How does the architectural process work in urban regeneration?
What are the steps?
In building-by-building regeneration under Türkiye's Law No. 6306, technical, legal and design steps run in parallel. Because the legislation and implementing rules are updated over time, the provisions in force should be confirmed at every step.
| Step | What happens | Who does it |
|---|---|---|
| Risky building assessment | Core and reinforcement data are taken from the building, its seismic performance is calculated and the report is submitted to the authority | Firms licensed by the Ministry |
| Owners' decision | The flat owners decide on rebuilding and the method | Flat owners; legal adviser if needed |
| Zoning analysis | The plot's FAR, height limit, setbacks and parking requirement are studied | Architect |
| Allocation model and design | The units in the new building are designed and it is decided which owner receives which apartment | Architect, owners and contractor, if any |
| Permit | Architectural and engineering drawings are approved; demolition and building permits are obtained | Design team, relevant authority |
| Construction and handover | Construction, building inspection, occupancy permit and condominium registration | Contractor, building inspection firm |
How does the design affect the allocation?
The biggest source of disagreement in regeneration is who gets which apartment in the new building. That question can only be answered through the architectural design. The same FAR can produce four large apartments or six small ones; differences in façade, floor and orientation change the value of each unit. A good regeneration project balances:
- Protection of existing rights: each owner receives an equivalent or better unit for their old one.
- Value balance: not just square metres, but a premium assessment based on floor, façade, view and plan quality.
- Financing: planning additional units, where zoning allows, to cover the construction cost.
- Common areas: the effect on usable area of parking, shelters, lifts and fire stairs required by current regulations.
Why won't the new building be the same as the old one?
Owners often expect an exact copy of their old apartment. But the new building must comply with the current zoning plan and with seismic, fire, parking and accessibility regulations. Setbacks, lift and fire-stair requirements or a changed FAR can reduce net apartment areas or change the number of floors. Showing this in numbers at the very start, together with the zoning analysis, prevents disputes later on.
What owners should watch out for
- Do not evaluate contractor offers without seeing a zoning analysis.
- Attach the architectural drawings, room data sheets and technical specification to the contract.
- Allocate apartments on approved floor plans, not verbally.
- Put the handover date, late-delivery penalties and rent support terms in writing.
- Consider the geotechnical survey and structural design together with the architectural design.