Handover When the Building Manager Changes: A Checklist for Books, Bank, Cash and the Handover Record

Short answer: the manager is liable to the unit owners just like an agent (KMK Art. 38), and an agent must account for the work carried out and hand over what was received for it (TBK Art. 508). At handover, the resolution book, expense documents, authority over the bank account, cash, the list of balances, contracts and ongoing proceedings are handed over one by one. Everything is written into a handover record signed by both sides and, where possible, the auditor.

Last checked: 27 September 2026. This article is general information; if there is a dispute, ask a lawyer.

Legal framework

Appointment and replacement: the manager is appointed by a majority of unit owners by both number and land share, and is reappointed every year at the statutory annual meeting; the outgoing manager can be reappointed (KMK Art. 34). The owners' assembly (kat malikleri kurulu) can replace the manager at any time if there is just cause (Art. 41).
Liability: the manager is liable to the unit owners exactly like an agent (Art. 38). An agent must account for the work carried out and hand over to the principal what was received in connection with the agency, and also pays interest on money handed over late (TBK Art. 508).
Ending: an agency can be ended by either side at any time; the side that ends it at an inopportune time must make good the other side's loss (TBK Art. 512).
Books: assembly resolutions are written in a resolution book whose pages are certified by a notary (Art. 32). The manager enters the assembly resolutions, a summary of warnings and notices served, and all expenses in this book in date order, keeps the documents on file, and has the book closed by a notary within one month after each calendar year ends (Art. 36).
Bank account: the money is kept in a bank account opened in the manager's name but showing the capacity of manager (Art. 35(j)).
Notice at the entrance: the manager's name, surname, work and home address must be framed and displayed at the building entrance (Art. 34).

Handover checklist

Handed over	Contents	Check
Appointment resolution	The assembly resolution appointing the new manager	In the resolution book; majority by number and land share?
Resolution book	The notary-certified book (Art. 32)	Is the last resolution written and signed? Were earlier years closed by a notary (Art. 36)?
Auditor's book and reports	The auditor's certified book, if there is one (Art. 41)	Date of the last audit
Expense documents file	Invoices, receipts, bank slips (Art. 36)	Is there a document for every expense in the book?
Bank	Statement on the handover day, account details	Does the statement balance match the figure in the record?
Cash	Cash count record	Was the cash counted in front of two people?
List of balances	Debts and overpayments per apartment; unpaid invoices	Do the totals agree together with bank and cash?
Operating budget	Approved or provisional operating budget (işletme projesi, Art. 37), status of advances	Up to which month have charges been posted?
Proceedings and cases	Enforcement proceedings (icra takibi), court cases, notices served (Art. 35(f), (i))	File numbers, lawyer, last step and deadlines
Contracts	Lift maintenance (Art. 35(l)), cleaning, security, insurance (Art. 35(c))	End dates and notice periods
Staff	Employment contracts, payroll and social security files	Any unpaid wages or premiums?
Utility accounts	Shared electricity, water, gas, internet	In whose name is each account?
Keys and passwords	Plant room, camera recordings, email, online banking, software access	Has the outgoing manager's access been closed?

The handover record

The record should be short but complete:

Date and time of handover, names of the parties.
The cash and bank balances on the handover day (with statement and count).
The total of the list of balances per apartment and the unpaid invoices.
The list of books and documents handed over.
What is missing: any document not handed over, or any difference that cannot be explained, with the date it will be handed over.
Signatures of the outgoing manager, the new manager and the auditor, if there is one.

A record signed without listing what is missing is later read as "everything was handed over". If there is an unexplained difference, write it down with its amount.

Example summary of balances at handover (30/06):

Item	Amount
Bank (statement)	₺212,640.00
Cash (count)	₺3,410.00
Owed by residents (11 apartments)	₺46,200.00
Owed to residents who overpaid (3 apartments)	−₺2,750.00
Unpaid invoices (2)	−₺18,900.00
Net	₺240,600.00

212,640 + 3,410 + 46,200 − 2,750 − 18,900 = 240,600. The new manager enters the opening balances with these figures.

The new manager's first 30 days

Change the bank authority. Ask the bank which documents it needs; the appointment resolution must be written and signed in the resolution book. The handover is not complete until the outgoing manager's authority over the account has been removed.
Put up the notice. Your name, work and home address must be framed at the building entrance (Art. 34).
Tell the residents. The new manager, contact details and, if it has changed, the new bank account. Watch for transfers still arriving in the old account for a while.
Reconcile the opening balances. The opening balances you enter in your records must agree with the handover record and the bank statement.
Check deadlines. Ongoing enforcement proceedings, objection periods and contract renewals. The manager must take the measures needed so that no deadline passes and no right is lost (Art. 35(g)).

If the outgoing manager does not hand over the documents

Make the request in writing and keep its date.
Point to the duty to account: the manager gives an account (KMK Art. 39), and an agent accounts and hands over what was received (TBK Art. 508).
Write the missing documents into the record and inform the owners' assembly.
Ask a lawyer about legal remedies.

How it works in Yonevo

The records belong to the property, not to a person. The owner of a property in Yonevo can transfer it by sending a transfer invitation to the new manager's email address; once the invitation is accepted, the new person becomes the owner and the previous owner's access is removed entirely. If it is the team rather than the manager that changes, the former user's membership of the property is set to inactive; their records are not deleted. Who changed each record, and when, stays in the change history. The balance report for the handover day and the cash and bank listings are available as PDF or Excel and can be attached to the record.

Common mistakes

Handing over without a record: every difference found later turns into a dispute.
Leaving the bank authority for later: the outgoing manager keeps authority over the account.
Looking only at the bank balance: without cash, residents' balances and unpaid invoices the picture is incomplete.
Not writing down what is missing: a document promised "later" is harder to ask for if it is not in the record.
Not taking over passwords: camera, email and software access stay with the old management.

Frequently asked questions

Is a handover record a legal requirement? The Condominium Law has no separate requirement called a "handover record". But the manager is liable like an agent and must account and hand over what was received (KMK Art. 38, TBK Art. 508). The record is the proof of that handover.

Can the outgoing manager leave straight away once replaced? An agency can be ended at any time; but the side that ends it at an inopportune time must make good the other side's loss (TBK Art. 512). Agreeing the handover date together reduces that risk.

Who keeps the resolution book? It stays with the management and is handed to the new manager. Resolutions are written in it and signed by the unit owners present at the meeting (KMK Art. 32).

Does the auditor need to be present at handover? It is not required, but the auditor also signing the record protects both sides.

Sources (in Turkish)

Condominium Law No. 634, Art. 32, 34, 35, 36, 37, 38, 39, 41 (Art. 37 as amended by Law No. 7579)
Turkish Code of Obligations No. 6098, Art. 508, 512