Buying a new home is not just a matter of choosing an apartment you like. Especially when it comes to newly built homes, it’s important to be informed about the building’s construction process, the materials used, the official documents, and the terms of delivery. Just because an apartment looks modern or has just been completed doesn’t mean it’s problem-free in every respect.
Asking a few important questions when buying a home directly from a developer can help prevent many potential problems down the road. For this reason, it’s important to learn about both the apartment’s technical specifications and the legal details of the sales process before making a purchase decision.
So, what questions should you ask the developer when buying a new apartment? Here are the key points you must consider before buying a home.
Has the Building Received Its Occupancy Permit?
One of the first things to find out when buying a new apartment is whether the building has an occupancy permit.
Commonly known as the “occupancy permit,” this document certifies that the building has been completed in accordance with relevant regulations and approved plans. In buildings without an occupancy permit, you may encounter issues with processes such as setting up electricity and water service or transferring ownership to a condominium.
It is normal for projects still under construction not to have an occupancy permit yet. However, if you are purchasing an apartment in a completed building, you must verify the occupancy status.
Is the Apartment’s Title Deed Under a Condominium Agreement or Full Ownership?
The type of title deed is important for understanding the legal status of the property you intend to purchase.
A floor easement is a right established for the independent units of a building that has not yet been completed or is still under construction. Condominium ownership, on the other hand, is established over the independent units in completed buildings.
It is possible to purchase an apartment subject to a floor easement. However, the building’s current condition, building permit, and occupancy permit must be evaluated together.
Additionally, you should verify whether there are any mortgages, liens, or other restrictions on the title deed that could prevent the sale.
What Measures Have Been Taken for the Building’s Earthquake Safety?
When purchasing a home in Turkey, earthquake safety is one of the most important evaluation criteria.
You should ask the contractor which earthquake code the building was designed according to, whether a soil study was conducted, and the characteristics of the structural system.
It is also helpful to obtain information about the concrete strength class, the reinforcing steel used, and the building inspection processes.
However, one should not assume that a newly constructed building or a structure using high-strength concrete is automatically earthquake-resistant.
Earthquake safety requires a comprehensive technical evaluation of the entire structure.
What Materials Were Used in Construction?
The ability of an apartment to be used trouble-free for many years is closely related to the materials chosen during its construction.
In particular, you should request information about window systems, doors, flooring, plumbing fixtures, and insulation materials.
In addition to the brands of the products used, their technical specifications and compliance with relevant standards are also important.
If possible, you should request the technical specifications for the apartment from the contractor. This will allow you to verify whether the features specified during the sale are present in the delivered property.
What is the net usable area of the apartment in square meters?
There may be a difference between the gross square meters listed in housing listings and the apartment’s net usable area.
Depending on the method used, the calculation of gross area may include walls and shares of certain common areas. Net area, on the other hand, refers to the apartment’s usable size.
For this reason, you should not rely solely on the square meter information provided in listings.
You should ask the contractor separately for the apartment’s net and gross square meters and find out the calculation principles used to determine these figures.
When necessary, it is helpful to verify the information against the approved architectural plans.
How Was the Thermal and Acoustic Insulation Installed?
One of the key factors affecting living comfort in a new home is the quality of insulation.
Thermal insulation helps reduce heat loss during the winter months and control indoor temperatures during the summer.
Sound insulation, on the other hand, helps reduce noise coming from neighboring apartments or the outside environment.
You can ask the contractor about the insulation materials used on the exterior facade, wall systems, window specifications, and sound insulation measures between floors.
Additionally, reviewing the building’s energy performance certificate can help you gain insight into its energy efficiency.
What Features Are Included in the Sales Price?
The features included in the sales price of new apartments may vary from project to project.
Built-in kitchen appliances, air conditioning infrastructure, parking, storage space, or various social amenities may not be offered to the same extent in every project.
Therefore, you should clearly determine which features are included in the price before making a purchase.
Additionally, it should be clarified which party is responsible for covering the title deed fee, utility connection fees, and other expenses.
Ensuring that promises made during the sale are included in the written contract or technical specifications helps prevent potential disputes.
When Will the Apartment Be Delivered?
If you are purchasing a home from an unfinished project, the delivery date is of great importance.
You should ask the contractor about the current status of construction, the planned delivery date, and the terms that will apply in the event of a delay.
Especially in sales based on a model or project plans, the apartment’s features, delivery date, and payment schedule should be specified in writing.
In addition, it is helpful to obtain information on how any deficiencies will be identified and rectified at the time of delivery.
How Will the Building’s Parking Lot and Common Areas Be Used?
New residential projects may include common areas such as parking lots, elevators, gardens, and social spaces.
However, the terms of use for these areas are not the same in every building.
For example, you should find out whether a parking space is assigned to a specific apartment or whether it is part of the common areas.
Additionally, you can request information about maintenance costs for common areas and the projected monthly maintenance fees.
These details help you assess the recurring expenses you may face after purchasing a home.
How Will Problems That Arise After Delivery Be Resolved?
Some technical deficiencies or construction errors may arise after the handover of new apartments.
These include plumbing issues, door and window adjustments, water leaks, or defects in finishes.
For this reason, you should ask the contractor about the post-handover technical support process and how to report any potential issues.
It is also important to learn about the consumer rights applicable to the nature of the sale and the legal regulations regarding defective housing.
Documenting the inspections conducted upon taking possession of the apartment in a written report can be helpful in the event of future disputes.
What Should You Look for in a Contract When Buying a Home from a Developer?
One of the most important stages of the purchasing process is reviewing the contract.
Especially for projects currently under construction, the apartment’s location, unit number, net area, sales price, payment plan, and delivery terms must be clearly specified.
The technical specifications included in the contract must be consistent with the information provided at the time of sale.
Additionally, in pre-sale housing transactions, attention must be paid to the formal requirements stipulated by law.
The questions to ask the contractor when purchasing a new apartment are not limited to simply learning the price and features of the property. Many details must be evaluated, ranging from land registry records to building safety, and from the materials used to the delivery conditions.
Reviewing the necessary documents before the purchase and obtaining the provided information in writing as much as possible helps ensure a more informed real estate investment.
