{"id":594,"date":"2021-11-13T17:22:08","date_gmt":"2021-11-13T17:22:08","guid":{"rendered":"http:\/\/www.avberkayakdag.com\/?p=594"},"modified":"2024-03-08T15:18:57","modified_gmt":"2024-03-08T15:18:57","slug":"aidatlarini-odemeyen-kat-malikine-karsi-kat-maliklerinin-hukuki-imkanlari","status":"publish","type":"post","link":"http:\/\/www.avberkayakdag.com\/?p=594","title":{"rendered":"Aidatlar\u0131n\u0131 \u00d6demeyen Kat Malikine Kar\u015f\u0131 Y\u00f6netici Olmayan Kat Maliklerinin Hukuki \u0130mkanlar\u0131"},"content":{"rendered":"\n

Giri\u015f<\/strong><\/h3>\n\n\n\n


<\/strong>\u00dclkemizin kentle\u015fme oran\u0131 %92\u2019e kadar ula\u015ft\u0131\u011f\u0131 bu g\u00fcnlerde kat m\u00fclkiyetine tabi apartmanlarda, site veya toplu yap\u0131larda ya\u015famak b\u00fcy\u00fck\u015fehirlerin ka\u00e7\u0131n\u0131lmaz\u0131 haline gelmi\u015ftir. Bu ya\u015fam \u015fekli son 30-40 y\u0131la kadar sadece birka\u00e7 \u015fehrin birka\u00e7 semtinde h\u00fck\u00fcm s\u00fcrmekteyken bug\u00fcn \u00fclke genelinde bir ya\u015fam \u015fekline d\u00f6n\u00fc\u015fm\u00fc\u015ft\u00fcr. Bu yap\u0131la\u015fman\u0131n mimari etkisi bizim konumuz de\u011fil ancak bu konuda ge\u00e7ti\u011fimiz g\u00fcnlerde konferansta bir mimar\u0131n akl\u0131mda kalan s\u00f6zlerine de\u011finerek ge\u00e7mek istemekteyim. \u201c\u015eehirler de do\u011far b\u00fcy\u00fcr ve \u00f6l\u00fcrler\u201d . Ya\u015fad\u0131\u011f\u0131n\u0131z \u015fehrin hangi a\u015famada oldu\u011funu var\u0131n siz d\u00fc\u015f\u00fcn\u00fcn.<\/p>\n\n\n\n


Kentle\u015fme ile insanlar\u0131n toplu olarak bir arada ya\u015famalar\u0131 mecburiyeti ard\u0131ndan bir\u00e7ok hukuki sorunun ortaya \u00e7\u0131kt\u0131\u011f\u0131 a\u015fikard\u0131r. Bug\u00fcn de\u011finece\u011fimiz husus apartman veya sitenizde aidat ve giderleri \u00f6demeyen kat maliki veya kirac\u0131ya kar\u015f\u0131 sizin ne yapabilece\u011finize ili\u015fkindir.<\/p>\n\n\n\n

Y\u00f6netici Olmayan Kat Maliki \u00d6denmeyen Gider ve Avans Paylar\u0131 \u0130\u00e7in Ne Yapabilir?<\/strong><\/h3>\n\n\n\n


Kat m\u00fclkiyeti Kanunu’na g\u00f6re sekiz ya da daha fazla ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc olan yap\u0131larda y\u00f6netici atanmas\u0131 zorunludur. Kanunun 34.maddesine g\u00f6re kat malikleri kurulu tek bir y\u00f6netici atayabilece\u011fi gibi \u00fc\u00e7 ki\u015filik bir kurul da atayabilir. S\u00f6z konusu s\u0131n\u0131r\u0131n alt\u0131nda oldu\u011fundan veya ba\u015fkaca sebeplerle y\u00f6netici olamamas\u0131 halinde herhangi bir kat malikinin gider ve avans pay\u0131n\u0131 kat malikine kar\u015f\u0131 hukuken ba\u015fvurabilece\u011fi yollar\u0131 inceleyece\u011fiz.<\/p>\n\n\n\n


