{"id":1359,"date":"2016-02-11T23:16:32","date_gmt":"2016-02-11T21:16:32","guid":{"rendered":"https:\/\/tuncayilcim.av.tr\/v5\/?p=1359"},"modified":"2025-07-22T19:17:47","modified_gmt":"2025-07-22T16:17:47","slug":"kat-karsiligi-insaat-yapim-sozlesmesi-uygulama-sureci-2","status":"publish","type":"post","link":"https:\/\/tuncayilcim.av.tr\/v5\/kat-karsiligi-insaat-yapim-sozlesmesi-uygulama-sureci-2\/","title":{"rendered":"KAT KAR\u015eILI\u011eI \u0130N\u015eAAT YAPIM S\u00d6ZLE\u015eMES\u0130 UYGULAMA S\u00dcREC\u0130"},"content":{"rendered":"<div class=\"ead-preview\"><div class=\"ead-document\" style=\"position: relative;\"><div class=\"ead-iframe-wrapper\"><iframe src=\"\/\/docs.google.com\/viewer?url=https%3A%2F%2Ftuncayilcim.av.tr%2Fv5%2Fwp-content%2Fuploads%2FKAT-KARSILIGI-INSAAT-SISTEMI-VE-HASILAT-PAYLASIMI-SISTEMI-UYGULAMALARI-2.pdf&amp;embedded=true&amp;hl=en\" title=\"Embedded Document\" class=\"ead-iframe\" style=\"width: 100%;height: 500px;border: none;visibility: hidden;\"><\/iframe><\/div>\t\t\t<div class=\"ead-document-loading\" style=\"width:100%;height:100%;position:absolute;left:0;top:0;z-index:10;\">\n\t\t\t\t<div class=\"ead-loading-wrap\">\n\t\t\t\t\t<div class=\"ead-loading-main\">\n\t\t\t\t\t\t<div class=\"ead-loading\">\n\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/plugins\/embed-any-document\/images\/loading.svg\" width=\"55\" height=\"55\" alt=\"Loader\">\n\t\t\t\t\t\t\t<span>Loading...<\/span>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t\t<div class=\"ead-loading-foot\">\n\t\t\t\t\t\t<div class=\"ead-loading-foot-title\">\n\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/plugins\/embed-any-document\/images\/EAD-logo.svg\" alt=\"EAD Logo\" width=\"36\" height=\"23\"\/>\n\t\t\t\t\t\t\t<span>Taking too long?<\/span>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t\t<p>\n\t\t\t\t\t\t\t<div class=\"ead-document-btn ead-reload-btn\" role=\"button\">\n\t\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/plugins\/embed-any-document\/images\/reload.svg\" alt=\"Reload\" width=\"12\" height=\"12\"\/> Reload document\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t\t\t<span>|<\/span>\n\t\t\t\t\t\t\t<a href=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/uploads\/KAT-KARSILIGI-INSAAT-SISTEMI-VE-HASILAT-PAYLASIMI-SISTEMI-UYGULAMALARI-2.pdf\" class=\"ead-document-btn\" target=\"_blank\">\n\t\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/plugins\/embed-any-document\/images\/open.svg\" alt=\"Open\" width=\"12\" height=\"12\"\/> Open in new tab\t\t\t\t\t\t\t<\/a>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t<\/div>\n\t\t<\/div><p class=\"embed_download\"><a href=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/uploads\/KAT-KARSILIGI-INSAAT-SISTEMI-VE-HASILAT-PAYLASIMI-SISTEMI-UYGULAMALARI-2.pdf\" download>Download <\/a><\/p><\/div>\n<p><span style=\"color: #800000;\">1. \u00a0ARSA SAH\u0130B\u0130N\u0130N ALACA\u011eININ TEM\u0130NAT ALTINA ALINMASI<\/span><\/p>\n<div style=\"text-align: justify;\">\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi taraflar\u0131n\u0131n en \u00e7ok karars\u0131zl\u0131k ya\u015fad\u0131\u011f\u0131 noktalar\u0131n ba\u015f\u0131nda arsa pay\u0131n\u0131n devri ve teminat konular\u0131 gelmektedir. Arsa sahipleri yeni kurulmu\u015f in\u015faat \u015firketlerinin finansal g\u00fcc\u00fcnden \u015f\u00fcphe duyduklar\u0131ndan dolay\u0131 arsa pay\u0131n\u0131 m\u00fcteahhide devretmekte teredd\u00fct etmektedir. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi uyar\u0131nca yap\u0131lacak arsa pay\u0131 devirlerini ve in\u015faat\u0131n tamamlanmas\u0131n\u0131 garanti alt\u0131na almak i\u00e7in a\u015fa\u011f\u0131da belirtilen teminat \u00e7e\u015fitlerinden sadece birine yer verilebilece\u011fi gibi birden fazla teminat\u0131n uygulanmas\u0131 da m\u00fcmk\u00fcnd\u00fcr.<\/p>\n<p><span style=\"color: #800000;\">1.1 \u00a0TEM\u0130NAT SENED\u0130 \/ MEKTUBU<\/span><\/p>\n<p>Arsa Sahipleri, yapm\u0131\u015f olduklar\u0131 kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin garantisi ve m\u00fcteahhide devretti\u011fi arsa paylar\u0131n\u0131n kar\u015f\u0131l\u0131\u011f\u0131 olarak her m\u00fcteahhitten teminat senedi veya teminat mektubu talep edebilirler.\u00a0Teminat mektubu;\u00a0en basit tan\u0131m\u0131yla, m\u00fcteahhidin in\u015faat projesini yerine getirememesi halinde belirli bir tutar\u0131n bir banka taraf\u0131ndan kay\u0131ts\u0131z \u015farts\u0131z \u00f6denece\u011finin taahh\u00fct edilmesidir. Teminat mektuplar\u0131\u00a0ge\u00e7ici\u00a0veya\u00a0kesin\u00a0olabildi\u011fi gibi s\u00fcre y\u00f6n\u00fcnden ise\u00a0s\u00fcreli\u00a0veya\u00a0s\u00fcresiz\u00a0olabilmektedir. Teminat mektubunun tutar\u0131, ge\u00e7ici mi yoksa kesin mi olaca\u011f\u0131, s\u00fcresi gibi konular taraflarca m\u00fczakerede edilerek belirlenmektedir. S\u00fcreli teminat mektuplar\u0131nda, s\u00fcre sona ermeden paraya \u00e7evrilmesi i\u00e7in bankaya ibraz edilmeyen teminat mektubunun h\u00fckm\u00fc kalmad\u0131\u011f\u0131 unutulmamal\u0131d\u0131r. M\u00fcmk\u00fcn oldu\u011funca uzun s\u00fcre ge\u00e7erli olacak bir teminat mektubu al\u0131nmal\u0131d\u0131r.<\/p>\n<p>Teminat mektubunun niteli\u011fi, kapsad\u0131\u011f\u0131 riskin s\u0131n\u0131r\u0131n\u0131 \u00e7izdi\u011fi i\u00e7in mektup i\u00e7eri\u011fini olu\u015fturan metne \u00f6zellikle dikkat edilmelidir. Uygulamada, teminat mektubunun, arsa pay\u0131n\u0131n m\u00fcteahhide devredilmesi s\u0131ras\u0131nda al\u0131nmas\u0131 tercih edilmektedir. E\u011fer m\u00fcteahhit, s\u00f6zle\u015fmedeki \u015fartlara uygun olarak teminat mektubu vermezse, arsa sahipleri, tapu devri i\u015flemini yapmaktan vazge\u00e7ebilirler.<\/p>\n<p>Taraflar\u0131n her birisine Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesini Tapuya \u015eerh i\u00e7in yetki verildi\u011fi bir s\u00f6zle\u015fme imza ediliyorsa, \u00f6ng\u00f6r\u00fclen Teminat Mektubunun s\u00f6zle\u015fmenin Noterde imzalanmas\u0131 esnas\u0131nda al\u0131nmas\u0131nda fayda vard\u0131r. Zira s\u0131rf in\u015faat\u0131n yap\u0131lmamas\u0131ndan veya gecikmesinden kaynaklanacak zararlar\u0131 de\u011fil; s\u00f6zle\u015fmenin tapuya \u015ferh verilmesi ile ta\u015f\u0131nmaz\u0131n k\u0131s\u0131tlanmas\u0131 ve bu \u015ferhin s\u00f6zle\u015fmedeki \u015fartlara ra\u011fmen veya fesih davas\u0131na ra\u011fmen kald\u0131r\u0131lmamas\u0131ndan olu\u015fabilecek zararlar\u0131 da kapsayacak \u015fekilde teminat mektubu al\u0131nmal\u0131d\u0131r.<\/p>\n<p>Ancak, uygulamada teminat mektubu vermek istemeyen veya bunun i\u00e7in finansal g\u00fcc\u00fc olmayan m\u00fcteahhitler; s\u00f6zle\u015fme esnas\u0131nda arsa pay\u0131 devri istememekte, proje onay\u0131ndan itibaren in\u015faat\u0131n her safhas\u0131nda belirli oranda arsa pay\u0131n\u0131 devralaca\u011f\u0131n\u0131 ve yapt\u0131\u011f\u0131 i\u015f i\u00e7in arsa sahibinden kendilerinin teminat istemedi\u011fini s\u00f6yleyerek g\u00fcven esas\u0131 ile i\u015fe giri\u015fmektedirler.<\/p>\n<p><span style=\"color: #800000;\">1.2 \u0130N\u015eAAT TEM\u0130NAT \u0130POTE\u011e\u0130<\/span><\/p>\n<p>TMK md. 893\/1\u2019de,\u00a0sat\u0131\u015ftan do\u011fan alaca\u011f\u0131 i\u00e7in, sat\u0131lan ta\u015f\u0131nmaz \u00fczerinde sat\u0131c\u0131n\u0131n, tescile ba\u011fl\u0131 kanuni ipotek hakk\u0131n\u0131n bulundu\u011fu belirtilmi\u015ftir. Dolay\u0131s\u0131yla, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde de bu h\u00fck\u00fcm k\u0131yasen uygulanabilmektedir.<\/p>\n<p>\u015e\u00f6yle ki: arsa pay\u0131n\u0131n m\u00fcteahhide devredilmesi kar\u015f\u0131l\u0131\u011f\u0131nda devredilen arsa paylar\u0131 \u00fczerinde\u00a0in\u015faat teminat ipote\u011fi\u00a0tesis edilmesi, uygulamada s\u0131kl\u0131kla kullan\u0131lan bir teminat y\u00f6ntemidir. Kat \u0130rtifak\u0131 olu\u015fmu\u015fsa, m\u00fcteahhide isabet edecek dairelerin t\u00fcm\u00fc \u00fczerinde ipotek tesis edilmektedir. Devredilen arsa pay\u0131 \u00fczerinde tesis edilen ipoteklerin, tapudaki cins tashihi sonras\u0131 bu paya tekab\u00fcl edecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler \u00fczerine kayd\u0131r\u0131lmas\u0131 hususu \u0130potek talepnamesi ve \u0130potek akdinde a\u00e7\u0131k\u00e7a ifade edilmelidir.<\/p>\n<p>\u0130pote\u011fin fekki yani kald\u0131r\u0131lmas\u0131 s\u00fcreci ise taraflar aras\u0131ndaki m\u00fczakereye ba\u011fl\u0131d\u0131r. Genellikle, in\u015faat s\u00fcrecindeki i\u015flerin tamamlanma a\u015famas\u0131na g\u00f6re ipotekler s\u00f6zle\u015fmede belirlenen \u015fekilde s\u0131ras\u0131yla fek edilmektedir. Ancak taraflar\u0131n, ipote\u011fin in\u015faat\u0131n tamamlanmas\u0131 (veya isk\u00e2n\u0131n al\u0131nmas\u0131) a\u015famas\u0131nda fekki hususunda anla\u015fmas\u0131nda herhangi bir hukuki sak\u0131nca yoktur. Ne \u015fekilde olursa olsun, bu hususlar taraflar\u0131 ba\u011flay\u0131c\u0131 nitelikte olup, s\u00f6z konusu \u015fartlara uyulmas\u0131 gerekmektedir.<\/p>\n<p>Ayr\u0131ca, arsa sahipleri ipotek almak yerine, m\u00fcteahhitten, m\u00fcteahhide veya \u00fc\u00e7\u00fcnc\u00fc bir ki\u015fiye ait bir ta\u015f\u0131nmaz\u0131n teminat ama\u00e7l\u0131 olarak da kendilerine tapudan devrini talep edebilirler. \u0130nan\u00e7l\u0131 temlik denilen bu y\u00f6ntemde, m\u00fcteahhidin s\u00f6zle\u015fmeye uygun olarak t\u00fcm bor\u00e7lar\u0131n\u0131 yerine getirmesi halinde, devral\u0131nan ta\u015f\u0131nmaz iade edilir.<\/p>\n<p>M\u00fcteahhit, kendine devredilen arsa pay\u0131\/ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm \u00fczerine i\u015f yapt\u0131rd\u0131\u011f\u0131 ta\u015feronlar\u0131, alt y\u00fcklenicileri, mal ald\u0131\u011f\u0131 3. Ki\u015filer veya in\u015faat\u0131 yapmak i\u00e7in kredi alaca\u011f\u0131 Banka lehine ipotek tesis etmek istiyorsa, buna kar\u015f\u0131 al\u0131nacak daha farkl\u0131 teminatlar olmal\u0131d\u0131r.\u00a0\u00a0\u201cYap\u0131 \u0130pote\u011fi\u201d\u00a0olarak tan\u0131mlanan bu ipotek t\u00fcr\u00fcne m\u00fcmk\u00fcn oldu\u011funca girmemekte ve m\u00fcteahhidin daha farkl\u0131 finansal \u00e7\u00f6z\u00fcmler bulmas\u0131n\u0131 istemekte yarar vard\u0131r.<\/p>\n<p><span style=\"color: #800000;\">1.3 \u00a0\u015eAHS\u0130 KEFALET \u00a0VE GARANT\u00d6RL\u00dcK<\/span><\/p>\n<p>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinde m\u00fcteahhit olarak t\u00fczel ki\u015fi yan\u0131nda, her zaman bir ger\u00e7ek ki\u015fi muhatab\u0131n bulunmas\u0131 i\u00e7in m\u00fcteahhit \u015firket temsilcisinin, sahiplerinin, edimi taahh\u00fct edenin vs. de m\u00fcteahhit s\u0131fat\u0131yla (m\u00fcteahhitlik karnesi yoksa da garant\u00f6r s\u0131fat\u0131yla) yer almas\u0131nda fayda vard\u0131r.<\/p>\n<p>Bu nedenle, arsa sahipleri, s\u00f6zle\u015fme konusu alacaklar\u0131n\u0131 teminat alt\u0131na almak i\u00e7in, m\u00fcteahhitten, m\u00fcteahhit \u015firket ortaklar\u0131ndan veya \u00fc\u00e7\u00fcnc\u00fc ki\u015filerden s\u00f6zle\u015fme konusu in\u015faat\u0131n tamamlanmas\u0131yla ilgili \u015fahsi kefalet veya garant\u00f6rl\u00fck istemeleri laz\u0131m. Ancak, gerek in\u015faat ruhsat\u0131nda, gerek vergisel y\u00fck\u00fcml\u00fcl\u00fckler bak\u0131m\u0131ndan vergi dairesinde, ticaret odas\u0131nda vs. kamu kurumlar\u0131nda sadece as\u0131l m\u00fcteahhit ger\u00e7ek veya t\u00fczel ki\u015finin ad\u0131n\u0131n ge\u00e7mesinin garant\u00f6r\u00fcn\/kefilin sorumlulu\u011funu kald\u0131rmayaca\u011f\u0131 hususu da s\u00f6zle\u015fmede mutlaka belirtilmelidir.<\/p>\n<p>Kefaletin \u015fekline, kefil olma ehliyetine ve e\u015fin r\u0131zas\u0131na ili\u015fkin\u00a0TBK md. 603\u2019deki\u00a0\u00a0h\u00fck\u00fcmler,\u00a0ger\u00e7ek ki\u015filerce, ki\u015fisel g\u00fcvence verilmesine ili\u015fkin olarak ba\u015fka ad alt\u0131nda yap\u0131lan di\u011fer s\u00f6zle\u015fmelere de uygulanaca\u011f\u0131ndan, \u00f6zellikle kefaletin \u015fekline dair\u00a0TBK md. 583\u00a0ve\u00a0e\u015fin r\u0131zas\u0131na dair\u00a0TBK md. 584\u00a0h\u00fck\u00fcmlerin ve\u00a0Kefaletin sadece kefil olunan miktarla s\u0131n\u0131rl\u0131 olmak \u00fczere ge\u00e7erli oldu\u011funa dair TBK md. 589\u00a0h\u00fck\u00fcmlerinin dikkate al\u0131nmas\u0131 gerekmektedir.<\/p>\n<p>Ticari i\u015f niteli\u011findeki kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi nedeniyle, TTK m.7 uyar\u0131nca m\u00fcteahhit ve garant\u00f6rler m\u00fcteselsilen sorumlu olacaklard\u0131r.\u00a0Bu hususlar, kesinlikle, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde yaz\u0131l\u0131 olarak belirtilmesi ve garanti verenleri \u015fahsi imzalar\u0131 olmas\u0131 gerekir.<\/p>\n<p><span style=\"color: #800000;\">1.4 KEFALET S\u0130GORTASI<\/span><\/p>\n<p>Teminat Mektubu, \u0130potek ve Garant\u00f6rl\u00fck \u00e7\u00f6z\u00fcmlerinden daha somut \u00e7\u00f6z\u00fcmler sunabilece\u011fi i\u00e7in\u00a0 in\u015faat sekt\u00f6r\u00fcnde daha \u00e7ok uygulanmas\u0131 gereken kurumlardan birisi de\u00a0Kefalet Sigortas\u0131d\u0131r.<\/p>\n<p>01.02.2014 tarihi itibariyle y\u00fcr\u00fcrl\u00fc\u011fe giren\u00a0Kefalet Sigortas\u0131 Genel \u015eartlar\u0131,\u00a0Hazine M\u00fcste\u015farl\u0131\u011f\u0131 taraf\u0131ndan yay\u0131mlanm\u0131\u015ft\u0131r.\u00a0 E\u011fer m\u00fcteahhit, kendi y\u00fck\u00fcml\u00fcl\u00fcklerini s\u00f6zle\u015fmede belirlenen \u015fartlara uygun \u015fekilde yerine getirmez ise, sigortac\u0131 yeni bir m\u00fcteahhit ile anla\u015f\u0131p i\u015fin tamamlanmas\u0131n\u0131 temin edecek\u00a0(Performans Teminat\u0131)\u00a0veya m\u00fcteahhidin s\u00f6zle\u015fmeden kaynaklanan y\u00fck\u00fcml\u00fcl\u00fckleri gerekti\u011fi \u015fekilde yerine getirmemesine kar\u015f\u0131 teminat(S\u00f6zle\u015fme Teminat\u0131)\u00a0sa\u011flayabilecektir.<\/p>\n<p>Dolay\u0131s\u0131yla, m\u00fcteahhittin kusur ve hatalar\u0131 sonucu olu\u015facak m\u00fcspet-menfi her t\u00fcrl\u00fc zarar-ziyan, cezai \u015fartlar, ay\u0131p-eksikliklerin tamamlanmas\u0131 veya tamamlat\u0131lmas\u0131 i\u00e7in teminat sa\u011flamak \u00fczere (performans + s\u00f6zle\u015fme teminatlar\u0131)\u00a0arsa sahipleri lehine belirlenen s\u00fcre i\u00e7erisinde net bir tutarda kefalet sigortas\u0131 yapt\u0131rma \u015fart\u0131 s\u00f6zle\u015fmeye yaz\u0131lmal\u0131d\u0131r.<\/p>\n<p>Ayr\u0131ca, kefalet sigortas\u0131na ait t\u00fcm primlerin m\u00fcteahhit taraf\u0131ndan kar\u015f\u0131lanaca\u011f\u0131, sigorta s\u00fcresinin, in\u015faat s\u00f6zle\u015fmesinin s\u00fcresinden en az bir y\u0131l daha fazla olaca\u011f\u0131, bu sigortan\u0131n belirlenecek s\u00fcrede yapt\u0131r\u0131lmamas\u0131n\u0131n arsa sahiplerine s\u00f6zle\u015fmeyi tek tarafl\u0131 olarak feshetme yetkisi verece\u011fi, \u201cS\u00f6zle\u015fmenin tapuya \u015ferh \u015fartlar\u0131 ve zaman\u0131:\u201d ba\u015fl\u0131kl\u0131 maddesinde ancak ve ancak proje onay\u0131 ve Kefalet sigortas\u0131n\u0131n yapt\u0131r\u0131lmas\u0131ndan sonra s\u00f6zle\u015fmenin tapuya \u015ferh verebilece\u011finin a\u00e7\u0131k\u00e7a yaz\u0131lmas\u0131nda fayda vard\u0131r.<\/p>\n<p><span style=\"color: #800000;\">2. S\u00d6ZLE\u015eME S\u00dcRES\u0130<\/span><\/p>\n<p>Genel olarak in\u015faat s\u00f6zle\u015fmeleri, imza an\u0131ndan itibaren y\u00fcr\u00fcrl\u00fc\u011fe girmekte olup; payl\u0131 m\u00fclkiyetin, kat irtifak\u0131 tapular\u0131na daha sonra da kat m\u00fclkiyetli tapular\u0131na d\u00f6n\u00fc\u015fmesi, sonu\u00e7 olarak yap\u0131n\u0131n iskan\u0131 al\u0131nm\u0131\u015f \u015fekilde teslim edilmesiyle birlikte tam manas\u0131yla sona erer.<\/p>\n<p>Bundan dolay\u0131, imar tadilat\u0131 s\u00fcresi, y\u0131k\u0131m s\u00fcresi, proje haz\u0131rlanmas\u0131 ve arsa sahiplerine onaylat\u0131lmas\u0131 s\u00fcresi, ruhsat al\u0131m s\u00fcresi, payl\u0131 m\u00fclkiyetten kat irtifak\u0131na ge\u00e7i\u015f s\u00fcresi, in\u015faat s\u00fcresi, gecikme s\u00fcresi, kat m\u00fclkiyetli tapu, iskan al\u0131m s\u00fcreleri ve yap\u0131lacak \u00f6demeler (kira bedeli ve cezai \u015fartlar) gibi s\u00f6zle\u015fme sonras\u0131ndaki her a\u015fama kesin s\u00fcrelere ba\u011flanmal\u0131d\u0131r.<\/p>\n<p><span style=\"color: #800000;\">2.1 TAHAMM\u00dcL S\u00dcRES\u0130<\/span><\/p>\n<p>Uygulamada in\u015faat s\u00fcresinin,\u00a0\u201cin\u015faat ruhsat\u0131n\u0131n al\u0131nmas\u0131ndan sonra 24 ay\u201d gibi belirsiz bir tarihten ba\u015flat\u0131lmas\u0131 durumunda, ruhsat i\u015flemlerinin yap\u0131lmamas\u0131 veya geciktirilmesi nedeniyle arsa sahipleri aleyhine sonu\u00e7lar ortaya \u00e7\u0131kmakta ve\u00a0ruhsat al\u0131nmad\u0131\u011f\u0131 i\u00e7in in\u015faat s\u00fcresi ba\u015flamamaktad\u0131r.<\/p>\n<p>Bu nedenle, arsa sahipleri, m\u00fcteahhitleri kendilerine d\u00fc\u015fen y\u00fck\u00fcml\u00fcl\u00fcklerini zaman\u0131nda gere\u011fi gibi yerine getirmeye zorlayabilmeleri i\u00e7in yap\u0131lacak s\u00f6zle\u015fmenin ge\u00e7erlilik \u015fart\u0131n\u0131 in\u015faat ruhsat\u0131n\u0131n al\u0131m s\u00fcresine ba\u011flamalar\u0131 laz\u0131m. Bu s\u00fcreye\u00a0\u201ctahamm\u00fcl s\u00fcresi\u201d\u00a0denilmektedir. Bu tahamm\u00fcl s\u00fcresi sonunda, in\u015faat ruhsat\u0131 al\u0131nmam\u0131\u015f veya imar durumu s\u00f6zle\u015fmedeki \u015fartlara uygun hale getirilmemi\u015f ise, s\u00f6zle\u015fmenin kendili\u011finden feshedilmi\u015f say\u0131laca\u011f\u0131 ve m\u00fcteahhidin arsa sahiplerinden hi\u00e7bir nam alt\u0131nda bedel talep edemeyece\u011fi s\u00f6zle\u015fmede kesinlikle \u00f6ng\u00f6r\u00fclmelidir.<\/p>\n<p><span style=\"color: #800000;\">2.2 \u0130N\u015eAATIN TESL\u0130M S\u00dcRES\u0130<\/span><\/p>\n<p>Teslim s\u00fcresi sonunda in\u015faat\u0131 tamamlayamaz ise ihtara gerek olmaks\u0131z\u0131n m\u00fcteahhidin temerr\u00fcde d\u00fc\u015fm\u00fc\u015f olaca\u011f\u0131 s\u00f6zle\u015fmede belirtilmelidir. Ayr\u0131ca s\u00fcre verilmesine (mehil tayinine) gerek kalmaks\u0131z\u0131n arsa sahiplerinin se\u00e7imlik haklar\u0131n\u0131 kullanabilecekleri; se\u00e7imlik hakk\u0131n derhal kullan\u0131lmamas\u0131 durumunda, arsa sahiplerinin aynen ifay\u0131 istedi\u011fi varsay\u0131laca\u011f\u0131 vurgulanmal\u0131d\u0131r. Ancak, m\u00fcteahhidin temerr\u00fct durumu devam etti\u011fi m\u00fcddet\u00e7e, arsa sahipleri mehil tayinine gerek kalmaks\u0131z\u0131n, aynen ifa d\u0131\u015f\u0131ndaki se\u00e7imlik haklar\u0131n\u0131 her zaman kullanabilecekleri hususlar\u0131n\u0131n da s\u00f6zle\u015fmede bulunmas\u0131nda fayda vard\u0131r.<\/p>\n<p><span style=\"color: #800000;\">2.3 \u0130N\u015eAAT S\u00dcRES\u0130N\u0130N UZATILMASI<\/span><\/p>\n<p>Uygulamada m\u00fcteahhitler, \u00e7o\u011fu zaman resmi mercilerden kaynaklanan sebepleri m\u00fccbir sebep sayarak arsa sahiplerinden s\u00f6zle\u015fme s\u00fcresinin uzat\u0131lmas\u0131n\u0131 istemekte ve arsa sahiplerini bu hususlarda \u00a0kendilerine ba\u011flamaktad\u0131rlar.<\/p>\n<p>Bu durumun k\u00f6t\u00fcye kullan\u0131lmas\u0131n\u0131 \u00f6nlemek i\u00e7in; sadece deprem ve sava\u015f gibi m\u00fccbir sebep veya beklenmeyen hallerin meydana geldi\u011fi durumlarda s\u00f6zle\u015fmede kabul edilen in\u015faat s\u00fcresinin, uzat\u0131labilece\u011fine izin verilmelidir.<\/p>\n<p>Ayr\u0131ca,\u00a0m\u00fccbir sebeplerin meydana geldi\u011fi tarihi izleyen 20 g\u00fcn i\u00e7inde m\u00fcteahhidin arsa sahiplerine yaz\u0131l\u0131 olarak bildirimde bulunmas\u0131 gerekli\u011fi ve bu hallerin yetkili resmi merciler (in\u015faat izni veren) taraf\u0131ndan belgelendirilmesi laz\u0131m oldu\u011fu a\u00e7\u0131k\u00e7a s\u00f6zle\u015fmede yaz\u0131lmas\u0131 laz\u0131m.<\/p>\n<p>M\u00fcteahhit, in\u015faat s\u00fcresini uzatma talebini ve kendisinden kaynaklanmayan sebeplere dayand\u0131\u011f\u0131n\u0131 usul\u00fcne uygun olarak ispat etmelidir. Bu s\u00fcre i\u00e7erisinde ispat ederek bildirimde bulunmad\u0131\u011f\u0131 takdirde, s\u00f6zle\u015fmenin s\u00fcresini uzatma hakk\u0131 d\u00fc\u015fm\u00fc\u015f olacakt\u0131r.<\/p>\n<p><span style=\"color: #800000;\">3 BA\u011eIMSIZ B\u00d6L\u00dcMLER\u0130N PAYLA\u015eIMI<\/span><\/p>\n<p>Uygulamada, baz\u0131 s\u00f6zle\u015fmelerde ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin \u015fekli, M2\u2019si, Br\u00fct veya net M2 ayr\u0131m\u0131 ve payla\u015f\u0131m\u0131 net olarak planlanmad\u0131\u011f\u0131 i\u00e7in veya basit bir kroki \u00fczerinde (\u00f6l\u00e7ekli ve detayl\u0131 olmad\u0131\u011f\u0131ndan) yap\u0131ld\u0131\u011f\u0131 i\u00e7in, taraflar aras\u0131nda uyu\u015fmazl\u0131klar \u00e7\u0131kmaktad\u0131r. Esasen yap\u0131m\u0131 y\u00fczbinlerce hatta milyonlarca liraya mal olan bir in\u015faat i\u015finde basit krokiye dayal\u0131 s\u00f6zle\u015fme yap\u0131lmamas\u0131, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin payla\u015f\u0131m\u0131nda a\u015fa\u011f\u0131daki 3 hususa \u00f6zellikle dikkat edilmesi laz\u0131md\u0131r. \u015e\u00f6yle ki:<\/p>\n<p><span style=\"color: #800000;\">3.1 \u00a0\u0130MAR DURUMU NET \u0130SE<\/span><\/p>\n<p>S\u00f6zle\u015fme konusu in\u015faat\u0131n imar durumu net ise, imar durumuna uygun mimari proje tasla\u011f\u0131n\u0131n mutlaka s\u00f6zle\u015fmeye eklenmesi gerekir. Bu taslakta, binan\u0131n kuzey y\u00f6n\u00fcne g\u00f6re oturma \u015fekli, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin bi\u00e7imi, Net ve Br\u00fct alan\u0131, katlar\u0131n durumu gibi binan\u0131n esasl\u0131 niteliklerinin yan\u0131nda; hangi ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin kime b\u0131rak\u0131laca\u011f\u0131 hususuna da sarih bi\u00e7imde yer verilmelidir.<\/p>\n<p>Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin payla\u015f\u0131m\u0131ndaki temel hareket noktas\u0131n\u0131, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin de\u011ferleri ve \u015ferefiye de\u011ferleri olu\u015fturmaktad\u0131r. Do\u011fru bir \u015ferefi lendirme, arsa sahiplerinin yeni yap\u0131lacak projeden alaca\u011f\u0131 ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri daha sa\u011fl\u0131kl\u0131 olarak payla\u015fmas\u0131n\u0131 sa\u011flamaktad\u0131r. Bu \u015ferefiyelendirme i\u015flemi SPK lisansl\u0131 ba\u011f\u0131ms\u0131z de\u011ferleme \u015firketlerine yapt\u0131r\u0131lmal\u0131d\u0131r. Ayr\u0131ca,\u00a0s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan payla\u015f\u0131m oran\u0131 ile in\u015faat edilecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin payla\u015f\u0131m\u0131n\u0131n birbiri ile uyumlu oldu\u011fu ve taraflar\u0131n buna kar\u015f\u0131 \u00e7\u0131kamayaca\u011f\u0131 a\u00e7\u0131k\u00e7a belirtilmelidir.<\/p>\n<p><span style=\"color: #800000;\">3.2 \u00a0\u0130MAR DURUMU NET DE\u011e\u0130LSE<\/span><\/p>\n<p>E\u011fer in\u015faat s\u00f6zle\u015fmesinin kuruldu\u011fu s\u0131rada imar durumu net de\u011filse, hangi s\u0131n\u0131rlardaki in\u015faat alan\u0131 veya imar durumuna g\u00f6re s\u00f6zle\u015fmenin devam edece\u011fi ve payla\u015f\u0131m\u0131n ne oranda olaca\u011f\u0131n\u0131n s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lmas\u0131 gerekir.<\/p>\n<p>Ancak imar durumu belirsiz arsalar hakk\u0131nda yap\u0131lacak s\u00f6zle\u015fmelerin s\u00fcre ve yap\u0131lanma ko\u015fullar\u0131 bak\u0131m\u0131ndan ak\u0131beti belli de\u011fildir. Bu nedenle imar durumunun netle\u015fmesi ve \u00e7\u0131kacak ba\u011f\u0131ms\u0131z\u0131 b\u00f6l\u00fcmlerin belirginle\u015fmesinden sonra s\u00f6zle\u015fmenin yap\u0131lmas\u0131 uygun olur. Projeden al\u0131nacak ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler mutlaka belirlenmeli, belirlenmesi m\u00fcmk\u00fcn de\u011fil ise yeni projeden al\u0131nacak net metrekare mutlaka yaz\u0131lmal\u0131d\u0131r. Bununla birlikte, taraflar\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri payla\u015f\u0131m \u015feklinin, s\u00f6zle\u015fmedeki payla\u015f\u0131m oran\u0131na denk geldi\u011fini ve buna itiraz etmeyeceklerinin belirtilmesi gerekir.<\/p>\n<p><span style=\"color: #800000;\">3.3 \u00a0 \u0130MAR DURUMUNDA DE\u011e\u0130\u015e\u0130KL\u0130K OLURSA<\/span><\/p>\n<p>S\u00f6zle\u015fme yap\u0131ld\u0131ktan sonra imar durumundaki de\u011fi\u015fikliklerin, in\u015faat alan\u0131n\u0131n art\u0131r\u0131m\u0131na imkan vermesi halinde, m\u00fcteahhit ilave kat veya in\u015faat\u0131 da yapmak zorundad\u0131r. Fazladan yap\u0131lacak ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin, taraflar aras\u0131ndaki payla\u015f\u0131m oran\u0131na ve sistemine g\u00f6re payla\u015f\u0131laca\u011f\u0131 s\u00f6zle\u015fmede mutlaka belirtilmelidir.<\/p>\n<p>Uygulamada, m\u00fcteahhit taraf\u0131ndan s\u00f6zle\u015fmenin ifas\u0131 s\u0131ras\u0131nda bir tak\u0131m nedenlerle arsa sahiplerinden ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcnde fazladan veya s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131landan daha iyi vas\u0131fta imalatlar yap\u0131ld\u0131\u011f\u0131 veya \u00a0ve bu nedenle taleplerde bulunuldu\u011fu g\u00f6r\u00fclmektedir.\u00a0Bu nedenle s\u00f6zle\u015fmede; bu y\u00f6ndeki imalatlar\u0131 veya\u00a0 talepleri en ba\u015ftan engelleyecek ya da bunlar\u0131n hangi \u015fartlarda yap\u0131labilece\u011fine dair objektif ve net h\u00fck\u00fcmlerin yer almas\u0131 \u00a0gerekir.<\/p>\n<p><span style=\"color: #800000;\">4 \u00a0VEKALETNAME<\/span><\/p>\n<p>Genel olarak, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin imzalanmas\u0131ndan sonra, ayn\u0131 anda ruhsat al\u0131m\u0131, belediye, kamu kurumlar\u0131 ve tapudaki i\u015flemlerin takibi i\u00e7in m\u00fcteahhide arsa sahipleri taraf\u0131ndan vekaletname verilmektedir.<\/p>\n<p>Kan\u0131m\u0131zca, vekaletnamenin 2 ayr\u0131 etap i\u00e7in ayr\u0131 ayr\u0131 verilmesinde fayda vard\u0131r. \u015e\u00f6yle ki; arsa sahipleri ilk \u00f6nce, m\u00fcteahhidin haz\u0131rlayaca\u011f\u0131 ruhsat projesinin, s\u00f6zle\u015fme ekindeki projeden farkl\u0131 olmas\u0131n\u0131 \u00f6nlemek ve son halinin mutabakata dayal\u0131 olarak uygulanmas\u0131n\u0131 garanti alt\u0131na almak i\u00e7in kapsam\u0131 daralt\u0131lm\u0131\u015f vekalet\u00a0(TBK md. 504)\u00a0vermelidirler. Bu durumda, m\u00fcteahhit ald\u0131\u011f\u0131 vekaletle, ancak ruhsat alma a\u015famas\u0131na kadarki i\u015flemleri yapabilecektir.<\/p>\n<p>\u0130n\u015faat ruhsat\u0131 al\u0131nd\u0131ktan sonra ise, m\u00fcteahhidin in\u015faata ve i\u015flemlere devam edilebilmesi i\u00e7in yeniden ikinci vekaletname verilmelidir.<\/p>\n<p>\u0130\u015f ve i\u015flemler i\u00e7in s\u0131n\u0131rl\u0131 say\u0131da ki\u015fiye ve s\u0131n\u0131rl\u0131 s\u00fcreler i\u00e7in ge\u00e7erli olacak vekaletname verilmesine dikkat edilmelidir. Bir\u00e7ok ki\u015fiye veya s\u00fcresiz vekalet vermekten ka\u00e7\u0131nmak gerekmektedir.<\/p>\n<p><span style=\"color: #800000;\">5 \u00a0YER TESL\u0130M\u0130<\/span><\/p>\n<p>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinin yap\u0131lmas\u0131ndan sonra, arsa sahiplerinin in\u015faat alan\u0131 ile ili\u015fkilerini kestiklerini (binay\u0131 y\u0131k\u0131m\u0131 i\u00e7in tahliye ettiklerini) tutanak ile kan\u0131tlayacaklar\u0131 s\u00f6zle\u015fmede vurgulanmal\u0131d\u0131r. Uygulamada m\u00fcteahhitlerin in\u015faat s\u00fcresinden kazanma i\u00e7in ruhsat i\u015flemleri devam ederken hafriyat ve in\u015faata ba\u015flad\u0131klar\u0131na tan\u0131k olmaktay\u0131z. Bu gibi durumlarda do\u011facak zarar nedeniyle arsa sahiplerinin hi\u00e7bir sorumlulu\u011funun olmad\u0131\u011f\u0131n\u0131, yer teslim tutana\u011f\u0131 ile kan\u0131tlayabileceklerdir.<\/p>\n<p>Esasen \u201cYer Teslim Tutana\u011f\u0131\u201d her iki taraf i\u00e7in de ehemmiyetli olup, s\u00f6zle\u015fmeye at\u0131f yap\u0131larak ve usul\u00fcne uygun olarak tan\u0131klar huzurunda taraflar veya bu konuda hususi olarak yetkili k\u0131ld\u0131klar\u0131 ki\u015filerce imzalanmas\u0131nda fayda vard\u0131r.<\/p>\n<p><span style=\"color: #800000;\">6 TAPU DEVR\u0130 \u0130\u015eLEMLER\u0130<\/span><\/p>\n<p>Arsa sahipleri, m\u00fcteahhide kalacak ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin tapusunun devrini; s\u00f6zle\u015fme konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin tamam\u0131n\u0131, s\u00f6zle\u015fmeye uygun \u015fekilde yap\u0131 kullanma izni al\u0131nm\u0131\u015f olarak kendilerine teslim edildikten sonra \u00a0yapmak istemektedirler. M\u00fcteahhitler de do\u011fal olarak tapu devrini in\u015faat\u0131n ba\u015flang\u0131\u00e7ta tamamen veya yapt\u0131\u011f\u0131 imalatla orant\u0131l\u0131 \u015fekilde peyderpey almak istemektedirler.<\/p>\n<p>Uygulamada orta yol olarak; arsa sahibi taraf\u0131ndan yap\u0131lacak tapu devirleri, yap\u0131lan imalat oranlar\u0131na g\u00f6re peyderpey olarak yap\u0131lmakta; ya da ba\u015flang\u0131\u00e7ta arsa sahipleri lehine Teminat \u0130pote\u011fi tesis edilerek m\u00fcteahhide devredilmi\u015f ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler \u00fczerindeki teminat ipoteklerinin yap\u0131lan imalata g\u00f6re peyderpey kald\u0131r\u0131lmas\u0131 suretiyle m\u00fclkiyet devirleri tam anlam\u0131yla yap\u0131lm\u0131\u015f olmaktad\u0131r.<\/p>\n<p>\u0130n\u015faat s\u00f6zle\u015fmesi tapuya \u015ferh verildi\u011fi m\u00fcddet\u00e7e, bu konuda arsa sahiplerinin haklar\u0131na bir zarar gelmesi s\u00f6z konusu de\u011filse de, arsa sahiplerinin s\u00f6zle\u015fme ile ilgili haklar\u0131n\u0131 kullan\u0131rken \u00fc\u00e7\u00fcnc\u00fc ki\u015filerle muhatap olmalar\u0131 riski mevcuttur.\u00a0\u00d6rne\u011fin, s\u00f6zle\u015fmeden d\u00f6nmede, m\u00fcspet zarar\u0131n tazmininde, ve m\u00fcteahhit taraf\u0131ndan yap\u0131lan tapu d\u0131\u015f\u0131 sat\u0131\u015flarda (m\u00fcteahhit i\u015fi b\u00fcy\u00fck oranda bitirmi\u015f ise), \u00a0tapudaki maliklerin ve di\u011fer ayni hak (ipotek gibi) sahiplerinin de has\u0131m g\u00f6sterilmesi gerekece\u011fi unutulmamal\u0131d\u0131r.<\/p>\n<p><span style=\"color: #800000;\">7 \u00a0VERG\u0130, G\u0130DER VE MASRAFLAR<\/span><\/p>\n<p>S\u00f6zle\u015fmenin kurulmas\u0131 an\u0131ndan\u00a0yap\u0131 kullanma izni al\u0131nm\u0131\u015f olarak teslimine kadar olan\u00a0t\u00fcm vergi, masraf ve giderlerin tamam\u0131 m\u00fcteahhit taraf\u0131ndan kar\u015f\u0131lanaca\u011f\u0131, arsa sahipleri hi\u00e7bir gider ve masrafa kat\u0131lmayacaklar\u0131 ve m\u00fcteahhit, arsa sahiplerinden her nam ve s\u0131fatla hi\u00e7bir \u015fekilde masraf ve para talep edemeyece\u011fi a\u00e7\u0131k bir \u015fekilde s\u00f6zle\u015fmede yaz\u0131lmal\u0131d\u0131r.<\/p>\n<p>Genel olarak, m\u00fcteahhit:<\/p>\n<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Ana s\u00f6zle\u015fme ve in\u015faat projesi gere\u011fi \u00f6denmesi gereken t\u00fcm vergi, har\u00e7 ve masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Binalar\u0131n t\u00fcm y\u0131k\u0131m masraflar\u0131ndan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Proje tasdik masraflar\u0131ndan, her t\u00fcrl\u00fc proje vize har\u00e7lar\u0131, in\u015faat ruhsat\u0131 al\u0131nmas\u0131 ile ilgili masraflardan, in\u015faat ve i\u015fgaliye har\u00e7lar\u0131 ile i\u015f bu proje s\u00fcresince \u00f6denecek her t\u00fcrl\u00fc har\u00e7, resim, vergi vesaire gider ve masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130\u015fin idaresi i\u00e7in yap\u0131lacak masraflardan, kullan\u0131lacak her t\u00fcrl\u00fc alet ve edevat, makina ta\u015f\u0131t vs. gibi ara\u00e7lar\u0131n al\u0131nmas\u0131 ve sigortalanmas\u0131ndan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130n\u015faat\u0131n devam\u0131 s\u00fcresince trafik ak\u0131\u015f\u0131n\u0131n ve i\u015f g\u00fcvenli\u011finin temini i\u00e7in gerekli tedbirlerin al\u0131nmas\u0131 ve bunlara ait masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0M\u00fcteahhit ad\u0131na \u00e7al\u0131\u015fan personel ve i\u015f\u00e7ilerin sigorta primlerinin yat\u0131r\u0131lmas\u0131 dahil her t\u00fcrl\u00fc \u00fccretler, i\u015f kazas\u0131 olmas\u0131 halinde bunlara ait tedavi giderlerinden, olas\u0131 maddi ve manevi tazminat giderleri ile SGK taraf\u0131ndan yap\u0131lacak t\u00fcm r\u00fcculardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0M\u00fcteahhit ad\u0131na \u00e7al\u0131\u015fan personelin mali mesuliyet sigorta primlerinden;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130\u015f yerinde al\u0131nacak emniyet tedbirleri ile ilgili her t\u00fcrl\u00fc masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130n\u015faat\u0131n ve in\u015faat yap\u0131m-bitim riskinin sigortalanmas\u0131na ait masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Kat irtifak\u0131 sisteminin kurulmas\u0131yla ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlere yap\u0131 kullanma izinleri al\u0131nmas\u0131na ait (Belediye, meslek odalar\u0131, teknik sorumlulara) \u00f6denecek masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130n\u015faat ruhsat\u0131 a\u015famas\u0131nda yap\u0131 denetim \u015firketiyle yap\u0131lacak anla\u015fma masraflar\u0131 ile yap\u0131 denetim \u015firketine in\u015faat s\u00fcrecinde yap\u0131lacak \u00f6demeler ve di\u011fer masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130n\u015faat bitiminde elektrik, su, do\u011falgaz saya\u00e7lar\u0131 ile telefon \u2013 televizyon yay\u0131nlar\u0131 i\u00e7in kat maliklerinin verecekleri yetki ile M\u00fcteahhit taraf\u0131ndan tesisat a\u00e7ma ve s\u00f6zle\u015fme yapma g\u00fcvence ve abonelik bedellerinden;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Ta\u015f\u0131nmaz zilyetli\u011finin M\u00fcteahhide tesliminden, yap\u0131 kullanma izni al\u0131narak anahtar teslimi ger\u00e7ekle\u015fecek teslime kadar tahakkuk eden emlak vergilerinden;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Belediye taraf\u0131ndan s\u00f6zle\u015fme tarihinden sonra talep edilecek olan ilave alt yap\u0131 kat\u0131l\u0131m bedellerinden;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Yeni ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler \u00fczerindeki in\u015faat teminat ipoteklerinin tesisi ve fekki masraflar\u0131ndan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Belediye ve di\u011fer kurum ve kurulu\u015flara \u00f6denecek idari ve\/veya adli para cezalar\u0131ndan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Her t\u00fcrl\u00fc imar ve plan tadilat masraflar\u0131ndan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0De\u011ferleme kurulu\u015flar\u0131na \u00f6denecek masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130skan raporu har\u00e7lar\u0131ndan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Devredilecek olan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin devir i\u015flemlerinde \u00f6denecek har\u00e7 ve yap\u0131lacak masraflardan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Y\u00f6netim Plan\u0131 olu\u015fturulmas\u0131 ve Y\u00f6netim Plan\u0131n\u0131n ana yap\u0131 tapu kayd\u0131na i\u015flenmesi masraflar\u0131ndan<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130skan \u00f6ncesi teslimat yap\u0131lm\u0131\u015f ve Y\u00f6netim olu\u015fmu\u015fsa, iskan al\u0131n\u0131ncaya dek Y\u00f6netim aidatlar\u0131ndan;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin teslimi nedeniyle do\u011facak KDV her t\u00fcrl\u00fc vergi ve sigorta primlerinden;<\/div>\n<div style=\"text-align: justify;\">\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0S\u00f6zle\u015fmenin ve projenin onay\u0131ndan sonra gerek y\u00f6netmelik gerekse de idari yapt\u0131r\u0131mlar nedeniyle yap\u0131lan ilave imalatlardan do\u011fan masraf ve giderlerden sorumludur.