Iskan (officially yapı kullanma izin belgesi) is the occupancy permit issued by the municipality once a building is finished. It confirms that the building was completed according to its approved plans and is fit for people to live in.
Why iskan matters to a buyer
Until the iskan is granted, the building is legally still a construction site. In practice this can mean:
- difficulty getting permanent water and electricity connections, with the building running on temporary construction supplies;
- banks generally will not lend a mortgage against the flat;
- problems applying for a residence permit at that address;
- the title deed stays as kat irtifakı and cannot be converted to full ownership.
If you are buying with a residence permit in mind, the iskan is one of the documents that matters most. See residence permits through property for more.
How iskan is obtained
The developer applies for the iskan once construction is complete. The municipality (Alanya Belediyesi in Alanya) inspects the building against the approved project and building regulations. After the permit is issued, the land registry converts the deeds from kat irtifakı to kat mülkiyeti, full ownership of each flat.
Timing depends on the municipality, how complete the developer's paperwork is and whether the building departs from its plans. Nobody can guarantee a date in advance, so it is sensible to write a deadline into the contract as the developer's obligation.
How to check for iskan
- Ask for a copy of the yapı kullanma izin belgesi and make sure it covers your block; on large sites, blocks are sometimes signed off one at a time.
- Look at the form of ownership on the tapu. If the building was finished long ago but the deed still says kat irtifakı, find out why.
- Ask whether water and electricity are on permanent or temporary connections.
- Look for extensions, extra floors or alterations not shown on the plans, as these can hold up the permit.
Buying before iskan is issued
You can buy in a building under construction, but the risks are higher. A pre-registration sales agreement (satış vaadi sözleşmesi) must be signed before a notary or it is void. The contract should set out the completion date, the deadline for obtaining iskan and the developer's liability for delays.
Common mistakes
- Relying on verbal promises that the permit is "just a month away".
- Planning a residence permit or mortgage on a flat without iskan.
- Not checking for iskan when buying a resale flat in an older building.
How we help
Before any purchase we check the iskan and the form of ownership on the deed, and for new builds we review the developer's permits and contract terms. Municipal rules and practice change, so confirm the current position before you buy. Our transaction support service covers these checks.