Whether a Earthquake-proof property in Turkey The condition of a building cannot be determined by its age, purchase price, a DASK insurance policy, or a brief inspection. A modernly renovated apartment, a well-maintained entrance, and a valid title deed say nothing about how the building would behave during a strong earthquake. At the same time, not every older building is automatically unsafe.

In practice, the decisive factor is the interplay of several factors: the earthquake risk at the location, the soil conditions, the planning and construction of the building, the actual construction, subsequent modifications or damage, and the current state of the supporting structure.

What does "earthquake-proof" actually mean?

The term is often used misleadingly. No reputable expert can guarantee that a building will remain completely undamaged in every conceivable earthquake. Modern earthquake regulations therefore pursue a different goal: buildings should achieve a certain level of safety under the assumed earthquake loads, with a particular focus on reducing the risk of collapse.

The current Turkish earthquake building regulations were published on March 18, 2018, and came into effect on January 1, 2019. They take into account, among other things, the earthquake hazard of the location and the local soil conditions. However, this does not mean that every building constructed from 2019 onwards is automatically safe, nor that every older building is automatically dangerous.

The earthquake safety check in four stages

A reliable assessment cannot be derived from a single point. Rather, the picture only emerges from the combination of four levels, which build upon one another.

1. The region alone does not decide.

Many buyers begin their search with the question: "Which region in Turkey is earthquake-safe?" This question is understandable, but too general.

The official earthquake hazard map from AFAD shows the expected seismic activity in various areas. However, AFAD explicitly points out that this is a hazard map and not a specific risk map. Assessing the actual risk would require additional consideration of buildings, population, economic assets, and potential damage.

Therefore, two buildings on the same street can pose significantly different risks. One, for example, might be built on favorable soil and have a regularly constructed load-bearing structure. The other might be built on soft or filled ground and have been structurally altered subsequently.

2. The ground beneath the building

The ground beneath a building plays a crucial role in an earthquake. It influences how strongly seismic waves affect a specific location and how the foundation behaves.

Soil and foundation investigations are an important part of the planning process for new buildings. Current regulations stipulate, among other things, the investigation of geological conditions, soil and rock properties, groundwater, and local seismic activity.

Which document is important?

Ask specifically about the Zemin ve Temel Etüt Raporu. In German, this refers to the soil and foundation report or the geotechnical investigation. However, for older buildings, this document may be missing, incomplete, or not readily available in the owner's records. In such cases, it should be checked whether it is on file in the municipal building archive or with other relevant authorities.

3. Why the year of construction alone is not enough

The year of construction is an important indicator, but not a conclusive proof of safety. Turkish earthquake regulations have been revised several times, including in 1998, 2007, and most recently in 2018. Nevertheless, one should not simply categorize a building as "bad before 1999" or "good after 1999.".

These questions are more important than the stated year of manufacture.

A building may have been completed in 2020, for example, even though planning and permitting began several years earlier. Therefore, not only the year of completion but especially the date of the Yapı Ruhsatı, i.e., the building permit, will be reviewed.

Buildings prior to 1999

An older building is not automatically unsafe. However, it was designed based on older technical regulations and may not have been part of the later expanded building inspection system. For such properties, we therefore recommend a particularly thorough inspection, especially if structural documentation is missing, the ground floor is used commercially, visible alterations have been made, moisture or corrosion is present, or previous damage is not adequately documented.

Buildings between 1999 and 2011

Here, too, each individual case must be examined. In some provinces, structured construction supervision already existed before the system was later introduced nationwide.

Buildings from 2011 onwards

The application of the Turkish Building Supervision Law was extended to all provinces on January 1, 2011. This is an important positive development. However, it does not mean that all planning, material, and construction errors are eliminated in every building.

Buildings after the current regulation comes into force

For buildings whose planning and approval fall entirely under the earthquake-resistant building regulations in effect since January 1, 2019, more modern planning requirements apply. Nevertheless, the quality of construction, conformity with the approved project, concrete and steel quality, construction supervision, soil conditions, and subsequent modifications remain relevant.

4. These are the documents buyers should request.

Before purchasing, it's not enough to simply check the title deed (Tapu). Additional documents are also important for an initial technical and building code assessment.

1. Tapu — Land Registry Deed

The Tapu shows the registered owner, the type of ownership, land and building data, and the unit designation. However, it is not proof of earthquake resistance.

2. Yapı Ruhsatı — building permit

The building permit provides information on the approval date, building type, project participants, construction company, planned number of stories, and approved use. The date of the building permit is often more informative than a verbal statement regarding the year of construction.

3. Yapı Kullanma İzin Belgesi — İskan

The İskan is the occupancy permit. It essentially confirms that the building was completed and usable in accordance with the relevant documents at the time of acceptance. An occupancy permit cannot be granted if relevant parts of the building do not conform to the permit and the associated plans.

An earthquake assessment (İskan) is therefore important. However, it is not a current earthquake performance analysis. Since its issuance, the building may have been altered, damaged, neglected, extended, partially gutted, or improperly remodeled.

4. Approved architectural project

The approved project helps to compare the current situation with the original state. The following questions are particularly important: Were rooms combined, walls removed, or balconies enclosed? Was the ground floor altered, or were additional areas created? Do the number of floors and the intended use match? Not every interior wall is load-bearing—however, only a qualified professional can assess whether a change affects the load-bearing structure.