Kat m\u00fclkiyetine tabi bir yap\u0131da yada toplu yap\u0131da ister y\u00f6netici olun ister olmas\u0131n herhangi bir kat malikinin aidat ve giderleri \u00f6demeyen kat malikine kar\u015f\u0131 dava a\u00e7ma icra takibi yetkisi vard\u0131r. Bu yetki bizzat KMK 29\/2 maddesi ile tan\u0131nm\u0131\u015ft\u0131r.
Kat M\u00fclkiyeti Kanunu\u2019nun 29\/2 maddesi:
\u201cGider veya avans pay\u0131n\u0131 \u00f6demeyen kat maliki hakk\u0131nda, di\u011fer kat maliklerinden her biri veya y\u00f6netici taraf\u0131ndan, y\u00f6netim plan\u0131na, bu Kanuna ve genel h\u00fck\u00fcmlere g\u00f6re dava a\u00e7\u0131labilir, icra takibi yap\u0131labilir. \u201c<\/em><\/p>\n\n\n\n


Y\u00f6neticinin aidat gider ve avans pay\u0131n\u0131 \u00f6demeyen kat malikine kar\u015f\u0131 dava ve icra takibi yapabilece\u011fi bilinen ve s\u0131kl\u0131kla uygulanan bir y\u00f6ntemken y\u00f6netici olmayan kat maliklerinin bu hukuki y\u00f6ntemlere ba\u015fvurma imkanlar\u0131 uygulamada \u00e7ok bilinmemekte ve de uygulanmamaktad\u0131r. \u00d6zellikle site veya binada y\u00f6netici olmamas\u0131 veya y\u00f6neticinin di\u011fer kat malikleri aras\u0131nda akrabal\u0131k veya ba\u015fkaca ba\u011flar olmas\u0131 durumunda ve ba\u015fkaca sebeplerle \u00f6denmeyen gider ve avans paylar\u0131n\u0131n tahsili i\u00e7in hukuki yollara ba\u015fvurmas\u0131 durumunda kar\u015f\u0131m\u0131za \u00e7\u0131kabilecek bir durumdur. Bu durum i\u00e7inde kanun koyucu y\u00f6netici olmayan kat malikine de \u00e7ok kuvvetli bir yetki vermi\u015ftir. A\u015fa\u011f\u0131da ki imkanlarda dikkat edilecek husus kazan\u0131m\u0131n di\u011fer kat malikleri lehine olaca\u011f\u0131d\u0131r.<\/p>\n\n\n\n

Gider ve avans pay\u0131 nedir? <\/strong><\/h3>\n\n\n\n


Gider ve avans pay\u0131 ana gayrimenkul\u00fcn ortak giderlerini ve bunun payla\u015f\u0131m\u0131n\u0131 ifade eder. Kanunda gider veya avans pay\u0131 olarak ifade edilen bu husus halk aras\u0131nda aidat olarak bilinmektedir. S\u00f6z konusu bu aidat kanunda da a\u00e7\u0131k\u00e7a ifade edildi\u011fi \u00fczere ana ta\u015f\u0131nmaz\u0131n ortak giderleri i\u00e7in genellikle ayl\u0131k olarak kat malikleri, kirac\u0131lar yahut oturma hakk\u0131 sahibi olanlar taraf\u0131ndan \u00f6denir.<\/p>\n\n\n\n


Kmk 20. maddesinde hangi giderlerden kimlerin ne oranda sorumlu olacaklar\u0131 aksinin taraflarca kararla\u015ft\u0131r\u0131lmamas\u0131 durumunda kanunca belirlenmi\u015ftir. Buna g\u00f6re kat malikleri;<\/p>\n\n\n\n

    \n
  • Kap\u0131c\u0131, kaloriferci, bah\u00e7\u0131van ve bek\u00e7i giderlerine ve bunlar i\u00e7in toplanacak avansa e\u015fit olarak<\/strong>;<\/li>\n\n\n\n
  • Ana gayrimenkul\u00fcn sigorta primlerine ve b\u00fct\u00fcn ortak yerlerin bak\u0131m, koruma, g\u00fc\u00e7lendirme ve onar\u0131m giderleri ile y\u00f6netici ayl\u0131\u011f\u0131 gibi di\u011fer giderlere ve ortak tesislerin i\u015fletme giderlerine ve giderler i\u00e7in toplanacak avansa kendi arsa pay\u0131 oran\u0131nda<\/strong>; kat\u0131lmakla y\u00fck\u00fcml\u00fcd\u00fcr.<\/li>\n<\/ul>\n\n\n\n


