How can I tell if my house is in a risky building?

If we live in Türkiye, a country prone to earthquakes, at some point we inevitably face this question:

"Is the building I live in really safe, or am I at serious risk in the event of an earthquake?"

Many people ask themselves this question, but the answer is often dismissed with, "Everyone lives here, nothing will happen." However, a building's exterior being painted and new, or having nice kitchen cabinets inside, does not automatically mean it is safe in legal and technical terms. The real factor that ensures it withstands an earthquake of its load-bearing system and the foundation .

In this article, I will explain the following in completely simple language, without altering the technical and legal framework:

• As a citizen, how can you recognize the first risk signals for your own home ?

• What does the term "risky building" mean legally?

• In what situation should you say, "I absolutely must have this building inspected by experts"?

• How is risky building assessment carried out through licensed organizations ?

• At the end of the process, how will issues such as title deed restrictions, eviction, urban transformation, and rental assistance affect you?

The goal is this:
the question in your mind, "Is this building risky?", from something based on fear and guesswork into a process you can manage with concrete steps .

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1. What do we mean when we say "Risky Building"?

First, we need to make this distinction:

• When people say "risky building," they generally mean old buildings that are shaky and have cracks.

• Legally, a "risky building ," we are talking about an official status based on a specific law and a technical report.

1.1. Public perception of "risky buildings"

Things we hear in everyday life:

• "This building is 40 years old, it's definitely at risk."

• "The basement is very damp, do you think it's risky?"

• "My neighbor said, 'This building is shaking a lot,' I wonder if it's going to collapse?"

• "The contractor used to be well-known, but I'm still not comfortable with it."

These are certainly not concerns to be ignored. Elements such as cracks, dampness, and a feeling of wobbling give us the first clues about the health of a building. However, these observations legally binding consequences . In other words, a "risky building" annotation is not added to the title deed simply because "my neighbor said so."

1.2. What does "risky building" mean in legal terms?

A legally risky structure:

• Areas that are at high risk of collapse or severe damage in the face of disasters such as earthquakes ,

• This risk using engineering science and technical methods ,

• It is a structure identified through a report prepared by the relevant authorities and approved by the administration .
  

The keywords here are: scientific, technical, report, authoritative institution, administrative approval.

Well:

• Just because you see a crack, you can't say, "My house is now a risky structure.".

• Conversely, simply saying "My house is very sturdy" is not enough.

In both cases, what will reveal the truth is an official assessment of the building's risk.

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2. First Self-Inspection Checks I Can Do About My Home

We mentioned that a report is required for legal status; however, to decide whether to get a report, you first know your building . The following sections are designed to help you self-assess potential risk factors for your home.

2.1. Age of the building and its permit/occupancy status

The first place you should look is this:

• What is the year the building was constructed ?

• When were the building permit and occupancy permit (habitation permit) obtained?

• Are the building's project documents and approved structural plans available in the municipal archives?

Especially:

• Made before 1999,

• The license is very old

• Projects that are difficult to find or do not exist at all,

• Built in the past during periods when the oversight system was weak,

It's perfectly normal to be concerned about buildings. Because regulations have changed significantly over the years, buildings constructed according to older regulations may be vulnerable to today's earthquake standards.

2.2. Problems visible to the naked eye in load-bearing elements

Images like these are like alarm bells:

• Thick, continuous, and deep cracks in columns and beams ,

• Cracks and fractures in the concrete surface, exposing the reinforcing steel inside

• Significant signs of rust on the iron

• Cracks that appear especially after an earthquake,

• Bending, cracking, and concrete spalling in the load-bearing columns as well as the walls in the basement.

Cracks in walls don't always indicate a structural problem, but:

• Column-beam connection points,

• Reinforced concrete shear walls,

• Load-bearing walls

The cracks on its surface that should not be taken lightly .

2.3. Suspicion of modifications outside the scope of the project

Practices we frequently see in Türkiye:

• Column thinning or cutting to enlarge a shop on the ground or entrance floor .

• Creating an "open kitchen" or "spacious living room" by removing load-bearing walls,

• Creating larger shop window openings that were not included in the project,

• Avoid keeping heavy machinery or heavy water tanks on intermediate floors.

These factors create a different load configuration for the building than its original design. When the structural system encounters loads not foreseen in the project, it may behave unexpectedly during an earthquake.