5. Static Project — Statics

The structural design includes the planned load-bearing structure of the building, such as foundations, columns, beams, load-bearing walls, ceilings, reinforcement, and the calculation methods used. For buyers without structural engineering training, it is virtually impossible to assess a structural design themselves. Therefore, in case of doubt, it should be reviewed by a structural engineer.

6. Zemin ve Temel Etüt Raporu

The soil and foundation report describes the geotechnical conditions of the property and the resulting requirements for planning and foundation work.

7. Yapı Denetim company documents

For buildings that are subject to appropriate monitoring, it should be verified which company carried out the construction supervision, whether the data matches the building, and whether test and final documentation is available.

8. Previous damage or reinforcement reports

Ask specifically about the Hasar Tespit Raporu (Damage assessment), the Güçlendirme Projesi (Reinforcement project), one Deprem Performans Analizi (Earthquake performance analysis), previous government classifications, and repairs after earthquakes.

9. Minutes of the owners' association

The meeting minutes often contain references to cracks, dampness, concrete damage, the need for renovation, expert opinions, reinforcement measures, disputes over alterations, or damage to common areas.

5. DASK is not a security certificate

DASK, or Zorunlu Deprem Sigortası, is the mandatory Turkish earthquake insurance. Within agreed limits, it covers certain material damage to buildings caused directly by an earthquake and resulting events such as fire, explosion, tsunami, or landslide.

6. What can be observed during a site visit?

An inspection is not a substitute for an expert report. Nevertheless, there are irregularities that should be investigated more closely.

Pay attention to the entire building structure

Buyers often focus almost exclusively on the apartment itself. However, earthquake safety depends on the entire building. Therefore, you should also inspect the basement, underground parking garage, ground floor, stairwell, utility rooms, exterior facade, columns and beams in common areas, as well as adjacent parts of the property.

noticeable cracks

Particular attention should be paid to diagonal cracks, wide or recurring cracks, cracks in columns or beams, cracks at transitions between load-bearing components, and freshly painted areas with newly visible cracks. Not every crack is structurally dangerous—plaster and settlement cracks can be harmless. However, a structural engineer should make the distinction.

Moisture and corrosion

Persistent dampness in basements or underground garages can lead to long-term damage. Noticeable signs include spalling concrete, exposed steel, rusting reinforcement, significant dampness around columns, and recurring water ingress.

Changes on the ground floor

Particular attention should be paid if the ground floor contains large retail spaces, wide-open facades, restaurants, supermarkets, workshops, or combined commercial units. Commercial use is not automatically problematic. However, it should be clarified whether walls, columns, or other load-bearing structural elements have been altered and whether any approved renovation projects exist.

Subsequent attics or extensions

Additional floors, enclosed terraces, or heavy extensions can alter the building's load-bearing capacity. It is therefore necessary to verify whether these elements were included in the original plans, and whether a Tadilat Ruhsatı The assessment was issued as to whether the structural analysis was adjusted accordingly and the modification was carried out professionally.

7. Why a newly renovated apartment can be deceiving

A high-quality renovation often only covers floors, bathrooms, kitchens, windows, doors, lighting, and wall surfaces. Consequently, it says nothing about the condition of the foundation, supports, beams, or reinforcing steel.

8. Karot test: What does a concrete sample really tell us?

The term Carrot Testi In Turkey, "Karot" is often used as a general term for a building inspection. During a Karot inspection, core samples are taken from concrete components, which can provide information about the existing concrete strength.

However, a meaningful building analysis does not only consider the concrete. Depending on the testing method, it may also require recording the building geometry, examining columns and beams, determining the reinforcement, assessing the reinforcing steel, investigating the building site, analyzing existing damage, comparing it with the structural design, and performing a computational evaluation of the entire structure.

The official rules for identifying risky buildings therefore include not only material samples but also, among other things, reinforcement, building structure, and soil classification. Consequently, a single concrete sample does not automatically answer the question of whether the entire building is earthquake-resistant.

9. Private preliminary review or official risk assessment?

These two approaches should not be confused.

A detailed Deprem Performans Analizi The building's behavior is examined based on technical specifications and a computational assessment. For existing buildings, the Turkish Ministry of Environment and Urbanization refers to both the 2018 Earthquake Construction Ordinance and the procedures under Law No. 6306. Before initiating any official procedure, owners should therefore be aware of the technical and legal consequences and, if necessary, seek expert advice.

10. Four practical case studies

The following anonymized case studies summarize typical situations from viewings and real estate consultations. They serve as illustrations and do not replace an inspection of a specific building.

11. Our checklist for buyers

Before the visit

During the tour

Before making a reservation or deposit

Before the Tapu transfer

12. Traffic light rating for initial orientation

13. What we as real estate agents can check — and what we cannot.

Sources and further reading

• AFAD — Turkish Disaster and Emergency Management Agency, official earthquake hazard map (afad.gov.tr)
• Turkish Earthquake Construction Ordinance — published on 18.03.2018, effective since 01.01.2019
• Building Supervision Act — nationwide application since 01.01.2011
• Law No. 6306 — Procedure for identifying risky buildings, Ministry of Environment and Urbanization (csb.gov.tr)
• DASK — Zorunlu Deprem Sigortası, Compulsory Earthquake Insurance (dask.gov.tr)