There's something to be learnt about high density living from a city that has survived 4 empires, spans two continents, and houses nearly 16 million people. And Istanbul hasn't disappointed.
The most accurate estimate I can get of how many apartments there are in Istanbul is, 'the great majority'. Some say 70 to 80 per cent of the population. The skyline suggests that might be right.
Conceptually, the Turkish Condominium Law 1965 is remarkably similar to Australian strata laws. However, the contrast in lot owners' obligations to each other could not be greater.
As I write this weekend about softening Australian laws on levy debt collection, I'm learning here about a very different approach. The condo law here starts with a very clear statement about the condo owners' mutual obligations to 'maintain the property and preserve its architectural condition, beauty and solidity'. I like the word solidity. It has special meaning in a city prone to earthquakes.
The delightfully brief and conversationally written condo law goes on to state that owners must not make a nuisance of themselves. Fiscally, nuisance is defined to include the failure to pay your levies on time. The penalty? Interest at 5 per cent per month - not per annum. Even Queensland only charges 2.5 per cent per month. But there's more.
If debt collection action is required more than three times in a 2-year period, the owners (or so many of them as can be bothered) can apply to a judge for an order transferring the debtor's apartment to them for a fair price.
Harsh? Yes. Fair? I think so.
Shelter is a human right. Property ownership is a privilege. One that comes with obligations. In multi-owned properties like strata, one of those obligations is to pay your levies on time, so others don't have to pay your share. Another is ensuring your property doesn't fall into disrepair and endanger others.
Perhaps it's all a matter of perspective. When I asked my guide if there was disquiet among condo owners such that would ever make the papers, she laughed. ‘Our flag is red to symbolise the blood shed for our land'. She continued, 'We have war on our borders. Our papers have more serious things to write about.'
On the same day she said this to me, there had been a head on collision on the Sydney Harbour Bridge. Radio 2GB was calling for one day of free road tolls to compensate drivers for their delays.
Perspective, indeed.
Michael Teys advises strata management businesses on improving profitability through professionalisation and streamlined operating systems.
He has more than 30 years’ experience as a strata lawyer and academic and has owned 11 strata management agencies throughout Australia. He has a Master of Philosophy (Built Environment) and Bachelor of Laws. He lectures and writes widely about strata management issues in Australia and internationally.