2.4. Ground-based markings

Not only the building but the ground is important. Your doubts about the ground strengthen if you notice the following:

• Signs of subsidence, sliding, and cracking around the building .

• The feeling of "slanting" experienced while walking or going up and down stairs,

• High humidity, water accumulation, and drainage problems on the ground floor

• Observations from residents in neighboring plots, such as, "Our building has fewer cracks, yours has more.".

This alone doesn't mean "the ground is definitely bad"; however, it shows that the ground and foundation system must be examined by an engineer.

2.5. Changes you've observed since the recent earthquakes

If there has been a moderate or major earthquake recently in your area, ask yourself these questions:

• Have any new cracks appeared in the house after the earthquake ?

• Have doors and windows that previously closed normally started to jam after the earthquake?

• Did everyone living on a particular floor report that a crack formed in the same spot?

• Did you experience separation and slipping in common areas such as elevator shafts and stairwells?

These types of changes can be signals indicating that the building is now being deteriorated by the effects of an earthquake.

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3. What is "Risk Assessment of Buildings" and Why is it Necessary?

What we've described above a preliminary check . However, it's crucial never to forget this fact:

"The only way to definitively determine whether a building is legally considered a risky structure is through an official risk assessment report."

3.1. Who can identify buildings at risk?

This finding:

• Units affiliated with the relevant ministry,

• Municipalities authorized by the Ministry,

• Some public institutions,

• Universities,

• And most importantly, private technical organizations licensed

He can.

So, simply saying to any civil engineer, "Come and inspect my building, write down whether it's risky," doesn't constitute a risk assessment report. The person or institution preparing the report the necessary authorization , and the report must be prepared according to a specific format and system.

3.2. Who submits the application?

• In condominium apartments, the owner,

• The co-owner in a land deed with shared ownership ,

• A lawyer or representative who has been given a power of attorney,

An application can be made for a risk assessment of the building. Even a single apartment owner can initiate the process; however, since it concerns the entire building, it is important for the other owners to be informed for the subsequent processes.

3.3. How does the application process work?

In general terms, the process proceeds as follows:

1. You contact the licensed organization.

2. Information such as the building's location, age, number of floors, and number of independent units is collected.

3. A contract is signed for the inspection service (specifying the fee, scope, duration, and responsibilities).

4. The organization will create a program that includes steps such as project procurement, on-site inspection, sampling, and laboratory testing .

The key point here is to carefully read the contract you sign; because the outcome of the report will create a significant legal status that will be recorded in the land registry

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4. How is a building at risk technically identified?

The question that citizens are most curious about is this:

"They came, took core samples from the building, looked around, and then what happens that my building is declared risky?"

Let's summarize the answer to this question in a clear and understandable way, without going into too much detail.

4.1. Project and current situation analysis

In the first stage:

• The building's structural plans and permit application file are obtained from the municipality.

• In this project, the visible column, beam, shear wall, and foundation system is compared with what is observed on-site.

• Any modifications not included in the original project, subsequently added floors, or removed walls are noted.

The aim is to see the difference between a "designed building" and a "building that actually stands" and to make an assessment based on the real situation.

4.2. Material quality and structural system inspection

At this stage:

• The required number of core samples are taken.
  (A core sample is a cylindrical specimen removed from a reinforced concrete element.)

• Core samples are sent to the laboratory to determine the approximate load-bearing capacity of the concrete.

• The diameter, spacing, and placement of the reinforcing steel are examined.

• Visible signs such as cracks, rust, and crumbling concrete are recorded.

The aim is to find the answer to the question, "What materials were used to construct this building, what is the strength of the concrete, and what kind of reinforcement arrangement was used?".

4.3. Performance calculation under earthquake effects

With the data they obtained, the engineers:

• It transfers the building plan and structural system to a computer environment

• It takes into account the approximate effects of an earthquake,

• It analyzes whether the columns and beams remain within the limits stipulated in the regulations.

If a building's structural system performs poorly , the building a risky structure .

4.4. Preparing the report

In the final stage:

• All the investigations, laboratory results, calculations, and observations are compiled in a report.

• The report includes a section on methodology, findings, calculation results, and conclusions

• The responsible engineers sign the report, and it is forwarded to the relevant authority under the responsibility of the licensed organization.