    G\u00f6r\u00fcld\u00fc\u011f\u00fc \u00fczere kanun koyucu giderleri iki t\u00fcre ay\u0131rm\u0131\u015f olup kat malikleri bir k\u0131s\u0131m giderlerden e\u015fit olarak sorumlu iken di\u011fer k\u0131s\u0131m giderler i\u00e7inde arsa pay\u0131 oran\u0131nda sorumluluklar\u0131 vard\u0131r. Bu kapsamda kanunun gider tabirinden m\u00fc\u015fterek yap\u0131n\u0131n ortak giderleri anla\u015f\u0131lmal\u0131d\u0131r.
    Ayr\u0131ca Kanunun belirtmi\u015f oldu\u011fu bir di\u011fer hususta kat malikleri ortak yer veya tesisler \u00fczerindeki kullanma hakk\u0131ndan vazge\u00e7mek veya kendi ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn\u00fcn durumu dolay\u0131s\u0131yla bunlardan faydalanmaya l\u00fczum ve ihtiya\u00e7 bulunmad\u0131\u011f\u0131n\u0131 ileri s\u00fcrmek suretiyle bu gider ve avans pay\u0131n\u0131 \u00f6demekten ka\u00e7\u0131namayaca\u011f\u0131d\u0131r.<\/p>\n\n\n\n

    Dava Yolu<\/strong><\/h3>\n\n\n\n

    Bor\u00e7lu olan kat malikine kar\u015f\u0131 genel h\u00fck\u00fcmler uyar\u0131nca alacak davas\u0131 a\u00e7\u0131labilir. S\u00f6z konusu davan\u0131n kazan\u0131lmas\u0131 i\u00e7in ispat \u00e7ok \u00f6nemlidir. Davan\u0131n ispat\u0131 ard\u0131ndan davan\u0131n kabul\u00fcne karar verilirse bor\u00e7lu h\u00fck\u00fcmde verilen borcu \u00f6demek durumundad\u0131r. E\u011fer buna ra\u011fmen \u00f6deme yap\u0131lmazsa ilaml\u0131 takip yoluna ba\u015fvurularak alaca\u011f\u0131n tahsilat\u0131 sa\u011flanabilir.
    Kat m\u00fclkiyetinden kaynaklanan uyu\u015fmazl\u0131klarda g\u00f6revli mahkeme Sulh Hukuk mahkemeleri olup yetkili mahkeme ise ana ta\u015f\u0131nmaz\u0131n bulundu\u011fu yer mahkemesidir.<\/p>\n\n\n\n

    \u0130cra Takibi<\/strong><\/h3>\n\n\n\n


    KMK’n\u0131n kat malikine vermi\u015f oldu\u011fu yetki uyar\u0131nca di\u011fer kat maliklerinin \u00f6dememi\u015f olduklar\u0131 gider ve avans pay\u0131 i\u00e7in icra takibi ba\u015flat\u0131labilir. S\u00f6z konusu takibin t\u00fcr\u00fc e\u011fer daha \u00f6nce al\u0131nan bir ilama dayanm\u0131yorsa ilams\u0131z takip olacakt\u0131r. E\u011fer kat malikinin \u00f6demesi gereken gider veya avans likit ise direkt icra takibi yoluyla takip yap\u0131larak alaca\u011f\u0131n tahsili sa\u011flanabilir. Ancak alacak likit de\u011filse bor\u00e7lu taraf\u0131ndan icra takibine itiraz edilmesi muhtemeldir. Borcun likit olmas\u0131ndan kas\u0131t borcun bor\u00e7lu taraf\u0131ndan bilinebilir ve hesaplanabilir olmas\u0131d\u0131r. Ayr\u0131ca kat m\u00fclkiyetine tabi olarak i\u015fletme projesi mevcut ise bu da itiraz olmas\u0131 durumunda itiraz\u0131n kald\u0131r\u0131lmas\u0131 davas\u0131 s\u00fcrecine b\u00fcy\u00fck katk\u0131 sa\u011flayacakt\u0131r.<\/p>\n\n\n\n