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u0130n\u015faat\u0131n devam\u0131 s\u0131ras\u0131nda belediyedeki ve tapudaki i\u015flemlerde emlak vergisi borcunun olmamas\u0131 \u015fart\u0131 aranmaktad\u0131r. Dolay\u0131s\u0131yla, ta\u015f\u0131nmaz\u0131n emlak vergisi borcu nedeniyle i\u015flemleri ger\u00e7ekle\u015ftirmekte gecikti\u011fine dair savunmalar\u0131n\u0131 bertaraf etmek i\u00e7in, kabul edilmesi halinde bu vergi de m\u00fcteahhide y\u00fcklenebilir. Ya da b\u00f6yle bir bor\u00e7 \u00e7\u0131kmas\u0131 halinde; i\u015flemlerin uzamamas\u0131 i\u00e7in bu borcun m\u00fcteahhit taraf\u0131ndan \u00f6denip arsa sahibine r\u00fccu edilebilece\u011fi kararla\u015ft\u0131r\u0131labilir.Uygulamada \u00e7evre ve bah\u00e7e tanziminin kime ait oldu\u011fu konusunda uyu\u015fmazl\u0131klar \u00e7\u0131kabilmektedir. Zira yap\u0131 kullanma izni (\u0130skan) i\u00e7in genelde, \u00e7evre ve bah\u00e7e tanziminin yap\u0131lmas\u0131 \u015fart\u0131 aranmamaktad\u0131r.\u00a0O nedenle \u00e7evre ve bah\u00e7e tanziminin ne \u015fekilde yap\u0131laca\u011f\u0131 teknik \u015fartnamede belirlenmeli, hukuki \u015fartnamede de a\u00e7\u0131k\u00e7a bu hususun da m\u00fcteahhidin sorumlu\u011funda olaca\u011f\u0131 a\u00e7\u0131k bi\u00e7imde belirtilmelidir.<\/div>\n<div style=\"text-align: justify;\">\n<p><span style=\"color: #800000;\">8 \u00a0S\u00d6ZLE\u015eMEN\u0130N DEVR\u0130<\/span><\/p>\n<p>Uygulamada, Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesindeki edimlerini yerine getiremeyen m\u00fcteahhitlerin, in\u015faat s\u00f6zle\u015fmesindeki hak ve y\u00fck\u00fcml\u00fcl\u00fcklerini \u00fc\u00e7\u00fcnc\u00fc \u015fah\u0131slara devretme aray\u0131\u015f\u0131na girdi\u011fi g\u00f6r\u00fclmektedir.<\/p>\n<p>Dolay\u0131s\u0131yla, in\u015faat s\u00f6zle\u015fmesinde olmazsa olmaz h\u00fck\u00fcmlerinde biri de devir ve temlik meselesidir. Ba\u015fka bir ifadeyle, yap\u0131lacak in\u015faat s\u00f6zle\u015fmesinde; m\u00fcteahhidin s\u00f6zle\u015fmeden do\u011fan hak ve y\u00fck\u00fcml\u00fcl\u00fcklerinin tamam\u0131n\u0131 veya bir k\u0131sm\u0131n\u0131 kat maliklerinin noterden yaz\u0131l\u0131 muvafakat\u0131 olmaks\u0131z\u0131n \u00fc\u00e7\u00fcnc\u00fc \u015fah\u0131slara devir ve temlik edip edemeyece\u011fine, ba\u015fkalar\u0131n\u0131 yan\u0131na ortak al\u0131p alamayaca\u011f\u0131na ve buna benzer i\u015flemleri yap\u0131p yapamayaca\u011f\u0131na dair h\u00fck\u00fcm mutlaka olmal\u0131d\u0131r.<\/p>\n<p>B\u00f6ylelikle arsa sahiplerinin in\u015faat\u0131n anla\u015ft\u0131klar\u0131 m\u00fcteahhitten ba\u015fka bir \u015firket veya ortaklarca yap\u0131m\u0131na r\u0131zas\u0131n\u0131n olup olmad\u0131\u011f\u0131 ve tan\u0131mad\u0131\u011f\u0131 bir ki\u015fiyle muhatap olmak isteyip istemedikleri a\u00e7\u0131k\u00e7a belirtilmi\u015f olacakt\u0131r.<\/p>\n<p>S\u00f6zle\u015fmeyi devralmak isteyen \u00fc\u00e7\u00fcnc\u00fc \u015fah\u0131s da bu devir ve ortak alma yasa\u011f\u0131 veya muvafakat \u015fart\u0131 h\u00fckm\u00fcn\u00fc g\u00f6recek ve arsa sahiplerinin devre z\u0131mnen veya a\u00e7\u0131k\u00e7a ya da s\u00f6zl\u00fc olarak onay verdikleri iddias\u0131nda bulunamayacakt\u0131r.<\/p>\n<p><span style=\"color: #800000;\">9 \u00a0\u0130N\u015eAAT DENET\u0130M\u0130<\/span><\/p>\n<p>Arsa sahiplerinin, s\u00f6zle\u015fme konusu in\u015faat s\u00fcrecini ve teknik \u015fartnameye uygun yap\u0131l\u0131p yap\u0131lmad\u0131\u011f\u0131n\u0131 denetleyebilmeleri kontrol mekanizmas\u0131 kurmalar\u0131nda fayda vard\u0131r. Buradaki kontrol, birlikte ve senkronize \u00e7al\u0131\u015facak hem hukuki hem de teknik a\u00e7\u0131dan bir kontrol olmal\u0131d\u0131r.<\/p>\n<p>M\u00fcteahhitin, arsa sahibi temsilcilerine\/kat malikleri ad\u0131na \u00e7al\u0131\u015facak komisyon\/komite \u00fcyelerine veya atanacak Kontrol\u00f6re \u00e7al\u0131\u015fmalar\u0131n\u0131n temini gayesiyle \u015fantiyenin uygun bir noktas\u0131na donan\u0131ml\u0131 bir b\u00fcroyu in\u015faat izin belgesinin al\u0131nmas\u0131yla birlikte tahsis edece\u011fine dair s\u00f6zle\u015fmeye bir h\u00fck\u00fcm konulmas\u0131nda fayda vard\u0131r.<\/p>\n<p><span style=\"color: #800000;\">10 \u00a0\u0130\u015e\u0130N KABUL\u00dc VE \u0130SKAN \u0130ZN\u0130<\/span><\/p>\n<p>Uygulamada m\u00fcteahhitlerin, yap\u0131 kullanma (iskan) izni almadan in\u015faat\u0131n teslimini ger\u00e7ekle\u015ftirmek istediklerine s\u0131k s\u0131k rastlamaktay\u0131z. Nitekim di\u011fer taraftan da, m\u00fcteahhit ve ondan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm alanlar, yap\u0131 kullanma izni al\u0131nmadan \u00f6nce ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri kullanmaya ba\u015flamaktad\u0131rlar.<\/p>\n<p>Bu gibi durumlarda, m\u00fcteahhit taraf\u0131ndan arsa sahiplerinin kendilerine kalan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri teslim almamalar\u0131n\u0131n d\u00fcr\u00fcstl\u00fck kural\u0131na ayk\u0131r\u0131 oldu\u011fu iddia edilebilmektedir. Bu t\u00fcr savunmalar\u0131 engellemek i\u00e7in yap\u0131 kullanma izni olmaks\u0131z\u0131n in\u015faat i\u015fi teslimi kabul edilmeyece\u011fi, fiilen teslim al\u0131nsa dahi iskan al\u0131nmadan s\u00f6zle\u015fmenin son bulmayaca\u011f\u0131, iskan har\u00e7lar\u0131n\u0131n m\u00fcteahhit taraf\u0131ndan \u00f6denece\u011fi net bi\u00e7imde s\u00f6zle\u015fmede belirtilmesi gerekir.<\/p>\n<p>Ba\u015fka bir anlat\u0131mla; yap\u0131lacak binalar\u0131n elektrik, su, do\u011falgaz, abonmanl\u0131klar\u0131 (elektrik, su, do\u011falgaz saatleri de tak\u0131lm\u0131\u015f ve \u00e7al\u0131\u015f\u0131r vaziyette olmal\u0131) ve iskan izni al\u0131nmadan, ortak alanlar bitirilmeden, \u00e7evre ve bah\u00e7e d\u00fczenlemesi tamamlan\u0131p in\u015faat anahtar teslimi yap\u0131lmadan ve \u015fartnamedeki di\u011fer t\u00fcm y\u00fck\u00fcml\u00fcl\u00fckler yerine getirilmeden in\u015faatlar tamamlanm\u0131\u015f say\u0131lmayaca\u011f\u0131 hususu da s\u00f6zle\u015fmede olmal\u0131d\u0131r.<\/p>\n<p><span style=\"color: #800000;\">11 S\u00d6ZLE\u015eMEN\u0130N FESH\u0130<\/span><\/p>\n<p>Genel olarak, Yarg\u0131tay, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden tek tarafl\u0131 olarak d\u00f6n\u00fclemeyece\u011fi veya s\u00f6zle\u015fmenin tek tarafl\u0131 feshedilemeyece\u011fi g\u00f6r\u00fc\u015f\u00fcnde oldu\u011fundan ve m\u00fcteahhidin yapt\u0131\u011f\u0131 imalat\u0131n bedelinin de fesihle ilgili davan\u0131n kesinle\u015fme tarihindeki rayi\u00e7lere g\u00f6re belirlenmesini kabul etti\u011finden, bu konuda s\u00f6zle\u015fmede \u00f6zel bir d\u00fczenleme yap\u0131lmas\u0131 gerekir.<\/p>\n<p>E\u011fer m\u00fcteahhit, s\u00f6zle\u015fmenin ileriye etkili feshine kar\u015f\u0131 \u00e7\u0131kar veya arsa sahiplerinin ba\u015fka bir m\u00fcteahhide s\u00f6zle\u015fme konusu in\u015faat i\u015fini vermelerini engeller ise, taraflar aras\u0131ndaki fesih ve tasfiye ile ilgili davalar\u0131n sonu\u00e7lanana kadar ilgili t\u00fcm kira bedellerini \u00f6deyece\u011fine dair h\u00fck\u00fcmler de s\u00f6zle\u015fmede \u00f6ng\u00f6r\u00fclmelidir.<\/p>\n<p>Ayr\u0131ca, e\u011fer m\u00fcteahhit, in\u015faat i\u015finin kabul edilebilir a\u015famas\u0131 olan %90 seviyesine getirmeden temerr\u00fcde d\u00fc\u015ferse ve sonucunda in\u015faat s\u00f6zle\u015fmesi fesih edilirse, feshin geriye etkili sonu\u00e7 yarataca\u011f\u0131 ve s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan sabit cezan\u0131n aynen m\u00fcteahhit\u00e7e \u00f6denece\u011fi s\u00f6zle\u015fmede belirtilmelidir.<\/p>\n<p>E\u011fer, in\u015faat\u0131n seviyesinin %25 veya daha az olursa, yap\u0131lan in\u015faat\u0131n tamam\u0131n\u0131n hakl\u0131 feshin cezas\u0131 olarak arsa sahiplerine bedelsiz terk edilece\u011fini m\u00fcteahhidin cezai \u015fart niteli\u011findeki bu durumu kabul edece\u011fi hususu da yap\u0131lacak s\u00f6zle\u015fmede yer alabilir.<\/p>\n<\/div>\n<div style=\"text-align: justify;\">\n<div style=\"text-align: center;\">\n<p>\u00a0\u00a0\u00a0<span style=\"color: #ff0000;\"> CEZA, \u00a0TAZM\u0130NAT VE SORUMLULUK<\/span><\/p>\n<\/div>\n<\/div>\n<div style=\"text-align: justify;\"><span style=\"color: #800000;\">\u00a0\u00a012. SAB\u0130T CEZA<\/span><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\n<p>\u00a0Arsa sahipleri, e\u011fer m\u00fcteahhit, s\u00f6zle\u015fme s\u00fcresi i\u00e7inde veya in\u015faat a\u015famas\u0131nda s\u00f6zle\u015fme ko\u015fullar\u0131na uymaz ise s\u00fcre verilmesine gerek olmaks\u0131z\u0131n ya da kanundaki di\u011fer nedenlerle ihtara l\u00fczum bulunmaks\u0131z\u0131n aynen sabit (g\u00f6t\u00fcr\u00fc) cezan\u0131n \u00f6denmesini talep edebilirler.<\/p>\n<p>Fakat, sabit cezai \u015farttan sorumlu tutulma konusunda &#8220;temerr\u00fct&#8221; \u015fart\u0131 getirilmi\u015ftir. Buna g\u00f6re:<\/p>\n<\/div>\n<div style=\"text-align: justify;\">M\u00fcteahhit, s\u00f6zle\u015fmenin ifas\u0131 s\u0131ras\u0131nda, s\u00f6zle\u015fme ko\u015fullar\u0131na uymazsa, arsa sahipleri ihtar \u00e7ekerek kendisini temerr\u00fcde d\u00fc\u015f\u00fcrebilirler. \u00d6rne\u011fin, s\u00f6zle\u015fmede, d\u0131\u015f cephe cam giydirme olarak yap\u0131lacakken, al\u00fcminyum giydirme \u015feklinde yap\u0131l\u0131yorsa, arsa sahipleri bu konuda m\u00fcteahhide ihtar g\u00f6ndererek, kendisini temerr\u00fcde d\u00fc\u015f\u00fcr\u00fcp cezai \u015fart\u0131 talep edebilirler.<\/div>\n<div style=\"text-align: justify;\">\u00fc\u00a0S\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan s\u00fcre sonunda in\u015faat yap\u0131 kullanma izni al\u0131nm\u0131\u015f, \u00e7evre ve bah\u00e7e d\u00fczenlemesi dahil eksiksiz \u015fekilde teslim edilmezse, temerr\u00fct ihtar\u0131na gerek kalmaks\u0131z\u0131n m\u00fcteahhitten cezai \u015fart istenebilir.<\/div>\n<div style=\"text-align: justify;\">\n<p>\u00a0Bunun d\u0131\u015f\u0131nda, ihtara veya s\u00fcre verilmesine gerek olmaks\u0131z\u0131n temerr\u00fcd\u00fcn s\u00f6z konusu oldu\u011fu di\u011fer durumlarda (TBK m 117\/2, 124,473 vs) m\u00fcteahhit sabit cezadan sorumlu olacakt\u0131r.<\/p>\n<\/div>\n<div style=\"text-align: justify;\"><span style=\"color: #800000;\">12.2 \u00a0 GEC\u0130KME CEZASI<\/span>M\u00fcteahhit in\u015faat\u0131, s\u00fcresinde tamamlay\u0131p teslim edemedi\u011fi takdirde; geciken her ay i\u00e7in sorumlu oldu\u011fu kira miktar\u0131 \u00fczerinden her kat malikine gecikme tazminat\u0131 olarak \u00f6demekle y\u00fck\u00fcml\u00fc oldu\u011fu s\u00f6zle\u015fmede belirtilmelidir.Ayr\u0131ca, s\u00f6zle\u015fmede sabit ceza yan\u0131nda, zaman\u0131nda s\u00f6zle\u015fmeye uygun teslimin ger\u00e7ekle\u015fmemesi nedeniyle\u00a0d\u00f6viz \u00fczerinden ifaya ekli cezai \u015farta da yer verilebilir (TBK md.179\/2).\u00a0B\u00f6yle bir cezai \u015farta yer verilmesi durumunda, ceza ve zarar\u0131n ayr\u0131 ayr\u0131 istenebilece\u011fi ve teslimde ihtirazi kayda gerek bulunmad\u0131\u011f\u0131 gibi hususlar\u0131n\u0131n s\u00f6zle\u015fmede bulunmas\u0131 gerekir.\u00a0Bu \u015fekildeki cezai \u015fart\u0131n \u00f6nemli bir faydas\u0131 vard\u0131r. Nitekim, fiili teslimden sonra s\u00f6zle\u015fmeye uygun teslim yap\u0131lana kadar d\u00f6nemsel ifaya ekli cezai \u015fart\u0131n istenmesi ve bu yolla m\u00fcteahhidin yap\u0131 kullanma iznini almaya zorlanmas\u0131 m\u00fcmk\u00fcn olacakt\u0131r.<\/p>\n<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><span style=\"color: #800000;\">12.3 \u0130DAR\u0130, MAL\u0130 VE CEZA\u0130 SORUMLULUK<\/span><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">M\u00fcteahhidin, \u00e7evreye ve di\u011fer 3. \u015fah\u0131slara verece\u011fi zarar ve ziyandan, idari, mali ve cezai a\u00e7\u0131dan asli sorumlu oldu\u011fu, (m\u00fcteahhide yer teslimi yap\u0131ld\u0131ktan sonra arsa sahiplerinin sahada herhangi bir tasarrufu ve sorumlulu\u011funun kalmad\u0131\u011f\u0131) bu sorumluluklar\u0131ndan dolay\u0131 arsa sahiplerinden hi\u00e7bir hak ve alacak talep edemeyece\u011fi hususu da yap\u0131lacak in\u015faat s\u00f6zle\u015fmesinde net bir \u015fekilde yaz\u0131lmal\u0131d\u0131r. Ayr\u0131ca, i\u015flerin ta\u015feron \u015firketlere yapt\u0131r\u0131lmas\u0131 da, m\u00fcteahhidin in\u015faat s\u00f6zle\u015fmesinden kaynaklanan hi\u00e7bir sorumlulu\u011funu ortadan kald\u0131rmaz. Ta\u015feronlara yapt\u0131r\u0131lan i\u015f ve i\u015flemlerde de sorumluluk m\u00fc\u015ftereken ve m\u00fcteselsilen ta\u015feronla birlikte m\u00fcteahhide aittir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\n<p><span style=\"color: #800000;\">13 \u00a0TEBL\u0130GAT<\/span><\/p>\n<p>Uygulamada bazen, arsa sahipleri ve m\u00fcteahhit aras\u0131ndaki yaz\u0131\u015fmalar, ihtar, ihbar veya ihtilaflara dair sair tebligatlar\u0131n usul\u00fcne uygun yap\u0131lamad\u0131\u011f\u0131 g\u00f6r\u00fclmektedir. Bu nedenle, tebligat konusundaki teredd\u00fctleri gidermek i\u00e7in taraflar aras\u0131ndaki yaz\u0131\u015fmalar\u0131n noter kanal\u0131 veya iadeli taahh\u00fctl\u00fc mektupla yap\u0131lma zorunlulu\u011funa dair bir h\u00fckm\u00fcn de s\u00f6zle\u015fmeye konulmas\u0131 gerekir. \u00d6zellikle, yap\u0131lacak s\u00f6zle\u015fme ile, s\u00f6zle\u015fmedeki adrese yap\u0131lan tebligat\u0131n ge\u00e7erli olaca\u011f\u0131n\u0131n kararla\u015ft\u0131r\u0131lmas\u0131 durumunda, tebligat iade gelse bile, g\u00f6nderilen ihtar, ihbar vs. h\u00fck\u00fcm ve sonu\u00e7lar\u0131n\u0131 do\u011furacakt\u0131r.\u00d6zellikle \u00e7ok say\u0131da arsa sahibinin oldu\u011fu durumlarda, s\u00f6zle\u015fmede arsa sahipleri temsilcisi\/komitenin kimlerden olu\u015ftu\u011fu ve in\u015faat s\u00fcreciyle ilgili bunlara yap\u0131lacak tebligat\u0131n t\u00fcm arsa sahiplerine yap\u0131lm\u0131\u015f addedilece\u011fi, di\u011fer arsa sahiplerine bildirim y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fcn bu temsilci ve komitenin sorumlulu\u011funda oldu\u011fu kararla\u015ft\u0131r\u0131labilir. Bununla birlikte; arsa sahipleri temsilcisi veya komitenin m\u00fcteahhite y\u00f6neltti\u011fi ihtar ve ihbarlar\u0131n t\u00fcm arsa sahipleri ad\u0131na ge\u00e7erli oldu\u011fu hususu da kararla\u015ft\u0131r\u0131lmal\u0131d\u0131r.<\/p>\n<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><span style=\"color: #800000;\">14 \u00a0S\u00d6ZLE\u015eME EKLER\u0130 VE TEKN\u0130K \u015eARTNAME<\/span><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\n<p>S\u00f6zle\u015fme konusu yap\u0131lacak in\u015faat\u0131n teknik ve estetik niteliklerini tespit eden teknik \u015fartname ile parseller ve bunlar \u00fczerindeki bloklar\u0131n payla\u015f\u0131m\u0131n\u0131 g\u00f6steren\u00a0genel vaziyet plan\u0131,\u00a0mimari projeler-planlar ve \u00f6zellikle de Y\u00f6netim Plan\u0131\u00a0in\u015faat s\u00f6zle\u015fmesinin eki ve ayr\u0131lmaz par\u00e7as\u0131 oldu\u011fu ve bunlar\u0131n ba\u011flay\u0131c\u0131 olduklar\u0131 s\u00f6zle\u015fmede kesinlikle vurgulanmas\u0131 gerekir.\u00d6zellikle, teknik \u015fartname m\u00fcmk\u00fcn oldu\u011funca detayl\u0131 ve konusunun uzman\u0131 olan ki\u015filerce haz\u0131rlanmal\u0131d\u0131r. Kullan\u0131lacak malzemelerin markas\u0131n\u0131n ve i\u015fi yapacak \u015firketlerin isimlerinin belirtilmesinde fayda vard\u0131r. Ancak her kalem i\u015fin tek tek tarif edilmesi imkans\u0131zd\u0131r. O nedenle genel olarak teknik \u015fartnamede yer almayan hususlarda hangi h\u00fck\u00fcmlerin uygulanaca\u011f\u0131n\u0131n da \u00f6nceden belirlenmesi gerekir.<\/p>\n<p><span style=\"color: #800000;\">15\u00a0\u00a0Y\u00d6NET\u0130M PLANI<\/span><\/p>\n<p>Kat M\u00fclkiyeti Kanunu\u2019na uyar\u0131nca \u00a0haz\u0131rlanacak y\u00f6netim plan\u0131, kat m\u00fclkiyetine ge\u00e7ilmesi esnas\u0131nda ya da \u00e7ok daha \u00f6nceki bir a\u015fama olan kat irtifak\u0131 kurulurken d\u00fczenlenip Tapu M\u00fcd\u00fcrl\u00fc\u011f\u00fcne sunulup tapu kay\u0131tlar\u0131na \u015ferh d\u00fc\u015f\u00fclmektedir. Y\u00f6netim plan\u0131nda, arsa sahiplerinin tamam\u0131n\u0131n bizzat kendisinin veya \u00f6zel yetkili temsilcisi yahut avukat\u0131n\u0131n ve pay devri yap\u0131lm\u0131\u015fsa m\u00fcteahhitin imzas\u0131 olmak zorundad\u0131r.<\/p>\n<p>Uygulamada m\u00fcteahhit arsa sahiplerinden vekalet al\u0131rken Y\u00f6netim Plan\u0131 yapma ve tapuya \u015ferh verme yetkisi de almaktad\u0131r. Bu durum i\u015flemlerin h\u0131zl\u0131 y\u00fcr\u00fcmesine imkan tan\u0131makla birlikte, s\u00f6zle\u015fme ile yeni ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin sahibi konumuna ge\u00e7en m\u00fcteahhit lehine di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sahibi olacak arsa sahiplerinin aleyhine hususlar i\u00e7erecek bir Y\u00f6netim Plan\u0131\u2019n\u0131n tapuya \u015ferh verilmesiyle sonu\u00e7lanabilmektedir.<\/p>\n<p>\u201cY\u00f6netim Plan\u0131 haz\u0131rlama\u201d ve bunu \u201ctapuya \u015ferh verme\u201d yetkisi, m\u00fcnhas\u0131ran m\u00fcteahhit taraf\u0131n tekelinde olmamal\u0131d\u0131r. Haz\u0131rlanan Y\u00f6netim Plan\u0131\u2019na arsa sahiplerince onay mekanizmas\u0131n\u0131n eklenmesi gerekmektedir. Y\u00f6netim Plan\u0131n\u0131, ya t\u00fcm arsa sahiplerinin ya da arsa sahipleri say\u0131s\u0131 \u00e7oksa atanan avukat ve\/veya temsilcilerin imzas\u0131yla h\u00fck\u00fcm ifade edece\u011fi ve tapuya \u015ferh verilebilece\u011fi s\u00f6zle\u015fmede \u00f6zel bir madde ile h\u00fck\u00fcm alt\u0131na al\u0131nmal\u0131d\u0131r.<\/p>\n<p>Y\u00f6netim Plan\u0131 haz\u0131rlan\u0131rken de, muhtemel problemler nazara al\u0131narak dikkatli bir \u00e7al\u0131\u015fma yap\u0131lmal\u0131d\u0131r.<\/p>\n<p><span style=\"color: #800000;\">16\u00a0\u00a0HASILAT PAYLA\u015eIMI MODEL\u0130<\/span><\/p>\n<p>\u0130n\u015faat yap\u0131m s\u00f6zle\u015fmelerinin farkl\u0131 bir modeli de Has\u0131lat Payla\u015f\u0131m\u0131 Modelidir. Bu modelde, arsa sahiplerinin bu modele uygulanabilecek yukar\u0131daki ba\u015fl\u0131klar\u0131n yan\u0131nda ayr\u0131ca ve \u00f6zellikle has\u0131lat\u0131 ve harcamalar\u0131 denetleyebilece\u011fi, onay mekanizmalar\u0131n\u0131n oldu\u011fu bir sistem kurgulanmas\u0131 gerekti\u011fini belirtmek isteriz.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N GE\u00c7ERL\u0130L\u0130K \u015eARTLARI<\/span><\/p>\n<\/div>\n<div style=\"text-align: justify;\">\n<div>Anayasam\u0131zda belirtilen temel \u00f6zg\u00fcrl\u00fcklerden birisi de<span class=\"Apple-converted-space\">\u00a0<\/span>&#8220;S\u00f6zle\u015fme h\u00fcrriyeti&#8221;dir (m.48). S\u00f6zle\u015fme \u00f6zg\u00fcrl\u00fc\u011f\u00fc ile, taraflar;\u00a0 s\u00f6zle\u015fmenin kar\u015f\u0131 taraf\u0131n\u0131 se\u00e7ebilir, s\u00f6zle\u015fmeyi istedi\u011fi \u015fekilde yapabilir, s\u00f6zle\u015fmenin i\u00e7eri\u011fini diledi\u011fi \u015fekilde d\u00fczenleyebilir ve s\u00f6zle\u015fmeyi istenilen \u015fekilde sonland\u0131rabilirler. Fakat, herkes, bu haklar\u0131n\u0131 kullan\u0131rken ve bor\u00e7lar\u0131n\u0131 yerine getirirken yasalarca belirtilen t\u00fcm kurallara uymak zorundad\u0131r. Bu ba\u011flamda kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinin yap\u0131lmas\u0131nda dikkat edilecek hususlar ve uyulmas\u0131 gereken kurallar vard\u0131r.<\/div>\n<div><span class=\"Apple-converted-space\">\u00a0<\/span><br \/>\n<span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME TARAFLARI \u201cEHL\u0130YET\u201d SAH\u0130B\u0130 OLMALI<\/span><\/div>\n<div><\/div>\n<div>Ehliyet, hak ehliyeti ve fiil ehliyeti olmak \u00fczere ikiye ayr\u0131l\u0131r. Her ger\u00e7ek ki\u015fi ilke olarak hak ehliyetine sahiptir<span class=\"Apple-converted-space\">\u00a0<\/span>(TMK M.8).<span class=\"Apple-converted-space\">\u00a0<\/span>Fiil ehliyeti ise, bir kimsenin kendi eylem ve iradesi ile kendisi hakk\u0131nda sonu\u00e7lar meydana getirebilmesidir. Fiil ehliyetine sahip olanlar Medeni Kanun h\u00fck\u00fcmlerine g\u00f6re hak kazan\u0131p, bor\u00e7 alt\u0131na girebilirler.<\/div>\n<div><\/div>\n<div>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi de, kar\u015f\u0131l\u0131kl\u0131 ve birbirine uygun irade beyanlar\u0131ndan do\u011fan bir bor\u00e7 d\u00fczenlemesi oldu\u011funa g\u00f6re; bu s\u00f6zle\u015fmenin \u00a0ge\u00e7erli olmas\u0131, h\u00fck\u00fcm ve sonu\u00e7 do\u011furabilmesi i\u00e7in, taraflar\u0131n belli bir ya\u015f ve ya\u015fam olgunlu\u011funa sahip olmas\u0131 gerekir. Her \u015feyden \u00f6nce S\u00f6zle\u015fme Ehliyetinin ana \u015fart\u0131, temyiz kudretine yani fiil ehliyetine sahip olmakt\u0131r. \u0130yiyi k\u00f6t\u00fcy\u00fc, do\u011fruyu yanl\u0131\u015f\u0131 ay\u0131rma g\u00fcc\u00fcne sahip ergin (18 ya\u015f\u0131ndan g\u00fcn alm\u0131\u015f) ve k\u0131s\u0131tlanmam\u0131\u015f ki\u015filer tam ehliyete sahiptir.<span class=\"Apple-converted-space\">\u00a0<\/span>Bu ki\u015filer s\u00f6zle\u015fme d\u00fczenleyebilir. Fakat ay\u0131rt etme g\u00fcc\u00fcne sahip olmayanlar hak ve bor\u00e7 meydana getiren s\u00f6zle\u015fmeler yapamazlar<span class=\"Apple-converted-space\">\u00a0<\/span>(TMK M.15). Taraflar\u0131n sahip olmas\u0131 gereken ehliyet, s\u00f6zle\u015fmelerin kuruldu\u011fu andaki ehliyettir. Bu sebepten dolay\u0131, s\u00f6zle\u015fme kuruldu\u011fu anda ehliyete sahip olan taraflar\u0131n, daha sonra ehliyetlerini kaybetmesi s\u00f6zle\u015fmeleri ge\u00e7ersiz k\u0131lmaz. S\u00f6zle\u015fme kurulurken, taraflar\u0131n tam ehliyete\/s\u00f6zle\u015fme ehliyetine sahip olup olmad\u0131klar\u0131 iyi ara\u015ft\u0131r\u0131lmal\u0131d\u0131r.<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME YASALARA, AHLAKA, KAMU D\u00dcZEN\u0130NE, K\u0130\u015e\u0130L\u0130K HAKLARINA AYKIRI OLMAMALI<\/span><\/div>\n<div>Kanunun emredici h\u00fck\u00fcmlerine, ahlaka, kamu d\u00fczenine, ki\u015filik haklar\u0131na ayk\u0131r\u0131 veya konusu imk\u00e2ns\u0131z olan s\u00f6zle\u015fmeler kesin olarak h\u00fck\u00fcms\u00fczd\u00fcr.<span class=\"Apple-converted-space\">\u00a0<\/span>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinin i\u00e7erdi\u011fi h\u00fck\u00fcmlerden bir k\u0131sm\u0131n\u0131n h\u00fck\u00fcms\u00fcz olmas\u0131, di\u011ferlerinin ge\u00e7erlili\u011fini etkilemez. Ancak, bu h\u00fck\u00fcmler olmaks\u0131z\u0131n s\u00f6zle\u015fmenin yap\u0131lmayaca\u011f\u0131 a\u00e7\u0131k\u00e7a anla\u015f\u0131l\u0131rsa, s\u00f6zle\u015fmenin tamam\u0131 kesin olarak h\u00fck\u00fcms\u00fcz olur<span class=\"Apple-converted-space\">\u00a0<\/span>(TBK M.27). \u00d6rne\u011fin, s\u00f6zle\u015fme konusu arsa \u00fczerinde in\u015faat yap\u0131lmas\u0131 imar mevzuat\u0131na ayk\u0131r\u0131ysa, bu durumda TBK md. 27 uyar\u0131nca s\u00f6zle\u015fme ba\u015ftan itibaren h\u00fck\u00fcms\u00fcz hale gelecektir.<\/div>\n<div><\/div>\n<div>Bu hususlara s\u00f6zle\u015fme yap\u0131l\u0131rken azami dikkat g\u00f6stermeli, gerekliyse s\u00f6zle\u015fmenin ne zaman h\u00fck\u00fcm ifade edece\u011fi ayr\u0131 bir madde ile ayr\u0131ca ve a\u00e7\u0131k\u00e7a belirlenmeli ve ana ama\u00e7 \u00e7er\u00e7evesinde taraflar\u0131 ba\u011flay\u0131c\u0131 \u00f6zel h\u00fck\u00fcmler der\u00e7 edilmelidir.<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME KONUSU \u201c\u0130MK\u00c2NSIZ\u201d OLMAMALI<\/span><\/div>\n<div><span style=\"color: #ff0000;\"><br \/>\n<span style=\"color: #000000;\">T\u00fcrk Bor\u00e7lar Kanunu&#8217;nun 27\/1. maddesi gere\u011fince; Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinin konusu imkans\u0131z ise, o s\u00f6zle\u015fme kesin ge\u00e7ersizdir<\/span>.<\/span><span class=\"Apple-converted-space\">\u00a0<\/span>Ba\u015fka bir ifadeyle, bir s\u00f6zle\u015fme ile y\u00fcklenilen edim eylemli olarak veya hukuksal nedenler y\u00fcz\u00fcnden yerine getirilemeyecekse\/getirilemiyorsa,<span class=\"Apple-converted-space\">\u00a0<\/span>o s\u00f6zle\u015fme &#8220;imkans\u0131z&#8221;d\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>Taraflar, Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesini buyurucu hukuk kurallar\u0131<span class=\"Apple-converted-space\">\u00a0<\/span>i\u00e7eren \u0130mar Yasas\u0131na ve mevzuat\u0131na ayk\u0131r\u0131<span class=\"Apple-converted-space\">\u00a0<\/span>olarak yapm\u0131\u015flarsa in\u015faat s\u00f6zle\u015fmesinin konusu, objektif olarak s\u00f6zle\u015fmenin yap\u0131ld\u0131\u011f\u0131 tarihte dahi olanaks\u0131z demektir. B\u00f6yle kesin ge\u00e7ersiz olan s\u00f6zle\u015fme esasen hi\u00e7 yap\u0131lmam\u0131\u015f say\u0131l\u0131r. Ancak bir s\u00fcre sonra, y\u00f6netsel i\u015flemle veya yarg\u0131sal kararla, olanaks\u0131zl\u0131k olu\u015fturan ayk\u0131r\u0131l\u0131k ortadan kald\u0131r\u0131lm\u0131\u015fsa bu s\u00f6zle\u015fme taraflar\u0131 ba\u011flay\u0131c\u0131 \u00f6zellik kazanabilir. S\u00f6zle\u015fme h\u00fck\u00fcmlerine bu husus ayr\u0131ca der\u00e7 edilmelidir.<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eMEDE \u201cA\u015eIRI YARARLANMA\u201d (GAB\u0130N) OLMAMALI<\/span><\/div>\n<div><\/div>\n<div>A\u015f\u0131r\u0131 Yararlanma, tam iki tarafa bor\u00e7 y\u00fckleyen kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmenin kurulmas\u0131 s\u0131ras\u0131nda bir taraf\u0131n darda kalmas\u0131ndan, d\u00fc\u015f\u00fcncesizli\u011finden ya da deneyimsizli\u011finden yararlanarak<span class=\"Apple-converted-space\">\u00a0<\/span>edimler aras\u0131nda yarat\u0131lan a\u00e7\u0131k orans\u0131zl\u0131kt\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>\u0130\u015fbu orans\u0131zl\u0131ktan zarar g\u00f6ren, durumun \u00f6zelli\u011fine g\u00f6re ya s\u00f6zle\u015fme ile ba\u011fl\u0131 olmad\u0131\u011f\u0131n\u0131 di\u011fer tarafa bildirerek ediminin geri verilmesini ya da s\u00f6zle\u015fmeye ba\u011fl\u0131 kalarak edimler aras\u0131ndaki orans\u0131zl\u0131\u011f\u0131n giderilmesini isteyebilir<span class=\"Apple-converted-space\">\u00a0<\/span>(TBK M.28\/1).<\/div>\n<div><\/div>\n<div>Bu isteme s\u00fcresiyle ilgili, T\u00fcrk Bor\u00e7lar Kanununun 28 inci maddesinin ikinci f\u0131kras\u0131nda;<span class=\"Apple-converted-space\">\u00a0<\/span>\u201cZarar g\u00f6ren bu hakk\u0131n\u0131, d\u00fc\u015f\u00fcncesizlik veya deneyimsizli\u011fini \u00f6\u011frendi\u011fi; zor durumda kalmada ise bu durumun ortadan kalkt\u0131\u011f\u0131 tarihten ba\u015flayarak bir y\u0131l ve her halde s\u00f6zle\u015fmenin kuruldu\u011fu tarihten ba\u015flayarak be\u015f y\u0131l i\u00e7inde kullanabilir.\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>h\u00fckm\u00fc yer almaktad\u0131r. Gabin gerek\u00e7esiyle a\u00e7\u0131lacak davalarda buradaki s\u00fcrelere riayet edilmelidir.<\/div>\n<div><\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME TARAFLARI \u201cYANILMAYA\u201d (HATAYA) D\u00dc\u015eMEMEL\u0130<\/span><\/div>\n<div>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi kurulurken esasl\u0131 yan\u0131lmaya d\u00fc\u015fen taraf, s\u00f6zle\u015fme ile ba\u011fl\u0131 olmaz (TBK M.30).<span class=\"Apple-converted-space\">\u00a0<\/span>\u00d6zellikle a\u015fa\u011f\u0131da say\u0131lan yan\u0131lma h\u00e2lleri esasl\u0131d\u0131r (TBK M.31):<\/div>\n<div>a)\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Yan\u0131lan, kurulmas\u0131n\u0131 istedi\u011fi s\u00f6zle\u015fmeden ba\u015fka bir s\u00f6zle\u015fme i\u00e7in iradesini a\u00e7\u0131klam\u0131\u015fsa;<\/div>\n<div>b)\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Yan\u0131lan, istedi\u011finden ba\u015fka bir konu i\u00e7in iradesini a\u00e7\u0131klam\u0131\u015fsa;<\/div>\n<div>c)\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Yan\u0131lan, s\u00f6zle\u015fme yapma iradesini, ger\u00e7ekte s\u00f6zle\u015fme yapmak istedi\u011fi ki\u015fiden ba\u015fkas\u0131na a\u00e7\u0131klam\u0131\u015fsa;<\/div>\n<div>d)\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Yan\u0131lan, s\u00f6zle\u015fmeyi yaparken belirli nitelikleri olan bir ki\u015fiyi dikkate almas\u0131na kar\u015f\u0131n ba\u015fka bir ki\u015fi i\u00e7in iradesini a\u00e7\u0131klam\u0131\u015f;<\/div>\n<div>e)\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Yan\u0131lan, ger\u00e7ekte \u00fcstlenmek istedi\u011finden \u00f6nemli \u00f6l\u00e7\u00fcde fazla bir edim i\u00e7in veya ger\u00e7ekte istedi\u011finden \u00f6nemli \u00f6l\u00e7\u00fcde az bir kar\u015f\u0131 edim i\u00e7in iradesini a\u00e7\u0131klam\u0131\u015fsa.<\/div>\n<div>Yan\u0131lmam\u0131\u015f olma, yan\u0131lg\u0131ya d\u00fc\u015fen a\u00e7\u0131s\u0131ndan, Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinin olmazsa olmaz ko\u015fulu (condicio sine qua non) olarak kabul edilmelidir.Di\u011fer bir deyi\u015fle, yan\u0131lg\u0131ya d\u00fc\u015fen s\u00f6z\u00fc edilen konuda ger\u00e7e\u011fi bilseydi, o bu s\u00f6zle\u015fmeyi hi\u00e7 ya da bu ko\u015fullarda yapmayacak olmal\u0131d\u0131r.<\/div>\n<div><\/div>\n<div>Bu nedenle, taraflar\u0131n yan\u0131lmad\u0131klar\u0131 g\u00f6stermesi a\u00e7\u0131s\u0131ndan; s\u00f6zle\u015fme i\u00e7eri\u011fine, s\u00f6zle\u015fme tipinin istedikleri amaca uygun oldu\u011funu, s\u00f6zle\u015fme maddelerini bilerek bu s\u00f6zle\u015fmeyi imzalad\u0131klar\u0131n\u0131n a\u00e7\u0131k\u00e7a ifade edildi\u011fi bir maddenin yaz\u0131lmas\u0131nda fayda vard\u0131r.<\/div>\n<div><span style=\"color: #ff0000;\"><br \/>\nS\u00d6ZLE\u015eME \u201cALDATARAK\u201d (H\u0130LE) YAPILMAMALI<\/span><\/div>\n<div>Taraflardan biri, di\u011ferinin aldatmas\u0131 sonucu Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi yapm\u0131\u015fsa, yan\u0131lmas\u0131 esasl\u0131 olmasa bile, s\u00f6zle\u015fmeyle ba\u011fl\u0131 de\u011fildir (TBK M.36\/1).<span class=\"Apple-converted-space\">\u00a0<\/span>Aldatmadan s\u00f6z edebilmek i\u00e7in bir aldatma eylemi bulunmal\u0131d\u0131r. Bu, kar\u015f\u0131 taraf\u0131 s\u00f6zle\u015fme yapmaya ya da s\u00f6zle\u015fmeyi belli ko\u015fullarda yapmaya y\u00f6neltici davran\u0131\u015flar\u0131 ifade eder. \u0130kinci olarak, aldatanda aldatma kast\u0131 olmal\u0131d\u0131r. Yayg\u0131n olarak bilinen, aldatman\u0131n s\u00f6zle\u015fmenin taraf\u0131 olan muhatap taraf\u0131ndan yap\u0131lmas\u0131d\u0131r. Bununla birlikte, \u00fc\u00e7\u00fcnc\u00fc ki\u015finin aldatmas\u0131 da s\u00f6z konusu olabilir. \u00dc\u00e7\u00fcnc\u00fc ki\u015finin aldatmas\u0131n\u0131n s\u00f6zle\u015fmenin yazg\u0131s\u0131nda etkili olabilmesi i\u00e7in, kar\u015f\u0131 taraf\u0131n s\u00f6zle\u015fme kurulurken \u00fc\u00e7\u00fcnc\u00fc ki\u015finin aldatmada bulundu\u011funu bilmesi ya da bilmesi gerekmesi ko\u015fulu aranmaktad\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>(TBK M.36\/2).<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME \u201cKORKUTARAK\u201d (TEHD\u0130T, \u0130KRAH) YAPILMAMALI<\/span><\/div>\n<div>Korkutan\u0131n, korkutulan i\u00e7in, Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesini yapma iradesini a\u00e7\u0131klama zorunlulu\u011funa yol a\u00e7an ve kendisinin veya yak\u0131nlar\u0131ndan birinin ki\u015fi ya da malvarl\u0131\u011f\u0131na y\u00f6nelik a\u011f\u0131r ve yak\u0131n bir zarar tehlikesi ifade eden veya b\u00f6yle bir tehlikenin varl\u0131\u011f\u0131na inand\u0131ran s\u00f6z ve davran\u0131\u015flar\u0131na \u201ckorkutma\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>denir. Bu anlamda korkutmada, bir zorlama niteli\u011fi vard\u0131r. Buradaki zorlama,<span class=\"Apple-converted-space\">\u00a0<\/span>madd\u00ee-fiziksel<span class=\"Apple-converted-space\">\u00a0<\/span>de\u011fil,<span class=\"Apple-converted-space\">\u00a0<\/span>manev\u00ee-fikr\u00ee<span class=\"Apple-converted-space\">\u00a0<\/span>bir nitelikte ortaya \u00e7\u0131kmal\u0131d\u0131r. Ki\u015finin elinden tutulup zorla s\u00f6zle\u015fmeye imza att\u0131r\u0131lmas\u0131, manev\u00ee-fikr\u00ee bir zorlama de\u011fil,<span class=\"Apple-converted-space\">\u00a0<\/span>madd\u00ee zorlama (Cebir ve \u015fiddet)<span class=\"Apple-converted-space\">\u00a0<\/span>olu\u015fturur.<span class=\"Apple-converted-space\">\u00a0<\/span>Bu durumda da, hukuksal i\u015flem yok h\u00fckm\u00fcndedir.<\/div>\n<div><\/div>\n<div>Korkutman\u0131n hukuksal sonu\u00e7 do\u011furabilmesi i\u00e7in, muhatap ya da \u00fc\u00e7\u00fcnc\u00fc bir ki\u015fi taraf\u0131ndan korkutulana y\u00f6neltilen korkutma eylemi bulunmal\u0131d\u0131r. Bu a\u00e7\u0131dan \u00fc\u00e7\u00fcnc\u00fc ki\u015finin korkutmas\u0131 muhatab\u0131n korkutmas\u0131ndan farkl\u0131 de\u011ferlendirilmez. Korkutma eylemi ile, korkutulan\u0131n ya da yak\u0131nlar\u0131ndan birisinin ki\u015fi ya da malvarl\u0131\u011f\u0131na a\u011f\u0131r ve yak\u0131n bir zarar tehlikesi yarat\u0131lmal\u0131d\u0131r. En az\u0131ndan korkutulan\u0131n b\u00f6yle bir tehlikenin varl\u0131\u011f\u0131na inand\u0131r\u0131lmas\u0131 da yeterlidir.<span class=\"Apple-converted-space\">\u00a0<\/span>(TBK 38\/1).<\/div>\n<div>\n<p>Korkutma eyleminin, bizzat kar\u015f\u0131 taraftan ya da \u00fc\u00e7\u00fcnc\u00fc ki\u015filerden gelmi\u015f olmas\u0131 aras\u0131nda fark yoktur. Hatt\u00e2 aldatmadakinin tersine \u00fc\u00e7\u00fcnc\u00fc ki\u015finin korkutmas\u0131, kar\u015f\u0131 taraf\u0131n bilgisi olmasa da, korkutulan s\u00f6zle\u015fmeyle ba\u011fl\u0131 olmad\u0131\u011f\u0131n\u0131 a\u00e7\u0131klayabilir. Fakat bu durumda s\u00f6zle\u015fmenin iptali, hakkaniyetin gerektirdi\u011fi bir tazminat \u00f6deme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc do\u011furabilir<span class=\"Apple-converted-space\">\u00a0<\/span>(TBK 38\/2).***Gabin, Hata, Hile, \u0130krah suretiyle imzalanm\u0131\u015f s\u00f6zle\u015fmeler esasen iptali talep edilene kadar ge\u00e7erli s\u00f6zle\u015fmeler olup; bu hallerin, ge\u00e7erlilik \u015fart\u0131 de\u011fil iptal edilebilirlik \u015fart\u0131 olarak ifade edilmesi daha do\u011fru olacakt\u0131r.<\/p>\n<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME RESM\u0130 \u015eEK\u0130LDE OLMALI<\/span><\/div>\n<div>\n<p>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinin \u015fekli konusunda da herhangi bir tart\u0131\u015fma bulunmamaktad\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>S\u00f6zle\u015fme, TMK m 706, TBK m 237, Tapu Kanunu m 26, Noterlik Kanunu m 60 ve m 89 gere\u011fince noterde d\u00fczenleme \u015feklinde resmi \u015fekil \u015fart\u0131na uygun olarak yap\u0131lmak zorundad\u0131r. Bu \u015fekilde yap\u0131lmayan s\u00f6zle\u015fmeler hukuken ge\u00e7erli de\u011fildir.<span class=\"Apple-converted-space\">\u00a0<\/span>Bu durumda yap\u0131lan i\u015f bedeli sebepsiz zenginle\u015fme esaslar\u0131na g\u00f6re geri istenebilir.\u00a0Fakat, uygulamada baz\u0131 hallerde \u015fekle uygun yap\u0131lmayan kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri, taraflar i\u00e7in ba\u011flay\u0131c\u0131, yani \u201cge\u00e7erli\u201d olabilmektedir.