“CONDOMINIUM” AS A NEW WAY OF DWELLING: GLOBAL PRACTICE AND PROSPECTS FOR TURKEY A THESIS SUBMITTED TO THE GRADUATE SCHOOL OF NATURAL AND APPLIED SCIENCES OF MIDDLE EAST TECHNICAL UNIVERSITY BY ECE KUMKALE SEPTEMBER 2004 Approval of the Graduate School of Natural and Applied Sciences (Title and Name) Director I certify that this thesis satisfies all the requirements as a thesis for the degree of Master of Architecture Assoc. Prof. Dr. Selahattin Önür Head of Department This is to certify that we have read this thesis and that in our opinion it is fully adequate, in scope and quality, as a thesis for the degree of Master of Architecture. Assoc. Prof. Dr. Ali Cengizkan Supervisor Examining Committee Members (first name belongs to the chairperson of the jury and the second name belongs to supervisor) Assoc. Prof. Dr. Abdi Güzer (METU, ARCH) Assoc. Prof. Dr. Ali Cengizkan (METU, ARCH) Assoc. Prof. Dr. Güv en Arif Sargın (METU, ARCH) Part Time Inst. Ömer Kıral (METU, CP) Assoc. Prof. Dr. Selahattin Önür (METU, ARCH) ii PLAGIARISM I hereby declare that all information in this document has been obtained and presented in accordance with academic rules and ethical conduct. I also declare that, as required by these rules and conduct, I have fully cited and referenced all material and results that are not original to this work. Name, Last name : Ece Kumkale Signature : iii ABSTRACT “CONDOMINIUM” AS A NEW WAY OF DWELLING: GLOBAL PRACTICE AND PROSPECTS FOR TURKEY Ece Kumkale M.S., In Architecture, Department of Architecture Advisor: Assoc. Prof. Dr. Ali Cengizkan September 2004, 155 pages In the wide discussion field of housing there is a very rapidly updating agenda in accordance with the changing demands of people together with the changing supplies of the popular culture. Hence, a general objective on housing attitudes and researches made in the field of housing is to gather sufficient information to follow an up to date discussion. The objective of this thesis is based on a similar attitude, which is after a recently developing approach in Turkey and an already developed approach abroad: Condominium. The reason for the choice of condominium phenomenon as the initial object of discussion is the belief that it can reflect many recent attitudes on housing, especially concerning the community housing. The content of this thesis is the changing attitudes on housing in the world and their reflections in Turkey in the field of condominiums. The research topics are classified in terms of the most common approaches, their effects and results on residential life in general for the world. The reason for this is the sense that in order iv to start a research on the current applications of condominium in Turkey, the task should be to gather information about the position and applications of condominium in the world. This task is based on the method of literature survey. With the help of the data collected as a result of the literature survey on condominium in the world, a visit was organized to the examples of condominium in İstanbul containing observation and interrogation tasks. In order to make and evaluate the interviews of the examples efficiently a strong background on the subject was necessary. The outcomes of this research study as the evaluations of Turkish condominium- like examples are answering what seems promising and what seems to become sustainable for the future in the housing sector in Turkey, concerning both individual and communal outcomes in the field of condominium. Keywords: Condominium, Co-housing, Housing management, Housing community, Housing communication. v ÖZ YENİ BİR BARINMA / YAŞAMA BİÇİMİ OLARAK “CONDOMINIUM”: KÜRESEL UYGULAMALAR VE TÜRKİYE İÇİN AÇILIMLAR Ece Kumkale, Y. Lisans, Mimarlık Bölümü Tez Danışmanı: Doç. Dr. Ali Cengizkan Eylül 2004, 155 sayfa Konutun geniş tartışma alanında, popüler kültürün sunduğu değişen arzlar ve bireylerin değişen talepleri ile birlikte, hızla güncellenen bir gündem söz konusudur. Bunun sonucunda konut konusunda gerçekleştirilen atılımlar ve araştırmaların genel amacı da güncel bir tartışmanın içine dahil olabilmek için yeterli bilgi sahibi olmak olmuştur. Bu tezin amacı da buna benzer bir yaklaşım içinde, Türkiye’de henüz oluşmaya başlamış olan ve dünyada gelişmiş durumda bulunan ‘condominium’u incelemektir. ‘Condominium’ olgusunun temel tartışma öğesi olarak seçilmesinin sebebi, özellikle topluluk kavramı üzerinde duran konut biçimini ilgilendirecek biçimde, konut konusundaki yeni atılımları yansıtabilecek olmasıdır. Bu tezin içeriği ‘condominium’un alanı dahilinde, dünya’da konut bağlamında değişen yaklaşımlar, ve bunların Türkiye’deki yansımalarından ibarettir. vi Araştırmanın konu başlıkları, konut alanında en çok görülen atılımları ve bunların konut yaşamına etki