    \u0130cra takibi veya dava a\u00e7\u0131lma arzusunda iseniz bir avukattan profesyonel destek alman\u0131z lehinize olacakt\u0131r. Hem dava yolu hem de icra takibi yolunda Kat M\u00fclkiyeti Kanunu’nun teknik bir alan olmas\u0131 hasebiyle dikkat edilmesi gereken bir \u00e7ok nokta vard\u0131r.<\/p>\n\n\n\n

    \u0130cra Takibinde Talep Edilecek Alacak Kalemleri <\/strong><\/h4>\n\n\n\n


    \u00d6ncelikle yukar\u0131da bahsetmi\u015f oldu\u011fumuz \u00f6denmemi\u015f olan gider ve avans pay\u0131n\u0131n takibe konulabilece\u011fine \u015f\u00fcphe yoktur. Bunun d\u0131\u015f\u0131nda gecikme faizi kat m\u00fclkiyeti hukukunda ayr\u0131l\u0131k olarak d\u00fczenlenmi\u015f gecikme tazminat\u0131 da icra takibine konu edilebilir. KMK\u2019ya g\u00f6re kat m\u00fclkiyeti gider ve avans pay\u0131 bor\u00e7lar\u0131 i\u00e7in uygulanacak gecikme tazminat\u0131 ise ayl\u0131k %5\u2019tir. S\u00f6z konusu gecikme tazminat\u0131 y\u0131ll\u0131k %60\u2019a tekab\u00fcl etmekte olup ciddi derecede a\u011f\u0131r bir alacak kalemidir. <\/p>\n\n\n\n

    Gecikme tazminat\u0131 zaman\u0131nda \u00f6denmeyen gider ve avans pay\u0131 i\u00e7in bor\u00e7luyu cezaland\u0131rmaya y\u00f6nelik bir uygulamad\u0131r. \u00d6zellikle gider ve avans pay\u0131 y\u00fcksek olan site ve toplu yap\u0131larda y\u0131llar \u00f6nce unutulan ve \u00f6denmeyen bir gider veya avans pay\u0131 i\u00e7in y\u00fcr\u00fct\u00fclecek gecikme tazminat\u0131n\u0131n anaparay\u0131 \u00e7ok fazla a\u015faca\u011f\u0131 ve fahi\u015f bir miktara tekab\u00fcl edece\u011fi a\u015fikard\u0131r. Kat maliki ifade etti\u011fimiz \u00fczere \u00f6denmeyen gider ve avans pay\u0131n\u0131n yan\u0131nda ayl\u0131k %5 gecikme tazminat\u0131 talep etme hakk\u0131na da haizdir. Ancak bu tazminat\u0131n i\u015fletilebilmesi i\u00e7in Genel Kurulda bu konuda karar al\u0131nmas\u0131, karar defterine i\u015fletilmesi, malikle tebli\u011fi gibi \u015fartlar aranmaktad\u0131r.<\/p>\n\n\n\n

    \u0130cra takibinde hangi alacaklar istenir? <\/strong><\/h4>\n\n\n\n


    Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin birinde kira akdine, oturma hakk\u0131na veya ba\u015fka bir sebebe dayanarak devaml\u0131 bir \u015fekilde faydalananlar da m\u00fc\u015ftereken ve m\u00fcteselsilen sorumludur. Dolay\u0131s\u0131yla hem kirac\u0131ya hem kat malikine kar\u015f\u0131 icra takibi yap\u0131labilir.<\/p>\n\n\n\n

    Kanuni \u0130potek <\/strong><\/h2>\n\n\n\n

    KMK m. 22\/2’de kat malikin gider ve avans alacaklar\u0131 i\u00e7in kanuni ipotek konulabilece\u011fi belirtilmi\u015ftir. Kat malikinin \u00f6denmemi\u015f borcu gerek dava yoluyla gerek icra yoluyla al\u0131namam\u0131\u015f ise, mahkemece tespit edilen borcunu \u00f6demeyen kat malikinin ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc \u00fczerine, y\u00f6netici olmamas\u0131 durumunda kat maliklerinden birinin yaz\u0131l\u0131 istemiyle bu bor\u00e7 tutar\u0131 i\u00e7in, di\u011fer kat malikleri lehine kanuni ipotek hakk\u0131 tescil edilir.<\/p>\n\n\n\n