<span class=\"Apple-converted-space\">\u00a0<\/span>\u015eekle uygun d\u00fczenlenmeyen bu s\u00f6zle\u015fmelerin taraflar\u0131 ba\u011flayabilmesi i\u00e7in:<\/p>\n<\/div>\n<div>a)\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Edimlerin kar\u015f\u0131l\u0131kl\u0131 olarak tamamen if\u00e2 edilmi\u015f olmas\u0131;<\/div>\n<div>b)\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>M\u00fcteahhit taraf\u0131ndan in\u015faat\u0131n tamam\u0131 veya b\u00fcy\u00fck bir b\u00f6l\u00fcm\u00fcn\u00fcn yap\u0131lm\u0131\u015f olmas\u0131;<\/div>\n<div>c)\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Arsa pay\u0131n\u0131n m\u00fcteahhit ad\u0131na ge\u00e7irilmi\u015f olmas\u0131;<\/div>\n<div>\n<p>d)\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Taraflar\u0131n kar\u015f\u0131l\u0131kl\u0131 ve k\u0131smen edimlerini if\u00e2 etmi\u015f olmalar\u0131 gerekir.<\/p>\n<\/div>\n<div>\n<p>Yarg\u0131tay yukar\u0131da belirtilen ko\u015fullarla adiyen yap\u0131lan Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmelerini ge\u00e7erli saymaktad\u0131r. Yarg\u0131tay&#8217;\u0131n bu konudaki g\u00f6r\u00fc\u015f\u00fcne g\u00f6re: \u201cS\u00f6zle\u015fme adiyen yap\u0131lm\u0131\u015f olsa dahi, \u015fayet taraflar s\u00f6zle\u015fme \u015fartlar\u0131na uyup, kendi \u00fczerlerine d\u00fc\u015fen edimleri yerine getirerek eseri tamamlam\u0131\u015f iseler, art\u0131k s\u00f6zle\u015fme h\u00fck\u00fcmlerine uyulmas\u0131 gerekir. Bu a\u015famada onun ge\u00e7ersiz oldu\u011funu savunmak objektif iyiniyet kurallar\u0131 ile ba\u011fda\u015fmaz ve hakk\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 niteli\u011findedir\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>denilmektedir.<\/p>\n<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME ARSA SAH\u0130PLER\u0130 TARAFINDAN ONAYLANMI\u015e OLMALI<\/span><\/div>\n<div>Arsa tek ki\u015fiye ait olabilece\u011fi gibi, payl\u0131 m\u00fclkiyet veya elbirli\u011fi m\u00fclkiyetine konu da olabilir. TMK. nun 692. maddesi gere\u011fince Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinin t\u00fcm arsa sahipleri ile m\u00fcteahhit aras\u0131nda yap\u0131lmas\u0131 veya s\u00f6zle\u015fme yapmayan payda\u015flar\u0131n yap\u0131lan s\u00f6zle\u015fme ya da s\u00f6zle\u015fmelere onay vermi\u015f olmalar\u0131 zorunludur.<span class=\"Apple-converted-space\">\u00a0<\/span>Aksi halde, baz\u0131 payda\u015flar taraf\u0131ndan yap\u0131lan s\u00f6zle\u015fme, kamusal bi\u00e7im ko\u015fuluna uygun yap\u0131lm\u0131\u015f olsa bile, yanlar\u0131 da, di\u011fer payda\u015flar\u0131 da ba\u011flay\u0131c\u0131 olmaz. Esasen b\u00fct\u00fcn payda\u015flar\u0131n ba\u015fvurusu ve onay\u0131 olmadan belediyece in\u015faat ruhsat\u0131 verilmesi de m\u00fcmk\u00fcn de\u011fildir.<\/div>\n<div>Fakat, Kentsel D\u00f6n\u00fc\u015f\u00fcm Mevzuat\u0131 gere\u011fince; parsellerin tevhit edilmesine, m\u00fcnferit veya birle\u015ftirilerek veya imar adas\u0131 baz\u0131nda uygulama yap\u0131lmas\u0131na, yeniden bina yapt\u0131r\u0131lmas\u0131na, paylar\u0131n sat\u0131\u015f\u0131na, kat kar\u015f\u0131l\u0131\u011f\u0131 veya has\u0131lat payla\u015f\u0131m\u0131 ve di\u011fer usuller ile yeniden de\u011ferlendirilmesine sahip olduklar\u0131 hisseleri oran\u0131nda payda\u015flar\u0131n en az \u00fc\u00e7te iki \u00e7o\u011funlu\u011fu ile karar verilebilmektedir.<\/div>\n<div><\/div>\n<div>Ayr\u0131ca, b\u00fct\u00fcn payda\u015flar\u0131n ayn\u0131 s\u00f6zle\u015fmede yer almas\u0131 \u015fart de\u011fildir. Sonu\u00e7ta hepsi ile anla\u015fma yap\u0131lmas\u0131 ko\u015fulu ile payda\u015flarla ayr\u0131 ayr\u0131 s\u00f6zle\u015fmeler yap\u0131labilir. Hatta baz\u0131 payda\u015flara di\u011ferlerinden daha az veya \u00e7ok ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm verilmesi de m\u00fcmk\u00fcnd\u00fcr. Taraflar buna raz\u0131 olduktan sonra bu \u015fekilde yap\u0131lan s\u00f6zle\u015fmeler de ge\u00e7erlidir.<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME TARAFLARINI YETK\u0130L\u0130 K\u0130\u015e\u0130 TEMS\u0130L ETMEL\u0130<\/span><\/div>\n<div>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesini imzalayanlar\u0131n, buna yetkisi bulunmal\u0131d\u0131r. Ba\u015fka bir anlat\u0131mla, Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinin, ya bizzat arsa sahibi veya m\u00fcteahhit taraf\u0131ndan ya da yetkili temsilcileri taraf\u0131ndan imzalanmas\u0131 gerekir.<span class=\"Apple-converted-space\">\u00a0<\/span>Yetkisiz temsilcinin imzalad\u0131\u011f\u0131 s\u00f6zle\u015fme kural olarak temsil edileni ba\u011flamaz:<span class=\"Apple-converted-space\">\u00a0<\/span>Bir kimse, yetkisi olmad\u0131\u011f\u0131 halde ba\u015fka bir ki\u015fi ad\u0131na bir s\u00f6zle\u015fme yaparsa, bu ki\u015fi s\u00f6zle\u015fmeyi onaylamad\u0131k\u00e7a, alacakl\u0131 veya bor\u00e7lu olmaz h\u00fckm\u00fc a\u00e7\u0131kt\u0131r. \u00a0(TBK. md. 46).<\/div>\n<div>Temsil olunan\u0131n, a\u00e7\u0131k veya \u00f6rt\u00fcl\u00fc olarak imzalanm\u0131\u015f olan Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesini onaylamamas\u0131 h\u00e2linde, bu s\u00f6zle\u015fmenin ge\u00e7ersiz olmas\u0131ndan do\u011fan zarar\u0131n giderilmesi, s\u00f6zle\u015fmeye imza koyan yetkisiz temsilciden istenebilir.<span class=\"Apple-converted-space\">\u00a0<\/span>Ancak, yetkisiz temsilci, i\u015flemin yap\u0131ld\u0131\u011f\u0131 s\u0131rada kar\u015f\u0131 taraf\u0131n, kendisinin yetkisiz oldu\u011funu bildi\u011fini veya bilmesi gerekti\u011fini ispat ederse, kendisinden zarar\u0131n giderilmesi istenemez.<span class=\"Apple-converted-space\">\u00a0<\/span>(TBK M.47).<\/div>\n<div>M\u00fcteahhidin \u015firket olmas\u0131 halinde, ana s\u00f6zle\u015fmesine g\u00f6re s\u00f6zle\u015fmenin, \u015firket ad\u0131na yetkili k\u0131l\u0131nan temsilcileri taraf\u0131ndan imzalanmas\u0131 gerekir. Esasen s\u00f6zle\u015fmeyi yapan noterlik\u00e7e bu husus aranacakt\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>Limited \u015eirketlerde ve kooperatifte s\u0131n\u0131rl\u0131 sorumluluk s\u00f6z konusu oldu\u011fundan, s\u00f6zle\u015fme yaparken \u015firketin cinsi \u00f6nemli oldu\u011fu gibi, sermayesi, ortak veya \u00fcyelerinin durumu, daha \u00f6nce bu t\u00fcr in\u015faatlar yapm\u0131\u015f olup olmad\u0131\u011f\u0131 gibi hususlar da \u00f6nem ta\u015f\u0131r. Bu nedenle en fazla daire\/m2 verene de\u011fil, sa\u011flam\/g\u00fcvenilir\/iyi i\u015f yapan m\u00fcteahhide i\u015f verilmelidir. \u0130n\u015faat a\u015famas\u0131nda m\u00fcteahitten veya arsa sahibinden daire sat\u0131n alanlar da ayn\u0131 titizli\u011fi g\u00f6stermelidirler. Kat \u0130rtifak\u0131 Tapusu verilmi\u015f olmas\u0131 yeterli de\u011fildir. \u0130n\u015faat\u0131n yar\u0131m b\u0131rak\u0131lmas\u0131 durumunda al\u0131nan tapu in\u015faat\u0131n tamamlanmas\u0131 a\u00e7\u0131s\u0131ndan imtiyaz sa\u011flamaz. Sat\u0131n alan ki\u015fi dairesindeki noksanl\u0131klar\u0131 tamamlamak zorunda kalabilir.<\/div>\n<div><\/div>\n<div><span style=\"color: #ff0000;\">VEK\u0130LLER VE VEKALET VEREN TAM EHL\u0130YETL\u0130 OLMALIDIR<\/span><\/div>\n<div>Taraflar\u0131 vekaletname ile temsil edecek vekillerin, s\u00f6zle\u015fmeyi imza s\u0131ras\u0131nda temyiz kudretine sahip olup olmad\u0131klar\u0131 da yaz\u0131m\u0131zdaki ko\u015fullar \u00e7er\u00e7evesinde g\u00f6zden ge\u00e7irilmelidir. Ayn\u0131 \u015fekilde vekalet veren taraf\u0131n da vekalet verdi\u011fi esnada temyiz kudretine sahip olup olmad\u0131\u011f\u0131, hakk\u0131nda herhangi bir k\u0131s\u0131tlama karar\u0131 olup olmad\u0131\u011f\u0131 belirlenmeli ve \u00f6zellikle 65. Ya\u015f\u0131n\u0131 ge\u00e7en ger\u00e7ek ki\u015filerin verdi\u011fi vekalet ekinde, s\u00f6zle\u015fme imzalamaya ehil olduklar\u0131na dair Sa\u011fl\u0131k Raporu aranmal\u0131d\u0131r.<\/div>\n<div><\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME \u00d6NCES\u0130 VEK\u00c2LETNAME \u015eARTLARI BEL\u0130RLENMEL\u0130<\/span><\/div>\n<div><\/div>\n<div><span style=\"color: #000000;\">Uygulamada arsa sahiplerince m\u00fcteahhide in\u015faatla ilgili resmi i\u015flemleri y\u00fcr\u00fctebilmek i\u00e7in vek\u00e2letname verilmekte ve vek\u00e2letname verilmesi hususu s\u00f6zle\u015fmede de yer almaktad\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>S\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan vek\u00e2letnamenin verilmemesi tek ba\u015f\u0131na akdin ihlali ve fesih nedeni olamaz.<span class=\"Apple-converted-space\">\u00a0<\/span>Vek\u00e2letnameye konu olan yetkilerin istenildi\u011finde bizatihi arsa sahibince kullan\u0131lmas\u0131 suretiyle resmi i\u015flemlerin y\u00fcr\u00fct\u00fclebildi\u011fi s\u00fcrece i\u015fin aksat\u0131lmad\u0131\u011f\u0131 durumlarda vek\u00e2letnamenin verilmemesi akdin feshini gerektiren \u00f6nemli bir ihlal say\u0131lmaz.<span class=\"Apple-converted-space\">\u00a0<\/span>Ancak vekaletname vermedi\u011fi gibi talep edilen yetkisini, yerinde ve zaman\u0131nda kullanmaktan ka\u00e7\u0131nan ve bu konuda \u00e7ekilen ihtarla temerr\u00fcde d\u00fc\u015fen arsa sahibi hakk\u0131nda<span class=\"Apple-converted-space\">\u00a0<\/span>m\u00fcteahhit TBK 125 h\u00fckm\u00fcne dayanarak<span class=\"Apple-converted-space\">\u00a0<\/span><\/span><span style=\"color: #000000;\">akdi hakl\u0131 <\/span>olarak feshedebilir.<\/div>\n<div>Verilecek vek\u00e2letname ile, m\u00fcteahhidin arsa \u00fczerinde in\u015faat yapabilmesi i\u00e7in gerekli resmi i\u015flemleri takibe ve ruhsatlar\u0131 almaya yetkili k\u0131l\u0131nmas\u0131 ama\u00e7lanmaktad\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>\u00c7o\u011funlukla vek\u00e2letnamede m\u00fcteahhide proje tadili yapmaya ve onaylatmaya olanak veren yetki de verilmektedir. Taraflar\u0131n ortak kabulleri sonucu ortaya \u00e7\u0131kar\u0131lan proje, yine ortak muvafakatlar\u0131 ile de\u011fi\u015ftirilebilir. Kural olarak bu t\u00fcr verilen vek\u00e2letnamelerdeki proje tadil yetkisinin, taraflar\u0131n ortak r\u0131zalar\u0131 ile yap\u0131lan proje de\u011fi\u015fikli\u011finin onaylat\u0131lmas\u0131nda kullan\u0131laca\u011f\u0131n\u0131n kabul\u00fc gerekir. Vek\u00e2letnamede a\u015fa\u011f\u0131daki hususlara dikkat edilmelidir:<\/div>\n<div><\/div>\n<div>a)\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Vekile, hangi konularda yetki verildi\u011fi bilinerek vek\u00e2letname imzalanmal\u0131d\u0131r.<\/div>\n<div>b)\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Vek\u00e2letname kapsam\u0131; \u201cs\u00fcre\u201d, \u201ci\u015flem mahalli\u201d ve \u201c\u015fartl\u0131\u201d olarak belirlenmelidir. Olumsuz durumlarla kar\u015f\u0131la\u015fmamak i\u00e7in, tapu i\u015flemleri konusunda verilecek vekaletin, \u201ci\u015flem yap\u0131lacak il-il\u00e7e\u201d, \u201cs\u00fcre\u201d ve \u201c&#8230;\u015fartl\u0131\u201d olarak verilmesi arsa sahibi yarar\u0131na olacakt\u0131r.<\/div>\n<div>c)\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Tapu devrine ve s\u00f6zle\u015fmeyi 3. Bir ki\u015fiye devretmeye dair yetki verilmemesini tavsiye ediyoruz.<\/div>\n<div>d)\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>Taraflar\u0131n ortak muvafakati ile yap\u0131lmas\u0131n\u0131 sa\u011flamak ad\u0131na, Proje tadili hususunda yetki verilmemesi daha do\u011fru olacakt\u0131r.<\/div>\n<div>e)\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>\u0130stenen ve laz\u0131m olan yetkiler dengesinin iyi kurulmas\u0131 ve verilecek her bir yetkiye, kelime kelime dikkat edilmesi gerekmektedir.<\/div>\n<div>\n<p>f)\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>\u0130\u015flem yapma yetkisini, m\u00fcteahhit \u015firketin talep etti\u011fi ki\u015filere verilmektedir. Ancak bazen ve \u00f6zellikle de Kentsel D\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131 i\u00e7in al\u0131nan vekaletnamelerde, onlarca ki\u015fi ad\u0131na m\u00fcnferiden i\u015flem yapmak \u00fczere vekalet verildi\u011fi g\u00f6r\u00fclmektedir. Daha sonra herhangi bir sebeple azilname ke\u015fide edilmesi gerekti\u011finde, her bir hissedar\u0131n, m\u00fcnferiden i\u015flem yapmaya yetkili olan her bir ki\u015fiye ayr\u0131 ayr\u0131 azilname tebli\u011f etmesi gerekmektedir. <u>Her halukarda ise;\u00a0 azilnamenin, tapu bilgileri eksiksiz yaz\u0131lmak suretiyle ilgili Tapu Sicil M\u00fcd\u00fcrl\u00fc\u011f\u00fcne ve ilgili Belediye\u2019nin \u0130mar M\u00fcd\u00fcrl\u00fc\u011f\u00fcne \u00f6ncelikle g\u00f6nderilmesi gerekmektedir.<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u00c7ok say\u0131da ki\u015fiye yetki verilen vekaletlerden \u00f6zellikle ka\u00e7\u0131nmak ve makul say\u0131da ki\u015fiye vekalet vermek gerekmektedir.<\/p>\n<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME KONUSU ARSA, \u0130N\u015eAATIN YAPILMASI \u0130\u00c7\u0130N M\u00dcSA\u0130T OLMALI<\/span><\/div>\n<div><\/div>\n<div>\u0130n\u015faat\u0131n yap\u0131laca\u011f\u0131 arsan\u0131n,<span class=\"Apple-converted-space\">\u00a0<\/span><i>\u201cimar parseli\u201d<\/i><span class=\"Apple-converted-space\">\u00a0<\/span>vasf\u0131nda olmas\u0131 gerekir. Bu vas\u0131fta de\u011filse bununla <span style=\"color: #000000;\">ilgili<\/span> olarak yap\u0131lan Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi de ba\u015f\u0131ndan itibaren ge\u00e7ersiz say\u0131l\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>Ge\u00e7ersiz s\u00f6zle\u015fmeye dayan\u0131lmas\u0131 m\u00fcmk\u00fcn olmad\u0131\u011f\u0131ndan, s\u00f6zle\u015fmenin yerine getirilmesi veya getirilmemesi sebebiyle do\u011fan zarar\u0131n tazmini istenemez.<span class=\"Apple-converted-space\">\u00a0<\/span>Bu durumda a\u00e7\u0131lan davada ifa imk\u00e2ns\u0131zl\u0131\u011f\u0131 sebebiyle s\u00f6zle\u015fmenin feshi yoluna gidilece\u011finden, arsa sahibi i\u015fin gecikmesi sebebiyle kazan\u00e7 kayb\u0131 ve k\u00e2r mahrumiyeti isteyemez.<span class=\"Apple-converted-space\">\u00a0<\/span>M\u00fcteahhit de ancak sebepsiz zenginle\u015fme esaslar\u0131na g\u00f6re yapt\u0131\u011f\u0131 imalatlar arsaya de\u011fer kazand\u0131rm\u0131\u015f ise bu de\u011fer fark\u0131n\u0131 isteyebilir.<\/div>\n<div>\u015eunu da \u00f6zellikle belirtmek gerekir; Mer\u2019i \u0130mar mevzuat\u0131na ayk\u0131r\u0131 ve ilgili yerdeki emsali a\u015fan her taahh\u00fct esasen ge\u00e7ersizdir.<span class=\"Apple-converted-space\">\u00a0<\/span>S\u0131rf s\u00f6zle\u015fmede yazmas\u0131 ve taahh\u00fct edilmesi, asl\u0131nda yap\u0131lamayacak m2\u2019ler veya ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin in\u015faa edilmesini sa\u011flamayacakt\u0131r.<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eME \u00d6NCES\u0130 B\u0130LG\u0130LEND\u0130RME YAPILMALI<\/span><\/div>\n<div><\/div>\n<div>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi iki tarafl\u0131 karma bir akittir. Bu s\u00f6zle\u015fme ile taraflardan arsa sahibi, arsas\u0131n\u0131 m\u00fcteahhit di\u011fer tarafa in\u015faat yap\u0131lmaya elveri\u015fli bir \u015fekilde teslim etme ve in\u015faat s\u00fcresince s\u00f6zle\u015fme uyar\u0131nca kendisine d\u00fc\u015fen y\u00fck\u00fcml\u00fcl\u00fcklerini yerine getirme borcu alt\u0131ndad\u0131r. Fakat, Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi ayn\u0131 zamanda hem<span class=\"Apple-converted-space\">\u00a0<\/span>eser<span class=\"Apple-converted-space\">\u00a0<\/span>hem<span class=\"Apple-converted-space\">\u00a0<\/span>sat\u0131\u015f s\u00f6zle\u015fmelerini<span class=\"Apple-converted-space\">\u00a0<\/span>bir arada bulundurdu\u011fundan,<span class=\"Apple-converted-space\">\u00a0<\/span>taraflar yukar\u0131daki, hata, hile, ikrah, tehdit a\u00e7\u0131klamalar\u0131m\u0131zda da de\u011findi\u011fimiz \u00fczere birbirlerini s\u00f6zle\u015fme \u00f6ncesi bilgilendirdiklerini ortaya koymal\u0131 ve bunu s\u00f6zle\u015fmede ifade etmelidirler.<span class=\"Apple-converted-space\">\u00a0<\/span>Di\u011fer taraftan m\u00fcteahhit, T\u00fcketici mevzuat\u0131 gere\u011fi de al\u0131c\u0131lara (arsa sahibi ve \u00fc\u00e7\u00fcnc\u00fc ki\u015filere) yap\u0131lacak in\u015faatla ilgili t\u00fcm bilgileri\/detaylar\u0131 s\u00f6zle\u015fme \u00f6ncesinde a\u00e7\u0131klad\u0131\u011f\u0131n\u0131 kan\u0131tlamak zorundad\u0131r.<\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eMEN\u0130N KURULMASI \u0130\u00c7\u0130N TARAFLARIN UYGUN \u0130RADE BEYANLARI OLMALI<\/span><\/div>\n<div><\/div>\n<div>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat s\u00f6zle\u015fmesinin kurulmas\u0131 i\u00e7in, arsa sahibi ile m\u00fcteahhidin kar\u015f\u0131l\u0131kl\u0131 ve birbirine uygun irade beyanlar\u0131 gereklidir. Taraflar, i\u015fbu irade beyanlar\u0131n\u0131 ileride as\u0131l s\u00f6zle\u015fme yapacaklar\u0131na ili\u015fkin olarak<span class=\"Apple-converted-space\">\u00a0<\/span>\u201c\u00d6n S\u00f6zle\u015fme\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>ile ifade ederek de anla\u015fabilirler.<span class=\"Apple-converted-space\">\u00a0<\/span>\u00d6n s\u00f6zle\u015fme, as\u0131l s\u00f6zle\u015fmeyi yapma vaadinden ibaret bir muhtevay\u0131 ta\u015f\u0131mas\u0131na ra\u011fmen, kendisi de ba\u015fl\u0131 ba\u015f\u0131na bir ge\u00e7erli akittir (TBK M.29).<span class=\"Apple-converted-space\">\u00a0<\/span>Dolays\u0131yla, \u00f6n s\u00f6zle\u015fme taraflar\u0131 ba\u011flar ve as\u0131l s\u00f6zle\u015fmenin yap\u0131lmas\u0131n\u0131 isteme a\u00e7\u0131s\u0131ndan taraflar\u0131 alacakl\u0131-bor\u00e7lu yapar.<\/div>\n<div><\/div>\n<div><span style=\"color: #ff0000;\">S\u00d6ZLE\u015eMEDEK\u0130 S\u00dcRELERE D\u0130KKAT ED\u0130LMEL\u0130D\u0130R<\/span><\/div>\n<div><\/div>\n<div>S\u00f6zle\u015fmedeki s\u00fcreler, bazen s\u00f6zle\u015fmenin en can al\u0131c\u0131 unsuru olabilecek \u00f6zellik arz etmektedir. S\u00fcrelere dikkat edilmeli, \u00f6n\u00fc veya sonu a\u00e7\u0131k s\u00fcreler \u00f6ng\u00f6r\u00fclmemesine dikkat edilmelidir.\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>\u00d6rne\u011fin; \u201c\u0130n\u015faat s\u00fcresi \u0130n\u015faat Ruhsat\u0131 al\u0131nd\u0131ktan sonra 15 ayd\u0131r.\u201d gibi bir s\u00fcre \u00f6ng\u00f6r\u00fclmemeli, ruhsat al\u0131m\u0131 ve sair i\u015flemler de bir s\u00fcre ile s\u0131n\u0131rlanmal\u0131d\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>Aksi halde ruhsat al\u0131nmas\u0131n\u0131n veya sair i\u015flemlerin ucu a\u00e7\u0131k b\u0131rak\u0131lm\u0131\u015f olacak ve in\u015faat\u0131n ba\u015flamas\u0131 gecikecektir.<\/div>\n<div>\n<p>\u0130n\u015faat S\u00f6zle\u015fmelerinde, \u0130mar tadilat\u0131, tevhid, ifraz, y\u0131k\u0131m, proje haz\u0131rlanmas\u0131, ruhsat m\u00fcracaat\u0131, ruhsat onay\u0131, hafriyat, kat irtifak\u0131 kurulmas\u0131, kaba in\u015faat, \u00e7at\u0131n\u0131n kurulmas\u0131, \u00e7evre d\u00fczenlemesi, kat m\u00fclkiyetine ge\u00e7i\u015f\/iskan gibi a\u015famalar i\u00e7in belirli s\u00fcreler \u00f6ng\u00f6r\u00fclmesinde ve bu s\u00fcrelerin s\u00f6zle\u015fme imzas\u0131 tarihinden ba\u015flat\u0131lmas\u0131nda yarar vard\u0131r.S\u00f6zle\u015fmede esasen t\u00fcm maddelere kelime kelime \u00f6zen g\u00f6sterilmeli, \u00e7\u0131kabilecek uyu\u015fmazl\u0131klar\u0131 s\u00f6zle\u015fme \u00e7er\u00e7evesinde \u00e7\u00f6zecek yoruma a\u00e7\u0131k olmayan net maddeler \u00f6ng\u00f6r\u00fclmelidir.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMELER\u0130NDE HAKSIZ FES\u0130H VE A\u00c7ILAB\u0130LECEK DAVALAR<\/span><\/p>\n<\/div>\n<\/div>\n<div style=\"text-align: justify;\">\n<p style=\"text-align: justify;\"><span style=\"color: #800000;\">1.\u00a0GENEL OLARAK HAKSIZ FES\u0130H<\/span><\/p>\n<p><span style=\"color: #800000;\">Haks\u0131z fesih;<\/span> bir s\u00f6zle\u015fme ili\u015fkisinde, taraflardan birinin hakl\u0131 bir nedene dayanmaks\u0131z\u0131n s\u00f6zle\u015fmeyi feshetmesidir.<\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi ile kurulan hukuki ili\u015fkide taraflar genel anlamda s\u00f6zle\u015fme h\u00fck\u00fcmlerine, emredici hukuk kurallar\u0131na ve MK 2. Maddesi gere\u011fi d\u00fcr\u00fcstl\u00fck kurallar\u0131na uymakla y\u00fck\u00fcml\u00fcd\u00fcr. An\u0131lan kurallar, sadece s\u00f6zle\u015fmeden do\u011fan y\u00fck\u00fcml\u00fcl\u00fcklerin yerine getirilmesinde de\u011fil ve fakat s\u00f6zle\u015fmenin s\u00fcrd\u00fcr\u00fclmesinde de ge\u00e7erlidir. Bunun yan\u0131 s\u0131ra taraflardan herhangi birinin s\u00f6zle\u015fmeye devam etmekten vazge\u00e7mesi durumunda dahi bu kurallar nazara al\u0131nacakt\u0131r. \u0130\u015fte bu noktada akdin feshinin hakl\u0131 bir nedene dayan\u0131p dayanmamas\u0131 sorunu g\u00fcndeme gelecektir.<\/p>\n<p>Her \u015feyden \u00f6nce, belirtmek gerekmektedir ki;\u00a0kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, m\u00fclkiyetin intikali edimini y\u00fckleyen akit niteli\u011finde oldu\u011fundan s\u00f6z konusu s\u00f6zle\u015fmenin tek tarafl\u0131 feshi kural olarak m\u00fcmk\u00fcn de\u011fildir.\u00a0Ancak, uygulamada taraflardan her biri fiili olarak s\u00f6zle\u015fmeyi feshetti\u011fi i\u00e7in s\u00f6zle\u015fme kapsam\u0131ndaki ili\u015fkilerin devam\u0131 m\u00fcmk\u00fcn olamamakta, yap\u0131m i\u015fleri adeta kilitlenmektedir. K\u0131sacas\u0131, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde her ne kadar hukuken tek tarafl\u0131 hakl\u0131\/haks\u0131z fesih m\u00fcmk\u00fcn g\u00f6r\u00fcnmemekte ise de fiilen (de facto) fesih elbette m\u00fcmk\u00fcnd\u00fcr. Bununla birlikte fiilen yap\u0131lan bu feshin h\u00fck\u00fcm ifade edebilmesi i\u00e7in iki se\u00e7enek vard\u0131r. Birinci yol; kar\u015f\u0131 taraf\u0131n feshi kabul etmesidir. Bir di\u011fer yol ise konunun yarg\u0131ya ta\u015f\u0131nmas\u0131 ve mahkemenin bu y\u00f6nde h\u00fck\u00fcm vermesidir. S\u00f6zle\u015fmenin taraflar\u0131n\u0131n anla\u015fmas\u0131 yoluyla ger\u00e7ekle\u015fen fesih r\u0131zaya dayal\u0131 fesih; mahkeme karar\u0131 neticesinde ger\u00e7ekle\u015fen fesih ise kazai fesihtir.\u00a0Yarg\u0131tay 15. H.D. de bir karar\u0131nda feshin belirtilen \u015fekilde olmas\u0131 gerekti\u011fine vurgu yapm\u0131\u015ft\u0131r:<\/p>\n<p>\u201cKar\u015f\u0131l\u0131kl\u0131 bor\u00e7 i\u00e7eren in\u015faat s\u00f6zle\u015fmelerine konu olan ili\u015fkilerde, s\u00f6zle\u015fmenin feshine ili\u015fkin irade beyan\u0131, kar\u015f\u0131 tarafa ula\u015fmakla hukuksal sonu\u00e7 do\u011furur ve bu irade beyan\u0131, sahibini mutlak ba\u011flay\u0131c\u0131 olup, hakl\u0131 nedene dayand\u0131\u011f\u0131 veya kar\u015f\u0131 taraf\u00e7a kabul edildi\u011fi durumlarda muhatab\u0131 da ba\u011flar.\u00a0<u>Ancak, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi &#8220;arsa ya da arsa pay\u0131&#8221; temlikini de i\u00e7erdi\u011finden; feshi, ya taraflar\u0131n kabul\u00fcn\u00fc, ya da mahkeme h\u00fckm\u00fcn\u00fc gerektirir<\/u>.\u201d(Yarg\u0131tay 15. H.D.\u00a02004\/1107 E. 2004\/2923 K.\u00a0 26.5.2004T.)<\/p>\n<p>BK. 484. Maddesine g\u00f6re:\u00a0<i>\u201c\u0130\u015f (arsa) sahibi, eserin tamamlanmas\u0131ndan \u00f6nce yap\u0131lm\u0131\u015f olan k\u0131sm\u0131n kar\u015f\u0131l\u0131\u011f\u0131n\u0131 \u00f6demek ve y\u00fcklenicinin b\u00fct\u00fcn zararlar\u0131n\u0131 gidermek ko\u015fuluyla s\u00f6zle\u015fmeyi feshedebilir.\u201d<\/i><\/p>\n<p>Yukar\u0131daki yasa h\u00fckm\u00fcnden anla\u015f\u0131ld\u0131\u011f\u0131 \u00fczere, arsa sahibi, kar kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat i\u015finin tamamlanmas\u0131ndan \u00f6nce, yap\u0131lm\u0131\u015f olan k\u0131sm\u0131n bedelini \u00f6demek ve m\u00fcteahhidin b\u00fct\u00fcn zararlar\u0131n\u0131 gidermek ko\u015fuluyla s\u00f6zle\u015fmeyi feshedebilir. Bir ba\u015fka deyimle; arsa sahibi, s\u00f6zle\u015fmeye konu in\u015faat\u0131n tamamlanmas\u0131ndan \u00f6nce, yap\u0131lan k\u0131sm\u0131n bedelini \u00f6demeden ve\/veya m\u00fcteahhidinzararlar\u0131n\u0131 tazmin etmeden s\u00f6zle\u015fmeyi feshederse bu fesih haks\u0131z fesih olacakt\u0131r.<\/p>\n<p>Kanun, her ne kadar fesih hakk\u0131n\u0131 arsa sahibine tan\u0131m\u0131\u015f olsa da ayn\u0131 durum kar\u015f\u0131s\u0131nda\u00a0m\u00fcteahhit\u00a0de fesih hakk\u0131n\u0131 haiz olacakt\u0131r. Bunun sonucu olarak da\u00a0m\u00fcteahhit, hakl\u0131 fesih \u015fartlar\u0131 olu\u015fmadan fesih yoluna giderse, bu fesih de haks\u0131z fesih olacakt\u0131r.<\/p>\n<p><span style=\"color: #800000;\">2.\u00a0M\u00dcTEAHH\u0130T TARAFINDAN A\u00c7ILAB\u0130LECEK DAVALAR<\/span><\/p>\n<p>Arsa sahibi, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi kapsam\u0131nda m\u00fcteahhit taraf\u0131ndan ifa edilecek yap\u0131m borcu tam olarak yerine getirilmeden yani in\u015faat\u0131 tamamlanmadan \u00f6nce s\u00f6zle\u015fmeyi hakl\u0131 ve ge\u00e7erli bir neden olmadan feshederse m\u00fcteahhidin s\u00f6zle\u015fme gere\u011fi yapt\u0131\u011f\u0131 masraflar\u0131 ve s\u00f6zle\u015fmenin feshi nedeniyle meydana gelen zarar\u0131 \u00f6demekle y\u00fck\u00fcml\u00fc olacakt\u0131r.\u00a0Kanun metninde yer alan (TBK 484. md.)\u00a0\u00a0<i>\u201c<\/i>m\u00fcteahhidin<i>b\u00fct\u00fcn zararlar\u0131n\u0131\u201d<\/i>\u00a0ifadesinden maksat m\u00fcteahhidin, ilgili s\u00f6zle\u015fmenin tamamlansayd\u0131 elde edece\u011fi kazan\u0131mlar\u0131 ifade eden\u00a0<i>\u201cm\u00fcspet zarar\u201d<\/i>d\u0131r.\u00a0 Fiili zarar kapsam\u0131nda arsa sahibi, m\u00fcteahhidin s\u00f6zle\u015fmenin ifas\u0131 amac\u0131yla yapm\u0131\u015f oldu\u011fu b\u00fct\u00fcn harcamalar\u0131 tazmin etmek zorundad\u0131r. Bunun yan\u0131 s\u0131ra arsa sahibi, m\u00fcteahhidin mahrum kald\u0131\u011f\u0131 b\u00fct\u00fcn kar\u0131 da tazmin etmelidir.<\/p>\n<p>Genel olarak m\u00fcteahhit taraf\u0131ndan a\u015fa\u011f\u0131daki davalar arsa sahibine kar\u015f\u0131 a\u00e7\u0131labilir:<\/p>\n<div style=\"text-align: center;\"><img loading=\"lazy\" decoding=\"async\" class=\"aligncenter\" src=\"https:\/\/www.hukukihaber.net\/images\/upload\/1%20a.jpg\" alt=\"\" width=\"600\" height=\"518\" \/><br \/>\n<span style=\"color: #ff0000;\">2.1\u00a0\u00a0SEBEPS\u0130Z ZENG\u0130NLE\u015eME KAYNAKLI DAVALAR<\/span><\/div>\n<div style=\"text-align: center;\"><span style=\"color: #ff0000;\">\u00a0<\/span><\/div>\n<div style=\"text-align: justify;\">\n<p>Arsa sahibinin s\u00f6zle\u015fmeyi haks\u0131z yere feshetmesi durumunda m\u00fcteahhit sebepsiz zenginle\u015fme davas\u0131 a\u00e7abilir. Sebepsiz zenginle\u015fme davas\u0131 uygulamada\u00a0Haks\u0131z Fesih Halinde Kar Kayb\u0131 Davas\u0131, Fesih Halinde \u0130malat Bedeli Davas\u0131, Cezai \u015eart Davas\u0131, Hak Edilen Ba\u011f\u0131ms\u0131z B\u00f6l\u00fcmler Y\u00f6n\u00fcnden Tapu \u0130ptal ve Tescil Davas\u0131\u00a0gibi davalar ad\u0131 alt\u0131nda kar\u015f\u0131m\u0131za \u00e7\u0131kmaktad\u0131r.<\/p>\n<p><span style=\"color: #800000;\">2.1.1\u00a0\u00a0\u00a0Kaynak ve Tan\u0131m <\/span>Sebepsiz zenginle\u015fme davas\u0131n\u0131n izah\u0131ndan \u00f6nce\u00a0<i>\u201csebepsiz zenginle\u015fme\u201d<\/i>kurumunun ne anlama geldi\u011fini a\u00e7\u0131klamak yerinde olacakt\u0131r.\u00a0<i>Sebepsiz zenginle\u015fme (sebepsiz iktisap);<\/i><i>\u00a0bir kimsenin, hakl\u0131 bir neden olmaks\u0131z\u0131n di\u011fer bir kimse zarar\u0131na kazan\u0131mda bulunmas\u0131; \u015fu durumlarda zenginle\u015fme sebepsizdir: ge\u00e7erli olmayan i\u015fleme dayanan i\u015flemler, sebebi ger\u00e7ekle\u015fmeyen i\u015flemler ve <u>sona eren bir sebebe dayanarak yap\u0131lan i\u015flemler.<\/u><\/i><i>\u201d<\/i>6098 say\u0131l\u0131 Bor\u00e7lar Kanunu 77. maddesine g\u00f6re;<i>\u00a0\u201c hakl\u0131 bir sebep olmaks\u0131z\u0131n, bir ba\u015fkas\u0131n\u0131n malvarl\u0131\u011f\u0131ndan veya eme\u011finden zenginle\u015fen, bu zenginle\u015fmeyi geri vermekle y\u00fck\u00fcml\u00fcd\u00fcr.<\/i> B<i>u y\u00fck\u00fcml\u00fcl\u00fck, \u00f6zellikle zenginle\u015fmenin ge\u00e7erli olmayan veya ger\u00e7ekle\u015fmemi\u015f ya da\u00a0<u>sona ermi\u015f bir sebebe dayanmas\u0131 durumunda do\u011fmu\u015f olur<\/u>.\u201d<\/i><\/p>\n<p><span style=\"color: #800000;\">2.1.2\u00a0\u00a0\u015eartlar\u0131 <\/span>Sebepsiz zenginle\u015fmeden varl\u0131\u011f\u0131 i\u00e7in; bir taraf zenginle\u015firken di\u011fer taraf\u0131n aksine fakirle\u015fmesi, bu zenginle\u015fme ve fakirle\u015fme aras\u0131nda illiyet ba\u011f\u0131n\u0131n bulunmas\u0131 ve s\u00f6z konusu zenginle\u015fmenin hukuken ge\u00e7erli herhangi bir sebebe dayanmamas\u0131 gerekir. Daha kapsaml\u0131 ifade ile;Birinci \u015fart; taraflardan birisinin malvarl\u0131\u011f\u0131nda bir eksilmenin vuku bulmas\u0131na kar\u015f\u0131, di\u011ferinin malvarl\u0131\u011f\u0131nda bir \u00e7o\u011falman\u0131n ger\u00e7ekle\u015fmi\u015f olmas\u0131d\u0131r. Bir malvarl\u0131\u011f\u0131ndaki eksilme, aktifin azalmas\u0131 ya da pasifin \u00e7o\u011falmas\u0131 \u015feklinde olabilece\u011fi gibi, aktifin \u00e7o\u011falmas\u0131na ya da pasifin azalmas\u0131na engel olma yoluyla da ger\u00e7ekle\u015febilir.\u0130kinci \u015fart; s\u00f6z\u00fc edilen eksilmeyle \u00e7o\u011falma aras\u0131nda bir illiyet ba\u011f\u0131n\u0131n bulunmas\u0131d\u0131r.\u00dc\u00e7\u00fcnc\u00fc \u015fart; yine s\u00f6z\u00fc edilen azalmayla \u00e7o\u011falman\u0131n hakl\u0131 bir sebebe dayanmamas\u0131d\u0131r. Taraflardan biri, di\u011ferine h\u00fck\u00fcms\u00fcz bir s\u00f6zle\u015fme gere\u011fince misli mahiyette bir \u015fey vermi\u015fse muteber olmayan sebebe dayanan bir iktisap s\u00f6z konusudur. S\u00f6zle\u015fmedeki \u015fekil noksanl\u0131\u011f\u0131, fiil ehliyetsizli\u011fi, imkans\u0131zl\u0131k, hukuka veya ahlaka ayk\u0131r\u0131l\u0131k, muvazaa gibi sebepler, butlan sebebiyle kazand\u0131rmay\u0131 ge\u00e7ersiz k\u0131lan sebepler oldu\u011fundan bu durumlarda kazand\u0131rma ge\u00e7erli hukuki sebebe dayanmamaktad\u0131r.D\u00f6rd\u00fcnc\u00fc \u015fart;\u00a0<u>vuku bulan iktisab\u0131n ( \u00e7o\u011falman\u0131n ) sebepsiz iktisap kurallar\u0131 d\u0131\u015f\u0131nda, \u00f6zel bir hukuk kural\u0131na dayan\u0131larak iadesi m\u00fcmk\u00fcn olmamal\u0131d\u0131r<\/u>. Zira b\u00f6yle bir imkan varsa art\u0131k sebepsiz iktisap kurallar\u0131 de\u011fil, s\u00f6z\u00fc edilen \u00f6zel kurallar uygulan\u0131r. \u0130adenin; istihkak davas\u0131, haks\u0131z in\u015faat sebebiyle tazminat davas\u0131, s\u00f6zle\u015fmenin ifas\u0131 davas\u0131,\u00a0<u>s\u00f6zle\u015fmeden d\u00f6nme sebebiyle iade davas\u0131<\/u>,\u00a0 vekaletsiz i\u015f g\u00f6rmeye dayanan iade davas\u0131 gibi yollarla ger\u00e7ekle\u015ftirilmesi m\u00fcmk\u00fcnse, art\u0131k sebepsiz iktisap kurallar\u0131na ba\u015fvurulamaz.Arsa sahibi, hi\u00e7bir hakl\u0131 neden olmaks\u0131z\u0131n s\u00f6zle\u015fmeyi feshederse ve m\u00fcnfesih s\u00f6zle\u015fmenin fesihten \u00f6nce y\u00fcr\u00fcrl\u00fckte oldu\u011fu d\u00f6nemde m\u00fcteahhit taraf\u0131ndan yerine getirilen eylem ve i\u015flemler sayesinde kazan\u0131mda bulunursa, bu kazan\u0131m sebepsiz kazan\u0131m olacakt\u0131r. Arsa sahibi, s\u00f6zle\u015fmenin feshi neticesinde elde etti\u011fi kazan\u0131mlar\u0131 m\u00fcteahhit lehine tazmin etmek zorunda kalacakt\u0131r. S\u00f6zle\u015fmenin her ne kadar ge\u00e7erlilik s\u00fcresi i\u00e7inde edimin ifas\u0131 s\u00f6z konusu olsa da; s\u00f6zle\u015fmenin sona ermesi ile ge\u00e7erli oldu\u011fu s\u00fcrede yap\u0131lan ifalar nedeniyle elde edilen kazan\u0131mlar \u201csebepsiz zenginle\u015fme\u201d kapsam\u0131nda olacakt\u0131r.<br \/>\n<span style=\"color: #800000;\"><br \/>\n2.2\u00a0\u00a0\u00a0TAZM\u0130NAT DAVASI<\/span>T\u00fcrk Hukuku\u2019nda tazminat genel olarak Bor\u00e7lar Kanunu, Medeni Kanun ve ilgili sair kanunlarda d\u00fczenlenmi\u015ftir.\u00a0Tazminat, bir alacak hakk\u0131 oldu\u011fundan ortada bir\u00a0<u>bor\u00e7 ili\u015fkisinin<\/u>\u00a0ve bu bor\u00e7 ili\u015fkisinden kaynaklanan bir\u00a0<u>zarar\u0131n\u00a0<\/u>mevcut olmas\u0131 gerekir.\u00a0Yine T\u00fcrk Hukuku\u2019nda borcun kayna\u011f\u0131 olarak s\u00f6zle\u015fme (akit), haks\u0131z fiil ve sebepsiz zenginle\u015fme kabul edilmektedir.Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, ifadeden de anla\u015f\u0131ld\u0131\u011f\u0131 \u00fczere bir akit te\u015fkil etmekte ve tazminat\u0131 do\u011furan bor\u00e7 ili\u015fkisi \u201cs\u00f6zle\u015fme\u201d olarak tezah\u00fcr etmektedir. Tazminat\u0131n (haks\u0131z) feshedilmi\u015f s\u00f6zle\u015fmeye dayanmas\u0131 tazminat\u0131n kayna\u011f\u0131n\u0131n\u00a0<i>\u201cs\u00f6zle\u015fme\u201d<\/i>olmas\u0131na engel de\u011fildir.Arsa sahibince kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin haks\u0131z feshi nedeniyle m\u00fcteahhidin u\u011frad\u0131\u011f\u0131 zarar\u0131n giderilmesi i\u00e7in tazminat davas\u0131 a\u00e7\u0131lmas\u0131 m\u00fcmk\u00fcnd\u00fcr. Yukar\u0131da yer alan tan\u0131mdan da anla\u015f\u0131ld\u0131\u011f\u0131 \u00fczere tazminat davas\u0131 a\u00e7abilmek i\u00e7in iki \u015fart gerekir: 1- bor\u00e7 ili\u015fkisi 2- zarar. Arsa sahibi ile m\u00fcteahhit aras\u0131nda imzalanan kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi tek ba\u015f\u0131na tazminat davas\u0131 a\u00e7\u0131labilmesi i\u00e7in yeterli de\u011fildir. Bununla birlikte bir zarar\u0131n meydana gelmesi gerekir. Ancak bu zarar s\u00f6z konusu s\u00f6zle\u015fmeye dayal\u0131 olmal\u0131d\u0131r. Aksi takdirde tazminat davas\u0131 a\u00e7mak i\u00e7in gerek \u015fart sa\u011flanmam\u0131\u015f olur.M\u00fcteahhit, s\u00f6zle\u015fmenin haks\u0131z feshi nedeniyle m\u00fcspet zarar ve menfi zarar\u0131n\u0131 tazminat davas\u0131 ile talep edebilir.\u00a0M\u00fcspet zarar; s\u00f6zle\u015fmenin hi\u00e7 yerine getirilmemesi veya gerekti\u011fi \u015fekilde yap\u0131lmamas\u0131 nedeniyle u\u011fran\u0131lan zarard\u0131r. Yani s\u00f6zle\u015fmenin taraf\u0131 akdin gere\u011fini yerine getirmi\u015f olmas\u0131 durumu ile s\u00f6zle\u015fmenin feshi halinde meydana gelen durum aras\u0131ndaki fark m\u00fcspet zarar\u0131 ifade etmektedir.\u00a0Menfi zarar ise; meydana gelmeyen veya h\u00fck\u00fcms\u00fcz kalan bir s\u00f6zle\u015fmenin yap\u0131laca\u011f\u0131na olan g\u00fcvenden do\u011fan zarard\u0131r. \u00d6rne\u011fin s\u00f6zle\u015fme i\u00e7in harcanm\u0131\u015f giderler menfi zarard\u0131r. Ba\u015fka bir ifade ile haks\u0131z feshedilen s\u00f6zle\u015fme hi\u00e7 yap\u0131lmasayd\u0131 u\u011fran\u0131lmayacak olan zarard\u0131r. Bununla birlikte\u00a0Yarg\u0131tay, kararlar\u0131nda fesih sonras\u0131 yaln\u0131zca menfi zarar\u0131n talep edilebilece\u011fini belirtmi\u015ftir.<\/p>\n<p style=\"text-align: center;\">Sonu\u00e7 olarak, bu b\u00f6l\u00fcmde Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinde arsa sahibinin s\u00f6zle\u015fmeyi haks\u0131z feshi halinde m\u00fcteahhidin hukuki haklar\u0131ndan bahsettik. \u015eimdi ise kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin m\u00fcteahhit taraf\u0131ndan haks\u0131z feshi halinde arsa sahibinin ba\u015fvurabilece\u011fi hukuki yollar\u0131 izah edece\u011fiz.<\/p>\n<p><span style=\"color: #ff0000;\">3.