Owner Rights in the Building Inspection Process (Türkiye)
Türkiye's Building Inspection Law No. 4708 is the foundation of construction quality assurance. Under this system, all private constructions are supervised by an independent inspection firm. Yet most owners don't know what the law guarantees them. This article explains every stage and the owner's protections.
What Is Building Inspection?
A building inspection firm is an independent legal entity, contracted by the owner (often via the contractor), that audits the construction's compliance with project, code and standard.
The firm:
- Is separate from the contractor
- Is a public oversight tool, not the owner's project manager
- Is licensed by the Ministry
- Carries financial and criminal liability for defective inspection
Duties of the Inspection Firm
1. Project Review
Architectural, structural, mechanical and electrical drawings are checked against TBDY 2018, TS EN 1992, TS 825 (insulation) and other standards.
2. Site Inspection
Stage by stage:
- Pre-excavation and pre-foundation
- Pre-pour rebar and formwork (every pour)
- Post-pour
- End of structural works
- During cladding and finishings
- MEP roughing-in
- Pre-occupancy final
3. Sign-off on Progress Payments
A contractor cannot be paid without a signed inspection report. Owners must not pay before the firm signs off.
4. Concrete Sampling
- At least 3 samples per 100 m³
- Sent to an accredited lab
- 7-day and 28-day strength results
5. OHS Audit
Occupational safety deficiencies are reported.
6. Occupancy Conformity Letter
At completion, the firm issues the conformity letter required by the municipality.
What Owners Should Demand — In Writing
Stage Reports
Signed reports after every pour and every inspection.
Concrete Test Results
Copies of accredited lab results.
Rebar Test Results
Tensile test results (per batch).
Earthing and Insulation Reports
Earthing measurement, thermal continuity, waterproofing tests.
Site Photo Archive
Photo evidence at critical stages — especially for what will be hidden.
Signed Progress Reports
The owner should hold a copy of every signed progress payment report.
Inspection Fees
- 1.5–3% of construction cost.
- Paid by the owner (contract may shift this).
- Paid in 6 stage-based installments.
- Non-payment results in a lien on the permit and blocks occupancy.
Selecting an Inspection Firm
- Pick an independent firm — not the contractor's preferred one.
- Family or partnership ties between contractor and inspector are illegal.
- Firms can be looked up at yds.csb.gov.tr.
- Expired licenses are invalid.
When Inspection Fails
The firm is liable for:
- 15-year joint liability (structural failure)
- 2-year defects warranty
- Administrative fines and license revocation
- Criminal liability under the Penal Code
To file a complaint:
- Written petition to the Ministry
- CİMER (presidential communication)
- Provincial Inspection Commission complaint
- Civil lawsuit (damages)
FAQ
Who chooses the inspection firm?
The owner. The contractor may suggest, but the owner decides. Related parties are forbidden.
Can I get inspection reports?
Yes — by law you may access all reports. The firm must respond within 5 business days.
What if the contractor and inspector collude?
Illegal, reportable. Engage an independent civil engineer for a second opinion.
Who do I claim from after handover if a structural issue appears?
Contractor (10 years), inspection firm (15 years), architect/engineer (insurance) — all remain liable.
At Turallar Yapı İnşaat, we run the inspection process with full transparency and give owners active access to all reports.
