How to Get Rent Assistance in Urban Transformation Projects?

How to apply for urban transformation rental assistance, who is eligible for rental assistance, conditions, documents, deadlines and payment process for property owners, tenants, business tenants and holders of limited real rights.

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What is Rent Assistance in Urban Transformation?

In urban transformation projects, rental assistance is a financial support provided to rights holders evacuated due to risky buildings, risky areas, or reserve building areas under Law No. 6306 on the Transformation of Areas Under Disaster Risk. The main purpose of this assistance is to reduce the economic burden on individuals who are temporarily unable to use their homes or workplaces due to the evacuation and demolition of risky buildings, by facilitating their housing, relocation, and transition process.

Although rental assistance is most commonly known in practice as "monthly payments made to the owner after the demolition of a risky building," it is not limited to owners only. Tenants, holders of limited real rights, business operators, janitors residing in janitor's apartments, and some users in special circumstances who meet certain conditions can also benefit from the support. The Implementing Regulation of Law No. 6306 stipulates that rental assistance can be provided to the owners of buildings in the application area that are evacuated by agreement, starting from the date of evacuation or demolition; that the assistance period is 18 months for risky buildings outside of risky areas; and that the period, not exceeding 48 months, will be determined by the relevant institution in risky and reserve building areas.

Rent assistance is not an automatically paid subsidy. The eligible applicant must apply, submit the necessary documents, the property must be located within a risky building or application area under Law No. 6306, and the evacuation/demolition process must have been carried out in accordance with the procedures. Therefore, individuals seeking rent assistance in urban transformation projects should not simply assume that "the building was demolished, and the payment will come." The application deadline, the application authority, the type of eligibility, and any missing documents directly affect the payment outcome.

Who is eligible for urban transformation rental assistance?

Those eligible for rental assistance are generally the owners of buildings covered by Law No. 6306. The Rental Assistance Guide defines eligible individuals as: owners of buildings covered by Law No. 6306, tenants (provided they reside in the building), holders of limited real rights, and certain natural or legal persons who use buildings covered by the law without being owners, tenants, or holders of limited real rights.

The most common rights holder groups in this context are:

Owners are the individuals listed as owners in the land registry records of residential or commercial properties in risky structures. Owners can receive monthly rent assistance if they meet certain conditions. The current Rent Assistance Guide states that residential or commercial property owners can receive rent assistance for 18 months in an amount determined according to the Minister's approval.

Tenants are individuals residing or operating businesses in buildings at risk. Unlike property owners, tenants do not receive monthly payments for 18 months; according to the guidelines, those residing as tenants in residential or commercial properties receive a one-time payment of two months' rent assistance, based on the monthly rent assistance amount determined for property owners in the province where the building is located.

Holders of limited real rights, such as usufructuaries, are individuals who possess limited real rights over immovable property and reside or operate a business in a risky building. The regulation stipulates that those residing or operating businesses as holders of limited real rights may receive a one-time rental assistance payment equal to five times the monthly rent paid to the property owners.

Janitors residing in janitor's apartments have also been given special consideration. The guidelines state that janitors residing in janitor's apartments will receive five months' rent assistance.

Basic Requirements for Receiving Rent Assistance

To be eligible for rental assistance in urban transformation projects, the building must first be included in the risky building, risky area, or reserve building area process under Law No. 6306. A simple eviction, special renovation, the owner voluntarily vacating the building, or a special agreement with the contractor alone does not qualify for rental assistance under Law No. 6306.

The second essential condition is that the building must have been evacuated by agreement. The rental assistance system was established to ensure the safe evacuation of risky buildings and to facilitate the progress of the transformation process. The Izmir Provincial Directorate of Environment, Urbanization and Climate Change also states in its announcements that the condition for benefiting from the aid and support specified in the law is the evacuation of the risky building by agreement.

The third condition is that the application must be submitted within the deadline. According to the Implementing Regulation, applications for rental assistance must be submitted within one year from the date of eviction or the date the risky building is demolished. In risky areas or reserve building areas, applications are made to the relevant institution, while in risky buildings, applications are made to the Urban Transformation Directorate or, if the authority has been delegated by the Presidency, to the relevant administration.

The fourth condition is that the application must be made with the correct title of owner. Owners, tenants, business tenants, holders of limited real rights, or caretakers are subject to different documents and requirements. For example, a land registry record is important for an owner, while an Address Information Report showing both old and new address information is important for a residential tenant; and for a business tenant, documents such as chamber of commerce registration, tax office letter, or inspection report are crucial.