\u00a0ARSA SAH\u0130B\u0130 TARAFINDAN A\u00c7ILAB\u0130LECEK DAVALAR<\/span><\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde genel olarak arsa sahibinin edim y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc, s\u00f6zle\u015fme konusu ta\u015f\u0131nmaz\u0131n intikalinden ibarettir. Bununla birlikte m\u00fcteahhit, in\u015faat\u0131n yap\u0131lmas\u0131 i\u00e7in gereken t\u00fcm hukuki ve idari prosed\u00fcrleri yerine getirmek, in\u015faat malzemelerinin al\u0131nmas\u0131, binan\u0131n yap\u0131lmas\u0131 vs. bir\u00e7ok i\u015fi yapmakla y\u00fck\u00fcml\u00fcd\u00fcr. Bunun neticesi olarak da uygulamada kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin haks\u0131z feshi daha \u00e7ok m\u00fcteahhit taraf\u0131ndan yap\u0131lmaktad\u0131r.<\/p>\n<p>&nbsp;<\/p>\n<p>Genel olarak arsa sahibi taraf\u0131ndan a\u015fa\u011f\u0131daki davalar m\u00fcteahhite kar\u015f\u0131 a\u00e7\u0131labilir:<\/p>\n<\/div>\n<div style=\"text-align: justify;\"><img loading=\"lazy\" decoding=\"async\" class=\"aligncenter\" src=\"https:\/\/www.hukukihaber.net\/images\/upload\/1%20t1a%C4%9Fawgaaaaaagajaaagaahaha11.jpg\" alt=\"\" width=\"600\" height=\"524\" \/><\/div>\n<div style=\"text-align: justify;\">\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">3.1\u00a0\u00a0\u00a0TAPU \u0130PTAL VE TESC\u0130L DAVASI\u00a0<\/span><\/p>\n<p>Uygulamada kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi gere\u011fi tapu devri \u00fc\u00e7 \u015fekilde olmaktad\u0131r. S\u00f6zle\u015fmenin yap\u0131lmas\u0131 ile ta\u015f\u0131nmaz\u0131n tamam\u0131n\u0131n devri veya s\u00f6zle\u015fme ile birlikte k\u0131smen devir ya da s\u00f6zle\u015fme gere\u011fi in\u015faat\u0131n tamam\u0131n\u0131n yap\u0131lmas\u0131 ve ard\u0131ndan tapu devri \u015feklinde olmaktad\u0131r. Son se\u00e7enekte yer alan \u015fekilde yani in\u015faat\u0131n tamamlanmas\u0131ndan sonra tapu devrinin yap\u0131laca\u011f\u0131n\u0131n taraflarca kabul edilmesi durumunda sorun yoktur. Zira tapu hali haz\u0131rda arsa sahibi ad\u0131na kay\u0131tl\u0131 oldu\u011fundan m\u00fcteahhidin haks\u0131z fesihte bulunmas\u0131 halinde tapu iptal ve tescilini talep etmeyi gerektirecek maddi ve hukuki bir durum yoktur. Ancak di\u011fer iki ihtimalde yani in\u015faat bitmeden k\u0131smen veya tamamen tapu devri yap\u0131l\u0131rsa ve m\u00fcteahhit haks\u0131z fesihte bulunursa, arsa sahibi tapu iptali ve tescili i\u00e7in dava a\u00e7mak zorunda kalacakt\u0131r.Mehaz kanun olan 6098 say\u0131l\u0131 Bor\u00e7lar Kanunu\u2019nda kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin haks\u0131z feshi halinde taraflar\u0131n hak ve y\u00fck\u00fcml\u00fcl\u00fckleri a\u00e7\u0131k\u00e7a yer almam\u0131\u015ft\u0131r. Bununla birlikte kanunda yer alan temerr\u00fcde ili\u015fkin h\u00fck\u00fcmler haks\u0131z feshin ruhuna ayk\u0131r\u0131 olmad\u0131k\u00e7a k\u0131yasen uygulanabilecektir.<\/p>\n<p>\u0130n\u015faat\u0131n b\u00fcy\u00fck bir b\u00f6l\u00fcm\u00fc s\u00f6zle\u015fmenin aktif oldu\u011fu d\u00f6nemde yap\u0131lm\u0131\u015f ve in\u015faat tamamlanmadan m\u00fcteahhit s\u00f6zle\u015fmeyi haks\u0131z feshetmi\u015fse k\u0131smi temerr\u00fct h\u00fck\u00fcmleri uygulanacakt\u0131r.\u00a0Yarg\u0131tay, s\u00f6zle\u015fmeden d\u00f6nmeye ili\u015fkin kararlar\u0131nda, d\u00f6nme hakk\u0131n\u0131n kullan\u0131lmas\u0131yla birlikte s\u00f6zle\u015fmenin ge\u00e7mi\u015fe etkili olarak ortadan kalkaca\u011f\u0131n\u0131 kabul etmektedir.\u00a0Yukar\u0131da yer alan<i>\u201cayni etkili d\u00f6nme teorisi\u201d<\/i>d\u0131\u015f\u0131ndaki di\u011fer teoriler s\u00f6zle\u015fmenin feshinin tasarruf i\u015flemlerine etki etmeyece\u011fini kabul etmektedir. Bu durumda m\u00fcteahhit ad\u0131na yap\u0131lan tapu tescilinin feshe ra\u011fmen ge\u00e7erli bir tescil olarak kalmas\u0131 m\u00fcmk\u00fcnd\u00fcr. Klasik teoriye g\u00f6re isearsasahibi, m\u00fcteahhidekar\u015f\u0131 sebepsiz zenginle\u015fmeye dayanan tescile zorlama davas\u0131 a\u00e7\u0131p, m\u00fclkiyetin kendisine aidiyetine karar verilmesini talep edebilecektir.<\/p>\n<p>Yarg\u0131tay taraf\u0131ndan esas al\u0131nan \u201cayni etkili d\u00f6nme teorisi\u201dne g\u00f6re, ayni hak \u00e7er\u00e7evesinde ta\u015f\u0131nmazlar \u00fczerinde ger\u00e7ekle\u015ftirilen tasarruf i\u015flemlerinin \u201cilliyet ilkesi\u201d gere\u011fi kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin hakl\u0131\/haks\u0131z feshi neticesinde tescile sebep s\u00f6zle\u015fme ortadan kalkm\u0131\u015f olaca\u011f\u0131ndan s\u00f6zle\u015fme gere\u011fince yap\u0131lan tescil, yap\u0131ld\u0131\u011f\u0131 andan itibaren \u201cyolsuz tescil\u201d niteli\u011fine b\u00fcr\u00fcnecektir. Bu durumda arsa sahibi \u015fahsi hakka dayanan \u201csebepsiz zenginle\u015fme davas\u0131\u201d a\u00e7mak yerine hi\u00e7 kaybetmemi\u015f say\u0131laca\u011f\u0131 ayni hakka (m\u00fclkiyet hakk\u0131na) dayanarak yolsuz tescilin d\u00fczeltilmesi i\u00e7in istihkak davas\u0131 niteli\u011finde olan \u201c yolsuz tescilin d\u00fczeltilmesi davas\u0131\u201d a\u00e7abilecektir.<br \/>\n<span style=\"color: #800000;\"><br \/>\n<span style=\"color: #ff0000;\">3.2\u00a0\u00a0\u00a0TAZM\u0130NAT DAVASI<\/span><\/span><\/p>\n<p>M\u00fcteahhit taraf\u0131ndan kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin haks\u0131z feshi durumunda arsa sahibinin zarara u\u011framas\u0131 kuvvetle muhtemeldir. Bu zarar, s\u00f6zle\u015fme gere\u011fi ortaya \u00e7\u0131kan masraflara kat\u0131lma (m\u00fcspet zarar), s\u00f6zle\u015fmenin zaman\u0131nda veya hi\u00e7 tamamlanmamas\u0131 nedeniyle ortaya \u00e7\u0131kan zarar (menfi zarar) ve mahrum kal\u0131nan kazan\u00e7 \u015feklinde olabilir.<\/p>\n<p>Ger\u00e7ekten de uygulamada kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi kapsam\u0131nda genellikle eski binalar\u0131n y\u0131k\u0131l\u0131p yerine yeni ve \u00e7ok katl\u0131 binalar yap\u0131ld\u0131\u011f\u0131 g\u00f6r\u00fclmektedir. Arsa \u00fczerinde bulunan binan\u0131n y\u0131k\u0131lmas\u0131 \u00fczerine malikler ge\u00e7ici de olsa ba\u015fka bir yerde ikamet etmeye devam etmektedir. Bu durumda kira \u00f6deme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc ortaya \u00e7\u0131kmaktad\u0131r. S\u00f6zle\u015fmenin m\u00fcteahhit taraf\u0131ndan haks\u0131z feshi halinde arsa sahipleri i\u00e7in konut s\u0131k\u0131nt\u0131s\u0131 daha uzun s\u00fcreli bir soruna d\u00f6n\u00fc\u015fmektedir. Bunun yan\u0131 s\u0131ra m\u00fcnfesih s\u00f6zle\u015fmenin akdi s\u0131ras\u0131nda arsa sahibi kendisi a\u00e7\u0131s\u0131ndan daha iyi f\u0131rsatlar\u0131 reddetmi\u015f olabilir. \u00d6rne\u011fin arsa kar\u015f\u0131l\u0131\u011f\u0131 daha fazla daire vermeyi teklif eden ba\u015fka bir m\u00fcteahhidin teklifini reddetmi\u015f olabilir. (menfi zarar). Ayn\u0131 \u015fekilde s\u00f6zle\u015fme gere\u011fi in\u015faat\u0131n zaman\u0131nda tamamlanamamas\u0131 veya hi\u00e7 tamamlanamamas\u0131 nedeniyle arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131nda maliki olaca\u011f\u0131 dairelerden elde edece\u011fi muhtemel kira gelirleri de talep edilebilecektir.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N M\u00dcTEAHH\u0130T TARAFINDAN FESHED\u0130LMES\u0130 VE HUKUK\u0130 SONU\u00c7LARI<\/span><\/p>\n<\/div>\n<\/div>\n<div style=\"text-align: justify;\">\n<div><span style=\"color: #800000;\">1.\u00a0ARSA SAH\u0130B\u0130N\u0130N TEMERR\u00dcDE D\u00dc\u015eMES\u0130 NEDEN\u0130YLE M\u00dcTEAHH\u0130D\u0130N HAKLARI:<\/span><\/div>\n<div><\/div>\n<div>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde, genellikle m\u00fcteahhidin temerr\u00fcd\u00fc s\u00f6z konusu olmaktad\u0131r. \u00c7\u00fcnk\u00fc in\u015faat faaliyeti kapsam\u0131nda, adam \u00e7al\u0131\u015ft\u0131rmas\u0131, bir\u00e7ok kalem i\u015fi \u00fc\u00e7\u00fcnc\u00fc ki\u015filere yapt\u0131rmas\u0131, piyasadaki dalgalanmalar ve ekonomik krizlerden etkilenmesi, idare ile ruhsat ve izin alma a\u015famas\u0131nda muhatap olmas\u0131, sermaye riskinin b\u00fcy\u00fckl\u00fc\u011f\u00fc gibi nedenlerle m\u00fcteahhitler s\u0131kl\u0131kla temerr\u00fcde d\u00fc\u015fmektedir. Oysa arsa sahibinin asli edimi sadece tapuda arsa paylar\u0131n\u0131 m\u00fcteahhide devretmekten ibarettir.<\/div>\n<div>\n<p>Arsa sahibinin, belirlenen arsa paylar\u0131n\u0131 m\u00fcteahhide devretmekten ka\u00e7\u0131nmas\u0131 halinde temerr\u00fcde d\u00fc\u015f\u00fcr\u00fclmesi m\u00fcmk\u00fcnd\u00fcr. Arsa paylar\u0131n\u0131n devri borcunun, in\u015faat\u0131n belirlenen bir d\u00fczeye gelmesi ile muaccel hale gelece\u011fi kararla\u015ft\u0131r\u0131lm\u0131\u015fsa ve in\u015faat\u0131n s\u00f6zle\u015fme ile belirlenen a\u015famaya gelmesine ra\u011fmen arsa sahibi edimini ifa etmiyorsa, yine temerr\u00fct s\u00f6z konusu olur.<\/p>\n<p><img loading=\"lazy\" decoding=\"async\" class=\"aligncenter\" src=\"https:\/\/www.hukukihaber.net\/images\/upload\/1%20t1al5fgg4gfvaaawfa2agfggh2vahahkvvhcqhcvahgaafhfaffvgggyfgshg1z2a.jpg\" alt=\"\" width=\"630\" height=\"409\" \/><\/p>\n<\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">1.1\u00a0TESC\u0130LE \u0130CBAR DAVASININ A\u00c7ILMASI<\/span><\/div>\n<div><\/div>\n<div>Arsa sahibinin s\u00f6zle\u015fme gere\u011fi \u00fcstlenmekte oldu\u011fu bor\u00e7, ta\u015f\u0131nmaz sat\u0131m vaadinin \u00f6zelliklerini ta\u015f\u0131maktad\u0131r. Ta\u015f\u0131nmaz mal m\u00fclkiyetinin kazan\u0131lmas\u0131nda tescil, iktisab\u0131n kurucu unsurudur. Bu bak\u0131mdan, arsa sahibinin borcunu ifa etmemesi halinde m\u00fcteahhit, devredilmeyen arsa paylar\u0131n\u0131n tescili i\u00e7in dava a\u00e7ma hakk\u0131na sahiptir.<\/div>\n<div><\/div>\n<div>Medeni Kanun madde 716 F\u0131kra I,\u00a0<i>\u201cM\u00fclkiyetin kazan\u0131lmas\u0131na esas olacak bir hukuki sebebe dayanarak malikten m\u00fclkiyetin kendi ad\u0131na tescilini istemek hususunda ki\u015fisel hakka sahip olan kimse, malikin ka\u00e7\u0131nmas\u0131 h\u00e2linde h\u00e2kimden, m\u00fclkiyetin h\u00fckmen ge\u00e7irilmesini isteyebilir\u201d<\/i>h\u00fckm\u00fcn\u00fc i\u00e7ermektedir. Buna g\u00f6re, ta\u015f\u0131nmaz sat\u0131m vaadinde bulunan, fakat daha sonra borcunu ifadan ka\u00e7\u0131nan bor\u00e7lu aleyhine, alacakl\u0131 taraf\u0131ndan, an\u0131lan h\u00fck\u00fcm uyar\u0131nca\u00a0Tescile \u0130cbar Davas\u0131\u00a0a\u00e7\u0131labilir.<\/div>\n<div><\/div>\n<div>Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde de, m\u00fcteahhidin s\u00f6zle\u015fme ile kararla\u015ft\u0131r\u0131lan in\u015faat\u0131 bir b\u00fct\u00fcn halinde tamamlayarak, ya da s\u00f6zle\u015fmede yaz\u0131lan i\u015f\/in\u015faat a\u015famas\u0131n\u0131 tamamlay\u0131p arsa sahibine bildirmi\u015f\/teslim etmi\u015f olmas\u0131na ra\u011fmen, arsa sahibinin belirlenen arsa paylar\u0131n\u0131 m\u00fcteahhide devretme borcunun ifas\u0131ndan ka\u00e7\u0131nmas\u0131 halinde, m\u00fcteahhit, arsa sahibine kar\u015f\u0131 Tescile \u0130cbar Davas\u0131 a\u00e7ma hakk\u0131na sahip olur.<\/div>\n<div><\/div>\n<div>Uygulamada \u201cCebri Tescil Davas\u0131\u201dveya \u201cFera\u011fa \u0130cbar Davas\u0131\u201dolarak da an\u0131lan bu davan\u0131n a\u00e7\u0131labilmesi i\u00e7in, her \u015feyden \u00f6nce, taraflar aras\u0131nda bulunan\u00a0arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin, resm\u00ee \u015fekil \u015fart\u0131na uygun olarak d\u00fczenlenmi\u015f olmas\u0131 gerekir.\u00a0Resm\u00ee \u015fekil \u015fart\u0131na uyulup uyulmad\u0131\u011f\u0131 hususu, mahkemece re\u2019sen g\u00f6zetilir.<\/div>\n<div><\/div>\n<div>Tescile \u0130cbar Davas\u0131, i\u00e7eri\u011finde tapu iptali talebini de bar\u0131nd\u0131r\u0131r.<\/div>\n<div><\/div>\n<div>M\u00fcteahhit a\u00e7t\u0131\u011f\u0131 tescile icbar davas\u0131 ile \u00f6ncelikle, belirlenen arsa paylar\u0131n\u0131n arsa sahibi \u00fczerinde bulunan tapu kay\u0131tlar\u0131n\u0131n iptal edilmesini, ard\u0131ndan da tescilin hukuki sebebi olarak arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesini ve yerine getirdi\u011fi y\u00fck\u00fcml\u00fcl\u00fckleri \u00a0g\u00f6stererek, arsa paylar\u0131n\u0131n kendisi ad\u0131na tescil edilmesini mahkemeden talep etmelidir. Aksi takdirde, tapu kayd\u0131 iptal edilmeden verilen tescil karar\u0131 \u00e7ifte tapu sonucuna yol a\u00e7acakt\u0131r.<\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">1.2\u00a0AYNEN\u00a0\u0130FA TALEB\u0130<\/span><\/div>\n<div><\/div>\n<div>Arsa sahibinin temerr\u00fcd\u00fc durumunda m\u00fcteahhidin aynen ifay\u0131 talep etmesi durumunda, m\u00fcteahhit i\u015fe devam eder ve arsa sahibinin temerr\u00fcd\u00fcne ba\u011fl\u0131 gecikme zararlar\u0131n\u0131 arsa sahibinden talep eder. Ancak, arsa sahibinin\u00a0\u201cs\u00f6zle\u015fmeden d\u00f6nme\u201d beyan\u0131nda bulunmas\u0131 durumunda art\u0131k, m\u00fcteahhidin in\u015faata devam etmesi beklenemez.\u00a0Bu nedenle d\u00f6nme ile ilgili uyu\u015fmazl\u0131k sonu\u00e7lanana kadar in\u015faat\u0131 durduran m\u00fcteahhide, bu s\u00fcre kadar ek s\u00fcre verilmelidir.M\u00fcteahhit kendisine kalan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin kira kayb\u0131n\u0131 da bu s\u00fcreyle s\u0131n\u0131rl\u0131 olarak isteyebilir.<\/div>\n<div><\/div>\n<div>\u201c<i>\u2026daval\u0131 arsa sahibinin s\u00f6zle\u015fmeyi hakl\u0131 nedenle feshetti<\/i><i>\u011f<\/i><i>i sonucuna var\u0131l\u0131rsa, aynen ifa davas\u0131n\u0131n reddine; aksi halde, yani fesihte ileri s\u00fcr\u00fclen nedenlerin hakl\u0131 olmad\u0131<\/i><i>\u011f<\/i><i>\u0131 ve s\u00f6zle\u015fmenin feshini gerektirmedi<\/i><i>\u011f<\/i><i>i sonucuna var\u0131l\u0131rsa davan\u0131n kabul\u00fcne yani s\u00f6zle\u015fmenin aynen ifas\u0131na karar verilmelidir.\u201d,\u00a0<\/i>Y. 15. HD. 13.10.1994, 414\/5816<\/div>\n<div><\/div>\n<div>1<span style=\"color: #800000;\">.3\u00a0M\u00dcSPET ZARARIN TAZM\u0130N\u0130 TALEB\u0130<\/span><\/div>\n<div><\/div>\n<div>Arsa sahibinin temerr\u00fcd\u00fc durumunda m\u00fcteahhit, aynen ifadan vazge\u00e7ip, m\u00fcspet zarar\u0131n tazminini istedi\u011finde;m\u00fcteahhit, kendisine kalan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin bitmi\u015fhaldeki rayi\u00e7 de\u011ferinden, bunlar\u0131 elde etmek i\u00e7in harcamas\u0131 gerekti\u011fi in\u015faat\u0131n maliyetini d\u00fc\u015ferek bulunacak fark\u0131 m\u00fcspet zarar kapsam\u0131nda talep edebilir.<\/div>\n<div><\/div>\n<div>Bu \u015fekilde yap\u0131lan hesaplama, m\u00fcspet zarar\u0131n tazmininde\u00a0\u201cfark teorisinin\u201duygulanmas\u0131 anlam\u0131na gelmektedir.<\/div>\n<div><\/div>\n<div>\u00d6rne\u011fin, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat yap\u0131m s\u00f6zle\u015fmesine g\u00f6re; 4 daire arsa sahibine, 6 daire de m\u00fcteahhide kalacakt\u0131r. Usul\u00fcne uygun olarak aynen ifadan vazge\u00e7ip, m\u00fcspet zarar\u0131n\u0131n tazmini y\u00f6n\u00fcnde se\u00e7imlik hakk\u0131n\u0131 kullanan m\u00fcteahhit; bu iradesini kulland\u0131\u011f\u0131, daha do\u011frusu kar\u015f\u0131 tarafa ula\u015ft\u0131rd\u0131\u011f\u0131 tarihteki\u00a0kendisine kalacak 6 adet dairenin sat\u0131m de\u011feri ile toplam 10 adet dairenin in\u015faat maliyeti aras\u0131ndaki fark\u0131 m\u00fcspet zarar kapsam\u0131nda talep edebilir.<\/div>\n<div><\/div>\n<div>Daha da somutla\u015ft\u0131r\u0131rsak; T\u00fcm dairelerin her birinin arsa pay\u0131 1\/10 ve bitmi\u015fhaldeki de\u011feri de 100 bin TL\u2019d\u0131r. Arsa sahibinin arsas\u0131n\u0131n de\u011feri de 200 bin TL\u2019d\u0131r. Her bir dairenin in\u015faat maliyeti ise 50 bin TL\u2019d\u0131r. Buna g\u00f6re;<\/div>\n<div>M\u00fcteahhidin \u0130fa Menfaati = 6 adet dairenin bitmi\u015fhaldeki de\u011feridir (600.000,00-TL).<\/div>\n<div>M\u00fcteahhidin Cebinden \u00c7\u0131kan = 10 adet dairenin in\u015faat maliyeti (500.000,00-TL).<\/div>\n<div>M\u00fcteahhidin M\u00fcspet Zarar\u0131 (Kar\u0131) = 6 Daire X 100 bin \u2013 10 daireX50 bin =100 bin TL olur.<\/div>\n<div>Arsa Sahibinin Ediminin De\u011feri = 6&#215;100 bin \u2013 6&#215;50 bin = 300 bin TL<\/div>\n<div>M\u00fcteahhidin Ediminin De\u011feri = 4 daire x50 bin = 200 bin TL<\/div>\n<div>FARK = 300 \u2013 200 = 100 bin TL m\u00fcteahhidin talep edebilece\u011fi m\u00fcspet zarar\u0131 olacakt\u0131r.<\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">1.4\u00a0S\u00d6ZLE\u015eMEDEN D\u00d6NME<\/span><\/div>\n<div><\/div>\n<div>Arsa sahibinin temerr\u00fcd\u00fc nedeniyle m\u00fcteahhidin s\u00f6zle\u015fmeden d\u00f6nmesi durumunda, m\u00fcteahhit sadece verdi\u011fini iade ile menfi zararlar\u0131n\u0131 talep edebilecektir.<\/div>\n<div><\/div>\n<div>\u00d6rne\u011fin in\u015faat %50 seviyesinde iken arsa sahibinin s\u00f6zle\u015fmede bu seviyeye tekab\u00fcl eden ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin tapusunu vermemesi nedeniyle hakl\u0131 olarak s\u00f6zle\u015fmeden d\u00f6nen\u00a0m\u00fcteahhit, bu %50 lik imalat i\u00e7in harcad\u0131\u011f\u0131 bedel ile, s\u00f6zle\u015fme nedeniyle cebinden \u00e7\u0131kan paralar\u0131n ve s\u00f6zle\u015fmeye g\u00f6re u\u011frad\u0131\u011f\u0131 di\u011fer menfi zararlar\u0131n bedelini isteyebilecektir.<\/div>\n<div><\/div>\n<div>M\u00fcteahhit, kendisi s\u00f6zle\u015fmeden d\u00f6nm\u00fc\u015fse; yukar\u0131da ifade edilen M\u00fcspet Zarar\u0131n\u0131 yani kar kayb\u0131n\u0131 s\u00f6zle\u015fmeden d\u00f6nme nedeniyle isteyemez. Bu nedenle arsa sahibinin temerr\u00fcd\u00fcne dayal\u0131 olarak m\u00fcteahhidin s\u00f6zle\u015fmeden d\u00f6nmesine uygulamada rastlan\u0131lmamaktad\u0131r.<\/div>\n<div><\/div>\n<div>Ancak s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan d\u00f6nme cezai \u015fart\u0131n\u0131n m\u00fcteahhidin her t\u00fcrl\u00fc zarar\u0131n\u0131 kar\u015f\u0131lamas\u0131 durumunda m\u00fcteahhit s\u00f6zle\u015fmeden d\u00f6nebilir veya arsa sahibinin d\u00f6nmesini kabul edebilir.<\/div>\n<div><\/div>\n<div>\u201c<i>Taraflar aras\u0131ndaki s\u00f6zle\u015fmenin 14\u2019\u00fcnc\u00fc maddesinde aynen \u201ctaraflar bu s\u00f6zle\u015fmenin tamam\u0131na ya da maddelerinden birine muhalefet eder, vazge\u00e7erse, kar<\/i><i>s<\/i><i>\u0131 tarafa 5.000.000 (be<\/i><i>\u015f\u00a0<\/i><i>milyon) TL cezai\u00a0<\/i><i>\u015f<\/i><i>art\u0131 nakden ve pe<\/i><i>\u015f<\/i><i>inen \u00f6der\u201d denilmi<\/i><i>\u015f<\/i><i>tir. Daval\u0131-kar<\/i><i>\u015f<\/i><i>\u0131 davac\u0131 i<\/i><i>\u015f\u00a0<\/i><i>sahibi in\u015faata ba<\/i><i>\u015f<\/i><i>lamadan s\u00f6zle\u015fmeden d\u00f6nm\u00fc<\/i><i>\u015f<\/i><i>t\u00fcr. Yukar\u0131daki maddede s\u00f6z konusu edilen ceza BK\u2019nun 158\u2019inci maddesinin 3. F\u0131kras\u0131nda \u00f6ng\u00f6r\u00fclen d\u00f6nme cezas\u0131 olup, bu durumda davac\u0131-kar<\/i><i>s<\/i><i>\u0131 daval\u0131 y\u00fcklenici ancak d\u00f6nme cezas\u0131 olan 5.000.000 TL ile olumsuz zararlar\u0131n\u0131 alabilirse de, kar mahrumiyetini isteyemez. Mahkemece bu hususlar g\u00f6z ard\u0131 edilerek ayr\u0131ca kar mahrumiyetine h\u00fckmedilmesi usul ve yasaya ayk\u0131r\u0131 bulunmu<\/i><i>\u015f<\/i><i>tur.\u201d<\/i>\u00a0(Y. 15. HD. 25.10.1989, 1170\/4438)<\/div>\n<div><\/div>\n<div>2<span style=\"color: #800000;\">.\u00a0M\u00dcTEAHH\u0130D\u0130N, \u00d6NCEDEN \u00d6NG\u00d6R\u00dcLEMEYEN HALLER DOLAYISIYLA S\u00d6ZLE\u015eMEY\u0130 FES\u0130H HAKKI<\/span><\/div>\n<div><\/div>\n<div>T\u00fcrk Bor\u00e7lar Kanununun 480. maddesinin 2. f\u0131kras\u0131nda, baz\u0131 \u015fartlar alt\u0131nda bedelin artt\u0131r\u0131lmas\u0131n\u0131 ve s\u00f6zle\u015fmenin feshini isteme yetkisi \u015fu \u015fekilde h\u00fckme ba\u011flanm\u0131\u015ft\u0131r:<\/div>\n<div><i>\u00a0<\/i><\/div>\n<div><i>&#8220;<\/i><i>Ancak, ba\u015flang\u0131\u00e7ta \u00f6ng\u00f6r\u00fclemeyen veya \u00f6ng\u00f6r\u00fclebilip de taraflarca g\u00f6z \u00f6n\u00fcnde tutulmayan durumlar, taraflarca belirlenen g\u00f6t\u00fcr\u00fc bedel ile eserin yap\u0131lmas\u0131na engel olur veya son derece g\u00fc\u00e7le\u015ftirirse y\u00fcklenici, h\u00e2kimden s\u00f6zle\u015fmenin yeni ko\u015fullara uyarlanmas\u0131n\u0131 isteme, bu m\u00fcmk\u00fcn olmad\u0131\u011f\u0131 veya kar\u015f\u0131 taraftan beklenemedi\u011fi takdirde s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131na sahiptir. D\u00fcr\u00fcstl\u00fck kurallar\u0131n\u0131n gerektirdi\u011fi durumlarda y\u00fcklenici, ancak fesih hakk\u0131n\u0131 kullanabilir. &#8220;.<\/i><\/div>\n<div><i>\u00a0<\/i><\/div>\n<div>S\u00f6z konusu h\u00fck\u00fcm, s\u00f6zle\u015fmenin temelini te\u015fkil eden ko\u015fullarda \u00f6nceden \u00f6ng\u00f6r\u00fclemeyen \u00f6nemli de\u011fi\u015fiklikler ortaya \u00e7\u0131kmas\u0131 y\u00fcz\u00fcnden taraflar\u0131n edimleri aras\u0131nda a\u015f\u0131r\u0131 bir farkl\u0131l\u0131k olu\u015fursa, iyi niyet kurallar\u0131 \u00e7er\u00e7evesinde s\u00f6zle\u015fmenin de\u011fi\u015ftirilmesine imkan tan\u0131yan\u00a0<i>&#8220;clausula rebus sic stantibus&#8221;<\/i>kural\u0131n\u0131n ve \u00f6ng\u00f6r\u00fclememe\u00a0(umulmazl\u0131k,\u00a0<i>emprevizyon)<\/i>teorisinin de uygulamas\u0131 niteli\u011findedir.<\/div>\n<div><\/div>\n<div>2.1\u00a0<span style=\"color: #800000;\">\u00d6NCEDEN \u00d6NG\u00d6R\u00dcLEMEYEN OLA\u011eAN\u00dcST\u00dc HALLER\u0130N VARLI\u011eI<\/span><\/div>\n<div><\/div>\n<div>TBK md. 480\/2 h\u00fckm\u00fcn\u00fcn uygulanabilmesinin ilk \u015fart\u0131;\u00a0\u00f6nceden\u00a0<i>\u00f6ng\u00f6r\u00fclemeyen veya \u00f6ng\u00f6r\u00fclebilip\u00a0<\/i>de\u00a0taraflar\u0131n\u00a0meydana gelmeyece\u011fini\u00a0d\u00fc\u015f\u00fcnd\u00fckleri ola\u011fan\u00fcst\u00fc\u00a0durumlar\u0131n ortaya\u00a0\u00e7\u0131kmas\u0131d\u0131r<\/div>\n<div><\/div>\n<div>.Burada bahis konusu olan,\u00a0<i>&#8220;<\/i><i>g\u00f6z \u00f6n\u00fcnde tutulmayan durumlar<\/i><i>&#8221;\u00a0<\/i>sadece\u00a0m\u00fccbir sebepleri\u00a0i\u00e7ermemektedir.\u00a0Zira taraflar\u0131n \u00f6nceden tahmin edebilecekleri, fakat meydana gelmeyece\u011fini d\u00fc\u015f\u00fcnd\u00fckleri ola\u011fan\u00fcst\u00fc hallerin ortaya \u00e7\u0131kmas\u0131 da \u00fccreti artt\u0131rma veya fesih istemini hakl\u0131 g\u00f6sterebilir.<\/div>\n<div><\/div>\n<div>Bu ba\u011flamda, in\u015faat yap\u0131laca\u011f\u0131 s\u0131rada havalar\u0131n o g\u00fcne kadar g\u00f6r\u00fclmedik bir bi\u00e7imde bozuk olmas\u0131 gibi hava ve iklim \u015fartlar\u0131ndan kaynaklanan olaylar, ya da i\u015f\u00e7ilerin greve gitmesi, sava\u015f, seferberlik gibi haller nedeniyle malzeme bulunamamas\u0131, ithal edilmesi gereken hammadde fiyatlar\u0131n\u0131n meydana gelen deval\u00fcasyon nedeniyle a\u015f\u0131r\u0131 \u015fekilde artmas\u0131 \u00f6nceden tahmin edilemeyen ola\u011fan\u00fcst\u00fc hal olarak kabul edilmelidir.<\/div>\n<div><\/div>\n<div>S\u00f6zle\u015fmenin yap\u0131ld\u0131\u011f\u0131 s\u0131rada mevcut olmayan ve m\u00fcteahhide \u00e7ok k\u00fclfet getiren bir y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn sonradan ortaya \u00e7\u0131kmas\u0131; \u00f6rne\u011fin bir arsan\u0131n \u00fczerine bina yapma y\u00fck\u00fcml\u00fc\u011f\u00fc alt\u0131na giren bir m\u00fcteahhidin hafriyat al\u0131rken zeminin birka\u00e7 metre alt\u0131ndan \u00e7ok b\u00fcy\u00fck bir kaya k\u00fctlesi \u00e7\u0131km\u0131\u015fsa ve o b\u00f6lgenin jeolojik \u00f6zellikleri g\u00f6z \u00f6n\u00fcne al\u0131nd\u0131\u011f\u0131nda ortalama bir m\u00fcteahhitten b\u00f6yle bir olay\u0131 bilmesi ve ona haz\u0131rl\u0131kl\u0131 olmas\u0131 beklenemezse kanunun d\u00fczenledi\u011fi anlamda bir maliyet artmas\u0131 s\u00f6z konusudur. Art\u0131\u015f sebepleri, sosyal, ekonomik veya teknik olaylardan da kaynaklanabilir.<\/div>\n<div><\/div>\n<div>Bir hususun \u201c<i>g\u00f6z \u00f6n\u00fcnde tutulmayan durum\u201d\u00a0<\/i>say\u0131labilmesi\u00a0i\u00e7in\u00a0bir tak\u0131m \u015fartlar\u0131n olu\u015fmas\u0131 gerekir. Bu kapsamda \u00f6ncelikle; \u201colay\u0131ngenel nitelikte\u00a0olmas\u0131\u201d\u015fartt\u0131r. \u0130kinci olarak, olay\u0131n, \u201ctaraflar\u0131n d\u0131\u015f\u0131nda ger\u00e7ekle\u015fmi\u015f olmas\u0131\u201daran\u0131r.<\/div>\n<div><\/div>\n<div>Bu ba\u011flamda, yapmakla y\u00fck\u00fcml\u00fc oldu\u011fu in\u015faat\u0131 k\u0131\u015f mevsimi gelince ba\u015flatan m\u00fcteahhidin masraflar\u0131n\u0131n artmas\u0131, beklenmeyen hal \u00e7er\u00e7evesinde de\u011ferlendirilemeyecektir.<\/div>\n<div><\/div>\n<div>\u00dc\u00e7\u00fcnc\u00fc olarak \u201cger\u00e7ekle\u015fen olay\u0131n s\u00fcrekli olmas\u0131\u201d\u00a0aran\u0131r. K\u0131sa s\u00fcreli de\u011fi\u015fimler s\u00f6zle\u015fmeyi etkilememelidir.<\/div>\n<div><\/div>\n<div>\u0130zah edilen \u00f6zelliklere sahip olan olaylar, beklenmeyen hal olarak nitelendirilebilecektir.<\/div>\n<div>Yarg\u0131tay. 15. HD.&#8217;nin 26.04.1988 tarih, E. 1172, 1650 say\u0131l\u0131 karar\u0131:\u00a0<i>&#8221; &#8230;\u00a0<\/i><i>S\u00f6zle\u015fmenin\u00a0<\/i><i>6.<\/i><i>maddesinde\u00a0<\/i><i>in\u015faat\u0131n\u00a0<\/i><i>birim fiyat esas\u0131na g\u00f6re\u00a0<\/i><i>yap\u0131laca\u011f\u0131<\/i><i>\u00a0kararla\u015ft\u0131r\u0131lm\u0131\u015f\u00a0<\/i><i>olup\u00a0<\/i><i>9. maddesinde ise bunun bir\u00a0<\/i><i>istisnas\u0131\u00a0<\/i><i>olarak\u00a0demir fiyat fark\u0131n\u0131n<\/i><i>\u00f6denece\u011fi<\/i><i>kabul\u00a0<\/i><i>edilmi\u015ftir. Bilirki\u015fi\u00a0<\/i><i>raporunda demire kg.\u00a0<\/i><i>ba\u015f\u0131na\u00a0<\/i><i>7 TL zam\u00a0<\/i><i>yap\u0131ld\u0131\u011f\u0131 belirtildi\u011finden\u00a0<\/i><i>taleple\u00a0<\/i><i>ba\u011fl\u0131\u00a0<\/i><i>kal\u0131narak ibraz edilen faturalar esas al\u0131nmak ve BK md 42. madde h\u00fckm\u00fc g\u00f6zetilmek suretiyle talep edilen 65.970 TL demir fiyat fark\u0131na h\u00fckmedilmesi gerekmektedir.&#8221;<\/i><\/div>\n<div><\/div>\n<div>Ger\u00e7ekle\u015fen\u00a0olay\u0131n \u00f6nceden\u00a0\u00f6ng\u00f6r\u00fclememesive ola\u011fan\u00fcst\u00fc olmas\u0131 birbiriyle ba\u011fl\u0131 kavramlard\u0131r. Dolay\u0131s\u0131yla bir olay ne kadar ola\u011fan\u00fcst\u00fc nitelik ta\u015f\u0131yorsa, \u00f6n g\u00f6r\u00fclmesi de ayn\u0131 oranda ayn\u0131 derecede g\u00fc\u00e7 olacakt\u0131r. BK md. 480\/2\u2019nin uygulanabilmesi i\u00e7in, olay\u0131n \u00f6nceden tahmin edilememesinden (\u00f6ng\u00f6r\u00fclememe) fazla bir ola\u011fan\u00fcst\u00fcl\u00fck aranmad\u0131\u011f\u0131 s\u00f6ylenebilir.<\/div>\n<div><\/div>\n<div>Taraflar\u0131n \u00f6nceden \u00f6ng\u00f6rebildikleri ama meydana gelmeyece\u011fini d\u00fc\u015f\u00fcnd\u00fckleri ola\u011fan\u00fcst\u00fc olaylar\u0131n ger\u00e7ekle\u015fmesi halinde, d\u00fcr\u00fcstl\u00fck kural\u0131, s\u00f6zle\u015fmenin yap\u0131lmamas\u0131n\u0131 gerektiriyorsa, m\u00fcteahhit \u00fccret art\u0131r\u0131m\u0131 veya s\u00f6zle\u015fmenin feshini isteyebilecektir.<\/div>\n<div><\/div>\n<div>Mesela, in\u015faat\u0131n temel kaz\u0131s\u0131nda b\u00fcy\u00fck miktarda yer alt\u0131 suyu veya kaz\u0131y\u0131 neredeyse imk\u00e2ns\u0131z hale getirebilecek ta\u015f \u00e7\u0131kmas\u0131; t\u00fcnel in\u015faat\u0131 i\u00e7in arazinin, uzmanlara incelettirilmi\u015f ve uygun raporu al\u0131nm\u0131\u015f olmas\u0131na ra\u011fmen b\u00f6yle bir in\u015faata uygun olmamas\u0131.<\/div>\n<div><\/div>\n<div>2<span style=\"color: #800000;\">.2\u00a0OLA\u011eAN\u00dcST\u00dc HALLER\u0130N, \u0130N\u015eAATIN S\u00d6ZLE\u015eME \u015eARTLARINDA TAMAMLANMASINA ENGEL OLMASI VEYA A\u015eIRI \u015eEK\u0130LDE G\u00dc\u00c7LE\u015eT\u0130RMES\u0130<\/span><\/div>\n<div><\/div>\n<div>Yukar\u0131da izah edilen ola\u011fan\u00fcst\u00fc hallerin ger\u00e7ekle\u015fmesiyle, in\u015faat\u0131n kararla\u015ft\u0131r\u0131lan g\u00f6t\u00fcr\u00fc \u00fccretle tamamlanmas\u0131n\u0131n imk\u00e2ns\u0131z olmas\u0131 veya a\u015f\u0131r\u0131 \u015fekilde g\u00fc\u00e7le\u015fmesi gerekir. Bu noktada H\u00e2kim, kendisine tan\u0131nan takdir hakk\u0131 \u00e7er\u00e7evesinde, i\u015fin g\u00fc\u00e7le\u015fmesinin, masraflar\u0131n artmas\u0131n\u0131n iyi niyet kurallar\u0131na g\u00f6re kime y\u00fcklenece\u011fine karar verecektir.<\/div>\n<div><\/div>\n<div>\u0130n\u015faat\u0131n meydana getirilmesine engel olan sebep,\u00a0arsa\u00a0sahibine ya da m\u00fcteahhide y\u00fcklenemiyorsa, ortada, TBK md. 480\/2\u00a0de\u011fil,kusursuz\u00a0imk\u00e2ns\u0131zl\u0131\u011fa ili\u015fkin TBK md. 136\u00a0kapsam\u0131nda\u00a0bir durum\u00a0vard\u0131r. TBK md. 136 a\u00e7\u0131s\u0131ndan bak\u0131ld\u0131\u011f\u0131nda, m\u00fcteahhidin borcu ortadan kalkacak, fakat o da \u00fccretini arsa sahibinden isteyemeyecektir.<\/div>\n<div><\/div>\n<div>Dolay\u0131s\u0131yla\u00a0\u201ckusursuz\u00a0imk\u00e2ns\u0131zl\u0131k\u00a0nedeniyle bor\u00e7tan kurtulma\u201dile TBK md. 480\/2 uyar\u0131nca\u00fccretin artt\u0131r\u0131lmas\u0131 veya akdin feshedilmesi birbirinden farkl\u0131 kavramlard\u0131r.\u00a0G\u00f6t\u00fcr\u00fc \u00fccret halinde, i\u015fin yap\u0131lmas\u0131n\u0131n teknik a\u00e7\u0131dan de\u011fil, masraflar\u0131n artmas\u0131 y\u00fcz\u00fcnden g\u00fc\u00e7le\u015fmesi s\u00f6z konusudur ve i\u015fin yap\u0131lmas\u0131na engel olma, asl\u0131nda i\u015fin a\u015f\u0131r\u0131 derecede g\u00fc\u00e7le\u015fmesinin \u00f6zel bir halidir.<\/div>\n<div><\/div>\n<div>2.3\u00a0<span style=\"color: #800000;\">OLA\u011eAN\u00dcST\u00dc HALLER\u0130N ORTAYA \u00c7IKMASI M\u00dcTEAHH\u0130DE \u0130SNAT ED\u0130LEMEMEL\u0130D\u0130R<\/span><\/div>\n<div><\/div>\n<div>T\u00fcrk Bor\u00e7lar Kanunu\u2019nun 480. maddesinin 2. f\u0131kras\u0131 kapsam\u0131ndaki hallerin meydana gelmesiyle, m\u00fcteahhidin bir ilgisinin bulunmamas\u0131 gerekir. M\u00fcteahhit, kasten veya ihmal ile yukar\u0131da izah edilen de\u011fi\u015fikliklerin ortaya \u00e7\u0131kmas\u0131na neden olmu\u015fsa, bu imk\u00e2ndan yararlanamaz.<\/div>\n<div><\/div>\n<div>Yarg\u0131tay. 15. HD&#8217;nin 01.04.1996 tarih, E. 7259, 1750 say\u0131l\u0131 karar\u0131:\u00a0<i>&#8220;Yanlar aras\u0131nda\u00a0<\/i><i>daval\u0131ya\u00a0<\/i><i>ait arsa \u00fczerindeki bina<\/i><i>yap\u0131m i\u015fini\u00a0<\/i><i>davac\u0131n\u0131n\u00a0<\/i><i>daval\u0131\u00a0<\/i><i>arsa sahibine 636\/1440 paya\u00a0<\/i><i>kar\u015f\u0131l\u0131k\u00a0<\/i><i>gelen\u00a0<\/i><i>55\u00a0<\/i><i>ba\u011f\u0131ms\u0131z\u00a0<\/i><i>b\u00f6l\u00fcm verilmesi\u00a0<\/i><i>ve her bir\u00a0<\/i><i>ba\u011f\u0131ms\u0131z<\/i><i>b\u00f6l\u00fcm i\u00e7in 80.000. 000 TL \u00f6denmesi\u00a0<\/i><i>ko\u015fuluyla y\u00fcklendi\u011fi \u00e7eki\u015fmeli de\u011fildir.\u00a0<\/i><i>Taraflarca\u00a0<\/i><i>s\u00f6zle\u015fmenin\u00a0<\/i><i>5. maddesinde 22 ay olarak\u00a0<\/i><i>kararla\u015ft\u0131r\u0131lan i\u015fin\u00a0<\/i><i>teslim s\u00fcresi 20.01.1994 g\u00fcn\u00fc\u00a0<\/i><i>dolmaktad\u0131r.\u00a0<\/i><i>Ne var ki,\u00a0 taraflar\u00a0<\/i><i>i\u015fin\u00a0<\/i><i>bedelini tayinde y\u00fckleniciye<\/i><i>arsan\u0131n\u00a0<\/i><i>bir b\u00f6l\u00fcm i\u00e7in bedel \u00f6demesini yeterli\u00a0<\/i><i>g\u00f6rmemi\u015f\u00a0<\/i><i>ve\u00a0<\/i><i>s\u00f6zle\u015fmenin\u00a0<\/i><i>7. maddesinde aynen &#8220;bug\u00fcnk\u00fc\u00a0<\/i><i>\u015fartlar\u00a0<\/i><i>devam<\/i><i>etti\u011fi\u00a0<\/i><i>s\u00fcrece m\u00fcteahhit kooperatiften fark\u00a0<\/i><i>talebinde bulunamayacakt\u0131r.\u00a0<\/i><i>Ancak enflasyon y\u00fczde y\u00fcz\u00fc\u00a0<\/i><i>a\u015ft\u0131\u011f\u0131\u00a0<\/i><i>takdirde her iki<\/i><i>taraf\u0131n kar\u015f\u0131l\u0131kl\u0131 mutabakat\u0131\u00a0<\/i><i>ile belirlenecek miktarda fark\u00a0<\/i><i>kooperatif taraf\u0131ndan\u00a0<\/i><i>m\u00fcteahhide \u00f6denir, h\u00fckm\u00fcne yer<\/i><i>verilmi\u015ftir.\u00a0<\/i><i>Bu h\u00fck\u00fcm ile\u00a0<\/i><i>taraflar\u0131n i\u015fin\u00a0<\/i><i>22 ay olarak\u00a0<\/i><i>kararla\u015ft\u0131r\u0131lan\u00a0<\/i><i>teslim s\u00fcresinde enflasyonun y\u00fczde y\u00fcz\u00fc\u00a0<\/i><i>a\u015ft\u0131\u011f\u0131\u00a0<\/i><i>bil&#8217; tarihten itibaren, teslim tarihi olan 20.01.1994 g\u00fcn\u00fcne kadar y\u00fckleniciye ayr\u0131ca fark \u00f6denmesini\u00a0<\/i><i>ama\u00e7lad\u0131klar\u0131 ortadad\u0131r.<\/i><i>Y\u00fcklenici\u00a0<\/i><i>i\u015fin\u00a0<\/i><i>tesliminde kendi kusuruyla\u00a0<\/i><i>gecikti\u011fi\u00a0<\/i><i>d\u00f6nem i\u00e7in bu fiyat\u00a0<\/i><i>fark\u0131m isteyemeyece\u011fi\u00a0<\/i><i>gibi, varsa\u00a0<\/i><i>i\u015f\u00a0<\/i><i>sahibi eksik<\/i><i>i\u015flerden\u00a0<\/i><i>\u00f6t\u00fcr\u00fc\u00a0<\/i><i>ayr\u0131ca\u00a0<\/i><i>dava\u00a0<\/i><i>a\u00e7abilece\u011finden s\u00f6zle\u015fmenin\u00a0<\/i><i>bu h\u00fckm\u00fcn\u00fcn mahkemenin kabul\u00fcn\u00fcn aksine\u00a0<\/i><i>i\u015fin\u00a0<\/i><i>teslimindeki gecikme ya da eksik teslim ile bir ilgisinin\u00a0<\/i><i>bulunmad\u0131\u011f\u0131 a\u00e7\u0131kt\u0131r.&#8221;<\/i><\/div>\n<div><\/div>\n<div>Bunun yan\u0131 s\u0131ra, m\u00fcteahhidin ald\u0131\u011f\u0131 karar ve \u00f6nlemler, i\u015fin g\u00fc\u00e7le\u015fmesine neden olmu\u015fsa yine m\u00fcteahhidin TBK md. 480\/2\u2019deki imk\u00e2nlardan yararlanamayaca\u011f\u0131n\u0131 kabul etmek gerekir.<\/div>\n<div><\/div>\n<div>2<span style=\"color: #800000;\">.4\u00a0TARAFLAR, \u00a0S\u00d6ZLE\u015eMEDE AKS\u0130NE B\u0130R H\u00dcK\u00dcM KARARLA\u015eTIRMAMI\u015e OLMALIDIR<\/span><\/div>\n<div><\/div>\n<div>T\u00fcrk Bor\u00e7lar Kanununun 480. maddesinin 2. f\u0131kras\u0131 h\u00fckm\u00fc, emredici nitelikte olmad\u0131\u011f\u0131ndan, taraflar s\u00f6zle\u015fmede bunun aksini kararla\u015ft\u0131rabilirler.\u00a0Dolay\u0131s\u0131yla taraflar TBK md. 480\/2\u2019nin aksine s\u00f6zle\u015fme yapabilirler.<\/div>\n<div>Yarg\u0131tay. 15. HD.&#8217;nin 12.10.1973, E. 67, K. 108 say\u0131l\u0131 karar\u0131nda, \u015funlar belirtilmi\u015ftir:\u00a0<i>&#8220;Eksiltme\u00a0<\/i><i>\u015fartnamesine\u00a0<\/i><i>g\u00f6re bu<\/i><i>\u015fartnamenin\u00a0<\/i><i>eki\u00a0<\/i><i>say\u0131lan s\u00f6zle\u015fme\u00a0<\/i><i>tasar\u0131s\u0131nda\u00a0<\/i><i>fiyatlar\u0131n\u00a0<\/i><i>y\u00fckselmesi nakliye\u00a0<\/i><i>ve\u00a0<\/i><i>i\u015f\u00e7ilik\u00a0<\/i><i>\u00fccretlerinin\u00a0<\/i><i>artmas\u0131\u00a0<\/i><i>gibi sebeplerle \u00e7ok fazla para verilmesi\u00a0<\/i><i>iste\u011finde bulunulamayaca\u011f\u0131,\u00a0<\/i><i>demir, \u00e7imento, \u00e7elik ile\u00a0<\/i><i>akaryak\u0131ta\u00a0<\/i><i>bir zam\u00a0<\/i><i>yap\u0131ld\u0131\u011f\u0131\u00a0<\/i><i>takdirde sadece bu malzemelere ait fiyat farklar\u0131n\u0131n\u00a0<\/i><i>verilece\u011fi g\u00f6sterilmi\u015f oldu\u011funa\u00a0<\/i><i>g\u00f6re tahdidi olarak belirtilen bu malzemelerin fiyatlar\u0131ndaki<\/i><i>art\u0131\u015f d\u0131\u015f\u0131ndaki\u00a0<\/i><i>fiyat\u00a0<\/i><i>art\u0131\u015flar\u0131ndan\u00a0<\/i><i>m\u00fcteahhit lehine bil&#8217; hak\u00a0<\/i><i>do\u011fmaz;\u00a0<\/i><i>zira evvelce tahmin olunamayan veya tahmin\u00a0<\/i><i>olunup\u00a0<\/i><i>da nazara al\u0131namayan hallerin\u00a0<\/i><i>do\u011fumu\u00a0<\/i><i>halinde BK md. 365\/11&#8217;nin m\u00fcteahhide\u00a0<\/i><i>tan\u0131d\u0131\u011f\u0131\u00a0<\/i><i>haklardan feragat m\u00fcmk\u00fcn ve muteberdir.&#8221;<\/i><\/div>\n<div><\/div>\n<div>Taraflar s\u00f6zle\u015fmede, \u00f6nceden tespit edilmi\u015f hallerdeki \u00fccret ve fiyat art\u0131\u015flar\u0131n\u0131n hangi oran\u0131 bulunca m\u00fcteahhidin \u00fccretine yans\u0131yaca\u011f\u0131 ve bunun hangi oranda olaca\u011f\u0131n\u0131 g\u00f6sterebilirler. Bu gibi kay\u0131tlar m\u00fcmk\u00fcn oldu\u011fu kadar dar yorumlanmal\u0131d\u0131r.