The administration reviews this report according to its own regulations and, if deemed appropriate, approves the risky building assessment.

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5. What happens when a building is deemed at risk and the assessment is confirmed?

This is the crucial point. The answer to the question, "Okay, my building turned out to be at risk; so what happens now?" has serious implications for both your property rights and your daily life

5.1. Placing an annotation on the title deed

When the risk assessment of a building is approved:

• A notification is sent to the Land Registry Office

• A note stating "risky building" is added to the title deed of the property in question .

This annotation is now a warning visible to anyone examining the land registry. From this point onwards:

• If you want to sell the property, the buyer will see this annotation

• If the bank wants to grant a loan, it will take the building's risky status into consideration

• In the urban transformation process, this reservation will be one of the fundamental pillars of the process.

5.2. Notification to owners and rights holders

The decision regarding a building's risky status is not only recorded in the land registry; it also:

• Official notifications are sent to the owners

• Sometimes, mixed announcements are made through notices at the local headman's office and similar methods

• Notifications can also be received through the system in digital format.

The date you receive the notification is often the deadlines for objections and lawsuits . Therefore, instead of setting it aside with the thought of "I'll look at it later," it should be immediately subjected to legal review.

5.3. Evacuation process

A building classified as "risky" means that it is no longer considered safe for habitation in terms of life safety. Therefore:

• Owners and those actually using the building time to vacate .

• The building is expected to be evacuated during this period.

• If the deadline passes and the building is not vacated, administrative authorities coercive measures .

This stage presents significant practical challenges, particularly for tenants, business owners, and subtenants; therefore, options such as rent assistance, relocation assistance, and temporary housing should definitely be explored

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6. Opportunities to Appeal and Seek Redress Against Risky Building Determination

Like any technical report, a risk assessment report can be open to debate. If you say, "My building isn't in that bad condition; there must be an error in the calculations or inspection," your options are not entirely exhausted.

6.1. Possibility of administrative appeal

In practice, generally:

• There is a possibility of making a technical appeal against the risky building designation within a certain period .

• In this objection, the opinions of other engineers can be sought, and arguments such as insufficient sample collection or incorrect evaluation of the projects can be put forward.

• The appeal is reviewed by a technical committee; ultimately, one of the following options arises: overturning the decision, ordering a new review, or upholding the decision.

The key here is not to miss the deadline. You need to closely monitor the relationship between the date you receive the notification and the application deadline.

6.2. Recourse to legal remedies

the decision regarding a building's risky status is, by its legal nature, an administrative act , there is also the possibility of appealing to the administrative courts. At this point:

• The transaction was unlawful

• The procedure was not followed in the assessment

• Claims of illegality may be made regarding impartiality, authority, form, reason, and subject matter.

Since the legal process is a separate and detailed matter, those considering filing a lawsuit against a building assessment for risk should definitely seek one-on-one legal support

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7. What to Do If My Home Is Deemed Risky: Urban Transformation, Rent Assistance, and the New Building Process

A building designation as risky is not a magic phrase that demolishes the building overnight; however, it marks the beginning of a process that is difficult to reverse. The main points of this process can be summarized as follows:

7.1. Rent assistance and relocation support

Living in a risky building:

• Owners,

• Tenants,

• Holders of limited real rights (e.g., usufructuary),

Under certain conditions, rental assistance or relocation assistance . Since the amount, duration, and application requirements for assistance are updated periodically, it is essential to always check the current figures through the relevant administrations and official announcements.

What is important here for citizens is to have this awareness:

"If I'm forced to leave my home due to a building being deemed at risk, I'm not completely left to my own devices; there are support mechanisms provided by the state to a certain extent."

7.2. Strengthening or demolishing and rebuilding?

After a building is deemed at risk, two options become available:

1. Strengthening

   • The building's load-bearing system is reinforced using methods such as additional shear walls, insulation, and carbon fiber.

   • In some buildings, reinforcement can be economical; in others, it can cost almost as much as building a new building.

2. Demolition and reconstruction

   • The old building will be demolished in a controlled manner

   • A new building is constructed in its place

   • In this process, the system established by the property owners among themselves (such as hiring a contractor in exchange for a share of the property, a cooperative, or building your own construction, etc.) comes into play.

The following questions must be considered when making a decision:

• What is the cost of the reinforcement?