Where to Apply for Rent Assistance in Urban Transformation Projects?

Those entitled to rental assistance due to a building being deemed risky must apply to the Urban Transformation Directorate in the province where the building is located within one year of the building being evacuated or demolished. For Istanbul, the Rental Assistance Guide also stipulates that applications can be made to the relevant district municipality.

In risky areas or reserve building areas, applications are made to the relevant institution implementing the project. This institution may be the municipality, TOKİ (Housing Development Administration of Turkey), the Urban Transformation Presidency, or an administration to which authority has been delegated. Therefore, the legal status of the property is important in determining the application authority. A building is subject to the rental assistance process not only because it is an "old building," but also because it has been identified as a risky building under Law No. 6306 or because it falls within a risky/reserve area application.

Applications can be made in person or through a representative under certain conditions. According to the Rent Assistance Guide, if only a rent assistance application is being made, the power of attorney must include the phrase "Authorized to apply for rent assistance under Law No. 6306"; if both the application and the payment are to be received, the power of attorney must include the phrase "Authorized to apply for rent assistance and receive rent assistance payments under Law No. 6306".

Is it possible to apply for rental assistance through the e-Government portal?

Yes. Applications for urban transformation rental assistance can be made via e-Government under certain conditions. The Rental Assistance Guide states that there is an e-application platform available via e-Government for owners of buildings identified as risky under Law No. 6306; and that owners with e-signatures or mobile signatures can apply through the "Urban Transformation Rental Assistance Application" section.

The e-Government application process is particularly important for ensuring timely application processing, document tracking, and electronic record keeping. However, when applying through the e-Government system, the property, identity, address, title deed, and demolition information must be displayed correctly. According to the Rent Assistance Guide, the ARAAD Information System is integrated with the Ministry of Interior's Identity Sharing System and the Land Registry and Cadastre Information System, making it possible to obtain population, address, and title deed information through the system; in case of system-related problems, documents may be requested from the relevant party.

Even if an e-government application is submitted, missing documents, address discrepancies, incorrect IBAN, failure to enter information about the demolition of a risky building into the system, or inability to prove ownership rights may result in the application being rejected or a letter of deficiency being sent.

What documents do property owners need to apply for rental assistance?

The essential documents required for property owners applying for rental assistance are: an application form, a signature circular or registration certificate demonstrating representation authority (if applicable), a title deed and current property registration record, proof that the demolition information for the risky building has been entered into the ARAAD Information System, and a document confirming the Turkish Republic Ziraat Bank current account TL IBAN information.

For natural persons, identity and bank information are important; for legal entities, tax identification number, authorized representative, and company documents are crucial. The guide stipulates that a verification document will be requested for the Turkish Republic Ziraat Bank current account IBAN information included in the application form, and that if the application is made in the name of a natural person, the Turkish Republic identity number and IBAN must match; if made in the name of a legal entity, the tax identification number and IBAN must match.

In cases involving land-sharing deeds, identifying the independent unit is crucial. The guide states that for applications concerning land-sharing deeds where the independent unit is not specified, a building property tax declaration will be required that shows the independent unit and its share percentage, consistent with the address and plot/parcel information in the risky building assessment report.

In jointly owned independent units, each owner benefits from rental assistance in proportion to their share. Therefore, a separate application form must be obtained for each shareholder. The guide clearly states that in applications where the independent unit is jointly owned, each owner will benefit from rental assistance in proportion to their share, and a separate application form must be obtained for each owner.

What documents do tenants need to apply for rental assistance?

The most important requirement for residential tenants is to be able to demonstrate that they resided in the risky building on the date the Building Identification Number was obtained and that they subsequently vacated the building. According to the guidelines, residential tenants apply with an application form, an Address Information Report showing their old and new addresses, proof that the demolition information of the risky building has been entered into the ARAAD system, and a Ziraat Bank current account TL IBAN confirmation document.

The most critical document for the tenant is the information regarding their old and new addresses. Proof of actual residence in a risky building must be supported not only by the rental agreement but also by address registration and, if necessary, utility bills or subscription documents. The guide states that if the address in the risky building assessment report does not match the address in the Address Information Report, the discrepancy can be resolved with an electricity, water, natural gas, or landline telephone/internet bill issued within the last three months before or the first three months after the date the Building Identification Number was obtained, or with a numbering certificate obtained from the municipality.

For commercial tenants, different documents are required than for residential tenants. A tenant operating a business must submit an application form, a power of attorney if they are a legal entity, a chamber of commerce registration certificate or a letter from the tax office showing that they operated a business in a risky building on the date the Building Identification Number was obtained and that they vacated the premises, a closure letter from the tax office or professional chamber if the business has been closed, proof of demolition information entered into the system, and a Ziraat Bank IBAN confirmation document.