<\/div>\n<div><\/div>\n<div>S\u00f6zle\u015fmede,\u00a0<i>&#8220;sabit veya\u00a0<\/i><i>de\u011fi\u015ftirilemez\u00a0<\/i><i>fiyat<\/i><i>&#8221;\u00a0<\/i>ibaresinin kullan\u0131lm\u0131\u015f olmas\u0131, m\u00fcteahhidin s\u00f6z konusu\u00a0haklardan \u00f6nceden feragatetti\u011fi \u015feklinde yorumlanmamal\u0131d\u0131r, Hatta m\u00fcteahhit, ola\u011fan\u00fcst\u00fc hallerden faydalanmayaca\u011f\u0131n\u0131 genel olarak belirtmi\u015f olsa da, s\u00f6zle\u015fmenin yorumundan, bu ifadenin TBK md, 480\/2\u2019yi kapsamad\u0131\u011f\u0131 \u015feklinde, zorlama da olsa, bir yorum yap\u0131labilir.<\/div>\n<div><\/div>\n<div>Taraflar, TBK md. 480\/2\u2019nin uygulanmas\u0131n\u0131 s\u00f6zle\u015fmede kald\u0131rm\u0131\u015f olsalar bile, bu hususun arsa sahibi taraf\u0131ndan ileri s\u00fcr\u00fclmesi, d\u00fcr\u00fcstl\u00fck kural\u0131na ayk\u0131r\u0131 ise, h\u00e2kim yine TBK md. 480\/2\u2019yi uygulamayabilir.\u00a0Mesela, arsa sahibinin eski evini bo\u015faltmamas\u0131 y\u00fcz\u00fcnden m\u00fcteahhit ruhsat alamam\u0131\u015f ve bu arada yap\u0131 denetim y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc getirilmi\u015fse veya demir, beton fiyatlar\u0131 artm\u0131\u015fsa, s\u00f6zle\u015fmedeki kayda ra\u011fmen TBK md. 480\/2 uygulanacakt\u0131r. Bu ba\u011flamda, arsa sahibinin, artan masraflar\u0131n kendisi taraf\u0131ndan kar\u015f\u0131lanaca\u011f\u0131na ili\u015fkin m\u00fcteahhit de yanl\u0131\u015f bir kanaat uyand\u0131rm\u0131\u015fsa, s\u00f6zle\u015fmedeki vazge\u00e7meyi ileri s\u00fcrmenin d\u00fcr\u00fcstl\u00fck kural\u0131na ayk\u0131r\u0131 oldu\u011fu kabul edilmektedir.<\/div>\n<div><\/div>\n<div>S\u00f6zle\u015fmede feragate y\u00f6nelik bir kayd\u0131n bulunmas\u0131, h\u00e2kimin akde m\u00fcdahalesini tamamen \u00f6nlemese bile g\u00fc\u00e7le\u015ftirmektedir. H\u00e2kim bu durumda sadece TBK md. 480\/2\u2019nin \u015fartlar\u0131n\u0131 aramakla yetinmeyecek, s\u00f6zle\u015fmedeki feragat kayd\u0131n\u0131n ileri s\u00fcr\u00fclmesinin d\u00fcr\u00fcstl\u00fck kural\u0131na ayk\u0131r\u0131 olup olmad\u0131\u011f\u0131na da bakacakt\u0131r.<\/div>\n<div>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">2.5\u00a0SE\u00c7\u0130ML\u0130K HAKLARIN KULLANILMASI VE SONU\u00c7LARI<\/span><\/p>\n<\/div>\n<div><span style=\"color: #800000;\">2.5.1\u00a0\u00dcCRET\u0130N ARTIRILMASI<\/span><\/div>\n<div><\/div>\n<div>Ola\u011fan\u00fcst\u00fc hallerin ger\u00e7ekle\u015fmesi durumunda, m\u00fcteahhidin bildirim zorunlulu\u011funun olup olmad\u0131\u011f\u0131 TBK md. 480 h\u00fckm\u00fcnden anla\u015f\u0131lamamaktad\u0131r.Ancak \u00f6\u011fretide, BK md.\u00a0480\/3\u2019deki ihbar y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcne k\u0131yasen m\u00fcteahhidin \u00fccret art\u0131r\u0131lmas\u0131n\u0131 gerektiren durumlar\u0131 zaman\u0131nda arsa sahibine bildirmesi gerekti\u011fi kabul edilmektedir.<\/div>\n<div><\/div>\n<div>M\u00fcteahhit,\u00a0ola\u011fan\u00fcst\u00fc\u00a0halin meydana gelmesini m\u00fcteakiben\u00a0arsa\u00a0sahibine \u00fccreti\u00a0artt\u0131rmas\u0131n\u0131 istedi\u011fini\u00a0bildirmesinekar\u015f\u0131n\u00a0bu\u00a0iste\u011fi\u00a0kabul edilmezse, ya\u00a0i\u015fe\u00a0devam edip \u00fccretin\u00a0art\u0131r\u0131lmas\u0131\u00a0i\u00e7in hemen ya da\u00a0haklar\u0131n\u0131 sakl\u0131 tuttu\u011funu\u00a0beyan ederek,\u00a0i\u015fin\u00a0sonunda bir dava\u00a0a\u00e7mal\u0131 veya \u00a0i\u015fi yar\u0131m b\u0131rakmal\u0131d\u0131r.<\/div>\n<div><\/div>\n<div>\u0130\u015fin yar\u0131m b\u0131rak\u0131lmas\u0131 halinde iki ayr\u0131 hukuki yol \u00a0s\u00f6z konusu olacakt\u0131r.<\/div>\n<div>\n<p>Bunlardan ilki,\u00a0m\u00fcteahhidin o zamana kadaryapt\u0131\u011f\u0131 i\u015f\u00a0i\u00e7in tazminat\u00a0davas\u0131 a\u00e7mas\u0131d\u0131r.\u0130kinci olarak da\u00a0arsa\u00a0sahibi, TBK md. 480\/2\u2019nin \u015fartlar\u0131n\u0131n ger\u00e7ekle\u015fmedi\u011fini\u00a0ve buna\u00a0ba\u011fl\u0131\u00a0olarak m\u00fcteahhidin\u00a0s\u00f6zle\u015fmeye ayk\u0131r\u0131\u00a0hareket\u00a0etti\u011fini\u00a0ileri s\u00fcrerek tazminat\u00a0davas\u0131\u00a0a\u00e7abilir.\u00a0Uygulamada bu davalar\u0131n kar\u015f\u0131 dava olarak a\u00e7\u0131ld\u0131\u011f\u0131 g\u00f6r\u00fclmektedir.<\/p>\n<\/div>\n<div><span style=\"color: #800000;\">2.5.2<\/span>\u00a0<span style=\"color: #800000;\">M\u00dcTEAHH\u0130D\u0130N S\u00d6ZLE\u015eMEY\u0130 FESHETMES\u0130<\/span><\/div>\n<div><\/div>\n<div>M\u00fcteahhit, \u00fccretin art\u0131r\u0131lmas\u0131 talebinin kabul edilmemesi halinde, s\u00f6zle\u015fmeyi feshedip i\u015fi yar\u0131m b\u0131rakm\u0131\u015f ve bu talep hakl\u0131 ise, fesih de TBK md. 123\u2019e uygun olmal\u0131d\u0131r.<\/div>\n<div><\/div>\n<div>Yani bu t\u00fcr uyu\u015fmazl\u0131klarda\u00a0H\u00e2kim,\u00a0yap\u0131lan\u00a0feshin kanuna uygun olup\u00a0olmad\u0131\u011f\u0131n\u0131 da\u00a0tespit etmelidir.<\/div>\n<div><\/div>\n<div>\u00a0E\u011fer fesihten \u00f6nce yap\u0131lan \u00fccret art\u0131r\u0131m talebi haks\u0131z ise, fesih de Kanuna ayk\u0131r\u0131 olacak ve arsa sahibi bu nedenle tazminat isteyebilecektir.<\/div>\n<div><\/div>\n<div>Uygulamada genellikle m\u00fcteahhit, \u00f6nce bedelin art\u0131r\u0131lmas\u0131n\u0131 istemekte, bunu elde edemedi\u011fi zaman s\u00f6zle\u015fmenin feshi yoluna gitmektedir.<\/div>\n<div>Yarg\u0131tay. 15. HD&#8217;nin 11.07.1977 tarih, E. 1381, K. 1560 say\u0131l\u0131 karar\u0131:\u00a0<i>\u201cTaraflar\u00a0<\/i><i>aras\u0131nda 10.12.1973 tarihli bir eser s\u00f6zle\u015fmesi kurulmu\u015ftur. Daval\u0131 in\u015faat\u0131 g\u00f6t\u00fcr\u00fc pazarl\u0131k usul\u00fc ile 47.000 liraya yapma\u011fa y\u00fcklenmi\u015ftir. S\u00f6zle\u015fmede \u00f6ng\u00f6r\u00fclen (17. 000) lira 01.03.1974 g\u00fcn\u00fcnde davac\u0131 taraf\u0131ndan \u00f6denmedi\u011fi i\u00e7in i\u015fin davac\u0131 taraf\u0131ndan terk olundu\u011fu tespit edilmi\u015ftir. \u00d6te yandan, s\u00f6zle\u015fmenin tanzimi g\u00fcn\u00fcnde y\u00fcklenicinin 30.000 TL ald\u0131\u011f\u0131ndan mahkemece halli gereken bir uyu\u015fmazl\u0131k yoktur. Davac\u0131, daval\u0131n\u0131n pe\u015fin ald\u0131\u011f\u0131 30.000 liraya kar\u015f\u0131l\u0131k ancak 19.000 liral\u0131k i\u015f g\u00f6rd\u00fc\u011f\u00fcn\u00fc ileri s\u00fcrd\u00fc\u011f\u00fcne nazaran, mahallinde bilirki\u015fi arac\u0131l\u0131\u011f\u0131yla ke\u015fif yap\u0131lmak suretiyle daval\u0131n\u0131n v\u00fccuda getirdi\u011fi i\u015fin de\u011feri, g\u00f6t\u00fcr\u00fc pazarl\u0131k suretiyle kararla\u015ft\u0131r\u0131lan 47.000 liraya nispet olunmak suretiyle belli edilmeli, pe\u015fin \u00f6denen 30.000 liradan daval\u0131n\u0131n davac\u0131ya geri vermesi gereken bir miktar para borcu olup olmad\u0131\u011f\u0131 soru\u015fturulmal\u0131d\u0131r. Bu durumda, eksik incelemeye dayanmak ve yaz\u0131l\u0131 bir belge bulunmad\u0131\u011f\u0131 halde ibrala\u015fmadan s\u00f6z etmek, usul ve yasaya ayk\u0131r\u0131d\u0131r.\u201d<\/i><\/div>\n<div><\/div>\n<div>3.\u00a0<span style=\"color: #800000;\">ARSA SAH\u0130B\u0130NDEN KAYNAKLANAN B\u0130R NEDEN \u0130LE \u0130FANIN \u0130MK\u00c2NSIZLA\u015eMASI NEDEN\u0130YLE M\u00dcTEAHH\u0130D\u0130N S\u00d6ZLE\u015eMEY\u0130 SONA ERD\u0130RMES\u0130 (TBK M. 485)<\/span><\/div>\n<div><\/div>\n<div>Arsa sahibinin nezdinde ger\u00e7ekle\u015fen ve s\u00f6zle\u015fmenin ifas\u0131n\u0131 imk\u00e2ns\u0131z hale getiren sebepler\u00a0i\u00e7in; arsa\u00a0sahibinin m\u00fcteahhide devretmeyi taahh\u00fct etti\u011fi arsan\u0131n kamula\u015ft\u0131r\u0131lmas\u0131, toprak kaymas\u0131, sel, deprem gibi do\u011fal afetler nedeniyle arsan\u0131n \u00fczerine in\u015faat yap\u0131lmaya elveri\u015fli olmaktan \u00e7\u0131kmas\u0131, arsa sahibinin istedi\u011fi yap\u0131 sistemine yetkili makamlarca izin verilmemesi\u00a0gibi durumlar \u00f6rnek g\u00f6sterilebilir.<\/div>\n<div><\/div>\n<div>S\u00f6z konusu imk\u00e2ns\u0131zl\u0131k hallerinin ortaya \u00e7\u0131kmas\u0131nda m\u00fcteahhidin hi\u00e7bir etkisi bulunmad\u0131\u011f\u0131 i\u00e7in, herhangi bir sorumlulu\u011fu da do\u011fmaz. Aksine, imk\u00e2ns\u0131zl\u0131k arsa sahibinin h\u00e2kimiyet alan\u0131nda meydana geldi\u011fi i\u00e7in, m\u00fcteahhidin baz\u0131 taleplerde bulunmas\u0131na imk\u00e2n tan\u0131nmaktad\u0131r.<\/div>\n<div><\/div>\n<div>Arsa sahibinin h\u00e2kimiyet alan\u0131nda meydana gelen olay y\u00fcz\u00fcnden in\u015faat\u0131n yap\u0131lmas\u0131n\u0131n imk\u00e2ns\u0131z hale gelmesi durumunda, m\u00fcteahhidin yapt\u0131\u011f\u0131 i\u015fin kar\u015f\u0131l\u0131\u011f\u0131n\u0131 ve bu kar\u015f\u0131l\u0131\u011fa girmeyen masraflar\u0131 arsa sahibinden talep etme hakk\u0131 bulunur.\u00a0Ayr\u0131ca, in\u015faat\u0131n yap\u0131lmas\u0131 arsa sahibinin kusuru sonucu imk\u00e2ns\u0131z hale gelmi\u015fse, m\u00fcteahhit arsa sahibinden m\u00fcspet zarar\u0131n\u0131n tazminini isteyebilir.<\/div>\n<div><\/div>\n<div>Arsa sahibi nezdinde ger\u00e7ekle\u015fen imk\u00e2ns\u0131zl\u0131k sonucu s\u00f6zle\u015fmenin sona ermesi i\u00e7in, ayr\u0131ca fesih beyan\u0131nda bulunulmas\u0131na gerek yoktur. Bu durumda s\u00f6zle\u015fme kendili\u011finden ge\u00e7ersiz hale gelir. Ancak,\u00a0m\u00fcteahhidin belirtilen haklar\u0131n\u0131 kullanabilmesi i\u00e7in, TBK madde 472 f\u0131kra III \u00e7er\u00e7evesinde, s\u00f6zle\u015fmenin ifas\u0131n\u0131n imk\u00e2ns\u0131z hale gelmesine neden olacak tehlikeyi arsa sahibine bildirmekle y\u00fck\u00fcml\u00fc oldu\u011fu kabul edilmektedir.Bu y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc yerine getirmeyen m\u00fcteahhide kar\u015f\u0131 arsa sahibinin TBK madde 485 f\u0131kra I h\u00fckm\u00fc uyar\u0131nca sorumlulu\u011fu yoluna gidilemez. Bu halde, TBK madde 485 f\u0131kra II uyar\u0131nca talep edilecek tazminat miktar\u0131ndan da indirim yap\u0131lmas\u0131 gerekir.<\/div>\n<div><\/div>\n<div style=\"text-align: center;\"><span style=\"color: #ff0000;\">KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N ARSA SAH\u0130B\u0130 TARAFINDAN FESHED\u0130LMES\u0130 VE HUKUK\u0130 SONU\u00c7LARI<\/span><\/div>\n<\/div>\n<div style=\"text-align: justify;\">\n<ol>\n<li><span style=\"color: #800000;\">Arsa Sahibinin \u0130n\u015faat\u0131n Teslim G\u00fcn\u00fcn\u00fc Beklemeden S\u00f6zle\u015fmeden D\u00f6nme Hakk\u0131\u00a0<\/span><\/li>\n<\/ol>\n<p>TBK&#8217;n\u0131n 473. maddesi arsa sahibinin in\u015faat\u0131n teslim g\u00fcn\u00fcn\u00fc beklemeden s\u00f6zle\u015fmeyi sona erdirebilme hakk\u0131n\u0131 \u015fu \u015fekilde ifade etmektedir:<\/p>\n<p><em>\u201cY\u00fcklenicinin i\u015fe zaman\u0131nda ba\u015flamamas\u0131 veya s\u00f6zle\u015fme h\u00fck\u00fcmlerine ayk\u0131r\u0131 olarak i\u015fi geciktirmesi ya da i\u015f sahibine y\u00fcklenemeyecek bir sebeple ortaya \u00e7\u0131kan gecikme y\u00fcz\u00fcnden b\u00fct\u00fcn tahminlere g\u00f6re y\u00fcklenicinin i\u015fi kararla\u015ft\u0131r\u0131lan zamanda bitiremeyece\u011fi a\u00e7\u0131k\u00e7a anla\u015f\u0131l\u0131rsa, i\u015f sahibi teslim i\u00e7in belirlenen g\u00fcn\u00fc beklemek zorunda olmaks\u0131z\u0131n s\u00f6zle\u015fmeden d\u00f6nebilir.&#8221;<\/em><\/p>\n<p><em>Meydana getirilmesi s\u0131ras\u0131nda, eserin y\u00fcklenicinin kusuru y\u00fcz\u00fcnden ay\u0131pl\u0131 veya s\u00f6zle\u015fmeye ayk\u0131r\u0131 olarak meydana getirilece\u011fi a\u00e7\u0131k\u00e7a g\u00f6r\u00fcl\u00fcyorsa, i\u015f sahibi bunu \u00f6nlemek \u00fczere verece\u011fi veya verdirece\u011fi uygun bir s\u00fcre i\u00e7inde y\u00fckleniciye, ay\u0131b\u0131n veya ayk\u0131r\u0131l\u0131\u011f\u0131n giderilmesi; aksi takdirde hasar ve masraflar\u0131 kendisine ait olmak \u00fczere, onar\u0131m\u0131n veya i\u015fe devam\u0131n bir \u00fc\u00e7\u00fcnc\u00fc ki\u015fiye verilece\u011fi konusunda ihtarda bulunabilir.\u201d<\/em><\/p>\n<p>\u015eu halde m\u00fcteahhidin i\u015fe zaman\u0131nda ba\u015flamamas\u0131 veya s\u00f6zle\u015fme \u015fartlar\u0131na ayk\u0131r\u0131 olarak i\u015fi geciktirmesi veyahut tahminlere g\u00f6re, i\u015fi zaman\u0131nda bitirmesinin imk\u00e2ns\u0131z oldu\u011fu g\u00f6r\u00fcl\u00fcrse, arsa sahibi s\u00f6zle\u015fmede teslim i\u00e7in kararla\u015ft\u0131r\u0131lan s\u00fcreyi beklemeksizin TBK&#8217;n\u0131n 473\/1 f\u0131kras\u0131 uyar\u0131nca s\u00f6zle\u015fmeden d\u00f6nebilir.<\/p>\n<p>TBK&#8217;n\u0131n 473. maddesinde say\u0131lan d\u00f6nme sebepleri, m\u00fcteahhidin kusuru olmadan ortaya \u00e7\u0131ksa dahi, arsa sahibi s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanabilir. Dolay\u0131s\u0131yla, i\u015fe zaman\u0131nda ba\u015flamama veya belirlenen tarihte teslim edilemeyece\u011finin anla\u015f\u0131lmas\u0131 halinde bu durum, m\u00fcteahhidin kusuru olmadan ortaya \u00e7\u0131km\u0131\u015f olsa bile, arsa sahibi s\u00f6zle\u015fmeden d\u00f6nebilir.<\/p>\n<p>Burada dikkat edilmesi gereken konu, arsa sahibine d\u00f6nme hakk\u0131 veren hususlar\u0131n m\u00fcteahhidin s\u00f6zle\u015fmeye ayk\u0131r\u0131 tutumu ile nedensellik ba\u011f\u0131 olu\u015fturmas\u0131 gerekti\u011fidir. Dolay\u0131s\u0131yla, i\u015fe ba\u015flanamamas\u0131 veya i\u015fin geciktirilmesine neden olan hususlar tamamen m\u00fcteahhidin d\u0131\u015f\u0131nda ger\u00e7ekle\u015fiyorsa, arsa sahibi ifa zaman\u0131ndan \u00f6nce d\u00f6nme hakk\u0131n\u0131 kullanamaz. Mesela arsa sahibinin arsas\u0131nda,\u00f6nceden tahmin edilemeyen \u015fekilde kaya \u00e7\u0131kmas\u0131 ve bu y\u00fczden i\u015fin gecikmesi, ifadan \u00f6nce d\u00f6nme hakk\u0131n\u0131 vermez.<\/p>\n<p>Ayr\u0131ca, arsa sahibi, gecikmeler kendi y\u00fcz\u00fcnden meydana gelmi\u015f ise d\u00f6nme hakk\u0131n\u0131 yine kul1anamaz. \u00d6rne\u011fin, in\u015faat yap\u0131lacak arsada oturan arsa sahibinin buray\u0131 zaman\u0131nda bo\u015faltmamas\u0131, i\u015flerin takibi i\u00e7in m\u00fcteahhide vermesi gereken vek\u00e2leti vermemesi gibi hallerde s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131 do\u011fmaz<\/p>\n<p><span style=\"color: #800000;\">.1\u00a0\u00a0\u0130n\u015faat\u0131n Teslim G\u00fcn\u00fcn\u00fc Beklemeden S\u00f6zle\u015fmeden D\u00f6nme Hakk\u0131 Do\u011furan Haller<\/span><\/p>\n<p>\u0130\u015fe ba\u015flama tarihi s\u00f6zle\u015fmede a\u00e7\u0131k\u00e7a tespit edilmi\u015fse, bu tarihin i\u015fe ba\u015flamadan ge\u00e7irilmesiyle, arsa sahibi TBK\u2019n\u0131n 473. maddesinin 1. f\u0131kras\u0131 uyar\u0131nca s\u00f6zle\u015fmeden d\u00f6nebilir. S\u00f6zle\u015fmede, i\u015fe ne zaman ba\u015flanaca\u011f\u0131 a\u00e7\u0131k\u00e7a belirtilmemi\u015fse, \u00a0arsa sahibi m\u00fcteahhitten derhal i\u015fe ba\u015flamas\u0131n\u0131 isteyebilir. (TBK md.90&#8217;na k\u0131yasen) \u0130yi niyet kurallar\u0131 \u00e7er\u00e7evesinde tespit edilecek en k\u0131sa s\u00fcrede i\u015fe ba\u015flanmazsa, arsasahibi yine d\u00f6nme hakk\u0131n\u0131 kullanabilir.<\/p>\n<p>Burada m\u00fcteahhit i\u015fe zaman\u0131nda ba\u015flam\u0131\u015ft\u0131r. Ancak buna ra\u011fmen, i\u015f niteli\u011fineg\u00f6re olmas\u0131 gereken tempodan yava\u015f y\u00fcr\u00fct\u00fcl\u00fcyor veyahut kesintiye u\u011fruyorsa, d\u00f6nmenin \u015fartlar\u0131 ger\u00e7ekle\u015fmi\u015f demektir.<\/p>\n<p>Ancak i\u015fin, taraflar\u0131n kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesini kurarken tahmin edilenden\/beklenilenden daha yava\u015f ilerlemesi de tek ba\u015f\u0131na d\u00f6nme i\u00e7in yeterli de\u011fildir. Zira normal \u00e7al\u0131\u015fma temposu i\u015fe ba\u015fland\u0131ktan sonra tespit edilebilecek bir durumdur. B\u00f6ylece, i\u015fin g\u00f6r\u00fclmesinde taraflarca \u00f6nceden \u00f6ng\u00f6r\u00fclemeyen zorluklar \u00e7\u0131kmas\u0131 halinde gecikmeler normal kar\u015f\u0131lanmal\u0131d\u0131r Buna kar\u015f\u0131l\u0131k, i\u015fi kolayla\u015ft\u0131ran bir durumun ortaya \u00e7\u0131kmas\u0131 halinde, m\u00fcteahhit, arsa sahibinin \u00e7al\u0131\u015fmalar\u0131n\u0131n yava\u015f s\u00fcrece\u011fini d\u00fc\u015f\u00fcnd\u00fc\u011f\u00fcn\u00fc belirterek faaliyetlerini ertelemez ve i\u015fin yap\u0131m\u0131n\u0131 h\u0131zland\u0131rmaktan ka\u00e7\u0131namaz.<\/p>\n<p>Arsa sahibinin TBK\u2019n\u0131n 473. maddesinin 1. f\u0131kras\u0131na dayanarak s\u00f6zle\u015fmeden d\u00f6nebilece\u011fi son durum, tahminlere g\u00f6re, arsa sahibinin kusuru d\u0131\u015f\u0131nda ger\u00e7ekle\u015fen gecikme m\u00fcteahhidin i\u015fi zaman\u0131nda bitiremeyece\u011fi derecede olursa, arsa sahibi teslim i\u00e7in kararla\u015ft\u0131r\u0131lan s\u00fcreyi beklemeksizin s\u00f6zle\u015fmeyi feshedebilmesidir.<\/p>\n<p>TBK\u2019n\u0131n 473. maddesinin 1. f\u0131kras\u0131n\u0131n bu d\u00fczenlemesi, in\u015faat\u0131n tamamlanmas\u0131 i\u00e7in belirli bir vade tespit edilmi\u015f olan s\u00f6zle\u015fmelerde uygulanabilecektir. Bu tespit, belirli bir tarih \u015feklinde olabilece\u011fi gibi, s\u00f6zle\u015fmenin kurulmas\u0131ndan veya belli bir olay\u0131n ger\u00e7ekle\u015fmesinden veya da \u00e7al\u0131\u015fmalar\u0131n ba\u015flamas\u0131ndan sonra belli bir olay\u0131n ge\u00e7mesi \u015feklinde de olabilir.<\/p>\n<p>Arsa sahibinin bu \u015fekilde vadeden \u00f6nce s\u00f6zle\u015fmeden d\u00f6nebilmesi i\u00e7in, in\u015faat\u0131n kararla\u015ft\u0131r\u0131lan vadede yeti\u015fmeyece\u011finin kesin olarak anla\u015f\u0131lmas\u0131 gerekir. Sadece ifan\u0131n zaman\u0131nda yap\u0131lamayaca\u011f\u0131n\u0131n veya bunun g\u00fc\u00e7 olaca\u011f\u0131n\u0131n anla\u015f\u0131lmas\u0131 halinde, arsa sahibi vadeden \u00f6nce s\u00f6zle\u015fmeden d\u00f6nemez. Buna kar\u015f\u0131l\u0131k, somut olay\u0131n \u00f6zellikleri dikkate al\u0131nd\u0131\u011f\u0131nda, hayat\u0131n ola\u011fan ak\u0131\u015f\u0131na g\u00f6re in\u015faat\u0131n vadede tamamlanamayaca\u011f\u0131 anla\u015f\u0131l\u0131rsa, m\u00fcteahhit bir tak\u0131m varsay\u0131msal kolayl\u0131klar\u0131 ileri s\u00fcrerek arsa sahibinin s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 \u00f6nleyemez. Yapt\u0131\u011f\u0131 i\u015f konusunda arsa sahibinden daha bilgili olmas\u0131 gereken m\u00fcteahhit, \u00fczerine ald\u0131\u011f\u0131 i\u015fin belirlenen tarihe kadar yeti\u015fmeyece\u011fini bilmeli ve i\u015fini ona g\u00f6re ayarlamal\u0131d\u0131r. Dolay\u0131s\u0131yla, in\u015faat\u0131n vadeye yeti\u015fmeyecek durumda olmas\u0131, s\u00f6zle\u015fme kurulduktan sonra ortaya \u00e7\u0131kan sebeplerle ortaya \u00e7\u0131kabilece\u011fi gibi, s\u00f6zle\u015fme kurulurken de tahmin edilebilir. Belirtilen her iki durumda, di\u011fer \u015fartlar da ger\u00e7ekle\u015fmi\u015fse, arsa sahibi s\u00f6zle\u015fmeden d\u00f6nebilir.<\/p>\n<p><span style=\"color: #800000;\">1.2\u00a0\u00a0M\u00fcteahhide \u0130\u015fin Gecikmeden \u0130fas\u0131 \u0130\u00e7in \u0130htarda Bulunulmas\u0131 ve S\u00fcre Verilmesi<\/span><\/p>\n<p>Arsa sahibinin ifadan \u00f6nce fesih hakk\u0131n\u0131 kullanabilmesi i\u00e7in, \u00f6nce m\u00fcteahhide ihtar \u00e7ekmeli ve TBK Md. 124 deki hallerden biri olmad\u0131k\u00e7a, i\u015fe ba\u015flamas\u0131 ve devam etmesi i\u00e7in uygun bir mehil verilmelidir. Mehil ile ihtar ayn\u0131 anda yap\u0131labilir.\u00a0TBK\u2019n\u0131n 473. maddesinin 1. f\u0131kras\u0131nda ihtar ve mehilden a\u00e7\u0131k\u00e7a bahsedilmemektedir; ancak bu durumda kanunda bo\u015fluk oldu\u011fu ve bu bo\u015flu\u011fun bor\u00e7lunun temerr\u00fcd\u00fcne ili\u015fkin genel h\u00fck\u00fcmlere g\u00f6re doldurulabilece\u011fi kabul edilmektedir.<\/p>\n<p>Arsa sahibinin verece\u011fi mehilin uygunlu\u011fu belirlenirken, \u00e7al\u0131\u015fma temposunun, i\u015f\u00e7i, ara\u00e7 ve gere\u00e7 say\u0131s\u0131n\u0131n beklenebilecek normal oranda art\u0131r\u0131lmas\u0131 halinde i\u015fin bitirilmesi i\u00e7in yeterli olup olmad\u0131\u011f\u0131na bak\u0131lmal\u0131d\u0131r. E\u011fer i\u015fin yap\u0131lmas\u0131ndaki gecikme, b\u00fct\u00fcn tahminlere g\u00f6re, m\u00fcteahhidin i\u015fi belli bir zamanda bitirmesine imk\u00e2n vermeyecek derecede ise, mehil tayinine gerek olmaks\u0131z\u0131n s\u00f6zle\u015fmeden vadeden \u00f6nce d\u00f6n\u00fclebilir.<\/p>\n<p><span style=\"color: #800000;\">1.3\u00a0\u00a0\u0130n\u015faat Tamamland\u0131\u011f\u0131nda Ay\u0131pl\u0131 veya S\u00f6zle\u015fmeye Ayk\u0131r\u0131 \u015eekilde Olaca\u011f\u0131n\u0131n Belli Olmas\u0131na Ra\u011fmen \u00dc\u00e7\u00fcnc\u00fc Ki\u015fiye Yapt\u0131r\u0131lmas\u0131n\u0131n M\u00fcmk\u00fcn Olmas\u0131<\/span><\/p>\n<p>TBK\u2019n\u0131n 473. maddesinin metninde, in\u015faat\u0131n ay\u0131pl\u0131 oldu\u011funun anla\u015f\u0131lmas\u0131 halinde arsa sahibine s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131 a\u00e7\u0131k\u00e7a tan\u0131nmam\u0131\u015ft\u0131r. Maddenin 2. f\u0131kras\u0131 bu gibi hallerde, arsa sahibinin i\u015fin d\u00fczg\u00fcn bir \u015fekilde yapmas\u0131 i\u00e7in m\u00fcteahhide s\u00fcre vermesi, buna ra\u011fmen bu s\u00fcrenin sonuna kadar m\u00fcteahhidin gerekeni yapmamas\u0131 halinde, masraflar\u0131 ve hasar\u0131 m\u00fcteahhide ait olmak \u00fczere i\u015fi ba\u015fkas\u0131na g\u00f6rd\u00fcrebilece\u011fi belirtilmi\u015ftir. Bu h\u00fckm\u00fcn uygulanabilmesi i\u00e7in \u00f6ncelikle, m\u00fcteahhidin tutumunu de\u011fi\u015ftirmedik\u00e7e in\u015faat\u0131n ay\u0131pl\u0131 veya s\u00f6zle\u015fmeye ayk\u0131r\u0131 olaca\u011f\u0131, i\u015fin gidi\u015fat\u0131ndan anla\u015f\u0131lmal\u0131d\u0131r.<\/p>\n<p>H\u00fckm\u00fcn uygulanmas\u0131n\u0131n ikinci \u015fart\u0131, m\u00fcteahhidin kusurlu olmas\u0131d\u0131r. \u0130n\u015faat\u0131n ay\u0131pl\u0131 veya s\u00f6zle\u015fme \u015fartlar\u0131na ayk\u0131r\u0131 oldu\u011fu anla\u015f\u0131lsa bile, bu durum m\u00fcteahhidin kusuru olmaks\u0131z\u0131n ortaya \u00e7\u0131k\u0131yorsa, arsa sahibi s\u00f6z konusu haklar\u0131n\u0131 kullanamaz.\u00a0Bu durumda sadece ifa zaman\u0131na kadar bekleyip, ay\u0131ba kar\u015f\u0131 sorumluluktan do\u011fan haklar\u0131n\u0131 (TBK md.475) kullanabilir.<\/p>\n<p>Son olarak da, in\u015faat\u0131n ay\u0131pl\u0131 veya s\u00f6zle\u015fmeye ayk\u0131r\u0131 oldu\u011fu anla\u015f\u0131ld\u0131ktan sonra arsa sahibi m\u00fcteahhide s\u00f6z konusu sak\u0131ncay\u0131 ortadan kald\u0131rmas\u0131 i\u00e7in uygun bir s\u00fcre vermelidir. Bu s\u00fcre i\u00e7inde m\u00fcteahhit, yanl\u0131\u015f giden i\u015fleri d\u00fczeltip, \u00f6nceden hatal\u0131 olarak yap\u0131lan k\u0131sm\u0131 da tamir edecektir. TBK Md.124 h\u00fck\u00fcmlerine k\u0131yasen, verilecek s\u00fcrenin yarars\u0131z olaca\u011f\u0131 anla\u015f\u0131l\u0131yorsa, arsa sahibi s\u00fcre vermeksizin do\u011fruda s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanabilmelidir.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">2.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Arsa Sahibinin Ay\u0131ba Kar\u015f\u0131 Sorumluluktan Do\u011fan S\u00f6zle\u015fmeden D\u00f6nme Hakk\u0131<\/span><\/p>\n<p><span style=\"color: #800000;\">2.1\u00a0\u00a0M\u00fcteahhidin Ay\u0131ba Kar\u015f\u0131 Sorumluluk Borcunun Do\u011fumu \u0130\u00e7in Gerekli \u015eartlar<\/span><\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde m\u00fcteahhidin imal edilen in\u015faat (\u015fey) bak\u0131m\u0131ndan arsa sahibine ay\u0131ba kar\u015f\u0131 sorumluluk borcu vard\u0131r. Bu bor\u00e7, TBK&#8217;n\u0131n 474 ila 478 maddelerinde d\u00fczenlenmi\u015ftir.<\/p>\n<p>\u0130n\u015faattaki ay\u0131p, TBK m.475\/1\u2019de:<\/p>\n<p><em>\u201cEser i\u015f sahibinin kullanamayaca\u011f\u0131 veya hakkaniyet gere\u011fi kabule zorlanamayaca\u011f\u0131 \u00f6l\u00e7\u00fcde ay\u0131pl\u0131 ya da s\u00f6zle\u015fme h\u00fck\u00fcmlerine ayn\u0131 \u00f6l\u00e7\u00fcde ayk\u0131r\u0131 olursa s\u00f6zle\u015fmeden d\u00f6nme&#8230;.\u201d<\/em><\/p>\n<p>\u015feklinde ifade edilmi\u015ftir. \u0130n\u015faat s\u00f6zle\u015fmelerinde in\u015faat\u0131n kullanma amac\u0131n\u0131n tespiti kolayd\u0131r. \u00c7\u00fcnk\u00fc pl\u00e2n ve projelerden in\u015faat\u0131n ne t\u00fcr bir yap\u0131 olaca\u011f\u0131 anla\u015f\u0131labilir. Bu ba\u011flamda m\u00fcteahhidin, in\u015faat s\u0131ras\u0131nda pl\u00e2n, proje ve mevzuatta belirlenen yap\u0131 tekni\u011fine uygun hareket etmemesi, orta kalitede malzemeyi se\u00e7ip kullanmamas\u0131, in\u015faat\u0131n de\u011ferinin d\u00fc\u015fmesi, ay\u0131pl\u0131 bir in\u015faat\u0131n ortaya \u00e7\u0131kmas\u0131na yol a\u00e7maktad\u0131r.<\/p>\n<p>M\u00fcteahhidin ay\u0131ba kar\u015f\u0131 sorumluluk borcunun do\u011fabilmesi i\u00e7in, \u00f6ncelikle s\u00f6zle\u015fmeye konu olan in\u015faat\u0131n tamamlanarak ay\u0131pl\u0131 olarak teslim edilmesi, arsa sahibine y\u00fcklenemeyen bu ay\u0131b\u0131n gerekli muayene ve ihbar k\u00fclfetinin yerine getirilerek m\u00fcteahhide zaman\u0131nda bildirilmi\u015f olmas\u0131 gerekir. Bu \u015fartlar\u0131n ger\u00e7ekle\u015fmesi halinde m\u00fcteahhidin ay\u0131ba kar\u015f\u0131 sorumluluktan haklar\u0131 do\u011fmu\u015f olur. Bu k\u0131sa a\u00e7\u0131klamadan sonra,bu \u015fartlar\u0131n ayr\u0131nt\u0131l\u0131 a\u00e7\u0131klamas\u0131 yap\u0131lacakt\u0131r.<\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde m\u00fcteahhidin ay\u0131ba kar\u015f\u0131 sorumluluktan dolay\u0131 sorumlu tutulabilmesi i\u00e7in in\u015faat\u0131n tamamlanarak arsa sahibine s\u00f6zle\u015fmedeki \u015fartlara uygun olarak teslim edilmesi gereklidir.\u00a0\u00c7\u00fcnk\u00fc ay\u0131b\u0131n ortaya \u00e7\u0131kabilmesi i\u00e7in m\u00fcteahhidin bu ay\u0131pl\u0131 in\u015faat\u0131, zaman\u0131nda kar\u015f\u0131 tarafa teslim etmi\u015f olmas\u0131 gerekir. Ancak, \u00f6nemle belirtmek gerekir ki arsa sahibi eksik veya ay\u0131pl\u0131 ifay\u0131 teslim almak zorunda de\u011fildir. Bu nedenle ay\u0131pl\u0131 veya eksik ifa halinde, arsa sahibinin in\u015faat\u0131 teslim almaktan ka\u00e7\u0131nmas\u0131, onu temerr\u00fct haline d\u00fc\u015f\u00fcrmez.<\/p>\n<p>Buna kar\u015f\u0131l\u0131k in\u015faat\u0131n ay\u0131pl\u0131 olmas\u0131 arsa sahibinin onu asla teslim almayaca\u011f\u0131 anlam\u0131na gelmez. Zira T\u00fcrk Bor\u00e7lar Kanunu\u2019ndaki ay\u0131p h\u00fck\u00fcmlerinin harekete ge\u00e7ebilmesi i\u00e7in in\u015faat\u0131n ay\u0131pl\u0131 olarak teslim edilmi\u015f olmas\u0131 gerekmektedir. Bu noktada zaman zaman kar\u0131\u015f\u0131kl\u0131klara sebep olabilecek teslim ve kabul kavramlar\u0131na a\u00e7\u0131kl\u0131k getirmek gerekir. TBK&#8217;n\u0131n 474. maddesi m\u00fcteahhidin ay\u0131ba kar\u015f\u0131 sorumluluktan sorumlu tutulabilmesi i\u00e7in in\u015faat\u0131n teslimini \u015fart ko\u015fmu\u015ftur.<\/p>\n<p>&#8220;Teslim&#8221; a\u015famal\u0131 bir s\u00fcre\u00e7tir. Teslim alma da bu s\u00fcre\u00e7te teslim etmeden sonra gelen a\u015fama olarak de\u011ferlendirilemez. Teslimle birlikte m\u00fcteahhit kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden do\u011fan temel edim borcunu yerine getirmi\u015f olur; arsa sahibi de ay\u0131ba kar\u015f\u0131 sorumluluktan do\u011fmas\u0131 muhtemel haklar\u0131n\u0131 kaybetmemek i\u00e7in TBK&#8217;n\u0131n474. maddesinde belirtilen s\u00fcre i\u00e7inde in\u015faatta ay\u0131p kontrol\u00fc yapmal\u0131d\u0131r ve bir ay\u0131b\u0131n mevcudiyeti halinde bunu ihbar etmelidir. Teslim fiilinin arsa sahibi a\u00e7\u0131\u015f\u0131ndan adland\u0131r\u0131lm\u0131\u015f olan &#8220;teslim alma&#8221; kavram\u0131n\u0131 TBK&#8217;n\u0131n477. maddesinde de ifadesini bulan &#8220;kabul&#8221; kavram\u0131 ile kar\u0131\u015ft\u0131rmamak gerekir.<\/p>\n<h4><span style=\"color: #800000;\">2.1.2.1\u00a0\u00a0Genel Olarak Ay\u0131p Kavram\u0131<\/span><\/h4>\n<p>\u0130n\u015faat\u0131n ay\u0131pl\u0131 olup olmad\u0131\u011f\u0131n\u0131n tespitinde ilk k\u0131stas s\u00f6zle\u015fmedir. S\u00f6zle\u015fme ele al\u0131n\u0131rken ilk bak\u0131lacak husus, in\u015faat\u0131n \u00f6zellikleri konusunda taraflar\u0131n a\u00e7\u0131k anla\u015fmas\u0131n\u0131n mevcut olup olmad\u0131\u011f\u0131d\u0131r. Varsa in\u015faat\u0131n ta\u015f\u0131mas\u0131 gereken \u00f6zelliklerin tespitinde ilk olarak dikkate al\u0131nacak vas\u0131flar, \u00fczerinde a\u00e7\u0131k\u00e7a anla\u015f\u0131lan vas\u0131flard\u0131r. \u00dczerinde a\u00e7\u0131k anla\u015fma olmayan noktalarda s\u00f6zle\u015fmenin yorumu yoluyla taraflar\u0131n z\u0131mni olarak bu noktalar \u00fczerinde anla\u015fma yap\u0131p yapmad\u0131klar\u0131 tespit edilmeye \u00e7al\u0131\u015f\u0131lacakt\u0131r. \u00dczerinde z\u0131mni anla\u015fma da olmayan noktalarda in\u015faattan beklenilen \u00f6zellikler s\u00f6zle\u015fmenin t\u00fcm\u00fc dikkate al\u0131narak d\u00fcr\u00fcstl\u00fck kurallar\u0131na g\u00f6re tespit edilecektir.\u00a0\u0130n\u015faat, s\u00f6zle\u015fmede a\u00e7\u0131k veya z\u0131mni olarak kararla\u015ft\u0131r\u0131lan niteliklere (renk, bi\u00e7im, \u00f6l\u00e7\u00fc, imal tarz\u0131 vb.) sahip de\u011filse ay\u0131pl\u0131d\u0131r.<\/p>\n<p>\u0130n\u015faat\u0131n ay\u0131pl\u0131 olup olmad\u0131\u011f\u0131n\u0131n tespitindeki ikinci k\u0131stas d\u00fcr\u00fcstl\u00fck (iyi niyet) kural\u0131d\u0131r. Arsa sahibinin s\u00f6zle\u015fmede sarih ya da z\u0131mni \u015fekilde kararla\u015ft\u0131r\u0131lan vas\u0131flar yan\u0131nda, in\u015faat\u0131n s\u00f6zle\u015fmenin muhtevas\u0131na g\u00f6re l\u00fczumlu olan baz\u0131 vas\u0131flar\u0131 ta\u015f\u0131mas\u0131n\u0131 beklemeye hakk\u0131 vard\u0131r.<\/p>\n<p>D\u00fcr\u00fcstl\u00fck kural\u0131 gere\u011fi, s\u00f6zle\u015fmede h\u00fckme ba\u011flanmam\u0131\u015f olsa da, aksi kararla\u015ft\u0131r\u0131lmad\u0131\u011f\u0131 s\u00fcrece m\u00fcteahhit kullan\u0131lmaya elveri\u015fli bir in\u015faat teslim etmelidir. \u0130n\u015faat\u0131n kullan\u0131lmaya elveri\u015fli olmas\u0131ndan, herhangi bir \u015fekilde de\u011fil, m\u00fcteahhidin ,somut s\u00f6zle\u015fmeden anlayabilece\u011fi kullanma amac\u0131na uygun elveri\u015flilik anla\u015f\u0131l\u0131r.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn10\" name=\"_ftnref10\"><\/a><\/p>\n<p>\u0130n\u015faattaki ay\u0131p, her s\u00f6zle\u015fme ili\u015fkisinde farkl\u0131 \u015fekillerde meydana gelebilece\u011finden, b\u00fct\u00fcn in\u015faat gruplar\u0131 i\u00e7in ge\u00e7erli olabilecek bir \u00f6l\u00e7\u00fct bulunmamaktad\u0131r. Bu nedenle ay\u0131p kavram\u0131 nisbi niteliktedir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn11\" name=\"_ftnref11\"><\/a><\/p>\n<p>Yarg\u0131tay\u2019\u0131n bir karar\u0131nda ay\u0131p kavram\u0131 \u015fu \u015fekilde ifade edilmi\u015ftir;<\/p>\n<p>\u201c&#8230;<em>Eser s\u00f6zle\u015fmesinden do\u011fan y\u00fcklenicinin bor\u00e7lar\u0131, bozukluklara kar\u015f\u0131 sa\u011flama (ay\u0131plara kar\u015f\u0131 tekeff\u00fcl) borcunu da kapsar. Bozukluk, bir malda normal olarak bulunmas\u0131 gereken niteliklerin bulunmamas\u0131 ya da bulunmas\u0131 caiz olmayan bozukluklar\u0131n bulunmas\u0131d\u0131r. Di\u011fer bir s\u00f6yleyi\u015fle, bozukluk (ay\u0131p), e\u015fyan\u0131n normal niteliklerinden ayr\u0131lmas\u0131d\u0131r..<\/em>..\u201d<\/p>\n<h4><span style=\"color: #800000;\">2.1.2.2\u00a0\u00a0Ay\u0131p T\u00fcrleri<\/span><\/h4>\n<p>Bor\u00e7lar Kanunu anlam\u0131nda temel ayr\u0131mlardan birisi a\u00e7\u0131k-gizli ay\u0131p \u015feklindedir. A\u00e7\u0131k ay\u0131p, iki \u015fekilde ortaya \u00e7\u0131kabilir. E\u011fer ay\u0131p daha teslim s\u0131ras\u0131nda herhangi bir muayeneye gerek kalmaks\u0131z\u0131n ilk bak\u0131\u015fta g\u00f6ze \u00e7arpacak kadar ortadaysa bunun a\u00e7\u0131k ay\u0131p say\u0131laca\u011f\u0131ndan \u015f\u00fcphe yoktur. Bunun yan\u0131 s\u0131ra ilk bak\u0131\u015fta g\u00f6ze \u00e7arpacak kadar a\u00e7\u0131k olmamas\u0131na ra\u011fmen arsa sahibinin TBK&#8217;n\u0131n 474. maddesinin 1. f\u0131kras\u0131na g\u00f6re, in\u015faat\u0131 teslim al\u0131p, muayene ettikten sonra tespit edilebilecek ay\u0131p, a\u00e7\u0131k ay\u0131pt\u0131r. Buna kar\u015f\u0131l\u0131k gizli ay\u0131plar ise, teslim s\u0131ras\u0131nda g\u00f6ze \u00e7arpmayan ve TBK&#8217;n\u0131n180. maddesinin 1. f\u0131kras\u0131na g\u00f6re yap\u0131lacak \u00f6zenli birincelemeyle de tespit edilemeyen ay\u0131plard\u0131r. Gizli ay\u0131plar ya sakl\u0131 ay\u0131plard\u0131r veya sonraki bir tarihte, in\u015faat binas\u0131n\u0131 kullan\u0131l\u0131rken ortaya \u00e7\u0131kan ay\u0131plard\u0131r.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn13\" name=\"_ftnref13\"><\/a><\/p>\n<p>Bundan ba\u015fka, in\u015faatta ortaya \u00e7\u0131kabilecek ay\u0131plar maddi, hukuki ve ekonomik ay\u0131plar olarak \u00fc\u00e7e ayr\u0131labilir.\u00a0Maddi ay\u0131plar, \u00f6ncelikle s\u00f6zle\u015fme konusu \u015feyin maddi yap\u0131s\u0131na ili\u015fkin \u00f6zelliklerin, sonra \u015feyin kullan\u0131lmas\u0131n\u0131, normal ve sa\u011fl\u0131kl\u0131 i\u015flemesini sa\u011flayan ve son olarak da bu \u015feye de\u011fer kazand\u0131ran \u00f6zelliklerin s\u00f6zle\u015fme de kararla\u015ft\u0131r\u0131lan veya d\u00fcr\u00fcstl\u00fck kural\u0131na g\u00f6re beklenenden eksik olmas\u0131 halinde s\u00f6z konusu olur.<\/p>\n<p>Hukuki ay\u0131plar, kanunda belirtilen veya s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan niteliklerinyoklu\u011funa neden olan ya da \u015feyin de\u011ferini veya amac\u0131ndan beklenen faydalar\u0131 negatif y\u00f6nde etkileyen ve hukuk d\u00fczeni nedeniyle ortaya \u00e7\u0131kan ay\u0131plard\u0131r.\u00a0Hukuki ay\u0131p teslim edilen in\u015faat\u0131n y\u00fcr\u00fcrl\u00fckteki hukuk kurallar\u0131na herhangi bir \u015fekilde ayk\u0131r\u0131 olmas\u0131 nedeniyle ortaya \u00e7\u0131kan ay\u0131pt\u0131r.<\/p>\n<p>Ekonomik ay\u0131plar ise, s\u00f6zle\u015fme konusu \u015feyin verimi, getirdi\u011fi kar ve vergiden muaf olmas\u0131 gibi ekonomik \u00f6zelliklerinin bulunmamas\u0131 veya eksik olmas\u0131d\u0131r. Dolay\u0131s\u0131yla arsa sahibi teslim edilen in\u015faattan bekledi\u011fi verimi alam\u0131yorsa in\u015faat ekonomik olarak ay\u0131pl\u0131d\u0131r.\u00a0Bir gayrimenkul\u00fcn kira geliri, bir ticari i\u015fletmenin i\u015f hacmi, ta\u015f\u0131nmaz\u0131 otel veya fabrika i\u015fletmesi olarak kullan\u0131lmas\u0131 gibi durumlar ekonomik \u00f6zelli\u011fe \u00f6rnek olarak verilebilir.<\/p>\n<p>M\u00fcteahhidin teslim borcunu ifa etmesi ile birlikte m\u00fcteahhidin ay\u0131ba kar\u015f\u0131 sorumlulu\u011fu ba\u015flam\u0131\u015f olmaktad\u0131r. Ay\u0131p, teslim edilen in\u015faat\u0131n niteliklerinde, s\u00f6zle\u015fmeye ve d\u00fcr\u00fcstl\u00fck kurallar\u0131na g\u00f6re teslim edilmesi gereken in\u015faat\u0131n \u00f6zellikleri ile kar\u015f\u0131la\u015ft\u0131r\u0131ld\u0131\u011f\u0131nda ortaya \u00e7\u0131kan her t\u00fcrl\u00fc sapma olarak tan\u0131mlanmaktad\u0131r.<\/p>\n<p>Arsa sahibinin ay\u0131pl\u0131 in\u015faat teslimi kar\u015f\u0131s\u0131nda ay\u0131ba kar\u015f\u0131 sorumluluktan do\u011fan haklar\u0131n\u0131 kullanabilmesi i\u00e7in ger\u00e7ekle\u015fmesi gereken bir di\u011fer \u015fart, TBK&#8217;n\u0131n474. maddesinin 1. f\u0131kras\u0131 gere\u011fi, in\u015faat\u0131 muayene ve ay\u0131b\u0131 ihbar k\u00fclfetlerini yerine getirmi\u015f olmas\u0131d\u0131r. S\u00f6z konusu \u015fart TBK&#8217;n\u0131n474. maddesinde h\u00fckme ba\u011flanm\u0131\u015f olup, an\u0131lan h\u00fckme g\u00f6re, arsa sahibi meydana getirilen in\u015faat\u0131n teslimden sonra, i\u015flerin ola\u011fan ak\u0131\u015f\u0131na g\u00f6re imkan bulur bulmaz bu \u015feyi muayene etmek ve varsa ay\u0131plar\u0131 m\u00fcteahhide bildirmek zorundad\u0131r.