiz\/\" target=\"_blank\" rel=\"noopener\">ileti\u015fime<\/a> ge\u00e7erek somut durumlar\u0131na uygun profesyonel hukuki destek alabilirler.<\/span><\/p>\n<p style=\"text-align: justify;\">\n","protected":false},"excerpt":{"rendered":"<p>1. Giri\u015f T\u00fcrkiye, deprem riski y\u00fcksek \u00fclkeler aras\u0131nda yer almakta olup, \u00f6zellikle b\u00fcy\u00fck \u015fehirlerde bulunan eski yap\u0131 stokunun g\u00fcvenli hale getirilmesi uzun y\u0131llard\u0131r kamu otoritelerinin \u00f6ncelikli g\u00fcndem maddelerinden biri olmu\u015ftur. Bu ihtiya\u00e7 do\u011frultusunda y\u00fcr\u00fcrl\u00fc\u011fe konulan kentsel d\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131, yaln\u0131zca fiziksel yap\u0131lar\u0131n yenilenmesini de\u011fil, ayn\u0131 zamanda can ve mal g\u00fcvenli\u011finin art\u0131r\u0131lmas\u0131n\u0131, \u015fehirlerin afetlere kar\u015f\u0131 diren\u00e7li hale [&hellip;]<\/p>\n","protected":false},"author":27,"featured_media":31553,"comment_status":"open","ping_status":"open","sticky":false,"template":"page-fullwidth.php","format":"standard","meta":{"rs_blank_template":"","rs_page_bg_color":"","slide_template_v7":"","footnotes":""},"categories":[739,793],"tags":[30322,30323,9999,30255,30260,30270,30335,30324,9032,30333,19018,30311,4934,9138,4953,30344,30334,30331,4943,4944,4951,19284,4931,30274,4947,30342,30336,4941,4949,4938,9351,30327,30318,4955,30266,30267,4954,30265,4959,30258,4957,4960,30339,4958,10030,4936,4961,30328,30341,30330,18190,30264,30340,30332,30337,30319,30321,30320,4932,4948,30338,4946,4937,4942,4952,30325,4945,10007,10002,30345,4950,4940,4956,30326,4939,4935,4933,30343,30329],"class_list":["post-26027","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-gorusler-dusunceler","category-gorusler","tag-6306-sayili-kanun","tag-afet-riski-altindaki-alanlarin-donusturulmesi","tag-arsa-payi","tag-arsa-payi-karsiligi-insaat-sozlesmesi","tag-arsa-sahibi-haklari","tag-bagimsiz-bolum-paylasimi","tag-banka-teminat-mektubu","tag-bina-yikimi","tag-bicak-hukuk-burosu","tag-brut-alan","tag-due-diligence","tag-emsal-artisi","tag-eski-yapilarin-yenilenmesi-avukat","tag-gayrimenkul-hukuku","tag-gayrimenkul-hukuku-avukat","tag-gayrimenkul-yatirim-danismanligi","tag-gecikme-tazminati","tag-gizli-metrekare-kaybi","tag-hak-sahiplerinin-haklari-avukat","tag-hukuki-danismanlik-avukat","tag-imar-barisi-avukat","tag-imar-hukuku","tag-imar-plani-degisikligi-avukat","tag-insaat-hukuku","tag-insaat-hukuku-avukat","tag-insaat-sozlesmesi-incelemesi","tag-insaat-teminatlari","tag-iskan-belgesi-avukat","tag-kamu-ihaleleri-avukat","tag-kamulastirma-avukat","tag-kat-karsiligi-insaat-sozlesmesi","tag-kat-malikleri","tag-kentsel-donusum","tag-kentsel-donusum-avukat","tag-kentsel-donusum-avukati","tag-kentsel-donusum-danismanligi","tag-kentsel-donusum-hukuk-burosu","tag-kentsel-donusum-hukuku","tag-kentsel-donusum-mevzua","tag-kentsel-donusum-sozlesmesi","tag-kentsel-donusum-uygulamalari","tag-kentsel-donusum-uyusmazliklar","tag-kentsel-donusum-uyusmazliklari","tag-kentsel-planlama-avukat","tag-kira-yardimi","tag-kira-yardimi-avukat","tag-mahkeme-kararlari-kentsel-donusum","tag-malik-haklari","tag-malik-uyusmazliklari","tag-metrekare-kaybi","tag-mulkiyet-hakki","tag-muteahhit-secimi","tag-muteahhit-uyusmazliklari","tag-net-alan","tag-proje-gelistirme","tag-riskli-yapi","tag-riskli-yapi-karari","tag-riskli-yapi-tespiti","tag-riskli-yapi-tespiti-avukat","tag-sozlesme-duzenlemeleri-avukat","tag-tapu-islemleri","tag-tapu-islemleri-avukat","tag-tasinmaz-degerlemesi-avukat","tag-tasinmaz-devri-avukat","tag-tasinmaz-hukuku-avukat","tag-tasinmazin-yikilip-yeniden-yapilmasi","tag-tazminat-talepleri-avukat","tag-teknik-sartname","tag-teslim-suresi","tag-turkiye-kentsel-donusum-hukuku","tag-vergi-ve-harclar-avukat","tag-yapi-ruhsati-avukat","tag-yargi-kararlari-isiginda-kentsel-donusum","tag-yeniden-insa-sureci","tag-yeniden-insa-sureci-avukat","tag-yeniden-yapi-yapma-avukat","tag-yikim-izni-avukat","tag-yuklenici-arastirmasi","tag-yuklenici-firma"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.1 (Yoast SEO v27.8) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Kentsel D\u00f6n\u00fc\u015f\u00fcm: Ta\u015f\u0131nmaz\u0131n Y\u0131k\u0131l\u0131p Yenisinin Yap\u0131lmas\u0131 | B\u0131\u00e7ak<\/title>\n<meta name=\"description\" content=\"Kentsel d\u00f6n\u00fc\u015f\u00fcm ta\u015f\u0131nmaz\u0131n y\u0131k\u0131l\u0131p yerine yenisi yap\u0131lmas\u0131 avukat hukuk b\u00fcrosu Riskli bina yap\u0131 oy \u00e7o\u011funlu\u011fu arsa pay sahibi malik uyu\u015fmazl\u0131k\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.bicakhukuk.com\/en\/kentsel-donusum-tasinmazin-yikilip-yenisinin-yapilmasi\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Kentsel D\u00f6n\u00fc\u015f\u00fcm: Ta\u015f\u0131nmaz\u0131n Y\u0131k\u0131l\u0131p Yenisinin Yap\u0131lmas\u0131 %\" \/>\n<meta property=\"og:description\" content=\"1. Giri\u015f T\u00fcrkiye, deprem riski y\u00fcksek \u00fclkeler aras\u0131nda yer almakta olup, \u00f6zellikle b\u00fcy\u00fck \u015fehirlerde bulunan eski yap\u0131 stokunun g\u00fcvenli hale getirilmesi\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.bicakhukuk.com\/en\/kentsel-donusum-tasinmazin-yikilip-yenisinin-yapilmasi\/\" \/>\n<meta property=\"og:site_name\" content=\"B\u0131\u00e7ak Hukuk\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/bicakhukuk\" \/>\n<meta property=\"article:published_time\" content=\"2023-05-25T09:53:41+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2026-06-08T16:00:47+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/www.bicakhukuk.com\/wp-content\/uploads\/2023\/05\/Kentsel-Donusum-Hukuki-Surecler.png\" \/>\n\t<meta property=\"og:image:width\" content=\"1672\" \/>\n\t<meta property=\"og:image:height\" content=\"941\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/png\" 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