How do holders of limited real rights apply?

Holders of limited real rights are individuals who possess a limited real right registered in the land registry, such as usufructuaries. The guide requires that applications from holders of limited real rights include a title deed and current property registration showing ownership of the right, previous and current address documents or chamber/tax office documents indicating residence or business status, proof of demolition information entered into the ARAAD system, and a Ziraat Bank IBAN confirmation document.

The nature of the payment differs for holders of limited real rights from that of the owner. The guidelines state that those residing as holders of limited real rights will receive five months' rent assistance.

How much is paid as rent assistance?

The amount of rental assistance varies by province and according to the type of entitlement. The Urban Transformation Presidency's financial support page has published the province-based rental assistance amounts for 2025. Accordingly, for 2025, in Istanbul, property owners will receive 8,000 TL per month, tenants will receive 16,000 TL in a one-time payment, and holders of limited property rights will receive 40,000 TL in a one-time payment; in Ankara, Antalya, Bursa, and Izmir, property owners will receive 6,500 TL per month, tenants will receive 13,000 TL in a one-time payment, and holders of limited property rights will receive 32,500 TL in a one-time payment; in other metropolitan areas, property owners will receive 5,500 TL per month, tenants will receive 11,000 TL, and holders of limited property rights will receive 27,500 TL; and in other provinces, property owners will receive 4,500 TL per month, tenants will receive 9,000 TL, and holders of limited property rights will receive 22,500 TL. For current applications, the Urban Transformation Directorate's financial support table as of the application date should also be checked.

These amounts should be evaluated according to the logic of "landlord monthly," "tenant lump sum," and "limited real right holder lump sum." The lump sum amount received by the tenant is calculated based on twice the monthly rent assistance paid to the landlord. The guidelines also stipulate that tenants will receive two months' rent assistance in a single payment, based on the monthly rent assistance amount determined for landlords in the province where the building is located.

For how many months do property owners receive rental assistance?

For risky buildings outside of designated risk zones, the duration of rental assistance is 18 months. In risky and reserve building areas, the rental assistance period is determined by the relevant institution and may not exceed 48 months. This distinction is important because the duration of rental assistance for an individual risky building is not the same as for a broader application of risky or reserve building areas.

The start date for rental assistance may vary depending on the specific circumstances. Generally, the evacuation or demolition date is taken as the basis. For risky buildings requiring reinforcement, the start date for rental assistance is considered to be the date the reinforcement permit was obtained, in accordance with the Rental Assistance Guide for buildings evacuated for reinforcement.

Can the same person receive both rent assistance and interest subsidies?

No. It is not possible to pay both rent assistance and interest subsidy to the same person from the Transformation Projects Special Account. The guidelines stipulate that interest subsidy can be received if the rent assistance payment is not completed and the paid rent assistance is returned along with the interest.

Therefore, eligible individuals should economically evaluate whether they prefer rent assistance or interest subsidies before applying. Interest subsidies may be more advantageous than rent assistance in some cases, especially for homeowners who will be taking out loans for new homes or businesses. Conversely, rent assistance may be more practical for homeowners who will not be taking out loans or who only want to cover their housing expenses in the short term.

Can the landlord and tenant receive rental assistance for the same independent unit?

Yes, under certain conditions, both the owner and the tenant or holder of limited real rights residing in the same independent unit in a risky building can benefit from rental assistance. The guidelines stipulate that if both the owner and the tenant or holder of limited real rights residing in the risky building apply for rental assistance for the same independent unit, both can benefit from rental assistance provided the conditions are met.

However, there are specific limitations regarding family members. If family members reside together in the same independent unit, it is not possible to receive rental assistance separately as owner and tenant. The guidelines state that first, second, and third-degree blood relatives and in-laws residing together cannot benefit from rental assistance as owner and tenant; however, if the owner does not reside in a risky building but a family member does, a separate assessment can be made. It is also not considered possible for one spouse to be the owner and the other the tenant of the same independent unit while the marriage continues.

These regulations aim to prevent duplicate payments by creating a seemingly legitimate rental relationship. Therefore, domestic use, rental agreement, and actual residence relationship should be carefully evaluated before applying.

Why are rental assistance applications rejected?

Applications for rental assistance may be rejected for various reasons. One of the most common reasons for rejection is missing the deadline. The application must be submitted within one year of the eviction or demolition date. If this period is exceeded, the administration may reject the application on the grounds of being out of time.