<\/p>\n<p>Arsa sahibinin muayene ve ihbar y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc d\u00fczenleyen TBK&#8217;n\u0131n474. maddesinin 1. f\u0131kras\u0131n\u0131n h\u00fckm\u00fc emredici nitelikte de\u011fildir. Bu nedenle taraflar yapacaklar\u0131 s\u00f6zle\u015fme ile a\u00e7\u0131k ya da z\u0131mni farkl\u0131 bir d\u00fczenleme yapabilirler. Dolay\u0131s\u0131yla muayenenin bir bilirki\u015fi taraf\u0131ndan yap\u0131laca\u011f\u0131 belirtilebilece\u011fi gibi taraflar\u0131n birlikte yapmalar\u0131 da kararla\u015ft\u0131r\u0131labilir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn17\" name=\"_ftnref17\"><\/a><\/p>\n<h4><span style=\"color: #800000;\">2.1.3.1\u00a0\u00a0Muayenenin yap\u0131lmas\u0131<\/span><\/h4>\n<p>Arsa sahibine y\u00fcklenen muayene ve ihbar k\u00fclfetinin amac\u0131 m\u00fcteahhidin, imal edip teslim etti\u011fi in\u015faat\u0131n arsa sahibini tatmin edip etmedi\u011fini, in\u015faat\u0131n kabul m\u00fc edildi\u011fini, yoksa ay\u0131p iddias\u0131yla ret mi edildi\u011fini m\u00fcmk\u00fcn oldu\u011fu kadar \u00e7abuk olarak bilme y\u00f6n\u00fcndeki me\u015fru menfaatini korumakt\u0131r. \u00c7\u00fcnk\u00fc, m\u00fcteahhit ancak kendisine yap\u0131lan bildirim \u00fczerine gerekli ara\u015ft\u0131rmalarda bulunma ve gerekti\u011finde buna itiraz edebilme imkan\u0131na kavu\u015facakt\u0131r. TBK&#8217;n\u0131n 474. maddesinin 1. f\u0131kras\u0131 uyar\u0131nca i\u015f sahibinin in\u015faat\u0131 muayene etmesi ve tespit etti\u011fi ay\u0131plar\u0131 zaman\u0131nda ihbar etmesi y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc, m\u00fcteahhidin s\u00f6z konusu s\u0131k\u0131nt\u0131lardan bir an \u00f6nce haberdar olmas\u0131n\u0131 sa\u011flamaktad\u0131r.<\/p>\n<p>BK, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin taraflar\u0131na, masraflar\u0131 kendilerine ait olmak \u00fczere in\u015faat\u0131n muayenesini bilirki\u015fiye yapt\u0131rma ve muayene sonucunu bir raporla tespit ettirme imk\u00e2n\u0131 tan\u0131m\u0131\u015ft\u0131r (TBK md, 474). Bu h\u00fck\u00fcmden anla\u015f\u0131laca\u011f\u0131 \u00fczere bilirki\u015fiye gitme, taraflara tan\u0131nm\u0131\u015f bir hakt\u0131r ve kullan\u0131lmas\u0131 her iki taraf\u0131n da menfaatinedir. B\u00f6ylece m\u00fcteahhit, teslim etti\u011fi in\u015faatta ay\u0131p olmad\u0131\u011f\u0131n\u0131 tespit ettirerek sorumluluktan kurtulabilir, ars asahibi ise, teslim ald\u0131\u011f\u0131 in\u015faattaki ay\u0131plar\u0131 ispat edip m\u00fcteahhidin sorumlulu\u011funa gidebilir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn18\" name=\"_ftnref18\"><\/a><\/p>\n<p>\u0130n\u015faat\u0131n tesliminden belli bir zaman sonra ve \u00f6zellikle in\u015faat\u0131n kullan\u0131lmas\u0131yla ortaya \u00e7\u0131kabilecek gizli ay\u0131plar bak\u0131m\u0131ndan s\u00f6z konusu s\u00fcrenin i\u015flemesi s\u00f6z konusu olmayacakt\u0131r. Bunun yan\u0131 s\u0131ra m\u00fcteahhit taraf\u0131ndan kasten gizlenen ay\u0131plar bak\u0131m\u0131ndan ise arsa sahibinin muayene ve ihbar k\u00fclfeti bulunmamaktad\u0131r.<\/p>\n<h4><span style=\"color: #800000;\">2.1.3.2\u00a0\u00a0Ay\u0131b\u0131 \u0130hbar Y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fcn Yerine Getirilmesi<\/span><\/h4>\n<p>Arsa sahibi, yapt\u0131\u011f\u0131 muayene neticesinde veya \u00e7ok a\u00e7\u0131k oldu\u011fu i\u00e7in herhangi bir muayeneye gerek kalmadan tespit etti\u011fi ay\u0131plar\u0131 m\u00fcteahhide zaman\u0131nda bildirmekle y\u00fck\u00fcml\u00fcd\u00fcr. Yap\u0131lan inceleme sonucunda fark\u0131na var\u0131lan ay\u0131plar, arsa sahibi veya yetkili temsilcisi taraf\u0131ndan m\u00fcteahhide veya onun yetkili yard\u0131mc\u0131s\u0131na zaman\u0131nda bildirilmedi\u011fi takdirde, arsa sahibi TBK&#8217;n\u0131n 475. maddesinden do\u011fan haklar\u0131n\u0131 kaybeder. Arsa sahibinin, s\u00f6z konusu ihbar k\u00fclfeti a\u00e7\u0131k ay\u0131plarda oldu\u011fu kadar gizli ay\u0131plar i\u00e7in de ge\u00e7erlidir.<\/p>\n<p>Arsa sahibi, ihbar\u0131 m\u00fcteahhidin haberi olacak \u015fekilde herhangi bir bi\u00e7imde s\u00f6zl\u00fc,yaz\u0131l\u0131, e-posta veya telefonla yapabilir. Ancak, ispat g\u00fc\u00e7l\u00fc\u011f\u00fc ile kar\u015f\u0131la\u015f\u0131lmamas\u0131 i\u00e7in, ay\u0131p ihbar\u0131n\u0131n yaz\u0131l\u0131 \u015fekilde yap\u0131lmas\u0131,\u00a0HMK\u00a0anlam\u0131nda delil olmas\u0131n\u0131 sa\u011flayaca\u011f\u0131ndan arsa sahibinin yarar\u0131na olacakt\u0131r. Arsa sahibi TBK&#8217;n\u0131n474. Maddesinin 2. f\u0131kras\u0131na dayanarak mahkemeden bilirki\u015fi tayin edilmesini istemi\u015fse, mahkemenin tayin etti\u011fi bilirki\u015finin haz\u0131rlayaca\u011f\u0131 raporun m\u00fcteahhide tebli\u011f edilmesi veya in\u015faat\u0131n ay\u0131pl\u0131 olmas\u0131 nedeniyle a\u00e7\u0131lan davan\u0131n m\u00fcteahhide bildirilmesi ay\u0131p ihbar\u0131 olarak kabul edilir.\u00a0Bunun yan\u0131 s\u0131ra arsa sahibinin ay\u0131p dolay\u0131s\u0131yla do\u011frudan a\u00e7t\u0131\u011f\u0131 dava \u00fczerine g\u00f6nderilen tebligat da ay\u0131b\u0131 ihbar olarak kabul edilmelidir<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn22\" name=\"_ftnref22\"><\/a><\/p>\n<p>\u0130hbar\u0131n i\u00e7eri\u011fi ise, m\u00fcteahhidi somut olaydan haberdar edebilecek nitelik ve nicelikte olmal\u0131d\u0131r. Dolay\u0131s\u0131yla m\u00fcteahhit gelen ihbardan, ay\u0131b\u0131n \u00f6zelliklerini ve nas\u0131l davranaca\u011f\u0131n\u0131 belirleyebilmelidir.\u0130hbar\u0131n s\u00fcresi ise, kanunda a\u00e7\u0131k\u00e7a belirtilmemi\u015ftir. TBK&#8217;n\u0131n 474. maddesinde muayenenin imkan bulur bulmaz ve tespit edilen kusurlar\u0131n bildirilmesini h\u00fckme ba\u011flam\u0131\u015ft\u0131r. Bu sonu\u00e7la TBK&#8217;n\u0131n 477. maddesi h\u00fckm\u00fcn\u00fcn birlikte de\u011ferlendirilmesiyle ihbar\u0131n derhal yap\u0131lmas\u0131n\u0131n gerekli oldu\u011fu \u00e7\u0131kar\u0131labilir.<\/p>\n<p><span style=\"color: #800000;\">2.2\u00a0\u00a0Ay\u0131ba Kar\u015f\u0131 Sorumluluktan Do\u011fan Haklar<\/span><\/p>\n<p>TBK&#8217;n\u0131n 475. madde h\u00fckm\u00fc uyar\u0131nca arsa sahibinin, yukar\u0131da k\u0131saca izah edilen \u015fartlar\u0131n ger\u00e7ekle\u015fmesi halinde, s\u00f6zle\u015fmeyi fesih (d\u00f6nme), \u00fccretin indirilmesi, in\u015faat\u0131n tamiri ve tazminat talep etme haklar\u0131 bulunmaktad\u0131r. Bu haklardan d\u00f6nme, \u00fccretin indirilmesi ve in\u015faat\u0131n tamirini isteme se\u00e7imlik hak niteli\u011findedir. Arsa sahibinin bu haklar\u0131, ay\u0131ba kar\u015f\u0131 sorumlulu\u011fun ger\u00e7ekle\u015fme \u015fartlar\u0131na ba\u011fl\u0131d\u0131r. Buna ek olarak, ay\u0131b\u0131 takip eden zararlara ili\u015fkin tazminat talebi, se\u00e7imlik haklardan birisiyle birlikte ileri s\u00fcr\u00fclebilir. Ay\u0131ba kar\u015f\u0131 sorumluluktan do\u011fan haklardan, tazminat d\u0131\u015f\u0131nda kalanlar\u0131 i\u00e7in, m\u00fcteahhidin kusurlu olmas\u0131 \u015fart de\u011fildir. Zira bu haklar bak\u0131m\u0131ndan, m\u00fcteahhidin kusursuz sorumlulu\u011fu bulunmaktad\u0131r.<\/p>\n<p>Ancak, arsa sahibi, kendisine teslim edilen in\u015faat\u0131n ay\u0131pl\u0131 oldu\u011fu her zaman bu haklardan birini diledi\u011fi gibi se\u00e7ip kullanamaz. Burada somut olay\u0131n \u00f6zellikleri arsa sahibinin iradesini k\u0131s\u0131tlamaktad\u0131r. Mesela arsa sahibinin binas\u0131nda yapt\u0131rd\u0131\u011f\u0131 tadilat\u0131n niteli\u011fi gere\u011fi kald\u0131r\u0131lmas\u0131 fazla boyutta zarara neden olacaksa arsa sahibinin s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131n olmad\u0131\u011f\u0131 kabul edilmektedir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn24\" name=\"_ftnref24\"><\/a><\/p>\n<p>Teslim edilen in\u015faattaki ay\u0131p, s\u00f6zle\u015fmeden d\u00f6nmeyi gerektirecek kadar derin de\u011filse arsa sahibi in\u015faat\u0131n tamirini (d\u00fczeltilmesini) isteyebilir (TBK md.475\/2<em>),\u00a0<\/em>arsa sahibinin bu hakk\u0131n\u0131 kullanabilmesi i\u00e7in in\u015faat\u0131n tamirinin objektif olarak m\u00fcmk\u00fcn olmas\u0131 ve yap\u0131lacak i\u015flemlerin \u00e7ok fazla miktarda masraf gerektirmemesi \u015fartt\u0131r (TBK md.475\/2). Masraf\u0131n fazla olup olmad\u0131\u011f\u0131, tamirin in\u015faatta meydana getirece\u011fi fayda ileyap\u0131lacak masraf aras\u0131ndaki objektif orant\u0131ya g\u00f6re tespit edilebilir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn25\" name=\"_ftnref25\"><\/a><\/p>\n<p>Arsa sahibi ay\u0131b\u0131n giderilmesini talep edince, m\u00fcteahhit derhal bu y\u00f6nde \u00e7al\u0131\u015fmalara ba\u015flamak ve objektif, orta zekal\u0131, normal bir m\u00fcteahhitten beklenen s\u00fcre i\u00e7inde bu ay\u0131b\u0131 ortadan kald\u0131rmak zorundad\u0131r. M\u00fcteahhit beklenen s\u00fcre i\u00e7inde in\u015faat\u0131n tamirini sa\u011flamazsa, arsa sahibi ihtar \u00e7ekerek onu temerr\u00fcde d\u00fc\u015f\u00fcrebilir. Buna kar\u015f\u0131l\u0131k arsa sahibi ay\u0131b\u0131n giderilmesi i\u00e7in belirli bir s\u00fcre tayin etmi\u015f ve m\u00fcteahhit bu s\u00fcreye riayet etmemi\u015fse, ayr\u0131 bir ihtara gerek kalmaks\u0131z\u0131n temerr\u00fcde d\u00fc\u015fer (TBK md.107), M\u00fcteahhidin temerr\u00fcde d\u00fc\u015fmesi halinde kendisine TBK&#8217;mn123. maddesinin 1. f\u0131kras\u0131 gere\u011fince uygun bir s\u00fcre (mehil) verilir ve ayn\u0131 maddenin 2. f\u0131kras\u0131ndaki haklar arsa sahibi lehine ortaya \u00e7\u0131kar.\u00a0\u00d6te yandan m\u00fcteahhit in\u015faat\u0131 ay\u0131pl\u0131 olarak tamir ederse arsa sahibi TBK\u2019n\u0131n 475.maddesindeki haklar\u0131 tekrar elde eder.<\/p>\n<p>M\u00fcteahhidin teslim etti\u011fi in\u015faattaki ay\u0131p, s\u00f6zle\u015fmeden d\u00f6nmeyi hakl\u0131 g\u00f6sterecek derecede \u00f6nemli de\u011filse, arsa sahibi in\u015faat\u0131n tamir edilmesini istemenin yan\u0131s\u0131ra \u00fccretten uygun bir indirim de talep edebilir (TBK md.475\/II). Bu h\u00fck\u00fcm uyar\u0131nca indirimin talep edilebilmesi i\u00e7in, ay\u0131p nedeniyle in\u015faat\u0131n de\u011ferinde bir azalman\u0131n olmas\u0131 gerekir. Ger\u00e7ekle\u015fen bu azalman\u0131n miktar\u0131, ay\u0131ps\u0131z in\u015faat\u0131n piyasadaki cari de\u011ferine g\u00f6re tespit edilir. Ba\u015fka bir deyi\u015fle, de\u011fer eksikli\u011finin tespitinde taraflar\u0131n s\u00f6zle\u015fmede kararla\u015ft\u0131rd\u0131klar\u0131 fiyat de\u011fil, in\u015faat\u0131n d\u0131\u015far\u0131daki ger\u00e7ek fiyat\u0131 g\u00f6z \u00f6n\u00fcne al\u0131n\u0131r. Dolay\u0131s\u0131yla in\u015faat\u0131n ay\u0131pl\u0131 halinin piyasadaki de\u011feri, taraflar\u0131n s\u00f6zle\u015fmede kararla\u015ft\u0131rd\u0131klar\u0131 de\u011fere e\u015fit veya ondan fazla olsa bile \u00fccretten indirim talebinde bulunulabilir. Burada dikkate al\u0131nmas\u0131 gereken di\u011fer bir husus, \u00fccret indiriminin istenebilmesi i\u00e7in ay\u0131pl\u0131 in\u015faat\u0131n az \u00e7ok bir de\u011fer ta\u015f\u0131mas\u0131d\u0131r. Bu nedenle ay\u0131b\u0131n, in\u015faat\u0131n de\u011ferinde belli azalmaya neden olmas\u0131, ancak bunu tamamen ortadan kald\u0131rmam\u0131\u015f olmas\u0131 gerekir. Aksi halde, yani de\u011fer eksikli\u011finin in\u015faat\u0131n fiyat\u0131yla ayn\u0131 oldu\u011fu durumlarda TBK&#8217;n\u0131n 227. maddesinin 3. f\u0131kras\u0131 h\u00fckm\u00fcne k\u0131yasen d\u00f6nme yoluna gidilmesi gerekti\u011fi kabul edilmelidir.<\/p>\n<h4><span style=\"color: #800000;\">2.2.4.1\u00a0\u00a0Genel Olarak D\u00f6nme Hakk\u0131 ve Kullan\u0131lmas\u0131n\u0131n \u015eartlar\u0131<\/span><\/h4>\n<p>TBK&#8217;n\u0131n 475\/1 maddesinde d\u00f6nme hakk\u0131<\/p>\n<p><em>\u201c<\/em><em>Eser i\u015f sahibinin kullanamayaca\u011f\u0131 veya hakkaniyet gere\u011fi kabule zorlanamayaca\u011f\u0131 \u00f6l\u00e7\u00fcde ay\u0131pl\u0131 ya da s\u00f6zle\u015fme h\u00fck\u00fcmlerine ayn\u0131 \u00f6l\u00e7\u00fcde ayk\u0131r\u0131 olursa s\u00f6zle\u015fmeden d\u00f6nebilir\u201d\u00a0<\/em>\u015feklinde ifade edilmi\u015ftir.<\/p>\n<p>D\u00f6nme, s\u00f6zle\u015fmeyi tek yanl\u0131 olarak ortadan kald\u0131rma ve \u00f6nceden ifa edilen edimlerin iadesi anlam\u0131na gelen olumsuz yenilik do\u011furan bir hakt\u0131r. Bu hakla arsa sahibi tek tarafl\u0131 irade a\u00e7\u0131klamas\u0131yla, m\u00fcteahhidin r\u0131zas\u0131na veya mahkeme karar\u0131na gerek olmaks\u0131z\u0131n s\u00f6zle\u015fmeyi geriye etkili olarak ortadan kald\u0131rabilir.Bu hakk\u0131n kullan\u0131lmas\u0131 neticesinde menfaat durumu s\u00f6zle\u015fme \u00f6ncesi hale d\u00f6ner. D\u00f6nme hakk\u0131n\u0131n kullan\u0131lmas\u0131yla birlikte, taraflar\u0131n kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden kaynaklanan temel edim y\u00fck\u00fcml\u00fcl\u00fckleri ortadan kalkar ve o g\u00fcne kadar ald\u0131klar\u0131n\u0131 (m\u00fcteahhit \u00fccreti faiziyle birlikte, arsa sahibi deald\u0131\u011f\u0131 in\u015faat\u0131, o g\u00fcne kadar elde etti\u011fi faydalar\u0131yla birlikte) geri vermek zorunda kal\u0131r. Arsa sahibinin s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanarak s\u00f6zle\u015fmeyi ortadan kald\u0131rmas\u0131, sonu\u00e7lar\u0131 itibariyle m\u00fcteahhit i\u00e7in \u00e7ok a\u011f\u0131rd\u0131r. Bu y\u00fczden kanun, m\u00fcteahhidin ay\u0131p dolay\u0131s\u0131yla sorumlulu\u011funun oldu\u011fu her yerde, arsa sahibine d\u00f6nme hakk\u0131n\u0131 kullanma imk\u00e2n\u0131 tan\u0131mam\u0131\u015f, bu hakk\u0131n kullan\u0131lmas\u0131n\u0131 ekstra baz\u0131 \u015fartlar\u0131n yerine gelmesine ba\u011flam\u0131\u015ft\u0131r. Arsa sahibinin bu hakk\u0131 kullanabilmesi i\u00e7in, yukar\u0131da izah edilen ay\u0131ba kar\u015f\u0131 sorumlulu\u011fun genel \u015fartlar\u0131n\u0131n yan\u0131 s\u0131ra, teslim edilen in\u015faat\u0131n arsa sahibi i\u00e7in &#8220;<em>kullan\u0131lamayacak veya\u00a0<\/em><em>hakkaniyet gere\u011fi kabule zorlanamayacak<\/em><em>&#8221;\u00a0<\/em>derecede ay\u0131pl\u0131 olmas\u0131 gerekmektedir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn28\" name=\"_ftnref28\"><\/a><\/p>\n<p>Ancak, TBK&#8217;n\u0131n 475. maddesinin 3. f\u0131kras\u0131 h\u00fckm\u00fc, arsa sahibinin d\u00f6nme hakk\u0131n\u0131 baz\u0131 hallerde s\u0131n\u0131rland\u0131rmaktad\u0131r. Madde h\u00fckm\u00fc \u015fu \u015fekildedir:<\/p>\n<p><em>\u201c<\/em><em>Eser, i\u015f sahibinin ta\u015f\u0131nmaz\u0131 \u00fczerinde yap\u0131lm\u0131\u015f olup, s\u00f6k\u00fcl\u00fcp kald\u0131r\u0131lmas\u0131 a\u015f\u0131r\u0131 zarar do\u011furacaksa i\u015f sahibi, s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanamaz.\u201d.<\/em><\/p>\n<p>Dolay\u0131s\u0131yla niteli\u011fi gere\u011fi in\u015faat\u0131n y\u0131k\u0131lmas\u0131 veya kald\u0131r\u0131lmas\u0131 a\u015f\u0131r\u0131 bir zarara neden olacak ise arsa sahibinin s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131 bulunmamaktad\u0131r. Buna kar\u015f\u0131l\u0131k arsa sahibinin \u00fccretten indirim veya tamir isteme haklar\u0131 varl\u0131\u011f\u0131n\u0131 s\u00fcrd\u00fcrmektedir. Dolay\u0131s\u0131yla teslim edilen in\u015faat nedeniyle d\u00f6nme hakk\u0131n\u0131n \u015fartlar\u0131 olu\u015fsa bile bu durumda, arsa sahibi kendisi in\u015faat\u0131 tamir edebilece\u011fi gibi hakim karar\u0131 olmaks\u0131z\u0131n bu i\u015fi \u00fc\u00e7\u00fcnc\u00fc ki\u015filere de yapt\u0131rabilir (TBK md.113) veya \u00fccretten indirim de talep edebilir.<\/p>\n<p><em>Yarg\u0131tay 15 HD., 08.04.1977 tarih, E. 470, K. 837 say\u0131l\u0131 karar\u0131nda \u015fu sonuca varm\u0131\u015ft\u0131r: &#8220;Olayda m\u00fcteahhit akdi borcunu yerine getirmeyip in\u015faat\u0131 yar\u0131m b\u0131rakmakla temerr\u00fcde d\u00fc\u015fm\u00fc\u015ft\u00fcr. Davac\u0131 yar\u0131m kald\u0131\u011f\u0131n\u0131n tespiti i\u00e7in mahkemeye ba\u015fvurmu\u015ftur. Mahkeme, s\u00f6zle\u015fmenin 8. maddesinde s\u00f6zle\u015fme h\u00fck\u00fcmlerini yerine getirmeme halinde, m\u00fcspet ve menfi zararlar\u0131n tazmini \u00f6ng\u00f6r\u00fcld\u00fc\u011f\u00fcnden fesih iste\u011fini reddetmi\u015ftir. Taraflar aras\u0131nda kararla\u015ft\u0131r\u0131lan s\u00f6zle\u015fmenin 8. maddesi yasal \u015fartlar\u0131n ger\u00e7ekle\u015fmesi halinde taraflar\u0131n fesih hakk\u0131n \u0131ortadan kald\u0131racak nitelikte de\u011fildir. Davac\u0131n\u0131n iddias\u0131 daval\u0131n\u0131n in\u015faat\u0131 tamamlamadan i\u015fi terk etti\u011fi \u015feklindedir. Bu iddian\u0131n ger\u00e7ekle\u015fmesi halinde, daval\u0131n\u0131n temerr\u00fct nedeniyle davac\u0131n\u0131n hakl\u0131 olup olmad\u0131\u011f\u0131 BK&#8217;n\u0131n360. (<\/em><em>T<\/em><em>BK md. 475) maddesinin olaya uygulanmas\u0131yla \u00e7\u00f6z\u00fcmlenmelidir. Bunun i\u00e7in \u00f6ncelikle daval\u0131n\u0131n davac\u0131ya kar\u015f\u0131 hangi oranda yerine getirmi\u015f oldu\u011funun belirlenmesi gerekir. Daval\u0131n\u0131n \u00a0yapm\u0131\u015f oldu\u011fu b\u00f6l\u00fcmler davac\u0131n\u0131n kullanamayaca\u011f\u0131 ve nisfet kaidelerine g\u00f6re kabul\u00fc icbar edemeyece\u011fi derecede kusurlu veya mukavele \u015fartlar\u0131na ayk\u0131r\u0131 de\u011filse veya ayk\u0131r\u0131l\u0131k kabulden \u00e7ekinmeyi hakl\u0131 k\u0131lacak derecede \u00f6nemli olsa bile davac\u0131n\u0131n arsas\u0131 \u00fczerine yap\u0131lm\u0131\u015f bir bina s\u00f6z konusu oldu\u011fundan yap\u0131lm\u0131\u015f bir in\u015faat\u0131n refi ve kal &#8216;i a\u015f\u0131r\u0131 zarara neden olacaksa s\u00f6zle\u015fmenin feshi yerine davac\u0131ya verilecek dairelerin kar\u015f\u0131l\u0131\u011f\u0131n\u0131 te\u015fkil eden bedelin indirilmesi gerekir. Ancak, yap\u0131lacak in\u015faat t\u00fcr\u00fc, miktar\u0131 ve de\u011feri itibariyle kald\u0131r\u0131lmas\u0131 daval\u0131ya a\u015f\u0131r\u0131 bir zarar vermeyecekse s\u00f6zle\u015fmenin feshi gerekir. &#8220;. (Bkz. YKD. 1977, sh. 393).<br \/>\n<\/em><\/p>\n<h4><span style=\"color: #800000;\">2.2.4.2\u00a0\u00a0S\u00f6zle\u015fmeden D\u00f6nme Hakk\u0131n\u0131n Kullan\u0131m \u015eekli ve Zaman\u0131<\/span><\/h4>\n<p>D\u00f6nme, irade bildirimi oldu\u011fundan arsasahibi, konu\u015fma veya yazma ara\u00e7lar\u0131 kullanarak m\u00fcteahhide durumu bildirecektir. \u0130radenin d\u0131\u015f d\u00fcnyaya a\u00e7\u0131klanma bi\u00e7imi konusunda TBK&#8217;da \u00f6zel bir d\u00fczenlemeye yani \u015fekle rastlanmamaktad\u0131r. Dolay\u0131s\u0131yla bor\u00e7lar hukukundaki ana ilke &#8220;<em>\u015fekil<\/em><em>serbestisi&#8221;\u00a0<\/em>burada da uygulanacak ve arsa sahibi herhangi bir \u015fekle ba\u011fl\u0131 olmadan d\u00f6nme iradesini m\u00fcteahhide ula\u015ft\u0131rabilecektir.<\/p>\n<p>Ayr\u0131ca, arsa sahibi d\u00f6nme bildirimini kendi a\u00e7t\u0131\u011f\u0131 davada belirtebilece\u011fi gibi, m\u00fcteahhidin a\u00e7t\u0131\u011f\u0131 davada itiraz yoluyla da bildirebilir Bu nedenle kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131n kullan\u0131labilmesi i\u00e7in arsa sahibinin ayr\u0131 bir dava a\u00e7mas\u0131na gerek olmay\u0131p, tek tarafl\u0131 varmas\u0131 gerekli irade beyan\u0131 yeterlidir.\u00a0Arsa sahibinin s\u00f6zle\u015fmeden d\u00f6nme konusundaki iradesini bildirdikten sonra art\u0131k bu beyan tek tarafl\u0131 olarak geri al\u0131namaz. Ancak d\u00f6nme bildirimine ra\u011fmen taraflar\u0131n anla\u015farak s\u00f6zle\u015fmeyi eski i\u00e7eri\u011fiyle canland\u0131rmalar\u0131 m\u00fcmk\u00fcnd\u00fcr. Bu durumda canland\u0131r\u0131lan s\u00f6zle\u015fme yeni bir s\u00f6zle\u015fme de\u011fil d\u00f6nme ile sona erdirilendir.<\/p>\n<p>Teslim edilen in\u015faat\u0131n ay\u0131pl\u0131 olmas\u0131 ve di\u011fer ko\u015fullar\u0131n ger\u00e7ekle\u015fmesi halinde arsa sahibinin s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131 bulunmaktad\u0131r. Ancak, bu hakk\u0131n kullan\u0131lmas\u0131n\u0131n zaman bak\u0131m\u0131ndan s\u0131n\u0131rlar\u0131 bulunmaktad\u0131r. Bu konuda TBK&#8217;n\u0131n478. Maddesi h\u00fckm\u00fc uygulanacak ve buradaki zamana\u015f\u0131m\u0131 s\u00fcresi i\u00e7inde d\u00f6nme hakk\u0131 kullan\u0131labilecektir.<\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin konusu ta\u015f\u0131nmaz oldu\u011fu i\u00e7in, sat\u0131m s\u00f6zle\u015fmesine paralel olarak be\u015f y\u0131ll\u0131k zamana\u015f\u0131m\u0131 s\u00fcresi s\u00f6z konusu olacakt\u0131r (TBK md.244\/3 ve md.478). E\u011fer m\u00fcteahhit in\u015faattaki ay\u0131b\u0131 kasten arsa sahibinden saklam\u0131\u015fsa arsa sahibi 20 y\u0131ll\u0131k s\u00fcre zarf\u0131nda haklar\u0131n\u0131 kullanabilir. (TBK md.146 birlikte TBK md.231 ve TBK md.478).<\/p>\n<p>Yukar\u0131da da belirtti\u011fimiz gibi arsa sahibinin d\u00f6nme hakk\u0131n\u0131 kullanmas\u0131 herhangi bir \u015fekil \u015fart\u0131na ba\u011fl\u0131 de\u011fildir. Ancak arsa sahibi sonradan ispat g\u00fc\u00e7l\u00fc\u011f\u00fc ile kar\u015f\u0131la\u015fmamak i\u00e7in d\u00f6nme beyan\u0131n\u0131 yaz\u0131l\u0131 ya da noterden yapmal\u0131d\u0131r.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">3.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0M\u00fcteahhidin Bor\u00e7lu Temerr\u00fcd\u00fcne D\u00fc\u015fmesi Nedeniyle Arsa Sahibinin S\u00f6zle\u015fmeden D\u00f6nme Hakk\u0131<\/span><\/p>\n<p><span style=\"color: #800000;\">3.1\u00a0\u00a0M\u00fcteahhidin Temerr\u00fcd\u00fcn\u00fcn \u015eartlar\u0131<\/span><\/p>\n<p>TBK&#8217;ya g\u00f6re bor\u00e7lunun temerr\u00fcde d\u00fc\u015febilmesi i\u00e7in \u00f6ncelikle borcun muaccel, yani ifas\u0131n\u0131n talep edilebilir olmas\u0131 gerekir. S\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan in\u015faat\u0131n teslim edilece\u011fi anda (vade) bor\u00e7 muaccel hale gelecektir. Taraflar\u0131n yapt\u0131klar\u0131 kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde in\u015faat\u0131n teslim edilece\u011fi tarih a\u00e7\u0131k\u00e7a belirtilmi\u015fse bu s\u00fcrenin dolmas\u0131yla bor\u00e7 kendili\u011finden muaccel olur.<\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin \u00f6zelli\u011finden kaynaklanan bir halde arsa sahibinin m\u00fcteahhidi in\u015faat\u0131n tesliminden \u00f6nce de temerr\u00fcde d\u00fc\u015f\u00fcrmesi m\u00fcmk\u00fcnd\u00fcr (TBK md.473). \u0130n\u015faat\u0131n kararla\u015ft\u0131r\u0131lan tarihte tesliminin m\u00fcmk\u00fcn olmayaca\u011f\u0131 a\u00e7\u0131k\u00e7a anla\u015f\u0131ld\u0131\u011f\u0131 hallerde m\u00fcteahhit borcun muaccel olmas\u0131ndan \u00f6nce temerr\u00fcde d\u00fc\u015f\u00fcr\u00fclebilir.\u00a0Bu h\u00fck\u00fcmle, kanun dolayl\u0131 olarak, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde m\u00fcteahhidin borcunun, sadece bitmi\u015f bir in\u015faat\u0131 teslim etmek olmad\u0131\u011f\u0131n\u0131, m\u00fcteahhidin ayn\u0131 zamanda in\u015faat\u0131 yapmak\/\u00fcretmek borcu alt\u0131nda da oldu\u011funu g\u00f6stermi\u015ftir. Burada m\u00fcteahhit eser \u00fcretme borcunu ifaya zaman\u0131nda ba\u015flamad\u0131\u011f\u0131 i\u00e7in temerr\u00fcde d\u00fc\u015fmektedir.<\/p>\n<p>Bor\u00e7lunun (m\u00fcteahhidin) temerr\u00fcde d\u00fc\u015f\u00fcr\u00fclebilmesi i\u00e7in ihtar tarihinde ifan\u0131n m\u00fcmk\u00fcn olmas\u0131 gerekir. E\u011fer in\u015faat\u0131n teslim edilece\u011fi anda ifa imkans\u0131zl\u0131\u011f\u0131 s\u00f6zkonusuysa temerr\u00fctten bahsedilemez. Bu durumda TBK&#8217;n\u0131n136. maddesi anlam\u0131nda objektif ifa imkans\u0131zl\u0131\u011f\u0131 ortaya \u00e7\u0131kar ve buna ili\u015fkin h\u00fck\u00fcmler uygulan\u0131r. Buna kar\u015f\u0131l\u0131k, bor\u00e7lu temerr\u00fcde d\u00fc\u015ft\u00fckten sonra ifa imkans\u0131zl\u0131\u011f\u0131 meydana gelirse temerr\u00fct h\u00fck\u00fcmlerinin uygulanmas\u0131na devam edilir.<\/p>\n<p>Bor\u00e7lu temerr\u00fcd\u00fcn\u00fcn temel ko\u015fulu, ifan\u0131n ger\u00e7ekle\u015fmemi\u015f olmas\u0131d\u0131r. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi kural olarak ani edimli bir s\u00f6zle\u015fme oldu\u011fundan ifa, tamamlanan in\u015faat\u0131n zaman\u0131nda arsa sahibine teslimiyle ger\u00e7ekle\u015fir. Burada dikkat edilmesi gereken di\u011fer bir konu, in\u015faat\u0131n tamamlanmadan arsa sahibine teslim edilmi\u015f olmas\u0131n\u0131n, ifa anlam\u0131na gelmeyece\u011fidir. Fakat arsa sahibi, in\u015faat\u0131 bu haliyle kabul ederse, ifa ger\u00e7ekle\u015fmi\u015f olur. Ayr\u0131ca in\u015faat\u0131n teslim edilmesiyle, arsa sahibi taraf\u0131ndan kabul edilmesi,birbirinden farkl\u0131 kavramlard\u0131r. \u00c7o\u011fu zaman in\u015faat teslim edildikten sonra arsa sahibi taraf\u0131ndan kabul edilir. Teslim edilen in\u015faat\u0131n sonradan ay\u0131pl\u0131 \u00e7\u0131kmas\u0131 ve kabul edilmemesi halinde ay\u0131ba kar\u015f\u0131 sorumluluk h\u00fck\u00fcmleri s\u00f6z konusu olur. Dolay\u0131s\u0131yla bu durumda borcun hi\u00e7 ifa edilmemesi de\u011fil, ay\u0131pl\u0131 ifa edilmesi ortaya \u00e7\u0131kar. Arsa sahibi de bor\u00e7lu temerr\u00fcd\u00fcne ili\u015fkin h\u00fck\u00fcmlere de\u011fil, ay\u0131ba kar\u015f\u0131 sorumluluktan do\u011fan haklar\u0131na dayan\u0131r.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn32\" name=\"_ftnref32\"><\/a><\/p>\n<p>M\u00fcteahhit in\u015faat\u0131 zaman\u0131nda, sahip oldu\u011fu bir def\u2019iye dayanarak teslim etmemi\u015fse temerr\u00fcde d\u00fc\u015fmez. Mesela, teslimden \u00f6nce \u00f6denece\u011fi s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lm\u0131\u015f olmas\u0131na ra\u011fmen \u00fccret \u00f6denmemi\u015fse, m\u00fcteahhit \u00f6demezlik def\u2019ini ileri s\u00fcrerek temerr\u00fcde d\u00fc\u015fmeksizin vadesi gelmi\u015f mal\u0131 teslim etmeyi reddedebilir. Bu noktada TBK&#8217;n\u0131n479. maddesinin 1. f\u0131kras\u0131 h\u00fckm\u00fc g\u00f6z ard\u0131 edilmemelidir.<\/p>\n<p>M\u00fcteahhidin temerr\u00fcde d\u00fc\u015fmesini engelleyen bir di\u011fer durum ise, arsa sahibinin ifay\u0131 engellemesidir. Bu durumda m\u00fcteahhit temerr\u00fcde d\u00fc\u015fmeyece\u011fi gibi, tersine alacakl\u0131 temerr\u00fcd\u00fc ortaya \u00e7\u0131kar. Arsa sahibinin ifay\u0131 engellemesi genellikle iki \u015fekilde ortaya \u00e7\u0131kar. Bunlardan ilki, teslimin ger\u00e7ekle\u015fmesi i\u00e7in arsa sahibinin kat\u0131lmas\u0131n\u0131n gerekti\u011fi hallerde bunlardan ka\u00e7\u0131nmas\u0131d\u0131r. Arsa sahibinin ifay\u0131 engellemesiyle ilgili di\u011fer bir hal ise, m\u00fcteahhidin arsa sahibinin davran\u0131\u015flar\u0131 nedeniyle in\u015faat \u00e7al\u0131\u015fmalar\u0131na ba\u015flayamamas\u0131, ge\u00e7 ba\u015flamas\u0131 veya s\u0131k s\u0131k durmak zorunda kalmas\u0131d\u0131r. Dolay\u0131s\u0131yla bu durumlarda da m\u00fcteahhidin temerr\u00fcde d\u00fc\u015fmesi s\u00f6z konusu olmaz.<\/p>\n<p>\u0130htar, borcun ifa edilmesi i\u00e7in alacakl\u0131 taraf\u0131ndan bor\u00e7luya yap\u0131lan son \u00e7a\u011fr\u0131d\u0131r.\u00a0Ger\u00e7ekten de alaca\u011f\u0131n muaccel hale gelmesiyle bor\u00e7lu kendili\u011finden temerr\u00fct duruma d\u00fc\u015fmez. Bor\u00e7lunun temerr\u00fct halinin ger\u00e7ekle\u015fmesi i\u00e7in, bunun yan\u0131nda alacakl\u0131n\u0131n ifay\u0131 talep etmesi ve edimi kabule haz\u0131r oldu\u011funu bildirmesi gerekmektedir. \u0130htar\u0131n amac\u0131, a\u011f\u0131r sonu\u00e7lar i\u00e7eren temerr\u00fct durumu ger\u00e7ekle\u015fmeden, alacakl\u0131n\u0131n bor\u00e7luyu son bir kez uyarmas\u0131d\u0131r.<\/p>\n<p>Ancak, alacakl\u0131 taraf\u0131ndan yap\u0131lan bir irade a\u00e7\u0131klamas\u0131n\u0131n ihtar olarak kabul edilebilmesi i\u00e7in, bu a\u00e7\u0131klamada mutlaka\u00a0<em>ihtar\u00a0<\/em>s\u00f6zc\u00fc\u011f\u00fcn\u00fcn kullan\u0131lmas\u0131na gerek yoktur. Bu niteli\u011fiyle ihtar, alacakl\u0131n\u0131n bir kural koyma yetkisidir. Zira, yap\u0131lan ihtarla alacakl\u0131 bir edim y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc kural\u0131 koyar ve edimin bor\u00e7lu taraf\u0131ndan yerine getirilmemesi, konulan kural\u0131n ihlali ve dolay\u0131s\u0131yla bor\u00e7lunun temerr\u00fcd\u00fc sonucunu do\u011furur.<\/p>\n<p>\u0130htar, alacakl\u0131 ya da yetkili temsilcisi taraf\u0131ndan yap\u0131l\u0131r. \u0130htar, teknik olarak hukuki i\u015flem de\u011fil, hukuki i\u015flem benzeri bir irade a\u00e7\u0131klamas\u0131 olarak tan\u0131mlanabilmektedir. \u0130htar\u0131n hukuki sonu\u00e7lar\u0131n\u0131 do\u011furabilmesi i\u00e7in, bor\u00e7lu veya yetkili temsilcisinin hukuk alan\u0131na ula\u015fm\u0131\u015f olmas\u0131 gerekir. Bu anlamda ihtar, varmas\u0131 gerekli bir irade a\u00e7\u0131klamas\u0131 oldu\u011fundan, etkisini bor\u00e7lunun hakimiyet alan\u0131na ula\u015ft\u0131\u011f\u0131 anda meydana getirir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn35\" name=\"_ftnref35\"><\/a><\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde m\u00fcteahhidin temerr\u00fcde d\u00fc\u015fmesi halinde arsa sahibi hemen temerr\u00fctten do\u011fan haklar\u0131n\u0131n tamam\u0131n\u0131 kullanamaz. Bu haklar\u0131n tamam\u0131n\u0131n, yani d\u00f6nme hakk\u0131n\u0131n da kullan\u0131labilmesi i\u00e7in, TBK&#8217;n\u0131n 123 maddesinin 1. f\u0131kras\u0131 uyar\u0131nca, \u00f6nce m\u00fcteahhide aynen ifa i\u00e7in uygun bir s\u00fcre verilmeli ve bu zaman zarf\u0131nda m\u00fcteahhit i\u015fi bitirmemi\u015f olmal\u0131d\u0131r. Aksi takdirde arsa sahibi sadece aynen ifay\u0131 talep edebilir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn36\" name=\"_ftnref36\"><\/a><\/p>\n<p>Arsa sahibinin s\u00fcre vermesi, geciken ifan\u0131n belli bir zaman i\u00e7inde yap\u0131lmas\u0131n\u0131 istedi\u011fi anlam\u0131na gelir. Bu beyan temerr\u00fct ihtar\u0131yla birlikte yap\u0131labilir.\u00a0M\u00fcteahhide verilecek s\u00fcrenin, somut olay\u0131n \u00f6zelliklerine g\u00f6re ve iyi niyet kurallar\u0131 \u00e7er\u00e7evesinde tespit edilmesi gerekmektedir. E\u011fer s\u00f6zle\u015fme konusu in\u015faat hen\u00fcz tamamlanmam\u0131\u015fsa, verilecek s\u00fcre kural olarak kalan i\u015flerin tamamlanmas\u0131 i\u00e7in makul bir s\u00fcre olmal\u0131d\u0131r. Verilen s\u00fcre, arsa sahibi taraf\u0131ndan \u00e7ok k\u0131sa tayin edilmi\u015fse, m\u00fcteahhit verilen s\u00fcrenin yetersiz oldu\u011funu, protesto etmi\u015f olmak \u015fart\u0131yla, s\u00fcreyi objektif \u00f6l\u00e7\u00fclere g\u00f6re uygun say\u0131lacak kadar uzun kullanabilir.<\/p>\n<p>Baz\u0131 hallerde arsa sahibinin (alacakl\u0131n\u0131n) m\u00fcteahhide (bor\u00e7luya) s\u00fcre vermesine gerek yoktur (TBK md.124). Bu durumda, arsa sahibi bor\u00e7lu temerr\u00fcd\u00fcnden do\u011fan t\u00fcm haklar\u0131 ayr\u0131 bir s\u00fcre vermeksizin kullanabilecektir. Bu kapsamda \u00f6ncelikle, bor\u00e7lunun hal ve durumundan s\u00fcre vermenin yarars\u0131z olaca\u011f\u0131n\u0131n anla\u015f\u0131lmas\u0131 yer al\u0131r (TBK md.124\/1). S\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan ifa zaman\u0131n\u0131n gelmesine ra\u011fmen, m\u00fcteahhit hala \u00e7al\u0131\u015fmalara ba\u015flamam\u0131\u015fsa veya faaliyetleri \u00e7ok geri a\u015famadaysa arsa sahibi s\u00fcre vermeksizin se\u00e7imlik haklara ba\u015fvurabilir. Bu durumda arsa sahibi, temerr\u00fct ihtar\u0131ndan hemen sonra derhal ifadan vazge\u00e7ip s\u00f6zle\u015fmeden d\u00f6nebilecektir.<\/p>\n<p><span style=\"color: #800000;\">3.2\u00a0\u00a0Arsa Sahibinin M\u00fcteahhidin Temerr\u00fcd\u00fcnden Do\u011fan Se\u00e7imlik Haklar\u0131<\/span><\/p>\n<p>M\u00fcteahhit ve arsa sahibi aras\u0131nda yap\u0131lan bir\u00e7ok kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde, in\u015faat\u0131n ba\u015flang\u0131\u00e7 ve biti\u015f tarihleri, kesin bir takvim g\u00fcn\u00fc olarak ya da belirli bir s\u00fcre aral\u0131\u011f\u0131 olarak belirlenir. Taraflar aras\u0131nda kararla\u015ft\u0131r\u0131lm\u0131\u015f ve s\u00f6zle\u015fmeyle imza alt\u0131na al\u0131nm\u0131\u015f bu tarihin gelmesi ya da bu tarihin gelmesine \u00e7ok az bir s\u00fcrenin kalmas\u0131na ra\u011fmen m\u00fcteahhidin in\u015faata ba\u015flamamas\u0131 veya teslim etmesi gereken s\u00fcrede in\u015faat\u0131 bitiremeyece\u011fine kanaat getirilmesi durumlar\u0131 s\u00f6z konusu olabilir. Bu durumlarda arsa sahibi, m\u00fcteahhide se\u00e7imlik hakk\u0131n\u0131 bildiren bir ihtar g\u00f6ndererek veya m\u00fcteahhide dava a\u00e7arak m\u00fcteahhitten talepte bulunma hakk\u0131na sahiptir. \u015eayet bahse konu olan gecikme m\u00fcteahhit kaynakl\u0131 de\u011fil ise, m\u00fcteahhit gecikmenin arsa sahibi, belediye veya idari makamlardan kaynakland\u0131\u011f\u0131n\u0131 veya deprem, sava\u015f gibi m\u00fccbir sebepler nedeniyle kesin vadenin uzad\u0131\u011f\u0131n\u0131 belirtebilir. Arsa sahibi taraf\u0131ndan a\u00e7\u0131lan davada, m\u00fcteahhidin kusurundan kaynaklanmayan sebeplerden \u00f6t\u00fcr\u00fc in\u015faat s\u00fcresi uzam\u0131\u015fsa bu s\u00fcre \u2018Ek S\u00fcre\u2019 olarak adland\u0131r\u0131l\u0131r ve temerr\u00fct tarihi de a\u00e7\u0131lan davan\u0131n taraflar\u0131nca ortaya at\u0131lan iddialara g\u00f6re belirlenir.<\/p>\n<p>Alacakl\u0131n\u0131n ihtar\u0131 ile muaccel bir borcun bor\u00e7lusunun temerr\u00fcde d\u00fc\u015fece\u011fi, T\u00fcrk Bor\u00e7lar Kanununun 117. maddesinde yer almaktad\u0131r. Bu maddeye g\u00f6re, bor\u00e7lunun temerr\u00fcde d\u00fc\u015fmesi i\u00e7in bahse konu borcun muaccel olmas\u0131 ve ihtar \u015fart\u0131 aranmaktad\u0131r. Bunlar\u0131n yan\u0131nda borcun ifas\u0131n\u0131n m\u00fcmk\u00fcn olmas\u0131 gerekmekte ve alacakl\u0131n\u0131n ifay\u0131 kabule haz\u0131r olmas\u0131 \u015fart\u0131 da aranmaktad\u0131r.<\/p>\n<p>T\u00fcrk Bor\u00e7lar Kanunu\u2019nun 117\/2 maddesince s\u00f6zle\u015fmede vadenin belirli bir g\u00fcn olarak kararla\u015ft\u0131r\u0131lm\u0131\u015f olmas\u0131; taraflardan birine ifa g\u00fcn\u00fcn\u00fc bir ihbarla tayin hakk\u0131 tan\u0131nm\u0131\u015fsa, ihbar\u0131n usul\u00fcne uygun yap\u0131lmas\u0131; d\u00fcr\u00fcstl\u00fck kural\u0131na g\u00f6re ihtar yap\u0131lmas\u0131na gerek bulunmamas\u0131; kanunda ihtar \u015fart\u0131 aranmadan temerr\u00fcd\u00fcn ger\u00e7ekle\u015fece\u011fi belirtilmesi (\u00d6r.TTK m 407\/1, m 141, TBK m 508\/2) durumlar\u0131nda ihtara gerek yoktur.<\/p>\n<p>Bu se\u00e7imlik haklar; aynen ifa talebi, aynen ifadan vazge\u00e7erek m\u00fcspet zarar ve s\u00f6zle\u015fmeden d\u00f6nme talebi veya s\u00f6zle\u015fmenin feshi istemidir. Bunun yan\u0131 s\u0131ra se\u00e7imlik haklardan biri olan s\u00f6zle\u015fmeden d\u00f6nme talebi ile birlikte menfi zarar ve cezai \u015fart istenebilir. Fakat cezai \u015fart i\u00e7in taraflar\u0131n imza alt\u0131na ald\u0131\u011f\u0131 s\u00f6zle\u015fmede, d\u00f6nme halinde \u00f6denecek cezan\u0131n kararla\u015ft\u0131r\u0131lm\u0131\u015f olmas\u0131 gerekmektedir.<\/p>\n<p>Bir di\u011fer se\u00e7imlik hak olan s\u00f6zle\u015fmenin feshi istemi ile birlikte arsa sahibi her t\u00fcrl\u00fc zarar ve ziyan\u0131n\u0131 talep etme hakk\u0131na da sahiptir. S\u00f6zle\u015fmenin feshi isteminde taraflar aras\u0131ndaki bor\u00e7 ili\u015fkisi ileriye etkili olarak ortadan kald\u0131r\u0131lm\u0131\u015f olur. Bu nedenden dolay\u0131 s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lm\u0131\u015f olan fesih beyan\u0131ndan \u00f6nceki bir tarihteki bor\u00e7 ihlali kaynakl\u0131 cezai \u015fart da talep edilebilecektir.