    Konu \u0130le \u0130lgili Yarg\u0131 Kararlar\u0131 <\/strong><\/h2>\n\n\n\n
      \n
    • ”Ortak gider ve avans borcundan dolay\u0131 y\u00f6netici veya kat maliklerinden her biri, ister bor\u00e7lu olan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm malikine isterse onun ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcnden s\u00fcrekli \u015fekilde yararlanan ki\u015fiye veya her ikisine kar\u015f\u0131 icra takibi yapabilir veya dava a\u00e7abilir.” (Yarg\u0131tay 18.Hukuk Dairesinin 27.1.2003 Tarih, Esas 2002\/11525 Karar 2003\/393 )<\/strong><\/li>\n<\/ul>\n\n\n\n

      <\/p>\n\n\n\n

        \n
      • “Yarg\u0131tay\u0131n kararl\u0131l\u0131k kazanan uygulamalar\u0131na g\u00f6re, kat malikleri kurulunca herhangi bir karar al\u0131nmam\u0131\u015f veya i\u015fletme projesi kat maliklerine tebli\u011f edilmemi\u015f, veya tebli\u011f edilip kesinle\u015fmemi\u015f olmas\u0131, daval\u0131n\u0131n kat malikleri kurulu toplant\u0131s\u0131na kat\u0131lmamas\u0131, kat\u0131l\u0131p da muhalif kalmas\u0131, kat maliklerinin ortak ya\u015fam yeri olan apartman i\u015flemlerinin sa\u011fl\u0131kl\u0131 y\u00fcr\u00fct\u00fclebilmesi i\u00e7in kat malikini ve onlar\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcnde kira s\u00f6zle\u015fmesine veya ba\u015fka bir nedene dayanarak oturanlar\u0131 ortak gider borcunu \u00f6deme sorumlulu\u011fundan kurtarmaz.<\/em>” (Yarg\u0131tay 20. Hukuk Dairesinden:ESAS NO : 2017\/8980 KARAR NO : 2017\/9136)<\/strong><\/li>\n<\/ul>\n\n\n\n

        <\/p>\n","protected":false},"excerpt":{"rendered":"

        Giri\u015f \u00dclkemizin kentle\u015fme oran\u0131 %92\u2019e kadar ula\u015ft\u0131\u011f\u0131 bu g\u00fcnlerde kat m\u00fclkiyetine tabi apartmanlarda, site veya toplu yap\u0131larda ya\u015famak b\u00fcy\u00fck\u015fehirlerin ka\u00e7\u0131n\u0131lmaz\u0131 haline gelmi\u015ftir. Bu ya\u015fam \u015fekli son 30-40 y\u0131la kadar sadece birka\u00e7 \u015fehrin birka\u00e7 semtinde h\u00fck\u00fcm s\u00fcrmekteyken bug\u00fcn \u00fclke genelinde bir … <\/p>\n","protected":false},"author":1,"featured_media":1316,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"om_disable_all_campaigns":false,"_sitemap_exclude":false,"_sitemap_priority":"","_sitemap_frequency":"","footnotes":""},"categories":[7],"tags":[47,49,48,51,50,46],"class_list":["post-594","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-gayrimenkul-hukuku","tag-aidat","tag-avans","tag-genel-gider","tag-kanuni-ipotek","tag-kat-malikinin-icra-yetkisi","tag-kat-mulkiyeti"],"aioseo_notices":[],"yoast_head":"\nAidatlar\u0131n\u0131 \u00d6demeyen Kat Malikine Kar\u015f\u0131 Y\u00f6netici Olmayan Kat Maliklerinin Hukuki \u0130mkanlar\u0131 - AVUKAT BERKAY AKDA\u011e<\/title>\n<meta name=\"description\" content=\"Aidatlar\u0131n\u0131 \u00d6demeyen Kat Malikine Kar\u015f\u0131 Y\u00f6netici Olmayan Kat Maliklerinin Hukuki \u0130mkanlar\u0131 AVUKAT BERKAY AKDA\u011e\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"http:\/\/www.avberkayakdag.com\/?p=594\" \/>\n<meta property=\"og:locale\" content=\"tr_TR\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Aidatlar\u0131n\u0131 \u00d6demeyen Kat Malikine Kar\u015f\u0131 Y\u00f6netici Olmayan Kat Maliklerinin Hukuki \u0130mkanlar\u0131 - 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