The second reason for rejection is that the information regarding the demolition of the risky building has not been entered into the ARAAD Information System. The guidelines explicitly state that the demolition information must be present in the system for applications from owners, tenants, business tenants, and holders of limited real rights.

The third reason for rejection is address discrepancy. If the address in the risky building assessment report does not match the address in the Address Information Report, this discrepancy must be resolved with documents such as utility bills or address registration certificates; otherwise, the application may be problematic.

The fourth reason for rejection is incorrect or inconsistent IBAN information. According to the guidelines, payments will not be made to beneficiaries who do not have a current account in Turkish Lira at Ziraat Bank. Furthermore, for individual applications, the Turkish Republic Identity Number must match the IBAN, and for corporate applications, the tax identification number must match the IBAN.

The fifth reason for rejection is the inability to prove ownership rights. If the owner cannot prove their title deed registration, the tenant cannot prove their residence, the business tenant cannot prove their tax/chamber of commerce registration, or the holder of a limited real right cannot prove the annotation of that limited real right in the title deed, the application may be rejected.

Who receives rental assistance if a risky building is sold?

Selling a property during the risky building process creates specific problems regarding rental assistance. The guidelines state that if an independent unit is sold on the date the Building Identification Number is obtained for the risky building but before demolition, and the previous owner was not receiving rental assistance at the time the Building Identification Number was obtained, the new owner can apply. However, if the building is demolished and the property becomes vacant land after the previous owner has applied for or started payments for rental assistance, the new owner's rental assistance application will not be considered.

Therefore, those purchasing real estate during the urban transformation process should examine not only the transfer of title but also the stage of the risky building process. Issues such as whether a Building Identification Number has been obtained, whether demolition has taken place, whether the previous owner has applied for rental assistance, and whether payments have started directly affect their financial rights.

What happens to rental assistance if the beneficiary dies?

If the beneficiary passes away while receiving rental assistance payments, the payment plan is suspended, and the remaining rental assistance installments are paid to the heirs in proportion to their shares. This requires the heirs to be registered in the ARAAD Information System using documents such as a certificate of inheritance, photocopies of the heirs' identification documents, and a confirmation document regarding their Ziraat Bank current account TL IBAN information. The guide also stipulates that for beneficiaries who have applied but passed away before payments began, the heirs will be registered in the system in proportion to their shares, and payments will be initiated.

The Role of a Lawyer in a Rent Assistance Application

Many people view urban transformation rental assistance applications as a simple administrative process. However, in practice, serious problems can arise due to issues such as address discrepancies, shared land deeds, jointly owned independent units, inheritance, power of attorney, business registration, rental relationships among family members, failure to enter demolition information into the system, and submitting the wrong application to the relevant authority.

The lawyer first determines the applicant's capacity as a claimant. This includes identifying the owner, tenant, business tenant, holder of limited real rights, heir, or legal entity. Then, the application deadline, eviction and demolition dates, building identification number, risky building report, title deed, address information, billing information, and IBAN details are checked.

If the application is rejected, the reasons for rejection will be examined, and the applicant may consider submitting a request for correction to the administration, completing missing documents, filing an administrative appeal, or pursuing administrative legal action. Particularly in cases of rent assistance applications that have been rejected unlawfully, depending on the nature of the application, an annulment lawsuit or claims arising from non-payment may be initiated.

Conclusion

To receive rental assistance in urban transformation projects, the property must first be included in the risky building, risky area, or reserve building area process under Law No. 6306. Assistance is not automatically paid; the owner, tenant, business tenant, or holder of limited real rights must apply to the authorized institution within the application period and submit the necessary documents.

In risky buildings outside of designated risk zones, owners may receive monthly rent assistance for 18 months. In risky and reserve building areas, the duration is determined by the relevant institution and may not exceed 48 months. Tenants generally receive a one-time payment equal to twice the monthly amount determined for the owner; different payment coefficients apply to holders of limited real rights and caretakers residing in caretaker's apartments.

The most important points in the application are: not missing the one-year application period, ensuring the Ziraat Bank current account TL IBAN information is correct, ensuring the demolition information is in the ARAAD system, ensuring the address and title deed information are consistent, and proving the actual residence or business activity status for tenants or business tenants.

A properly prepared rental assistance application reduces the economic burden on rights holders during the urban transformation process. Incomplete, late, or incorrectly submitted applications may result in loss of rights. Therefore, before applying for urban transformation rental assistance, the legal status of the property, ownership rights, application deadline, required documents, and payment type should be carefully evaluated.