<\/p>\n<p>Arsa sahibi i\u00e7in m\u00fcspet zarar\u0131n tazmini ve s\u00f6zle\u015fmeden d\u00f6n\u00fclmesi gibi se\u00e7imlik haklar\u0131n kullan\u0131labilmesi a\u00e7\u0131s\u0131ndan temerr\u00fct tarihinin belirlenmesi \u00e7ok \u00f6nemlidir. \u00c7\u00fcnk\u00fc s\u00f6z konusu se\u00e7imlik haklar, m\u00fcteahhidin zaman\u0131nda in\u015faata ba\u015flamama veya in\u015faat\u0131 belirlenen s\u00fcrede bitirememe kusurlar\u0131ndan dolay\u0131 temerr\u00fcde d\u00fc\u015fme tarihinden hemen sonra kullan\u0131lmal\u0131d\u0131r.<\/p>\n<p>\u015eayet bu se\u00e7imlik haklar temerr\u00fcde d\u00fc\u015fme tarihinden hemen sonra kullan\u0131lmazsa,arsa sahibinin hukuki olarak aynen ifaya dair sonu\u00e7lar\u0131 talep etti\u011fi anlam\u0131na gelmi\u015f olacakt\u0131r.<\/p>\n<p><em>\u201cTaraflar aras\u0131ndaki s\u00f6zle\u015fmede teslim tarihi olarak 1992 y\u0131l\u0131 Haziran ay\u0131 sonu kararla\u015ft\u0131r\u0131lm\u0131\u015ft\u0131r. Bu tarihte teslim olmay\u0131nca, 23.11.1992 tarihinde davac\u0131lar, daval\u0131 y\u00fckleniciye \u00e7ektikleri ihtarname ile 30 g\u00fcnl\u00fck s\u00fcre vererek s\u00f6zle\u015fmenin yerine getirilmesini istemi\u015flerdir. Daval\u0131 23.11.1992 tarihli ihtarnamenin tebli\u011fi ve 30 g\u00fcnl\u00fck s\u00fcrenin dolmas\u0131yla temerr\u00fcde d\u00fc\u015fm\u00fc\u015ft\u00fcr. BK m 106\/2 gere\u011fince aktin feshinin derhal bildirilmesi gerekir. Dava ise 10.03.1994 tarihinde a\u00e7\u0131lm\u0131\u015ft\u0131r. Dava tarihine kadar uzun s\u00fcre bekledikten ve yeniden s\u00fcre verilmeden aktin feshini istemek yasaya ayk\u0131r\u0131d\u0131r ve hukuki sonu\u00e7 do\u011furmaz.\u201d, Y. 15. HD. 14.11.1995, 4919\/6486<\/em><\/p>\n<h4><span style=\"color: #800000;\">3.2.1.1\u00a0\u00a0\u0130\u015fverenin Aynen \u0130fa Talep Etme Hakk\u0131<\/span><\/h4>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin taraflar\u0131ndan biri olan m\u00fcteahhit in\u015faata zaman\u0131nda ba\u015flama, belirlenen zamanda bitirme ve teslim etme borcunda temerr\u00fcde d\u00fc\u015ferse, s\u00f6zle\u015fmenin taraflar\u0131ndan bir di\u011feri olan arsa sahibi, se\u00e7imlik haklar\u0131ndan olanaynen ifa ya da gecikme tazminat\u0131n\u0131, m\u00fcteahhide ayr\u0131ca uygun bir s\u00fcre verilmeden talep edebilecektir. Bunun yan\u0131 s\u0131ra, \u015fayet arsa sahibi m\u00fcteahhide uygun bir s\u00fcre verse bile bu s\u00fcrenin sonunda aynen ifa talebinden vazge\u00e7ti\u011fini derhal bildirmezse, karine olarak arsasahibinin halen gecikmi\u015f ifa talep etti\u011fi kabul edilmelidir.<\/p>\n<p>Yarg\u0131tay 15.HD.14.9.1992, 1992\/3517E. 1992\/3953K. Say\u0131l\u0131 karar\u0131<em>: \u201cNe var ki, dava d\u0131\u015f\u0131 arsa sahibi, davac\u0131ya sat\u0131lan \u00f6nce 1.10.1989 g\u00fcnl\u00fc teslim belgesi ile \u00fc\u00e7 daireyi teslim ald\u0131\u011f\u0131n\u0131 kabul etti\u011fine g\u00f6re, teslim al\u0131nan bu \u00fc\u00e7 dairenin davac\u0131ya sat\u0131lan daireyi de kapsay\u0131p kapsamad\u0131\u011f\u0131n\u0131n ara\u015ft\u0131r\u0131lmas\u0131 gerekir. Dava konusu daire davac\u0131ya sat\u0131\u015ftan \u00f6nce teslim al\u0131n\u0131p daval\u0131 y\u00fcklenici ibra edilmi\u015fse art\u0131k halefiyete dayan\u0131lamaz ve davac\u0131 davas\u0131n\u0131 bu halde arsa sahibine y\u00f6neltebilir\u201d.\u00a0<\/em>Yine, Yarg\u0131tay 15. HD. 06.10.1987 tarih ve 1987\/4375 E. ve 1987\/3437K. Say\u0131l\u0131 karar\u0131nda<em>: \u201c\u0130n\u015faat s\u00fcresi 3 ayla s\u0131n\u0131rland\u0131r\u0131lm\u0131\u015f olmakla taraflardan birinin bor\u00e7lu temerr\u00fcd\u00fcne d\u00fc\u015fmesi durumunda, di\u011fer taraf BK m. 106&#8217;da yer alan se\u00e7imlik haklardan birini ayni \u00f6l\u00e7\u00fcler i\u00e7inde kullanmal\u0131d\u0131r\u201d\u00a0<\/em>\u015feklindedir<em>.<\/em><\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri haz\u0131rlan\u0131rken genellikle m\u00fcteahhidin i\u015fi geciktirdi\u011fi her g\u00fcn i\u00e7in belirli bir cezai \u015fart \u00f6demesi ile ilgili madde s\u00f6zle\u015fmeye eklenmektedir. Bu maddenin s\u00f6zle\u015fmede yer almas\u0131 sayesinde, arsa sahibinin zarar\u0131n\u0131 ispat y\u00fck\u00fc olmadan bahse konu cezai \u015fart\u0131n m\u00fcteahhit taraf\u0131ndan \u00f6denmesini talep etme hakk\u0131 bulunmaktad\u0131r. Bununla birlikte, s\u00f6zle\u015fmede aksine h\u00fck\u00fcm yer almad\u0131k\u00e7a m\u00fcteahhidi temerr\u00fcde d\u00fc\u015f\u00fcrmek i\u00e7in gerekli olan ihtar yap\u0131lmasa dahi, s\u00f6zle\u015fmede belirlenmi\u015f teslim g\u00fcn\u00fcn\u00fcn ge\u00e7irilmesiyle birlikte m\u00fcteahhide ait ceza i\u015flemeye ba\u015flar. Buna ra\u011fmen, \u015fayet s\u00f6zle\u015fmede aksi kararla\u015ft\u0131r\u0131lmam\u0131\u015f ise m\u00fcteahhit s\u00f6z konusu gecikmede kendi kusuru olmad\u0131\u011f\u0131n\u0131, dolay\u0131s\u0131yla da gecikmenin kendisine isnat edilemeyece\u011fini kan\u0131tlayabiliyorsa s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lm\u0131\u015f olan cezai \u015fart\u0131 \u00f6deme m\u00fckellefiyeti ortadan kalkm\u0131\u015f olur.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn42\" name=\"_ftnref42\"><\/a><\/p>\n<p>Bor\u00e7lar Kanunu\u2019nun 159\/2 maddesi uyar\u0131nca, arsa sahibi s\u00f6zle\u015fmede belirtilmi\u015f olan cezai \u015fart\u0131 a\u015fan bir zarara u\u011fram\u0131\u015fsa, ortaya \u00e7\u0131kan zarar\u0131 ve s\u00f6z konusu gecikmede m\u00fcteahhidin kusurlu oldu\u011funu kan\u0131tlamas\u0131 halinde, zarar\u0131n\u0131n tazminini m\u00fcteahhitten talep etme hakk\u0131na sahiptir. Arsa sahibinin zarar\u0131, cezai \u015fart miktar\u0131n\u0131 a\u015fmamakta ise, bu zarar\u0131n ayriyeten talep edilmesi m\u00fcmk\u00fcn de\u011fildir.<\/p>\n<p><em>\u201c&#8230; Zarar\u0131n cezadan az olmas\u0131 halinde, ceza ile birlikte zarar istenemezse de, ceza miktar\u0131ndan fazla olan zarar\u0131n cezay\u0131 a\u015fan miktar\u0131 talep edilebilir.\u201d Yarg\u0131tay 15.HD. 13.3.1996, 1996\/6740E.<\/em><\/p>\n<p>M\u00fcteahhit, arsa sahibi ile yapm\u0131\u015f oldu\u011fu kat kar\u015f\u0131l\u0131\u011f\u0131 s\u00f6zle\u015fmede yer alan zamanda in\u015faat\u0131 bitirerek arsa sahibine teslim etme hususunda temerr\u00fcde d\u00fc\u015fm\u00fc\u015f olmas\u0131na ra\u011fmen edimini gecikmeli olarak yerine getirebilmi\u015f ise, bunun kar\u015f\u0131l\u0131\u011f\u0131nda arsa sahibi de kendi edimi olan arsa paylar\u0131n\u0131 m\u00fcteahhide devretme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc yerine getirmek zorundad\u0131r. B\u00f6yle bir durum s\u00f6z konusu oldu\u011funda, m\u00fcteahhidin gecikme nedeniyle sorumlu oldu\u011fu tazminat borcunun ifas\u0131na kadar, T\u00fcrk Bor\u00e7lar Kanunu\u2019nun 97. maddesince arsa sahibinin kendi \u00fczerine d\u00fc\u015fen arsa paylar\u0131n\u0131n devri edimini yerine getirmekten ka\u00e7\u0131nmas\u0131 m\u00fcmk\u00fcnd\u00fcr.<\/p>\n<h4><span style=\"color: #800000;\">3.2.1.2\u00a0\u00a0Aynen \u0130fadan Vazge\u00e7ip M\u00fcspet Zarar\u0131n Tazmini Talebi<\/span><\/h4>\n<p>Arsa sahibi, s\u00f6zle\u015fmede belirlenen s\u00fcre i\u00e7erisinde yap\u0131m\u0131n\u0131 \u00fcstlenmi\u015f oldu\u011fu i\u015fi ya hi\u00e7 yapmam\u0131\u015f ya da bir k\u0131sm\u0131n\u0131 yapabilmi\u015f fakat in\u015faat\u0131 tamamlayamam\u0131\u015f olan m\u00fcteahhidin bu kusurundan dolay\u0131 bor\u00e7lu temerr\u00fcd\u00fcne d\u00fc\u015fmesi sonucu hukuksal olarak se\u00e7imlik haklar elde eder. M\u00fcteahhidi bor\u00e7lu hale gelen arsa sahibi, bu se\u00e7imlik haklardan olan aynen ifa iste\u011finden vazge\u00e7ebilece\u011fi gibi bahse konu gecikme sebebiyle talep edebilece\u011fi sair zarar ve ziyan haklar\u0131ndan da vazge\u00e7erek m\u00fcteahhidin s\u00f6zle\u015fmede yer alan i\u015fi yapmamas\u0131ndan dolay\u0131 u\u011fram\u0131\u015f oldu\u011fu m\u00fcspet zarar\u0131 m\u00fcteahhitten talep edebilme se\u00e7imlik hakk\u0131na da sahiptir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn43\" name=\"_ftnref43\"><\/a><\/p>\n<p>Fakat arsa sahibinin bu se\u00e7imlik haktan faydalanabilmesi i\u00e7in baz\u0131 \u015fartlar\u0131 yerine getirmi\u015f olmas\u0131 gerekmektedir. Bu \u015fartlar; arsa sahibinin m\u00fcteahhide s\u00f6zle\u015fmede yer alan bahse konu in\u015faat\u0131 tamamlayabilmesi i\u00e7in uygun bir s\u00fcre vermesi ve verilen bu s\u00fcre i\u00e7inde de in\u015faat\u0131n m\u00fcteahhit taraf\u0131ndan tamamlanamamas\u0131 gerekmektedir. Ayr\u0131ca verilen uygun s\u00fcreye ra\u011fmen in\u015faat\u0131n tamamlanamam\u0131\u015f olmas\u0131 sebebiyle arsa sahibinin aynen ifadan vazge\u00e7mi\u015f oldu\u011funu ve m\u00fcspet zarar\u0131n tazminini talep etti\u011fini derhal bildirmesi de gerekmektedir.\u00a0Arsa sahibinin bu se\u00e7imlik hakk\u0131n\u0131 kullanmas\u0131 durumunda, m\u00fcteahhitle yapm\u0131\u015f oldu\u011fu kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi kapsam\u0131ndaki, arsa sahibi-m\u00fcteahhit ili\u015fkisi sona ermi\u015f olmaz.<\/p>\n<p>M\u00fcteahhidin hakl\u0131 bir nedeni olmaks\u0131z\u0131n s\u00f6zle\u015fme de belirlenmi\u015f s\u00fcre sona ermi\u015f olmas\u0131na ra\u011fmen in\u015faata hi\u00e7 ba\u015flamam\u0131\u015f olmas\u0131 halinde arsa sahibi aynen ifadan vazge\u00e7erek m\u00fcspet zarar talep edebilir. Arsa sahibinin talep edebilece\u011fi bu m\u00fcspet zarar, m\u00fcteahhide s\u00f6zle\u015fme gere\u011fi yapacak oldu\u011fu in\u015faat i\u00e7in \u00f6denmesi kararla\u015ft\u0131r\u0131lm\u0131\u015f olan bedel ile binan\u0131n in\u015faat hali bitmi\u015f durumdaki rayi\u00e7 de\u011fer aras\u0131ndaki farkt\u0131r. Rayi\u00e7 de\u011fer olarak, arsa sahibinin m\u00fcspet zarar talebini yapt\u0131\u011f\u0131 zamanki bina de\u011feri olarak al\u0131nmal\u0131d\u0131r.<\/p>\n<p>Bir di\u011fer se\u00e7enek ise, s\u00f6zle\u015fme s\u00fcresi i\u00e7inde m\u00fcteahhidin i\u015fe ba\u015flam\u0131\u015f olup, s\u00f6zle\u015fmede belirlenmi\u015f s\u00fcre i\u00e7erisinde hakl\u0131 bir neden olmaks\u0131z\u0131n i\u015fi tamamlayamamas\u0131 sonucu temerr\u00fcde d\u00fc\u015fmesi durumudur. B\u00f6yle bir durum s\u00f6z konusu oldu\u011funda, m\u00fcteahhidin yapmakla y\u00fck\u00fcml\u00fc oldu\u011fu i\u015fin ka\u00e7ta ka\u00e7\u0131n\u0131 bitirdi\u011fi tespit edilerek yap\u0131lmam\u0131\u015f k\u0131sm\u0131n oran\u0131 elde edilir, in\u015faat\u0131n kaim bedelinden yap\u0131lmam\u0131\u015f k\u0131sm\u0131n oran\u0131na kar\u015f\u0131l\u0131k gelen miktar hesaplanarak bu miktar arsa sahibinin m\u00fcspet zarar\u0131 olarak kabul edilir. Arsa sahibinin aynen ifa yerine m\u00fcspet zarar\u0131na h\u00fckmedilmi\u015fse, m\u00fcteahhitten ba\u015fka bir zarar \u2013 ziyan ya da cezai \u015fart talep edilemez.<\/p>\n<h4><span style=\"color: #800000;\">3.2.1.3\u00a0\u00a0Gecikme Tazminat\u0131 ve Kapsam\u0131<\/span><\/h4>\n<p>Gecikme tazminat\u0131 kavram\u0131, Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi\u2019nin zaman\u0131nda ifa edilmemesi durumunda, arsa sahibi konumundaki arsa sahibinin u\u011fram\u0131\u015f olaca\u011f\u0131 zararlar olarak ifade edilmektedir. S\u00f6z konusu s\u00f6zle\u015fmelerin ge\u00e7 ifas\u0131 durumunda, gecikme tazminat\u0131 olarak adland\u0131r\u0131lan olgunun en \u00f6nemli k\u0131sm\u0131n\u0131, m\u00fcteahhit taraf\u0131ndan s\u00f6zle\u015fmede yer alan s\u00fcre i\u00e7erisinde arsa sahibine b\u0131rak\u0131lmas\u0131 gereken ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin teslim edilmesi gereken tarihten, teslim edildi\u011fi tarihe kadar ge\u00e7en s\u00fcre i\u00e7erisinde, arsa sahibinin m\u00fcteahhidin kusuru nedeniyle mahrum kald\u0131\u011f\u0131 kira bedelleri olu\u015fturmaktad\u0131r.<\/p>\n<p>Kira kayb\u0131 belirlenirken, m\u00fcteahhidin arsa sahibine teslim edece\u011fi ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn, tamamland\u0131ktan sonraki hali dikkate al\u0131nmal\u0131d\u0131r. Bunun yan\u0131 s\u0131ra kira kayb\u0131 hesaplan\u0131rken, s\u00f6zle\u015fmede yer alan \u015fekilde; ruhsat ve projeye uygun olarak yap\u0131lm\u0131\u015f ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler dikkate al\u0131nmal\u0131d\u0131r.<\/p>\n<p><em>\u201cYap\u0131n\u0131n &#8220;ka\u00e7ak&#8221;\u00a0 yap\u0131ld\u0131\u011f\u0131ndan kal&#8217;ine karar \u00a0verilen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri i\u00e7in arsa sahibi, in\u015faat\u0131n yasal hale ve yanlar aras\u0131ndaki s\u00f6zle\u015fme h\u00fck\u00fcmlerine uygun duruma getirilmesini isteme hakk\u0131n\u0131n d\u0131\u015f\u0131nda ba\u015fkaca bir hak ileri s\u00fcremez ise de; &#8220;ka\u00e7ak&#8221; olmayan in\u015faat k\u0131s\u0131mlar\u0131 y\u00f6n\u00fcnden Bor\u00e7lar Yasas\u0131n\u0131n 106. Maddesinde kendisine tan\u0131nan se\u00e7imlik haklardan olan &#8220;gecikmi\u015f ifa ile birlikte gecikme tazminat\u0131 isteme&#8221; hakk\u0131n\u0131 kullanabilir ve bu kapsamda y\u00fckleniciden ger\u00e7ekle\u015fmi\u015f ise gecikme-\u00ad<\/em><em>\u2010<\/em><em>kira tazminat\u0131, eksik ve ay\u0131pl\u0131 isler bedeli isteyebilir.\u201d, Y. 15. HD. 7.11.2003, 2273\/5317, YKD, 2004\/6, s. 902 vd.<\/em><\/p>\n<p>\u0130n\u015faat\u0131n tesliminde ger\u00e7ekle\u015fmi\u015f gecikmelerin, m\u00fcteahhit kaynakl\u0131 olmamas\u0131 durumunda, gecikme tazminat\u0131 da bu husus dikkate al\u0131nmak suretiyle hesaplan\u0131r. Her davan\u0131n, a\u00e7\u0131ld\u0131\u011f\u0131 tarihteki \u015fartlar g\u00f6z \u00f6n\u00fcnde bulundurularak karara ba\u011flanaca\u011f\u0131n\u0131 belirten Yarg\u0131tay gerek\u00e7esinden yola \u00e7\u0131karak, davan\u0131n ba\u015flad\u0131\u011f\u0131 tarihten itibaren i\u015fleyecek kira bedellerinin de h\u00fck\u00fcm alt\u0131na al\u0131nmas\u0131 s\u00f6z konusu olmayacakt\u0131r.<\/p>\n<p><em>\u201cDavac\u0131 arsa sahipleri, 12.4.1996 tarihinde a\u00e7t\u0131klar\u0131 i\u015fbu davada; gecikme nedeniyle 7 ayl\u0131k kira kayb\u0131 alaca\u011f\u0131 ile cezai \u015fart\u0131n tahsilini talep etmi\u015flerdir. Mahkemece yap\u0131lan inceleme sonucu, davac\u0131 arsa sahiplerinin 1.7.1997 tarihinden itibaren kira alaca\u011f\u0131na hak kazand\u0131klar\u0131 kabul edilerek, bu tarihten itibaren 7 ayl\u0131k kira alaca\u011f\u0131na h\u00fckmedilmi\u015ftir. Ba\u015fka bir anlat\u0131mla, dava tarihinden sonraki d\u00f6nem i\u00e7in kira alaca\u011f\u0131na h\u00fckmedilmi\u015ftir. Bu durumda, dava tarihi itibariyle hen\u00fcz muaccel olmam\u0131\u015f kira alaca\u011f\u0131n\u0131n reddi yerine, tahsiline karar verilmesi do\u011fru bulunmam\u0131\u015f, karar\u0131n bozulmas\u0131 gerekmi\u015ftir.\u201d, Y. 15. HD. 15.12.1997, 4630\/5375, www.kazanci.com.tr.<\/em><\/p>\n<p>Arsa sahibi, s\u00f6zle\u015fme gere\u011fi kendi pay\u0131na d\u00fc\u015fen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerde tasarruf etmek suretiyle, s\u00f6z konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri m\u00fcteahhitten fiilen teslim al\u0131rsa, kira kayb\u0131n\u0131 talep etme hakk\u0131n\u0131 da kaybetmi\u015f olur. Yani arsa sahibi, kendisine ait ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmde kendisi oturmakta ya da \u00fc\u00e7\u00fcnc\u00fc ki\u015filerden kira almakta ise, m\u00fcteahhitten de kira kayb\u0131 talebinde bulunma hakk\u0131 yoktur.<\/p>\n<p><em>\u201cKural olarak gecikme tazminat\u0131na, ba\u015fka bir anlat\u0131mla gecikmeden do\u011fan kira kayb\u0131na, isin s\u00f6zle\u015fme uyar\u0131nca teslimi gereken tarihten ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin fiilen teslim edildi\u011fi tarihe kadar olan s\u00fcre i\u00e7in h\u00fckmolunur.\u201d, Y. 15. HD. 15.5.2007, 2006\/2917, 3264.<\/em><\/p>\n<p>\u015eayet, arsa sahibi kendine ait ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc fiili olarak teslim alm\u0131\u015fsa ve teslim al\u0131nan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmde m\u00fcteahhit kaynakl\u0131 ay\u0131p ve eksikliklerin bulunuyorsa kira bedelinin normalde olmas\u0131 gerekenden d\u00fc\u015f\u00fck kald\u0131\u011f\u0131n\u0131 ileri s\u00fcrmek suretiyle aradaki fark\u0131 m\u00fcteahhitten talep edilebilir.<\/p>\n<p>M\u00fcteahhit taraf\u0131ndan yap\u0131lan binan\u0131n, yap\u0131 kullanma izninin olmamas\u0131 sebebiyle, \u015fantiye suyu ve elektri\u011fi kullan\u0131m\u0131n\u0131n s\u00f6z konusu oldu\u011fu durumda, kiran\u0131n normalde olmas\u0131 gerekenden daha d\u00fc\u015f\u00fck miktarda belirlenmesi s\u00f6z konusu olaca\u011f\u0131ndan, m\u00fcteahhitten normal kira bedeli ile uygulanan kira bedeli aras\u0131ndaki fark\u0131n talep edilmesi bir \u00f6rnek olarak g\u00f6sterilebilir. Ya da, s\u00f6zle\u015fmede kombili olarak yap\u0131lmas\u0131 \u00f6ng\u00f6r\u00fclen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin, merkezi sistem yap\u0131lmas\u0131ndan dolay\u0131 olu\u015facak kira fark\u0131 m\u00fcteahhitten ayr\u0131ca talep edilebilir.<\/p>\n<p>Arsa sahibi, s\u00f6zle\u015fmede yer alan teslim tarihinden sonra, kendine ait ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn\u00fc \u00fc\u00e7\u00fcnc\u00fc bir ki\u015fiye satm\u0131\u015fsa, gecikme tazminat\u0131 i\u00e7in ancak ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn\u00fc satt\u0131\u011f\u0131 tarihe kadar olan d\u00f6nemden istifade edebilir.<\/p>\n<p><em>\u201cO halde mahkemece yap\u0131lmas\u0131 gereken is; olayda s\u00f6zle\u015fme d\u0131\u015f\u0131 fazla bir i\u015f y\u00fcklenici taraf\u0131ndan yap\u0131lm\u0131\u015f ise, bu fazla i\u015fin yap\u0131lmas\u0131 i\u00e7in gereken s\u00fcre, isin teslim tarihine eklenerek, teslimi gereken tarihin belirlenmesinden, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin hangi tarihte davac\u0131lara fiilen teslim edildi\u011finin tespitinden ve ayr\u0131ca davac\u0131lardan F\u00fcsun\u2019un kendisine d\u00fcsen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerden birini 31.8.2004 tarihinde satt\u0131\u011f\u0131 da g\u00f6z \u00f6n\u00fcnde bulundurularak bu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm y\u00f6n\u00fcnden sat\u0131\u015f tarihine kadar olan s\u00fcre i\u00e7in davan\u0131n kabul\u00fcne karar verilmelidir.\u201d, Y. 15. HD. 15.5.2007, 2006\/2917, 3264, YKD, 2008\/3, s. 480-\u00ad<\/em><em>\u2010<\/em><em>481.<\/em><\/p>\n<p>Fakat arsa sahibi sat\u0131\u015f i\u015flemini, in\u015faat\u0131n kendisine teslim edilmesi gereken tarihten \u00f6nce yapm\u0131\u015fsa, sat\u0131\u015f\u0131 yap\u0131lan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler i\u00e7in gecikme tazminat\u0131 talep edilemez.<\/p>\n<p><em>\u201cDavac\u0131 arsa sahipleri teslim edilmesi gereken tarihten \u00f6nce sat\u0131s\u0131n\u0131 yapt\u0131klar\u0131 daireler i\u00e7in gecikme tazminat\u0131 isteyemezler. Teslim edilmesi gereken tarih ile 30.01.2002 teslim tarihi aras\u0131nda sat\u0131lan daireler i\u00e7in ise ancak teslim edilmesi gereken tarihten sat\u0131\u015f tarihine kadarki d\u00f6nem i\u00e7in gecikme tazminat\u0131 isteyebilirler.\u201d, Y. 15. HD. 26.11.2007, 5385\/7545.<\/em><\/p>\n<p>Gecikme tazminat\u0131n\u0131n belirlenmesi i\u00e7in; \u00f6ncelikli olarak in\u015faat\u0131n arsa sahibine teslim edilmesi gereken tarih bulunur. Bulunan tarih arsa sahibine ait ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn ayl\u0131k kiras\u0131n\u0131n belirlenmesi i\u00e7in ba\u015flang\u0131\u00e7 tarihi olacakt\u0131r. Ba\u015flang\u0131\u00e7 tarihinden itibaren ge\u00e7erli olacak ilk kira tutar\u0131na, her y\u0131l i\u00e7in belirli oranda bir art\u0131r\u0131m uygulan\u0131r. Bu art\u0131r\u0131m, Yarg\u0131tay\u2019\u0131n kira tespit davalar\u0131nda \u00f6ng\u00f6rd\u00fc\u011f\u00fc oranda olmaktad\u0131r. Belirlenen ilk kiraya her y\u0131l art\u0131r\u0131m uygulanmak suretiyle dava tarihine kadarki kira kayb\u0131 hesaplan\u0131r. Bu uygulama, arsa sahibinin teslim tarihini \u00f6ng\u00f6rerek kirac\u0131 bulup, ayn\u0131 tarih itibariyle kendine ait ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri kiraya verebilece\u011fi d\u00fc\u015f\u00fcn\u00fclerek yap\u0131lmaktad\u0131r. Bunun yan\u0131 s\u0131ra arsa sahibi, kirac\u0131s\u0131ndan her y\u0131l kiray\u0131 artt\u0131rmas\u0131n\u0131 isteyebilecek, kirac\u0131n\u0131n bu art\u0131r\u0131m\u0131 yapmamas\u0131 halinde de, kira tespiti i\u00e7in dava a\u00e7mak suretiyle kiran\u0131n belirlenmesini sa\u011flayabilecektir.<\/p>\n<p>Kira bedelinin tespitinde, aradan uzun bir s\u00fcre ge\u00e7mi\u015f olmas\u0131 durumunda baz\u0131 zorluklar ya\u015fanabilmektedir. B\u00f6yle bir durum s\u00f6z konusu oldu\u011funda, son kira bedelinden \u00dcFE endekslerinin kademeli bir \u015fekilde d\u00fc\u015f\u00fcr\u00fclmesi suretiyle ilk d\u00f6neme ait kira bedeline ula\u015f\u0131lm\u0131\u015f olur. Arsa sahibine ait b\u00f6l\u00fcmlerin, s\u00f6zle\u015fme gere\u011fi teslim edilmesi gereken tarihten itibaren, kira i\u015flemeye ba\u015flar.<\/p>\n<p>Bu nedenden dolay\u0131 da kira hesab\u0131 yap\u0131l\u0131rken, dava tarihinden geriye gitmek suretiyle de\u011fil, s\u00f6zle\u015fme gere\u011fi, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin teslim edilmesi \u00f6ng\u00f6r\u00fclen tarihten ileri gidilerek sonuca ula\u015f\u0131l\u0131r.<\/p>\n<p><em>\u201cDaval\u0131-\u00ad<\/em><em>\u2010<\/em><em>K. Davac\u0131 arsa sahibi, 08.07.2002 tarihli ihtar\u0131nda o ana kadar hak kazand\u0131\u011f\u0131 gecikme tazminat\u0131 olan 8.000 dolar\u0131n 30 g\u00fcn i\u00e7inde \u00f6denmesini istemi\u015f ve y\u00fcklenici de 15.07.2002 tarihli cevabi ihtar\u0131nda bu bedeli \u00f6demeyece\u011fini belirtmek suretiyle bu miktar y\u00f6n\u00fcnden 15.07.2002 tarihinde ve a\u015fan miktar y\u00f6n\u00fcnden de, temerr\u00fcde d\u00fc\u015f\u00fcr\u00fcc\u00fc ba\u015fka bir ihtar olmad\u0131\u011f\u0131ndan, kars\u0131 davan\u0131n a\u00e7\u0131ld\u0131\u011f\u0131 22.07.2003 tarihinde temerr\u00fcde d\u00fc\u015fm\u00fc\u015f say\u0131l\u0131r. Dolay\u0131s\u0131yla gecikme tazminat\u0131n\u0131n bu tarihler g\u00f6z \u00f6n\u00fcnde bulundurularak h\u00fckmedilmesi gerekirken, her ay\u0131n bitimini takip eden muacceliyet tarihlerinin temerr\u00fct tarihi olarak kabul\u00fc isabetli g\u00f6r\u00fclmedi\u011fi gibi, yabanc\u0131 para alaca\u011f\u0131na T\u00fcrk Liras\u0131 kar\u015f\u0131l\u0131\u011f\u0131 yasal faiz uygulanmas\u0131 da do\u011fru olmam\u0131\u015ft\u0131r.\u201d, Y. 15. HD. 29.3.2007, 2005\/7569, 2003; Ayn\u0131 do\u011frultuda, Y. 15. HD. 16.3.1989, 2711\/1293<\/em><\/p>\n<h4><span style=\"color: #800000;\">3.2.1.4\u00a0\u00a0\u0130faya Ekli Cezai \u015eart Talebi<\/span><\/h4>\n<p>Borcun ifas\u0131ndan kaynaklanan ihlalin en yayg\u0131n hali olarak; kararla\u015ft\u0131r\u0131lm\u0131\u015f yer ve zamanda ifan\u0131n yap\u0131lmamas\u0131 olarak kar\u015f\u0131m\u0131za \u00e7\u0131kmaktad\u0131r. Bu iki halin yayg\u0131n bir \u015fekilde ihlali nedeni ile konu ile ilgili kanunda bu iki hal a\u00e7\u0131k bir \u015fekilde \u00f6ng\u00f6r\u00fclm\u00fc\u015ft\u00fcr. Bahsedilen iki ihlal d\u0131\u015f\u0131nda kalan t\u00fcm bor\u00e7 ihlali durumlar\u0131 nedeniyle ifaya ba\u011fl\u0131 cezai \u015fart\u0131n kararla\u015ft\u0131r\u0131lmas\u0131 da m\u00fcmk\u00fcn olacakt\u0131r.\u00a0Buna \u00f6rnek olarak, m\u00fcteahhidin ay\u0131pl\u0131 veya eksik teslimi durumunda s\u00f6zle\u015fme gere\u011fi \u00f6denmesi kararla\u015ft\u0131r\u0131lm\u0131\u015f cezai \u015fart verilebilir.<\/p>\n<p>\u0130faya ba\u011fl\u0131 olarak \u00f6denmesi kabul edilen ceza, s\u00f6zle\u015fmeden d\u00f6n\u00fclmemesi ve kabul s\u0131ras\u0131nda bu cezan\u0131n al\u0131nmas\u0131 hakk\u0131 mahfuz tutuldu\u011funun m\u00fcteahhide bildirilmesi \u015fart\u0131yla m\u00fcteahhitten TBK m 179\/2 uyar\u0131nca talep edilebilecektir. \u0130htiraz\u0131 kay\u0131t beyan\u0131 herhangi bir sekle ba\u011fl\u0131 de\u011fildir.<\/p>\n<p><em>\u00a0\u201cBK\u2019 nun 158\/2. maddesi uyar\u0131nca eserin teslimi s\u0131ras\u0131nda ceza isteme hakk\u0131n\u0131 sakl\u0131 tutmayan davac\u0131 cezai \u015fart talep etme hakk\u0131n\u0131 kaybetmi\u015ftir.\u201d, Y. 15. HD. 8.4.2005, 2004\/4535<\/em><\/p>\n<p>\u0130htiraz\u0131 kay\u0131t beyan\u0131n\u0131n yoklu\u011fu, yarg\u0131laman\u0131n her a\u015famas\u0131nda ileri s\u00fcr\u00fclebilece\u011fi gibi h\u00e2kim taraf\u0131ndan da resen dikkate al\u0131n\u0131r. \u00c7\u00fcnk\u00fc ihtiraz\u0131 kay\u0131tta bulunma \u015fart\u0131, kanunla \u00f6ng\u00f6r\u00fclen ve yoklu\u011funda da borcu sona erdiren bir m\u00fcessesedir. Borcu sona erdiren savunma sebebi, \u201citiraz\u201d niteli\u011finde oldu\u011fundan, h\u00e2kimin bunu resen dikkate almas\u0131 gerekir.<\/p>\n<p><em>\u201cEserin s\u00f6zle\u015filen muayyen zamanda teslimini sa\u011flamaya y\u00f6nelik cezai \u015fart BK. nun 158. maddesinin 2. f\u0131kras\u0131 kars\u0131s\u0131nda eserin tesliminden sonra ve yukar\u0131da a\u00e7\u0131klan\u0131n nedenlerle daval\u0131dan istenemeyece\u011fi, teslim s\u0131ras\u0131nda hak sakl\u0131 tutulmad\u0131\u011f\u0131ndan s\u00f6nd\u00fc\u011f\u00fc, bu y\u00f6n\u00fcn de hakim taraf\u0131ndan g\u00f6revden \u00f6t\u00fcr\u00fc (resen) g\u00f6z \u00f6n\u00fcnde tutulmas\u0131 gerekti\u011fi d\u00fc\u015f\u00fcn\u00fclmeden 7.000 liran\u0131n da \u00f6detilmesine karar verilmesi bozmay\u0131 gerektirir.\u201d, Y. 15. HD. 16.6.1975, 2926\/3106;<\/em><\/p>\n<p>Burada \u015fu hususa dikkat edilmelidir. TBK m 179\/2 de \u201c<em>\u2026.ifay\u0131 \u00e7ekincesiz olarak kabul etmi\u015f olmad\u0131k\u00e7a\u2026\u201d<\/em>\u00a0denilmektedir. Buradaki \u201ckabul\u201d kelimesi, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri bak\u0131m\u0131ndan, \u201cteslim\u201d anlam\u0131na gelmez. Teslim alma ile i\u015fin kabul\u00fc kavramlar\u0131n\u0131n birbirinden ayr\u0131lmas\u0131 gerekir. \u0130\u015fin kabul\u00fc (TBK m. 477), m\u00fcteahhidin yapt\u0131\u011f\u0131 in\u015faat\u0131n s\u00f6zle\u015fmeye uygun g\u00f6r\u00fcld\u00fc\u011f\u00fc ve a\u00e7\u0131k ay\u0131p iddias\u0131nda bulunmayaca\u011f\u0131 y\u00f6n\u00fcndeki beyana kar\u015f\u0131l\u0131k gelir. Bu nedenle teslim almada teslimin hukuki sonu\u00e7lar\u0131na y\u00f6nelik bir irade s\u00f6z konusu de\u011fildir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn50\" name=\"_ftnref50\"><\/a><\/p>\n<p>S\u00f6zle\u015fmede, ihtiraz\u0131 kay\u0131t ileri s\u00fcrmeksizin in\u015faat\u0131n kabul edilmesinin, cezai \u015fart\u0131 istemeye engel olmayaca\u011f\u0131 kararla\u015ft\u0131r\u0131labilir. \u00c7\u00fcnk\u00fc TBK m 180\/2 emredici bir h\u00fck\u00fcm de\u011fildir. Aksinin s\u00f6zle\u015fme ile kararla\u015ft\u0131r\u0131lmas\u0131 m\u00fcmk\u00fcnd\u00fcr.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn51\" name=\"_ftnref51\"><\/a><\/p>\n<p>\u0130faya ekli cezai \u015fart\u0131n ifas\u0131na imkan sa\u011flayan durum sonradan ortaya \u00e7\u0131km\u0131\u015fsa, as\u0131l borcun ifas\u0131ndan sonra da cezai \u015fart\u0131n talep edilebilmesi m\u00fcmk\u00fcn olmal\u0131d\u0131r. \u00d6rne\u011fin, ay\u0131pl\u0131 veya eksik teslim nedeniyle cezai \u015fart kararla\u015ft\u0131r\u0131lm\u0131\u015f ve teslimden sonra binada gizli ay\u0131plar ortaya \u00e7\u0131km\u0131\u015f ise, bunlar derhal m\u00fcteahhide bildirilerek, cezai \u015fart\u0131n tahsili istenebilir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn52\" name=\"_ftnref52\"><\/a><\/p>\n<p>S\u00f6zle\u015fmede belli bir gecikme dilimini ge\u00e7memek \u00fczere cezai \u015fart kararla\u015ft\u0131r\u0131lm\u0131\u015fsa, \u201ccezal\u0131 s\u00fcre\u201d niteli\u011findeki bu s\u00fcre boyunca s\u00f6zle\u015fmeden d\u00f6n\u00fclemez. \u0130faya ekli cezai \u015fart\u0131n istenmesi i\u00e7in s\u00f6zle\u015fmeden d\u00f6n\u00fclmemi\u015f olmas\u0131 gerekir.<\/p>\n<p><em>\u201cS\u00f6zle\u015fmenin 9. maddesine g\u00f6re, gecikme halinde her daire i\u00e7in ayl\u0131k 75 DM gecikme cezas\u0131 \u00f6denece\u011fi ve bu cezan\u0131n 6 ay\u0131 ge\u00e7emeyece\u011fi belirtilmi\u015ftir. Bu maddenin anlam\u0131, temerr\u00fctten itibaren 6 ay i\u00e7erisinde s\u00f6zle\u015fmenin feshedilemeyece\u011fidir.\u201d, Y. 15. HD. 28.3.2007, 2006\/7906<\/em><\/p>\n<p>Ancak taraflar s\u00f6zle\u015fmede ifaya ekli cezai \u015fart\u0131n, s\u00f6zle\u015fmeden d\u00f6nme durumunda da istenebilece\u011fini kararla\u015ft\u0131rabilirler.\u00a0S\u00f6zle\u015fmede teslim zaman\u0131 a\u015f\u0131ld\u0131\u011f\u0131nda belli bir s\u00fcre ile ifaya ekli cezai \u015fart\u0131n istenebilece\u011fi ve bu s\u00fcrenin sonunda da s\u00f6zle\u015fmeden d\u00f6n\u00fclebilece\u011fi kararla\u015ft\u0131r\u0131lm\u0131\u015fsa, cezal\u0131 s\u00fcre sonunda hem s\u00f6zle\u015fmeden d\u00f6n\u00fclebilir, hem de bu s\u00fcreyle s\u0131n\u0131rl\u0131 olarak ceza istenebilir.<\/p>\n<p><em>\u201cS\u00f6zle\u015fmede gecikme cezas\u0131 olarak kararla\u015ft\u0131r\u0131lan bedel, akdin ifas\u0131na ba\u011fl\u0131 olup m\u00fcspet zarar kapsam\u0131ndad\u0131r. Kural olarak akdi fesheden taraf\u00e7a istenemez. Ne var ki yanlar\u0131n imzalad\u0131\u011f\u0131 s\u00f6zle\u015fmede; teslim zaman\u0131n\u0131n ge\u00e7mesinden sonra 60 g\u00fcn hitam\u0131nda akdin kendili\u011finden feshedilmi\u015f say\u0131laca\u011f\u0131 kararla\u015ft\u0131r\u0131ld\u0131\u011f\u0131ndan davac\u0131 is sahibinin teslim tarihinden itibaren 60 g\u00fcn ge\u00e7medik\u00e7e akdi feshetme imk\u00e2n\u0131 bulunmamaktad\u0131r. \u00c7\u00fcnk\u00fc daval\u0131n\u0131n temerr\u00fct tarihi akitle teslim tarihinden 60 g\u00fcn sonras\u0131na ba\u011flanm\u0131\u015ft\u0131r. Bu nedenle davac\u0131 is sahibi akdi feshedemeyece\u011fi bu 60 g\u00fcnl\u00fck d\u00f6nem i\u00e7in gecikme tazminat\u0131 olarak kararla\u015ft\u0131r\u0131lan cezai \u015fart\u0131 talep edebilir. Bu durumda mahkemece davac\u0131 is sahibinin fazla \u00f6deme olarak talep etti\u011fi miktar ile 60 g\u00fcnl\u00fck cezai \u015fart toplam\u0131na h\u00fckmedilmesi gerekirken yaz\u0131l\u0131 \u015fekilde h\u00fck\u00fcm kurulmas\u0131 do\u011fru olmam\u0131\u015f karar\u0131n bozulmas\u0131 uygun bulunmu\u015ftur.\u201d, Y. 15. HD. 1.10.2004, 4834\/4802<br \/>\n<\/em><\/p>\n<h4><span style=\"color: #800000;\">3.2.1.5\u00a0\u00a0\u0130\u015fverenin S\u00f6zle\u015fmeden D\u00f6nme Hakk\u0131 ve Menfi Tazminat Talebi<\/span><\/h4>\n<p>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmelerinde, taraflar\u0131n kar\u015f\u0131l\u0131kl\u0131 olarak anla\u015farak s\u00f6zle\u015fmeye ekledi\u011fi ve imza alt\u0131na ald\u0131\u011f\u0131, i\u015fe zaman\u0131nda ba\u015flama ve i\u015fin belirlenen uygun zaman aral\u0131\u011f\u0131 veya tarihte m\u00fcteahhit taraf\u0131ndan bitirilmesi maddesi \u00e7o\u011funlukla yer almaktad\u0131r. Bu maddenin yer ald\u0131\u011f\u0131 bir kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde, m\u00fcteahhit taraf\u0131ndan in\u015faata ge\u00e7 ba\u015flanmas\u0131 sonucu, in\u015faat bitim tarihinin s\u00f6zle\u015fmede belirlenen tarihte bitirilemeyece\u011finin anla\u015f\u0131lmas\u0131 durumunda, arsa sahibi s\u00f6zle\u015fme de belirlenmi\u015f s\u00fcrenin sonunu beklemeden taraflar aras\u0131nda yap\u0131lm\u0131\u015f kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden d\u00f6nme hakk\u0131na sahiptir. Arsa sahibine tan\u0131nm\u0131\u015f olan bu hak, TBK\u2019n\u0131n 473. maddesi h\u00fckm\u00fc ile d\u00fczenlenmi\u015f olup bu h\u00fck\u00fcm \u00e7er\u00e7evesinde;<\/p>\n<p><em>\u201cY\u00fcklenici, i\u015fe zaman\u0131nda ba\u015flamaz veya mukavele \u015fartlar\u0131na muhalif olarak i\u015fi tehir eder yahut arsa sahibinin kusuru olmaks\u0131z\u0131n vaki olan teehh\u00fcr b\u00fct\u00fcn tahminlere Daval\u0131 y\u00fcklenici y\u00fcklenicinin i\u015fi muayyen zamanda bitirmesine imkan vermeyecek derecede olursa arsa sahibi teslim i\u00e7in tayin edilen zaman\u0131 beklemeye mecbur olmaks\u0131z\u0131n akdi feshedebilir.\u201d<\/em><\/p>\n<p>Arsa sahibinin, TBK\u2019n\u0131n 473\/1 maddesi kapsam\u0131nda s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanabilmesi i\u00e7in baz\u0131 \u015fartlar konulmu\u015ftur. Bu \u015fartlara g\u00f6re; \u00f6ncelikle m\u00fcteahhidin i\u015fe zaman\u0131nda ba\u015flamam\u0131\u015f olmas\u0131 gerekmektedir. M\u00fcteahhidin i\u015fe ba\u015flayaca\u011f\u0131 tarih taraflar aras\u0131nda yap\u0131lan s\u00f6zle\u015fmeyle kararla\u015ft\u0131r\u0131lmam\u0131\u015f ise m\u00fcteahhit kendisine gerekli olan bir haz\u0131rl\u0131k s\u00fcrecinin ard\u0131ndan, T\u00fcrk Bor\u00e7lar Kanunu\u2019nun 90. maddesince s\u00f6zle\u015fmenin yap\u0131lmas\u0131n\u0131n hemen sonras\u0131nda s\u00f6zle\u015fmede bahsi ge\u00e7en i\u015fe ba\u015flamak durumundad\u0131r.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn54\" name=\"_ftnref54\"><\/a><\/p>\n<p>TBK\u2019n\u0131n 473\/1 maddesinde d\u00fczenlenmi\u015f olan d\u00f6nme hakk\u0131n\u0131n arsa sahibi taraf\u0131ndan kullan\u0131labilmesi a\u00e7\u0131s\u0131ndan gerekli olan bir \u015fart daha mevcuttur. Bu \u015farta g\u00f6re; m\u00fcteahhit taraf\u0131ndan, s\u00f6zle\u015fme gere\u011fi yap\u0131lmas\u0131 gereken i\u015fin icras\u0131n\u0131n, taraflar aras\u0131nda yap\u0131lm\u0131\u015f olan kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesine ayk\u0131r\u0131 olarak geciktirilmi\u015f olmas\u0131 gerekmektedir. Ayr\u0131ca s\u00f6z konusu gecikmenin de in\u015faat\u0131n kararla\u015ft\u0131r\u0131lm\u0131\u015f olan tarihte tamamlanmas\u0131na, engel olu\u015fturacak seviyede olmas\u0131 \u015fartt\u0131r. Bu kapsama g\u00f6re; m\u00fcteahhidin i\u015fin icras\u0131n\u0131 s\u00f6zle\u015fmeye ayk\u0131r\u0131 bi\u00e7imde geciktirmesi, arsa sahibi ile yapt\u0131\u011f\u0131 s\u00f6zle\u015fmede \u00f6ng\u00f6r\u00fclen i\u015f program\u0131na uygun hareket etmemesi, ara vadeleri ge\u00e7irmesi veya yeterli i\u015f g\u00fcc\u00fc ile ara\u00e7 ve gere\u00e7leri sa\u011flamamas\u0131 halinde s\u00f6z konusu olur.<\/p>\n<p>TBK\u2019n\u0131n 473\/1 maddesince arsa sahibinin m\u00fcteahhit ile yapt\u0131\u011f\u0131 kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden d\u00f6nebilmesi i\u00e7in, gerekli olan son \u015fart; m\u00fcteahhidin, s\u00f6zle\u015fme gere\u011fi belirlenen zamanda ba\u015flayarak, yine belirlenen zamanda bitirmekle bor\u00e7land\u0131\u011f\u0131 i\u015fi geciktirmekte, kendisini hakl\u0131 k\u0131lan bir sebebinin bulunmamas\u0131 gerekmektedir.\u00a0Dolay\u0131s\u0131yla da, m\u00fcteahhidin bu edimini yerine getirmesinin imk\u00e2ns\u0131z hale gelmesi veya m\u00fcteahhidin T\u00fcrk Bor\u00e7lar Kanunu\u2019nun 97 ve 98. maddelerinden yararlanmak suretiyle s\u00f6zle\u015fme gere\u011fi yapmakla y\u00fck\u00fcml\u00fc oldu\u011fu edimi yerine getirmekten ka\u00e7\u0131nmas\u0131 durumlar\u0131nda TBK\u2019n\u0131n 473\/1 maddesinin son \u015fart\u0131 ger\u00e7ekle\u015fmemi\u015f olur ve arsasahibi bu maddeden yararlanarak s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanamaz.