What Are Monthly Maintenance Fees in Residential and Commercial Complexes? When Do They Become Unreasonable or Even Deceptive?
When purchasing a property within a residential or commercial complex—whether for personal use or investment—you’ll inevitably encounter a fixed item called “monthly maintenance fees,” known in the Turkish real estate market as “Aidat.” This monthly payment covers the services provided within the complex. But a critical question arises: Are these fees fair? When are they excessive? And when should you be concerned about possible deception or fraud?
What Are Monthly Maintenance Fees?
Monthly maintenance fees are payments made to the complex management to cover the operation and maintenance of shared facilities and public services. Whether you own an apartment, villa, or commercial unit, your use of these shared spaces incurs operational costs.
These services typically include:
· 24/7 security and surveillance
· Cleaning and general maintenance
Operation of backup power generators
Recreational facilities (swimming pools, gyms, Turkish baths, saunas)
Underground parking
Landscaping and green space maintenance
On-site administrative and supervisory staff
Who Manages the Complex – and Does It Affect the Fees?
Complex management varies depending on the project:
It may be run by the real estate developer or one of its subsidiaries.
Or it may be handled by an independent property management company specializing in managing real estate and residential complexes.
Management types are generally categorized as:
Non-profit management (rare)
For-profit companies that often manage dozens of complexes across cities like Istanbul.
The key takeaway: The quality of management plays a significant role in determining the fairness of monthly fees.
Why Do Monthly Fees Differ Between Complexes?
Fees vary depending on:
Size of the property: Usually calculated per square meter.
Range of services offered: More amenities (like multiple pools, gyms, cinema or PlayStation rooms) mean higher costs.
Location: Complexes in upscale areas may charge higher fees even with similar services.
Management efficiency: Sometimes residents pay more due to poor management, not better services.
Example: Two people purchase apartments of the same size in two different projects by the same developer. One pays $50/month, the other $130/month—due to differences in service type, quality, and management efficiency.
When Are the Fees Unreasonable or Fraudulent?
In some cases, the fees charged are disproportionately high compared to the services provided. Warning signs include:
Poor maintenance and slow response to repairs
Management avoiding its responsibilities (e.g., ignoring electrical issues or water leaks)
Owners being charged for services that should be included in the fees
Repeated technical issues without lasting solutions
What Can Residents Do?
Residents can file a collective complaint or pursue legal action to change the management company—especially if the current one was imposed by the developer. Many complexes in Turkey have successfully replaced their management through residents’ associations and court rulings.
Who Pays the Monthly Fees: Owner or Tenant?
If the property is vacant: The owner pays the fees.
If the property is rented: The tenant is responsible for the fees, as outlined in the lease agreement.
If the tenant fails to pay, they are legally liable—not the owner.
Residence & Home Office Complexes: Why Are Their Fees Higher?
Complexes labeled as “Residence” or “Home Office” typically offer hotel-like services, such as:
Reception and lobby services
Concierge personnel
Laundry and cleaning services
Enhanced private security
It’s not unusual for monthly fees in such buildings to reach $200/month for a one-bedroom apartment.
Key Tips Before Buying a Property:
Request a detailed breakdown of monthly fees from the developer or agent.
Compare the actual services to the amount being charged.
Make sure there is an active residents' association—your best protection against exploitation.
Carefully read the sales contract, especially the clauses related to maintenance and monthly fees.
Conclusion: Monthly Fees Are Not Just Numbers—They Reflect Your Quality of Life
Monthly maintenance fees are more than just a regular payment—they reflect how well your residential or commercial complex is managed. So, when purchasing property, don’t focus only on price or location. Also ask:
"How much will I pay monthly? And what will I get in return?"