• How much improvement will the building's lifespan and performance show after strengthening?

• In bids received from contractors for demolition and new construction, what percentage of the profit is given to the property owners?

Saying "Let's strengthen it and get rid of it" or "Let's demolish it and be done with it" without conducting an economic and technical analysis is not healthy.

7.3. Contractor selection and contract

In the urban transformation process following the construction of a risky building:

• Selection of contractor or subcontractor,

• Preparation of construction/revenue sharing agreements in exchange for land share,

• The new project includes the distribution of independent units, square meter calculations, additions, and common areas

This becomes very critical. Mistakes made here, while trying to save the building at the beginning of the risky construction process, can ultimately lead to further hardship for the owners.

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8. Step-by-Step Roadmap to Determine if My Home is in a Risky Building

Let's put everything we've discussed into practice and create a concrete checklist. The following steps are intended to guide a citizen in roughly assessing their own home and, if necessary, in obtaining a risk assessment report.

8.1. Step 1 – Find out the building's official identification number

• Check the property information in the land registry (land share, type, etc.).

• Go to the municipality (or digitally if possible) and find out the date of your building permit and occupancy permit.

• Ask if there is an existing static project, and if it can be found in the archives.

If even accessing the building's permit and occupancy certificate information is problematic, that alone is a first sign that should be taken seriously.

8.2. Step 2 – Observe inside and outside the building

• Take a visual tour, including the entrance, stairwells, basement, common areas, and apartment interiors.

• Check the columns and beams for deep cracks, concrete spalling, and exposed rebar.

• If there is a basement, watch out for signs of dampness, water accumulation, and ground settlement.

• Note any new cracks you suspect formed after the earthquake.

Taking photos at this stage is definitely helpful; it will provide visual documentation for future expert review.

8.3. Step 3 – Share information with neighbors

• Talk to the other owners and tenants who live in the same building.

• Find out if they have similar concerns.

• Listen carefully, especially if the building has a history of earthquake damage, crack repairs, or renovations.

Sometimes the most important information comes from an elderly neighbor who has lived in the same building for 20 years.

8.4. Step 4 – Check the rapid screening services of the municipality or relevant institutions

Some metropolitan municipalities are taking measures to raise earthquake awareness:

• Free or low-cost quick scan,

• Brief preliminary investigation,

• It offers services such as field surveys.

These services do not replace official risk assessment reports, but they can provide a rough answer to the question, "Is this building in a priority risk group?"

8.5. Step 5 – Contact licensed organizations

If you have serious doubts as a result of your preliminary assessment:

• Access the list of licensed organizations authorized by the Ministry.

• Contact several companies to find out about the process, duration, number of samples to be taken, and cost.

• Compare the contract terms; inquire about the scope of the report.

The goal here is to receive a service that is both technically reliable and financially sound.

8.6. Step 6 – Make an official application for risk assessment of the building

When you decide:

• Sign a contract with your chosen licensed organization

• Complete the necessary documents (deeds, ID, signature specimen, power of attorney, etc.),

• Clarify how long the investigation process will take and to which administration the report will be sent.

From this point on, the ball is in the court between the technical staff and the management.

8.7. Step 7 – Draw up a roadmap based on the report findings

If the risk doesn't turn out to be false:

• This doesn't mean the building is completely problem-free, but it indicates that, according to current criteria, it's in a better position in terms of risk of collapse/severe damage.

• Nevertheless, it is beneficial for building residents to make plans regarding maintenance, repairs, and reinforcements.

If it turns out to be risky:

• Closely monitor the land registry annotation and eviction process

• Learn about the application requirements for rental assistance and similar support programs

• When considering urban transformation models, contractor selection, and contract negotiations, be sure to seek legal and technical advice.

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9. Conclusion: Act with Knowledge Instead of Fear

The question, "How can I tell if my house is in a risky building?" essentially means this:

"For the safety of my family and loved ones, I want to know the true condition of my building."

The answer to this question is:

• Just based on feeling,

• Based solely on its exterior appearance,

• Simply by making a distinction between "new building" and "old building,"

It's not possible to give it.

Here's what needs to be done, step by step:

1. To learn about the building's documents and history,

2. Identifying risk signals through your own observations,

3. If necessary, obtain risk assessment services for buildings from a licensed organization.

4. Planning the legal and technical process based on the outcome .