Things to Consider When Buying a House

Buying a home is one of the biggest and most important investments you can make in your life. To manage the process smoothly, you need to meticulously examine critical points such as budget planning, checking for liens/mortgages on the title deed, occupancy permit status, earthquake resistance of the building, location advantages, and condominium ownership . Whether you are buying a new or a second-hand apartment, taking the right steps can secure your investment.

Key Considerations When Buying a House

• Legal and Title Deed Check: The heart of the purchasing process is the title deed. Be sure to inquire with the land registry office to determine if there are any mortgages, liens, encumbrances, or usufruct rights on the property. Instead of title deeds with shared land ownership, prefer properties with clearly defined floor easement deeds or, for the most secure option, condominium ownership deeds.
• Occupancy Permit Status: Buildings without an occupancy permit are considered "under construction" or "contrary to the project." Buying a house without an occupancy permit may result in paying electricity and water bills at construction site rates and may lead to rejection of bank loan applications.
• Earthquake Resistance and Soil: Given that Turkey is an earthquake-prone country, examine the building's structural inspection reports, soil survey results, and compliance with earthquake regulations (especially for buildings constructed after 1999).
• Hidden Costs and Financial Planning: Don't focus solely on the sale price of the house. Budget for costs such as title deed fees (4% of the sale price), real estate agent commission (usually 2%), appraisal fees, compulsory earthquake insurance (DASK), home insurance, utility subscription fees, and potential renovation costs from the outset.

Physical Condition and Location Assessment

The location of your home determines both your living standards and the future appreciation potential of your property:

• Facade and Insulation: South-facing homes receive more daylight and reduce heating costs. Check the moisture level of the house and the age of the water, electricity, and natural gas installations.
• Transportation and Social Amenities: Proximity to public transportation networks, main roads, schools, and hospitals are key factors in preserving the value of a home.
• Site Management and Fees: If you are buying a house in a gated community, find out in advance about the current maintenance fees, the professionalism of the management, and the social amenities offered (parking, security, pool).

Comparative Checklist for Buying New vs. Used Homes

When Buying a New Home:

• Investigate the contractor's past projects and market credibility.
• Read the "Technical Specifications" to confirm that the materials used are of the promised brand and quality.
• If construction is not finished, include penalty clauses in the contract for delivery delays.

When Buying a Secondhand House:

• Examine the building's age and its history of major repairs (roof, insulation).
• If there is a tenant, clarify the terms of the lease agreement, whether there is an eviction undertaking, and the current rent.
• Check with the building management to see if the apartment building or complex has any outstanding dues.

Things to Consider When Buying a House Through a Real Estate Agent

If you are conducting the process with a real estate agent, be sure to verify the agent's license number. If a deposit is required, send it via bank transfer accompanied by a contract clearly outlining the terms and conditions, rather than paying in cash.