ve sonuçları bağlamında sınıflandırılmıştır. Bu yaklaşımın sebebi, ‘condominium’un Türkiye’deki uygulamaları üzerinde bir araştıramaya başlamak için ‘condominium’un dünyadaki durumu ve uygulamaları ile ilgili bilgi toplanmasının gerekli olduğu kanısıdır. Bu bilgi toplama işlemi yazın araştırması metodu ile gerçekleştirilmiştir. Bu yolla elde edilen bilgi yardımıyla, ‘condominium’un İstanbul’daki örneklerini incelemeye yönelik, gözlemleme ve soruşturmaya dayanan bir gezi düzenlenmiştir. Verimli bir röportaj ve röportaj değerlendirmesi yapılabilmesi için konu hakkında güçlü bir altyapı sahibi olmak gerekli olmuştur. Bu araştırmanın Türkiye’deki ‘condominium’ benzeri örneklerin değerlendirilmesine ilişkin sonuçları, ‘condominium’ alanında ortaya çıkan bireysel ve topluluğa ait sonuçlardan hangilerinin Türkiye’de gelecek vaat ettiğine ve neyin kalıcı olabileceğine cevap verir niteliktedir. Anahtar Kelimeler: ‘Condominium’, Co-housing, Konut yönetimi, Konut topluluğu, Konut içi iletişim. vii To My Parents viii ACKNOWLEDGMENTS I express sincere gratitude to Assoc. Prof. Dr. Ali Cengizkan for his precious supervision and insight through the research. I moreover express deepest gratefulness to Ömer Kıral for his guidance and his invaluable involvement, which made the field study possible. I also feel great thankfulness to Ali Pamir, Sinan Fındıkoğlu, Ari Duek, Levent Engin, Abdurrahman Şallı, Mahir Ayrancı, Lütfi Algül, Kemal Kıskanç, Mehmet Köseoğlu and Levent Turan for accepting me for the interviews on my research subject and participating in my research study. I offer many tanks to my parents, for their unshakeable faith in me, and their willingness to endure the difficulties of my endeavors with me. ix TABLE OF CONTENTS PLAGIARISM ...................................................................................................................iii ABSTRACT....................................................................................................................... iv ÖZ ...................................................................................................................................... vi ACKNOWLEDGMENTS ................................................................................................. ix TABLE OF CONTENTS.................................................................................................... x LIST OF FIGURES ......................................................................................................... xvi CHAPTER 1 INTRODUCTION ............................................................................................. 1 1.1 Subject........................................................................................................ 1 1.2 Methodology.............................................................................................. 4 2 CONDOMINIUM.............................................................................................. 6 2.1 Definition of the Condominium Phenomenon........................................... 6 2.1.1 Common Interest Developments............................................................ 7 2.1.2 Condominium ........................................................................................ 8 x 2.2 Variations of Condominium .................................................................... 12 2.3 Types of Ownership in a Condominium.................................................. 15 2.3.1 Exclusive Ownership ........................................................................... 16 2.3.2 Shared Ownership................................................................................ 17 2.4 Characteristic Aspects of Condominium ................................................. 19 2.4.1 Common Areas .................................................................................... 19 2.4.2 Owners Association ............................................................................. 20 2.4.3 Management System and Communication .......................................... 21 2.4.4 Contracting........................................................................................... 26 2.4.5 Community-Life and Social Interaction .............................................. 28 2.4.6 Individuality......................................................................................... 31 2.5 Differences of Condominium from Other Ownership and Housing Property Types..................................................................................................... 33 2.5.1 Individual Differences ......................................................................... 33 2.5.2 Communal Differences ........................................................................ 33 2.6 Advantages and