Turkey Earthquake Building Codes: How to Verify a Developer's Construction Standards Post-2023

The February 2023 earthquakes in southeastern Turkey killed over 50,000 people and destroyed or severely damaged more than 300,000 buildings. The disaster exposed decades of lax enforcement of building codes, illegal construction, and corruption in the issuance of building permits. For foreign property buyers in Turkey, the 2023 earthquakes transformed building code verification from a "nice to have" into an absolute necessity.

Turkey's Building Code Framework

Turkey's seismic building regulations are governed by the Turkish Building Earthquake Code (TBDY 2018), which replaced the 2007 code and took full effect on January 1, 2019. The TBDY 2018 is broadly aligned with Eurocode 8, the European seismic design standard, and is considered technically adequate by international structural engineering standards.

The problem has never been the code itself. The problem is enforcement. The 2023 post-earthquake investigations by the AFAD (Disaster and Emergency Management Authority) and independent engineering teams found that a significant percentage of collapsed buildings either never had proper engineering oversight during construction, used substandard materials (particularly concrete below the required compressive strength), or had unauthorized modifications after the occupancy permit was issued.

What Changed After 2023

In response to the earthquake disaster, the Turkish government implemented several reforms through a series of Presidential Decrees and legislative amendments.

The building inspection system (yapi denetim) was overhauled. Previously, building inspection firms were hired and paid by the developer, creating an obvious conflict of interest. Post-2023 reforms introduced a rotation system where inspection firms are assigned by the Ministry of Environment, Urbanization and Climate Change rather than chosen by the developer. This system is being phased in across provinces, with earthquake-risk Zone 1 and Zone 2 areas prioritized.

Concrete testing requirements were strengthened. All new construction must now have concrete core samples tested at TURKAK-accredited laboratories at specified intervals during the pour. Test results must be uploaded to the ministry's digital construction monitoring system (Yapi Denetim Bilgi Sistemi).

Criminal penalties for building code violations were significantly increased under amendments to the Turkish Penal Code. Developers, engineers, and building inspectors found responsible for code violations that result in structural failure now face imprisonment of up to 22 years.

How to Verify a Developer's Construction Standards

Foreign buyers should perform the following checks before purchasing any property in Turkey, whether new-build or existing construction.

Step 1: Check the Building Permit (Yapi Ruhsati)

Every legal building in Turkey must have a building permit issued by the local municipality. Request a copy of the yapi ruhsati from the developer or seller. The permit should show the project name, developer name, plot details (ada/parsel numbers), the approved structural engineer, and the building inspection company assigned to the project. Verify the permit is current and matches the actual construction. A building permit is valid for five years; if construction was not completed within that period, the developer must have obtained an extension.

You can verify the permit with the local municipality's imar müdürlüğü (zoning directorate). This is a public record.

Step 2: Verify the Building Inspection Company (Yapi Denetim Firmasi)

The building inspection company is responsible for overseeing construction quality. Check that the company is listed in the Ministry of Environment, Urbanization and Climate Change's active building inspection firms registry. Firms that have been suspended, penalized, or delisted are a red flag. The ministry publishes lists of suspended firms, and these lists were significantly expanded after 2023.

Step 3: Request Concrete Test Reports

For new-build properties, request the concrete compressive strength test reports. Under the TBDY 2018, structural concrete must meet a minimum compressive strength of C25/30 (25 MPa characteristic cylinder strength at 28 days) for most residential buildings, with C30/37 or higher required for buildings above certain heights or in Zone 1 seismic areas. The reports should come from a TURKAK-accredited laboratory and should be continuous across the construction timeline.

Step 4: Check the Structural Engineering Report

The static project (statik proje) is the structural engineering design for the building. It must be prepared by a licensed structural engineer registered with the Chamber of Civil Engineers (IMO). Request the name of the structural engineer and verify their registration. Post-2023, the IMO has been more aggressive about disciplining engineers involved in collapsed buildings, and you can check whether an engineer has been subject to disciplinary proceedings.

Step 5: Verify the Earthquake Risk Zone

Turkey's earthquake hazard map was updated in 2018 by AFAD and divides the country into spectral acceleration zones rather than the old four-zone system. However, the practical classification still maps to high, moderate, and low risk. Enter the property's coordinates on the AFAD Turkey Earthquake Hazard Map to see the specific seismic hazard parameters for the location. Any competent structural engineer should have designed the building to meet or exceed these parameters.

Step 6: Check for Unauthorized Modifications

For existing buildings, unauthorized modifications are a significant risk. Common problematic modifications include removal of load-bearing walls to create open-plan layouts, addition of floors beyond the permitted number, enclosure of balconies to add living space (which changes the building's weight distribution), and conversion of ground floors from parking to commercial use (removing structural columns in the process).

The local municipality's yapi kontrol müdürlüğü (building control directorate) maintains records of reported violations. An independent structural engineer can also perform a site inspection to identify visible modifications that do not match the approved plans.

The Iskan (Occupancy Permit)

The iskan (also called yapi kullanma izin belgesi) is the occupancy permit that confirms a building was completed in accordance with its approved plans and passed final inspection. A building without an iskan should be treated with extreme caution. While many older buildings in Turkey lack iskan due to historical amnesty programs, any new-build property should have one before units are delivered to buyers.

Under Law No. 3194 (Zoning Law), a building cannot be legally occupied, connected to permanent utilities, or have individual unit TAPUs issued without an iskan. If a developer is offering units without iskan, this is a significant warning sign.

Earthquake Insurance (DASK)

Compulsory earthquake insurance, known as DASK (Dogal Afet Sigortalari Kurumu), is mandatory for all residential properties in Turkey. DASK is required for TAPU registration, utility connections, and mortgage applications. The premium varies by location, construction type, and building age. Coverage limits are set annually and currently cap at approximately 1.2 million TL.

DASK covers structural damage from earthquakes only. It does not cover contents, alternative accommodation, or damage from fire following an earthquake. Most foreign buyers should consider supplementary private earthquake insurance (ek deprem sigortasi) through a Turkish insurance company to cover gaps in DASK.

What Bektu Tracks

Bektu maintains records on developer construction history, building inspection firm assignments, and reported code violations by district. For new-build projects, the platform flags developers whose previous projects have received building inspection violations or whose inspection firms have been suspended. This data is particularly valuable in areas where construction is booming and oversight is stretched thin.

Sources: TBDY 2018, AFAD Earthquake Hazard Map, DASK, Chamber of Civil Engineers, TURKAK, Zoning Law No. 3194.