<\/p>\n<p>TBK\u2019n\u0131n 473\/1 maddesinin kullan\u0131lmas\u0131 suretiyle, taraflar aras\u0131nda yap\u0131lan kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden d\u00f6n\u00fclebilmesi i\u00e7in, yukar\u0131daki t\u00fcm \u015fartlar\u0131n ayn\u0131 anda sa\u011flanabilmesi gerekmektedir. \u015eayet t\u00fcm \u015fartlar sa\u011flanabiliyorsa, arsa sahibi bahse konu in\u015faat\u0131n, s\u00f6zle\u015fme gere\u011fi teslim tarihini beklemeksizin, taraflar aras\u0131nda imza alt\u0131na al\u0131nm\u0131\u015f kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden d\u00f6nebilir. S\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131n kullan\u0131lmas\u0131 sonucunda, s\u00f6zle\u015fme ge\u00e7mi\u015fe etkili olarak ortadan kalkm\u0131\u015f olur. Ayr\u0131ca, arsa sahibi \u00fccret \u00f6demeyi reddedebilece\u011fi gibi daha \u00f6nce m\u00fcteahhide yapt\u0131\u011f\u0131 \u00f6demelerin de iadesini talep edebilir. \u00d6te yandan da \u015fayet arsa sahibinin TBK\u2019n\u0131n 473\/1 maddesi h\u00fckm\u00fcne dayanarak, taraflar aras\u0131nda imza alt\u0131na al\u0131nm\u0131\u015f kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden d\u00f6nmesinin haks\u0131z olmas\u0131 durumunda ise, arsa sahibi TBK\u2019n\u0131n484. maddesi uyar\u0131nca \u00f6ng\u00f6r\u00fclen tam tazminat\u0131 m\u00fcteahhide \u00f6demek zorundad\u0131r. Yani arsa sahibi, m\u00fcteahhidin m\u00fcspet zarar\u0131n\u0131 tazmin etme zorunlulu\u011funda kalacakt\u0131r.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn57\" name=\"_ftnref57\"><\/a><\/p>\n<h4><span style=\"color: #800000;\">3.2.1.6\u00a0\u00a0\u0130\u015fverenin S\u00f6zle\u015fmenin Feshi ve Tazminat Talebi<\/span><\/h4>\n<p>TBK\u2019n\u0131n 484. maddesi h\u00fckm\u00fcne g\u00f6re;<\/p>\n<p><em>\u201c\u0130\u015f sahibi, eserin tamamlanmas\u0131ndan \u00f6nce yap\u0131lm\u0131\u015f olan k\u0131sm\u0131n kar\u015f\u0131l\u0131\u011f\u0131n\u0131 \u00f6demek ve y\u00fcklenicinin b\u00fct\u00fcn zararlar\u0131n\u0131 gidermek ko\u015fuluyla s\u00f6zle\u015fmeyi feshedebilir.\u201d<\/em><\/p>\n<p>Bu h\u00fck\u00fcm in\u015faat s\u00f6zle\u015fmeleri i\u00e7in ge\u00e7erlidir. TBK\u2019n\u0131n 484. maddesinde yer alan bu h\u00fckme g\u00f6re; m\u00fcteahhidin, taraflar aras\u0131nda yap\u0131lm\u0131\u015f kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde yer alan ko\u015fullar\u0131n, hi\u00e7birine ayk\u0131r\u0131 bir davran\u0131\u015fta bulunmamas\u0131na ra\u011fmen, in\u015faata ba\u015flan\u0131lmas\u0131ndan \u00f6nce ya da in\u015faat\u0131n devam etti\u011fi s\u0131rada, s\u00f6zle\u015fmenin arsa sahibi taraf\u0131ndan sebepsiz ve keyfi olarak feshedilebilmesi m\u00fcmk\u00fcnd\u00fcr.\u00a0Ancak tabii ki bu fesih hakk\u0131, s\u00f6zle\u015fmenin ba\u015flang\u0131\u00e7 tarihinden fesih talebine kadar ge\u00e7en s\u00fcrede yap\u0131lm\u0131\u015f olan k\u0131s\u0131m hari\u00e7, geriye kalan yap\u0131lmam\u0131\u015f k\u0131s\u0131mdan dolay\u0131 do\u011fan zarar ve ziyan\u0131n\u0131n arsa sahibi taraf\u0131ndan, m\u00fcteahhide tamamen \u00f6denmesi ko\u015fuluna ba\u011fl\u0131 olarak ge\u00e7erlilik kazanacakt\u0131r.<\/p>\n<p>TBK\u2019n\u0131n 484. maddesinde ge\u00e7en \u201cb\u00fct\u00fcn zararlar\u0131n\u0131 gidermek\u201d ifadesi, \u201ctam tazminat\u0131\u201d ifade etmektedir. Yani m\u00fcteahhidin, taraflar aras\u0131nda yap\u0131lan kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesini yerine getirdi\u011fi takdirde elde edece\u011fi menfaati kar\u015f\u0131layacak m\u00fcspet zarar\u0131n tazminini ifade eder. Burada bahsedilen m\u00fcspet zarar kavram\u0131na, m\u00fcteahhidin fiili zarar\u0131 ile yoksun kald\u0131\u011f\u0131 kar da d\u00e2hil edilir. S\u00f6z konusu fiili zarar kapsam\u0131 i\u00e7erisinde arsa sahibi, m\u00fcteahhidin s\u00f6zle\u015fmenin ifas\u0131n\u0131 ama\u00e7 g\u00fcderek yapt\u0131\u011f\u0131 t\u00fcm harcamalar\u0131 ve yoksun kald\u0131\u011f\u0131 b\u00fct\u00fcn kar\u0131 tazmin etmelidir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn59\" name=\"_ftnref59\"><\/a><\/p>\n<p>Bu h\u00fck\u00fcm kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi bak\u0131m\u0131ndan d\u00fczenlenmi\u015f olup iki farkl\u0131 g\u00f6r\u00fc\u015fle a\u00e7\u0131klanmaktad\u0131r. Bunlardan ilki bu h\u00fckm\u00fcn; m\u00fcteahhidin kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi gere\u011fi in\u015faat\u0131 bitirmesinin kendisi i\u00e7in bir bor\u00e7 ve sadece arsa sahibi yarar\u0131na ger\u00e7ekle\u015ftirildi\u011fi d\u00fc\u015f\u00fcn\u00fclen bir i\u015f oldu\u011fu, bundan dolay\u0131 da arsa sahibinin diledi\u011fi zaman bu faaliyetin y\u00fcr\u00fct\u00fclmesinden vazge\u00e7mesini m\u00fcmk\u00fcn k\u0131lan bir h\u00fck\u00fcm oldu\u011fu g\u00f6r\u00fc\u015f\u00fcn\u00fc savunur.\u00a0Buna kar\u015f\u0131l\u0131k olarak ortaya at\u0131lan bir di\u011fer g\u00f6r\u00fc\u015f ise; bu h\u00fck\u00fcm, in\u015faat s\u00f6zle\u015fmesinde taraflar aras\u0131ndaki g\u00fcven ili\u015fkisine kanun koyucunun b\u00fcy\u00fck \u00f6nem verdi\u011fi ve \u00f6zellikle arsa sahibinin her ne sebeple olursa olsun art\u0131k g\u00fcven duymad\u0131\u011f\u0131 bir m\u00fcteahhitle aras\u0131ndaki ili\u015fkiyi diledi\u011fi zaman sona erdirebilmesinin gereklili\u011fi olarak a\u00e7\u0131klanmaktad\u0131r.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">4.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Arsa Sahibinin Yakla\u015f\u0131k \u00dccretin \u00c7ok A\u015f\u0131lm\u0131\u015f Olmas\u0131 Nedeniyle S\u00f6zle\u015fmeden D\u00f6nme Hakk\u0131<\/span><\/p>\n<p><span style=\"color: #800000;\">4.1\u00a0\u00a0Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat S\u00f6zle\u015fmesinde Yakla\u015f\u0131k \u00dccret<\/span><\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde arsa sahibinin as\u0131l borcunu, \u00fccret \u00f6deme te\u015fkil eder. (TBKmd.479-480) Taraflar, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde \u00fccreti a\u00e7\u0131k\u00e7a veya g\u00f6t\u00fcr\u00fc olarak tespit edebilecekleri gibi, yakla\u015f\u0131k olarak da belirleyebilirler (TBK md.482).<\/p>\n<p>M\u00fcteahhit, \u00fccretinin \u00f6nceden sabit olarak belirlenmesini, sonradan de\u011fi\u015ftirilemeyecek \u015fekilde ba\u011flayaca\u011f\u0131 nedeniyle tercih etmemektedir. Di\u011fer taraftan arsa sahibinin de, in\u015faat tamamlan\u0131nca \u00f6deyece\u011fi \u00fccreti \u00f6nceden bilmek ve ekonomik durumunu ona g\u00f6re ayarlamak, hatta i\u015fi yapt\u0131r\u0131p yapt\u0131rmayaca\u011f\u0131na karar vermek gibi me\u015fru bir menfaati vard\u0131r. \u00c7at\u0131\u015fan bu menfaatler,\u00fccretin yakla\u015f\u0131k olarak tespiti ile a\u015f\u0131lmaya \u00e7al\u0131\u015f\u0131lm\u0131\u015ft\u0131r.<\/p>\n<p><span style=\"color: #800000;\">4.2\u00a0\u00a0Yakla\u015f\u0131k \u00dccretin \u00c7ok A\u015f\u0131lmas\u0131 Nedeniyle S\u00f6zle\u015fmeden D\u00f6nmenin \u015eartlar\u0131<\/span><\/p>\n<p>TBK&#8217;n\u0131n 482. maddesi h\u00fckm\u00fc,<\/p>\n<p><em>\u201c<\/em><em>Ba\u015flang\u0131\u00e7ta yakla\u015f\u0131k olarak belirlenen bedelin, i\u015f sahibinin kusuru olmaks\u0131z\u0131n a\u015f\u0131r\u0131 \u00f6l\u00e7\u00fcde a\u015f\u0131laca\u011f\u0131 anla\u015f\u0131l\u0131rsa i\u015f sahibi, eser hen\u00fcz tamamlanmadan veya tamamland\u0131ktan sonra s\u00f6zle\u015fmeden d\u00f6nebilir.<\/em><\/p>\n<p><em>Eser, i\u015f sahibinin arsas\u0131 \u00fczerine yap\u0131l\u0131yorsa i\u015f sahibi, bedelden uygun bir miktar\u0131n indirilmesini isteyebilece\u011fi gibi, eser hen\u00fcz tamamlanmam\u0131\u015fsa,\u00a0<\/em><em>m\u00fcteahhidi\u00a0i\u015fe devamdan al\u0131koyarak, tamamlanan k\u0131s\u0131m i\u00e7in hakkaniyete uygun bir bedel \u00f6demek suretiyle s\u00f6zle\u015fmeyi feshedebilir.\u201d\u00a0<\/em>\u015feklindedir.<\/p>\n<p>Kanunun lafz\u0131ndan da anla\u015f\u0131laca\u011f\u0131 gibi, a\u015f\u0131lan k\u0131sm\u0131n fazla olmas\u0131, yani bu fazlal\u0131\u011f\u0131n arsa sahibinin tahamm\u00fcl edemeyece\u011fi oranda ger\u00e7ekle\u015fmesi gerekir. Tahamm\u00fcl s\u0131n\u0131rlar\u0131 belirlenirken, her olay\u0131n somut \u00f6zellikleri ve iyi niyet kurallar\u0131 g\u00f6z \u00f6n\u00fcne al\u0131nmal\u0131d\u0131r.\u00a0Bu konuda kanunda ve mahkeme kararlar\u0131nda somut bir orana rastlanmamaktad\u0131r. Dolay\u0131s\u0131yla yakla\u015f\u0131k \u00fccretin y\u00fczde ka\u00e7 oran\u0131nda a\u015f\u0131lmas\u0131 halinde, bu \u015fart\u0131n ger\u00e7ekle\u015fmi\u015f say\u0131laca\u011f\u0131 sorusu, objektif bir rakamla cevapland\u0131r\u0131lamamaktad\u0131r.\u00a0Doktrinde baz\u0131 yazarlar\u0131n, yakla\u015f\u0131k \u00fccrette a\u015f\u0131rman\u0131n \u00e7ok olup olmad\u0131\u011f\u0131n\u0131 tespit etmek i\u00e7in farazi olarak, &#8220;<em>Arsa\u00a0<\/em><em>sahibi\u00a0<\/em><em>i\u015fin\u00a0<\/em><em>bu \u00fccrete\u00a0<\/em><em>mal olaca\u011f\u0131n\u0131\u00a0<\/em><em>bilseydi yine de\u00a0<\/em><em>i\u015fi yapt\u0131r\u0131r m\u0131yd\u0131?&#8221;\u00a0<\/em>sorusunun sorulmas\u0131 gerekti\u011fini ifade etmi\u015flerdir.<\/p>\n<p>Yakla\u015f\u0131k \u00fccretin a\u015f\u0131r\u0131 \u015fekilde a\u015f\u0131lmas\u0131na ra\u011fmen, m\u00fcteahhit s\u00f6z konusu masraflar\u0131 arsa sahibinden talep etmiyor ve kendisi katlan\u0131yorsa, arsa sahibinin yine de s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131 do\u011fmaz.\u00a0M\u00fcteahhit, yakla\u015f\u0131k \u00fccretin a\u015f\u0131r\u0131 \u015fekilde a\u015f\u0131ld\u0131\u011f\u0131n\u0131 \u00f6\u011frenir \u00f6\u011frenmez bunu derhal arsa sahibine bildirmelidir. Kanunda yer almayan bu y\u00fck\u00fcml\u00fcl\u00fck, m\u00fcteahhidingenel \u00f6zen borcundan \u00e7\u0131kar\u0131lmaktad\u0131r.\u00a0M\u00fcteahhit s\u00f6z konusu bildirimi zaman\u0131nda yapmazsa, arsa sahibinin ge\u00e7 \u00f6\u011frenme nedeniyle do\u011fan zarar\u0131n\u0131 tazmin etmek zorundad\u0131r.<\/p>\n<p>Arsa sahibi, yakla\u015f\u0131k \u00fccretin a\u015f\u0131r\u0131 \u015fekilde a\u015f\u0131lmas\u0131na kendi davran\u0131\u015flar\u0131yla sebebiyet vermi\u015fse, art\u0131k ortaya \u00e7\u0131kan fazla masraflara kendisi katlanmal\u0131d\u0131r. Arsa sahibinin davran\u0131\u015flar\u0131 kusurlu ve kusursuz olarak kendini g\u00f6sterebilir. Hatta arsa sahibi, mevcut planlar\u0131n d\u00fczeltilmesini isteyerek s\u00f6zle\u015fmeden do\u011fan bir hakk\u0131n\u0131 da kullanm\u0131\u015f olabilir. Bu noktada \u00f6nemli olan, m\u00fcteahhidin kendi fiiliyle masraflar\u0131n artmas\u0131na neden olmas\u0131d\u0131r.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn66\" name=\"_ftnref66\"><\/a><\/p>\n<p>Arsa sahibinin masraflar\u0131n artmas\u0131na neden olmas\u0131, genellikle s\u00f6zle\u015fmenin kurulmas\u0131ndan sonra i\u015fin g\u00f6r\u00fclmesi esnas\u0131nda verdi\u011fi talimatlar ve de\u011fi\u015fiklik \u00f6nerileri \u015feklinde ortaya \u00e7\u0131kar. Bunlara \u00f6rnek olarak, arsa sahibinin kararla\u015ft\u0131r\u0131lan malzeme yerine ba\u015fka malzeme kullan\u0131lmas\u0131nda \u0131srar etmesi, yap\u0131lan baz\u0131 yerlerin tekrar yap\u0131lmas\u0131n\u0131 istemesi, projede harcamalar\u0131 art\u0131racak \u015fekilde de\u011fi\u015fiklikler yap\u0131lmas\u0131n\u0131 istemesi say\u0131labilir.<\/p>\n<p>Masraflar\u0131n, \u00f6nceden tahmin edilen miktar\u0131 a\u015f\u0131r\u0131 \u015fekilde a\u015fm\u0131\u015f olmas\u0131, kendisinden kaynaklanmasa bile arsa sahibi, bu art\u0131\u015fa a\u00e7\u0131k ya da z\u0131mni \u015fekilde raz\u0131 olmu\u015fsa, yine d\u00f6nme hakk\u0131n\u0131 kullanamaz. Mesela, masraflar\u0131n artaca\u011f\u0131n\u0131 bildi\u011fi halde yap\u0131lan imalatta de\u011fi\u015fiklikler isteyen arsa sahibinin durumu b\u00f6yledir. Yakla\u015f\u0131k \u00fccretin a\u015f\u0131r\u0131 \u015fekilde a\u015f\u0131lmas\u0131na neden olan masraflar\u0131n, arsa sahibi taraf\u0131ndan tamamen \u00f6denmi\u015f olmas\u0131 halinde, s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131ndan feragat edildi\u011fi kabul edilir.<\/p>\n<p><span style=\"color: #800000;\">4.3\u00a0\u00a0Arsa Sahibinin Arsas\u0131 \u00dczerinde Yap\u0131lan \u0130\u015flerde, \u0130n\u015faat\u0131n Tamamlanmam\u0131\u015f Olmas\u0131 Ko\u015fulu ve Arsa Sahibinin Tazminat \u00d6deme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc<\/span><\/p>\n<p>TBK&#8217;n\u0131n 482. maddesinin 2. f\u0131kras\u0131 h\u00fckm\u00fc \u015fu \u015fekildedir:<\/p>\n<p><em>\u201c<\/em><em>Eser, i\u015f sahibinin arsas\u0131 \u00fczerine yap\u0131l\u0131yorsa i\u015f sahibi, bedelden uygun bir miktar\u0131n indirilmesini isteyebilece\u011fi gibi, eser hen\u00fcz tamamlanmam\u0131\u015fsa, y\u00fckleniciyi i\u015fe devamdan al\u0131koyarak, tamamlanan k\u0131s\u0131m i\u00e7in hakkaniyete uygun bir bedel \u00f6demek suretiyle s\u00f6zle\u015fmeyi feshedebilir.\u201d.<\/em><\/p>\n<p>Bu h\u00fck\u00fcm, arsa sahibinin arsas\u0131nda kat kar\u015f\u0131l\u0131\u011f\u0131nda in\u015faat \u015feklinde yap\u0131lan yap\u0131lar i\u00e7in \u00f6zel d\u00fczenleme getirmi\u015ftir. Buna g\u00f6re, arsa sahibi birinci f\u0131krada \u00f6ng\u00f6r\u00fclen durumdan farkl\u0131 olarak s\u00f6zle\u015fmeden d\u00f6nme yerine dilerse a\u015f\u0131lm\u0131\u015f \u00fccretin makul bir derecede indirilmesini isteyebilecektir. Ayr\u0131ca, bu indirim olana\u011f\u0131n\u0131n yan\u0131 s\u0131ra arsa sahibinin d\u00f6nme hakk\u0131n\u0131 ancak in\u015faat tamamlanmadan \u00f6nce kullan\u0131labilece\u011fi ve d\u00f6nme hakk\u0131n\u0131n kullan\u0131lmas\u0131 halinde m\u00fcteahhidin o ana kadar yapt\u0131\u011f\u0131 masraflar\u0131n hakkaniyet \u00f6l\u00e7\u00fcs\u00fcnde tazmin edilece\u011fi h\u00fckme ba\u011flanm\u0131\u015ft\u0131r.<\/p>\n<p>Bu durumda, yap\u0131 tamamlanm\u0131\u015fsa, arsa sahibi sadece \u00fccretten indirim talep edebilecektir. Yap\u0131lacak indirim, m\u00fcteahhidin masraflar\u0131 ve eme\u011fi ile arsa sahibi i\u00e7in meydana gelen de\u011fer artmas\u0131 g\u00f6z \u00f6n\u00fcnde tutularak, yakla\u015f\u0131k \u00fccretin tahamm\u00fcl s\u0131n\u0131rlar\u0131n\u0131 a\u015fan k\u0131sm\u0131n\u0131n aralar\u0131nda b\u00f6l\u00fc\u015ft\u00fcr\u00fclmesi \u015feklinde yap\u0131lacakt\u0131r.<\/p>\n<p>Arsa sahibinin arsas\u0131 \u00fczerine yap\u0131lan in\u015faat hen\u00fcz tamamlanmadan yakla\u015f\u0131k \u00fccretin a\u015f\u0131ld\u0131\u011f\u0131 fark edildi\u011fi takdirde, arsa sahibi se\u00e7imlik hakka sahiptir. Buna g\u00f6re arsa sahibi, dilerse o zamana kadar yap\u0131lan k\u0131s\u0131m i\u00e7in hakkaniyete uygun bir tazminat \u00f6deyerek s\u00f6zle\u015fmeden derhal d\u00f6ner; dilerse \u00fccretten uygun bir indirim yap\u0131lmas\u0131n\u0131 isteyebilir.<\/p>\n<p>Arsa sahibinin in\u015faat tamamlanmadan \u00f6nce s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanabilmesi i\u00e7in, m\u00fcteahhide tazminat \u00f6demesi gerekmektedir. Bu tazminat, m\u00fcteahhidin d\u00f6nme an\u0131na kadar yapt\u0131\u011f\u0131 imalat\u0131n masraflar\u0131n\u0131n hakkaniyete uygun kar\u015f\u0131l\u0131\u011f\u0131d\u0131r.<\/p>\n<p>S\u00f6zle\u015fmeden d\u00f6nme halinde, m\u00fcteahhide \u00f6denecek tazminat, o ana kadar yap\u0131lan i\u015fler g\u00f6z \u00f6n\u00fcne al\u0131narak hesaplanmal\u0131d\u0131r. Ancak, bu hesaplaman\u0131n hakkaniyete uygun olmas\u0131 gerekti\u011finden esnek bir usulle ger\u00e7ekle\u015ftirilmesi \u015fartt\u0131r. Bu durumda hakim, m\u00fcteahhide yapt\u0131\u011f\u0131 imalat\u0131n tam kar\u015f\u0131l\u0131\u011f\u0131n\u0131 tazminat olarak vermeyece\u011fi gibi, sadece arsa sahibinin sebepsiz zenginle\u015fti\u011fi k\u0131sm\u0131 \u00f6demesine de h\u00fckmetmeyecektir. Hakim, takdir yetkisini kullanarak s\u00f6z konusu iki rakam aras\u0131nda hakkaniyete uygun bir belirleme yapacakt\u0131r.<\/p>\n<p><span style=\"color: #800000;\">4.4\u00a0\u00a0Yakla\u015f\u0131k Bedelin \u00c7ok A\u015f\u0131lmas\u0131 Nedeniyle S\u00f6zle\u015fmeden D\u00f6nme Hakk\u0131n\u0131n Kullan\u0131lmas\u0131<\/span><\/p>\n<p>Yukar\u0131da incelenen \u015fartlar\u0131n ger\u00e7ekle\u015fmesi halinde arsa sahibinin s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131 do\u011facakt\u0131r. Arsa sahibinin bu hakk\u0131n\u0131 ne zaman kullanmas\u0131 gerekti\u011fi konusunda kanunda a\u00e7\u0131kl\u0131k bulunmamaktad\u0131r. Bu duruma ili\u015fkin olarak \u00f6\u011fretide iki farkl\u0131 g\u00f6r\u00fc\u015f bulunmaktad\u0131r. Di\u011ferine nazaran daha \u00e7ok taraftar\u0131 bulunan g\u00f6r\u00fc\u015fe g\u00f6re; arsa sahibi d\u00f6nmenin ko\u015fullar\u0131n ger\u00e7ekle\u015fti\u011fini \u00f6\u011frendi\u011finde vakit ge\u00e7irmeden, hakk\u0131n\u0131 kullanmal\u0131d\u0131r. Buna kar\u015f\u0131l\u0131k di\u011fer bir g\u00f6r\u00fc\u015fe g\u00f6re ise; arsa sahibinin s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131, \u00a0herhangi bir s\u00fcreye ba\u011fl\u0131 olmad\u0131\u011f\u0131ndan in\u015faat\u0131n tamamlanmas\u0131ndan sonra da kullan\u0131labilir.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">5.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Arsa Sahibinin M\u00fcteahhidin Zarar\u0131n\u0131 Tazmini Suretiyle S\u00f6zle\u015fmeyi Fesih Hakk\u0131<\/span><\/p>\n<p><span style=\"color: #800000;\">5.1\u00a0\u00a0Genel Olarak<\/span><\/p>\n<p>Kanun koyucu TBK&#8217;n\u0131n 484. maddesinde arsa sahibine, di\u011fer hallerden farkl\u0131 olarak, s\u00f6zle\u015fmeyi sona erdirme hakk\u0131 tan\u0131m\u0131\u015ft\u0131r. S\u00f6z konusu madde metni \u015fu \u015fekildedir:<\/p>\n<p><em>\u201c<\/em><em>\u0130\u015f sahibi, eserin tamamlanmas\u0131ndan \u00f6nce yap\u0131lm\u0131\u015f olan k\u0131sm\u0131n kar\u015f\u0131l\u0131\u011f\u0131n\u0131 \u00f6demek ve y\u00fcklenicinin b\u00fct\u00fcn zararlar\u0131n\u0131 gidermek ko\u015fuluyla s\u00f6zle\u015fmeyi feshedebilir.\u201d<\/em><\/p>\n<p>Bu d\u00fczenleme ile arsa sahibine, \u00f6zel bir neden olmaks\u0131z\u0131n yani hakl\u0131 bir gerek\u00e7e bulunmaks\u0131z\u0131n s\u00f6zle\u015fmeyi feshetme imk\u00e2n\u0131 tan\u0131nm\u0131\u015ft\u0131r. Arsa sahibi, s\u00f6z konusu fesih hakk\u0131n\u0131, di\u011fer s\u00f6zle\u015fmeden d\u00f6nme haklar\u0131ndan farkl\u0131 olarak, in\u015faat\u0131 tamamlamam\u0131\u015f olmas\u0131 ve bildirimde bulunulmas\u0131 d\u0131\u015f\u0131nda ba\u015fka hi\u00e7bir \u015fart aranmamaktad\u0131r. Arsa sahibi bu hakk\u0131n\u0131 keyfi olarak kullanabilmektedir.<\/p>\n<p>TBK&#8217;daki bu h\u00fck\u00fcm emredici nitelikte de\u011fildir. Dolay\u0131s\u0131yla, taraflar bu h\u00fckme ayk\u0131r\u0131 s\u00f6zle\u015fme yapabilecekleri gibi, arsa sahibinin tam tazminat \u00f6deme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc art\u0131r\u0131labilirler, hafifletebilir veya tamamen ortadan da kald\u0131rabilirler. M\u00fcteahhidin bu \u015fekilde bir fesih hakk\u0131 bulunmamaktad\u0131r. M\u00fcteahhit i\u015fi yapmak istemezse, temerr\u00fcde d\u00fc\u015fer ve ifa etmemeye ili\u015fkin h\u00fck\u00fcmlere g\u00f6re sorumlu olur.<\/p>\n<p><span style=\"color: #800000;\">5.2\u00a0\u00a0Arsa Sahibinin Tazminat Kar\u015f\u0131l\u0131\u011f\u0131nda S\u00f6zle\u015fmeyi Feshetmesinin \u015eartlar\u0131<\/span><\/p>\n<p>Arsa sahibinin m\u00fcteahhidin zarar\u0131n\u0131 tamamen tazmin etmek kayd\u0131yla s\u00f6zle\u015fmeyi feshedebilmesi i\u00e7in \u00fc\u00e7 \u015fart\u0131n bir arada bulunmas\u0131 gerekir. Bunlar, in\u015faat\u0131n hen\u00fcz tamamlanmam\u0131\u015f olmas\u0131,m\u00fcteahhide y\u00f6neltilmi\u015f bir fesih beyan\u0131n\u0131n bulunmas\u0131 ve m\u00fcteahhidin yapt\u0131\u011f\u0131 k\u0131sm\u0131n bedelinin tam olarak kar\u015f\u0131lanarak u\u011frad\u0131\u011f\u0131 zarar\u0131n tazmin edilmesidir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn70\" name=\"_ftnref70\"><\/a><\/p>\n<p>TBK&#8217;n\u0131n 484. maddesi, fesih hakk\u0131n\u0131n ancak, in\u015faat tamamlanmadan \u00f6nce kullan\u0131labilece\u011fini kabul etmi\u015ftir. Dolay\u0131s\u0131yla, m\u00fcteahhidin in\u015faat\u0131 s\u00f6zle\u015fmeye uygun \u015fekilde tamamlam\u0131\u015f olmas\u0131 halinde art\u0131k arsa sahibi s\u00f6zle\u015fmeden d\u00f6nemez. Fesih hakk\u0131, ne kadar erken kullan\u0131l\u0131rsa arsa sahibi i\u00e7in o kadar az maliyetli olur. Zira bu durumda m\u00fcteahhit daha az masraf yapm\u0131\u015f olacakt\u0131r. Arsa sahibinin fesih hakk\u0131n\u0131, m\u00fcteahhit i\u015fe ba\u015flamadan \u00f6nce kullanmas\u0131 hali, en az zarar\u0131n do\u011faca\u011f\u0131 durumdur. \u00c7\u00fcnk\u00fc arsa sahibi bu halde sadece, m\u00fcteahhidin mahrum kald\u0131\u011f\u0131 kar\u0131 tazmin edecektir.<a href=\"http:\/\/www.hukukihaber.net\/\/texteditor\/editor\/fckeditor.html?InstanceName=detay&amp;Toolbar=Default#_ftn71\" name=\"_ftnref71\"><\/a><\/p>\n<p>Arsa sahibinin TBK&#8217;n\u0131n 484. maddesine g\u00f6re s\u00f6zle\u015fmeyi sona erdirebilmesii\u00e7in, m\u00fcteahhide s\u00f6zle\u015fmeyi feshetti\u011fini bildirmesi gereklidir.<\/p>\n<p><span style=\"color: #800000;\">5.3\u00a0\u00a0Arsa Sahibinin S\u00f6zle\u015fmeyi Feshetmesinin Sonu\u00e7lar\u0131<\/span><\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin arsa sahibinin feshiyle sona erdirilmesi halinde, m\u00fcteahhit in\u015faat\u0131 tamamlama borcundan kurtulur ve kalan k\u0131s\u0131m i\u00e7in ayr\u0131ca \u00fccret isteyemez. E\u011fer m\u00fcteahhit, i\u015fin ba\u015f\u0131nda t\u00fcm in\u015faat\u0131n \u00fccretini alm\u0131\u015fsa, tamamlamad\u0131\u011f\u0131 k\u0131sma kar\u015f\u0131l\u0131k gelen \u00fccreti geri vermelidir. M\u00fcteahhidin s\u00f6zle\u015fmeden do\u011fan \u00fccret alaca\u011f\u0131n\u0131n ortadan kalkmas\u0131yla bunun yerini m\u00fcteahhidin zarar\u0131n\u0131n tamam\u0131n\u0131n tazminine ili\u015fkin alaca\u011f\u0131 al\u0131r.<\/p>\n<p>Arsa sahibinin s\u00f6zle\u015fmeyi keyfi olarak feshetmesi halinde m\u00fcteahhide \u00f6denecek olan tazminat, onun tam ifaya olan menfaati g\u00f6z \u00f6n\u00fcne al\u0131narak tespit edilecektir. Dolay\u0131s\u0131yla \u00f6denecek olan tazminat, e\u011fer i\u015f sonuna kadar tamamlan\u0131p kar\u015f\u0131l\u0131kl\u0131 bor\u00e7lar ifa edilseydi olu\u015facak durumdan daha k\u00f6t\u00fc bir duruma d\u00fc\u015fmemesine neden olacak miktarda olmal\u0131d\u0131r. Buradaki zarar kavram\u0131ndan m\u00fcspet zarar\u0131n anla\u015f\u0131lmas\u0131 gerekir.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">\u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N \u0130FA DI\u015eI NEDENLERLE SONA ERMES\u0130 VE HUKUK\u0130 SONU\u00c7LARI<\/span><\/p>\n<p>\u0130n\u015faat s\u00f6zle\u015fmesini kendili\u011finden sona erdiren sebeplerin ba\u015f\u0131nda taraflar\u0131n \u00fczerlerine d\u00fc\u015fen bor\u00e7lar\u0131 ifa etmeleri gelir. Bu anlamda, m\u00fcteahhit yap\u0131m\u0131n\u0131 \u00fcstlendi\u011fi in\u015faat\u0131, s\u00f6zle\u015fmeye uygun olarak zaman\u0131nda teslim eder; arsa sahibi de \u00fccreti (tapu devri) \u00f6derse in\u015faat s\u00f6zle\u015fmesi ifa sebebiyle kendili\u011finden sona ermi\u015f olur.<\/p>\n<div><\/div>\n<div>(kat kar\u015f\u0131l\u0131\u011f\u0131) in\u015faat s\u00f6zle\u015fmeleri, taraflar y\u00fck\u00fcml\u00fcl\u00fcklerini yerine getirmeksizin yani ifa d\u0131\u015f\u0131 nedenlerle de sona erebilmektedir.<\/div>\n<div>\n<p>Bu \u00e7al\u0131\u015fmam\u0131zda, in\u015faat s\u00f6zle\u015fmelerinin ifa d\u0131\u015f\u0131 nedenlerle sona erme hallerini ele alaca\u011f\u0131z. Ba\u015fl\u0131klara ay\u0131rarak konumuzu incelemeye ba\u015flayal\u0131m.<\/p>\n<\/div>\n<div>1.<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span><span style=\"color: #800000;\">TARAFLARIN ANLA\u015eMASIYLA (\u0130KALE) S\u00d6ZLE\u015eMEN\u0130N SONA ERMES\u0130<\/span><\/div>\n<div><\/div>\n<div>Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin taraflar\u0131n\u0131n kar\u015f\u0131l\u0131kl\u0131 anla\u015fma yoluyla s\u00f6zle\u015fmeyi sona erdirmeleri m\u00fcmk\u00fcnd\u00fcr. Taraflar yapt\u0131klar\u0131 anla\u015fma ile, s\u00f6zle\u015fmenin sona erdirilmesi an\u0131na kadar yap\u0131lm\u0131\u015f olan in\u015faa i\u015finin bedeli ve bunun yan\u0131nda bir tazminat \u00f6denip \u00f6denmeyece\u011fini, \u00f6denecekse miktar\u0131 ve kapsam\u0131n\u0131n ne olaca\u011f\u0131n\u0131 a\u00e7\u0131k\u00e7a belirleyebilirler.<\/div>\n<div><\/div>\n<div>E\u011fer yap\u0131lan anla\u015fman\u0131n i\u00e7eri\u011finde bu y\u00f6nde bir h\u00fck\u00fcm bulunmuyorsa, iyi niyet kurallar\u0131 \u00e7er\u00e7evesinde yorum yap\u0131larak in\u015faat bedeli ve tazminat\u0131n \u00f6denip \u00f6denmeyece\u011fi tespit edilmelidir.<\/div>\n<div><\/div>\n<div>Yukar\u0131da belirtmi\u015f oldu\u011fumuz gibi; \u00a0m\u00fcteahhidin in\u015fa i\u015fini g\u00f6rmeye ba\u015flam\u0131\u015f ve kayda de\u011fer bir ilerleme sa\u011flam\u0131\u015f oldu\u011fu durumlarda, sona ermenin ileriye etkili olaca\u011f\u0131 kabul edilerek yap\u0131lan k\u0131sm\u0131n bedelinin arsa paylar\u0131n\u0131n devri suretiyle \u00f6denmesi gerekir.<\/div>\n<div><\/div>\n<div>\u00a0Buna kar\u015f\u0131l\u0131k; aksi kararla\u015ft\u0131r\u0131lm\u0131\u015f olmad\u0131k\u00e7a taraflar\u0131n, b\u00f6yle bir\u00a0sona erme ile u\u011frad\u0131klar\u0131 zarar nedeniyle tazminat talep edemeyecekleri kabul edilmelidir.<\/div>\n<div><\/div>\n<div style=\"text-align: center;\"><span style=\"color: #ff0000;\">\u00a0<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>S\u00d6ZLE\u015eMEN\u0130N, BOR\u00c7LUNUN SORUMLU OLMADI\u011eI SONRAK\u0130 \u0130MK\u00c2NSIZLIK SEBEB\u0130YLE SONA ERMES\u0130<\/span><\/div>\n<div><\/div>\n<div><\/div>\n<div>\u0130mk\u00e2ns\u0131zl\u0131k;<span class=\"Apple-converted-space\">\u00a0<\/span>s\u00f6zle\u015fme konusu edimin ifas\u0131n\u0131n hi\u00e7bir \u015fekilde m\u00fcmk\u00fcn olmamas\u0131 halinde ortaya \u00e7\u0131kan sonu\u00e7tur.<span class=\"Apple-converted-space\">\u00a0<\/span>Bu durumda edimin ifa edilemez olmas\u0131 veya ifa edilemez hale gelmesi s\u00f6z konusu olur.<\/div>\n<div><\/div>\n<div>\u00a0Edimin ifas\u0131n\u0131n m\u00fcmk\u00fcn olmamas\u0131,<span class=\"Apple-converted-space\">\u00a0<\/span>maddi (fiili) imk\u00e2ns\u0131zl\u0131k,<span class=\"Apple-converted-space\">\u00a0<\/span>hukuki (ve idari) imk\u00e2ns\u0131zl\u0131k<span class=\"Apple-converted-space\">\u00a0<\/span>veya<span class=\"Apple-converted-space\">\u00a0<\/span>ekonomik imk\u00e2ns\u0131zl\u0131k<span class=\"Apple-converted-space\">\u00a0<\/span>gibi farkl\u0131 sebeplerden kaynaklanabilir. \u0130fas\u0131 gereken edimin maddi olarak temininin m\u00fcmk\u00fcn olmad\u0131\u011f\u0131 hallerde maddi imk\u00e2ns\u0131zl\u0131k, edimin ifas\u0131n\u0131n bir hukuk kural\u0131 sebebiyle m\u00fcmk\u00fcn olmamas\u0131 halinde hukuki imk\u00e2ns\u0131zl\u0131k, edimin ifas\u0131n\u0131n ekonomik ve mali a\u00e7\u0131dan m\u00fcmk\u00fcn olmamas\u0131 halinde ise ekonomik imk\u00e2ns\u0131zl\u0131\u011f\u0131n varl\u0131\u011f\u0131ndan bahsedilir.<\/div>\n<div><\/div>\n<div>Burada bahse konu olan, Kat Kar\u015f\u0131l\u0131\u011f\u0131 (Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131) in\u015faat s\u00f6zle\u015fmesinin sona ermesine neden olan imk\u00e2ns\u0131zl\u0131k, bor\u00e7lunun sorumlu olmad\u0131\u011f\u0131 sonraki imk\u00e2ns\u0131zl\u0131kt\u0131r.<\/div>\n<div><\/div>\n<div>\u00a0TBK madde 136, f\u0131kra I h\u00fckm\u00fcne g\u00f6re,<span class=\"Apple-converted-space\">\u00a0<\/span><i>\u201c<\/i><i>Borcun ifas\u0131 bor\u00e7lunun sorumlu tutulamayaca\u011f\u0131 sebeplerle imk\u00e2ns\u0131zla\u015f\u0131rsa, bor\u00e7 sona erer<\/i>.<i>\u201d<\/i><\/div>\n<div><\/div>\n<div><i>\u00a0<\/i>Sonraki imk\u00e2ns\u0131zl\u0131k hali, s\u00f6zle\u015fmenin ge\u00e7erlili\u011fini etkilemez. Ancak bor\u00e7lunun sorumlu olmad\u0131\u011f\u0131 sonraki imk\u00e2ns\u0131zl\u0131\u011f\u0131n s\u00f6zle\u015fmenin devam\u0131na etkisi vard\u0131r. Bu imk\u00e2ns\u0131zl\u0131k ge\u00e7erli olarak do\u011fmu\u015f borcun ifas\u0131n\u0131n art\u0131k m\u00fcmk\u00fcn olmad\u0131\u011f\u0131n\u0131 ifade eder ve bu sebeple<span class=\"Apple-converted-space\">\u00a0<\/span><i>\u201cifa imk\u00e2ns\u0131zl\u0131\u011f\u0131\u201d<\/i>olarak da an\u0131l\u0131r.<\/div>\n<div><\/div>\n<div><em>\u0130fa imk\u00e2ns\u0131zl\u0131\u011f\u0131n\u0131n do\u011fal sonucu, s\u00f6zle\u015fmeden do\u011fan borcun sona ermesidir.<\/em><\/div>\n<div><\/div>\n<div>\u00a0Ancak,<span class=\"Apple-converted-space\">\u00a0<\/span>ifa imk\u00e2ns\u0131zl\u0131\u011f\u0131 bor\u00e7lu temerr\u00fcde d\u00fc\u015ft\u00fckten sonra ortaya \u00e7\u0131karsa, temerr\u00fct h\u00fck\u00fcmlerinin uygulanmas\u0131na devam edilece\u011fini belirtmemiz gerekir<\/div>\n<div><\/div>\n<div>Hukuki s\u00fcre\u00e7leri takip eden taraflar\u0131n ve \u00f6zellikle\u00a0taraf avukatlar\u0131n\u0131n s\u00f6zle\u015fmeyi kurarken ve uyu\u015fmazl\u0131k meydana geldi\u011finde bu ayr\u0131nt\u0131lara dikkat etmesi gerekmektedir.<\/div>\n<div><\/div>\n<div>Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin sona ermesine neden olan kusursuz imk\u00e2ns\u0131zl\u0131k hali;<span class=\"Apple-converted-space\">\u00a0<\/span>s\u00f6zle\u015fmeye konu arsa \u00fczerinde veya in\u015faat \u00fczerinde olabilece\u011fi gibi, arsa sahibi veya m\u00fcteahhidin ki\u015fili\u011fi ile ilgili hususlarda da ortaya \u00e7\u0131kabilir.<\/div>\n<div><\/div>\n<div>Ancak belirtmek gerekir ki, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde m\u00fcteahhidin ki\u015fili\u011fi nedeniyle ifa imk\u00e2ns\u0131zl\u0131\u011f\u0131ndan s\u00f6z edilebilmesi i\u00e7in, bor\u00e7lunun, \u00f6rne\u011fin m\u00fcteahhidin hi\u00e7bir zaman in\u015fa i\u015fini bitiremeyecek durumda bulunmas\u0131 gerekir.<\/div>\n<div><\/div>\n<div>M\u00fcteahhidin yaln\u0131zca i\u015fi zaman\u0131nda yeti\u015ftiremeyece\u011finin anla\u015f\u0131lmas\u0131 halinde, i\u015fin bitmesi ne kadar zaman alacak olursa olsun imk\u00e2ns\u0131zl\u0131k h\u00fck\u00fcmleri uygulanmaz. Bu durumda bor\u00e7lunun temerr\u00fcd\u00fc h\u00fck\u00fcmlerine ba\u015fvurmak gerekir.<\/div>\n<div><\/div>\n<div>S\u00f6zle\u015fme ile ortaya \u00e7\u0131kan imk\u00e2ns\u0131zl\u0131k genellikle hukuki imk\u00e2ns\u0131zl\u0131k niteli\u011finde olur.<span class=\"Apple-converted-space\">\u00a0<\/span>Hukuki imk\u00e2ns\u0131zl\u0131k, m\u00fcteahhidin sorumlulu\u011fu sonucunu do\u011furmaz. Bu nedenle m\u00fcteahhidin in\u015faat\u0131 tamamlama borcu sona erer ve tazminat \u00f6deme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc do\u011fmaz. Bu suretle, arsa sahibinin belirlenen arsa paylar\u0131n\u0131n m\u00fcteahhide devretme borcu sona erer. Taraflar\u0131n ifa etmi\u015f olduklar\u0131 edimleri sebepsiz zenginle\u015fme kurallar\u0131 gere\u011fince geri almalar\u0131 m\u00fcmk\u00fcnd\u00fcr.<\/div>\n<div><\/div>\n<div>Yarg\u0131tay 15. HD., 21.10.2002 T., 2002\/ 4195 E., 2002\/ 4758 K. say\u0131l\u0131 karar\u0131:<span class=\"Apple-converted-space\">\u00a0<\/span><i>\u201c\u2026\u0130mar durumu kesinle\u015fmeyen bir yere ilgili belediye in\u015faat i\u00e7in izin veremeyece\u011finden b\u00f6yle bir in\u015faat yap\u0131lmas\u0131n\u0131 \u00f6ng\u00f6ren s\u00f6zle\u015fme konusu da hukuken imk\u00e2ns\u0131zd\u0131r. H\u00fck\u00fcms\u00fcz s\u00f6zle\u015fmeye dayanarak gecikme tazminat\u0131 ve yoksun kal\u0131nan k\u00e2r ad\u0131 alt\u0131nda istemde bulunulmayaca\u011f\u0131 gibi, ge\u00e7en uzunca s\u00fcre nedeniyle feshedilmi\u015f s\u00f6zle\u015fmenin aynen ifas\u0131 da istenemez. Ancak taraflar, nedensiz zenginle\u015fme kurallar\u0131 \u00e7er\u00e7evesinde birbirlerine verdikleri \u015feyleri veya malvarl\u0131klar\u0131na katt\u0131klar\u0131 de\u011ferleri geri alabilirler \u2026\u201d<\/i><\/div>\n<div><\/div>\n<div>Bor\u00e7lunun sorumlu olmad\u0131\u011f\u0131 sonraki imk\u00e2ns\u0131zl\u0131k halinde, bor\u00e7lunun imk\u00e2ns\u0131zl\u0131ktan sorumlu olmad\u0131\u011f\u0131n\u0131 ispat etmesiyle, hi\u00e7bir tazminat \u00f6demeden bor\u00e7tan kurtulmas\u0131 sonucu do\u011far.<\/div>\n<div><\/div>\n<div>\u00a0Ancak bor\u00e7lu, sonraki imk\u00e2ns\u0131zl\u0131\u011f\u0131n ortaya \u00e7\u0131kmas\u0131ndan sorumlu olmad\u0131\u011f\u0131n\u0131 ispat edemezse, yani somut olayda bor\u00e7lunun sorumlu oldu\u011fu imk\u00e2ns\u0131zl\u0131k hali mevcutsa, bor\u00e7lu, borca ayk\u0131r\u0131l\u0131\u011f\u0131n genel h\u00fckm\u00fc niteli\u011findeki TBK. Madde 112 gere\u011fince, alacakl\u0131n\u0131n u\u011frad\u0131\u011f\u0131 zarar\u0131 tazmin etmekle y\u00fck\u00fcml\u00fc olur.<\/div>\n<div><\/div>\n<div>\u00a0\u0130n\u015faat s\u00f6zle\u015fmesinin sona ermesi ile ilgili olarak d\u00fczenlenmi\u015f olan: \u00a0TBK 483 (S\u00f6zle\u015fmenin, yap\u0131lan in\u015faat\u0131n yok olmas\u0131 sebebiyle sona ermesi),485 (S\u00f6zle\u015fmenin arsa sahibi nezdinde ger\u00e7ekle\u015fen bir sebepten dolay\u0131 ifan\u0131n m\u00fcmk\u00fcn olmamas\u0131 sebebiyle sona ermesi)<span class=\"Apple-converted-space\">\u00a0<\/span>ve<span class=\"Apple-converted-space\">\u00a0<\/span>486\u2019 inci (S\u00f6zle\u015fmenin M\u00fcteahhidin \u00d6l\u00fcm\u00fc veya Yetene\u011fini<span class=\"Apple-converted-space\">\u00a0<\/span>Kaybetmesi Nedeniyle Sona Ermesi)<span class=\"Apple-converted-space\">\u00a0<\/span>maddelerinin, arsa sahibi veya m\u00fcteahhidin kusurlar\u0131 olmaks\u0131z\u0131n s\u00f6zle\u015fme konusu edimin yerine getirilmesinin imk\u00e2ns\u0131zla\u015fmas\u0131 sonucunu do\u011furuyor olmalar\u0131 nedeniyle, bor\u00e7lunun sorumlu olmad\u0131\u011f\u0131 imk\u00e2ns\u0131zl\u0131k kapsam\u0131nda incelenmeleri m\u00fcmk\u00fcnd\u00fcr.<\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">\u00a02.1\u00a0S\u00f6zle\u015fmenin, yap\u0131lan in\u015faat\u0131n yok olmas\u0131 sebebiyle sona ermesi<\/span><\/div>\n<div><\/div>\n<div>\u00a0Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin konusunu, arsa sahibi taraf\u0131ndan sa\u011flanan arsa \u00fczerine m\u00fcteahhit taraf\u0131ndan s\u00f6zle\u015fmeye uygun olarak bir in\u015faat yap\u0131lmas\u0131 olu\u015fturur.<\/div>\n<div><\/div>\n<div>TBK madde 483 h\u00fckm\u00fc as\u0131l olarak, in\u015faat s\u00f6zle\u015fmesinde hasar\u0131n ge\u00e7mesine ili\u015fkin olan ve arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesine k\u0131yasen uygulanan bir d\u00fczenlemedir. Kural olarak hasar, yap\u0131lan in\u015faat\u0131n arsa sahibine teslimi an\u0131na kadar m\u00fcteahhide aittir. Bu sebeple TBK madde 483, f\u0131kra I uyar\u0131nca, yap\u0131lan in\u015faat\u0131n teslimden \u00f6nce beklenmedik bir olay sonucu yok olmas\u0131 halinde, m\u00fcteahhit ne g\u00f6rd\u00fc\u011f\u00fc in\u015fa i\u015fi i\u00e7in ne de yapt\u0131\u011f\u0131 giderler i\u00e7in kar\u015f\u0131l\u0131k talep edemeyecektir.<\/div>\n<div><\/div>\n<div>\u00a0\u00a0\u0130n\u015faat\u0131n yeniden yap\u0131larak tamamlanmas\u0131n\u0131n kesinlikle m\u00fcmk\u00fcn olmamas\u0131 durumunda ise, borcun imk\u00e2ns\u0131zla\u015ft\u0131\u011f\u0131n\u0131n ve bu nedenle sona erdi\u011finin kabul edilmesi gerekir. Bu durumda m\u00fcteahhit TBK madde 483 gere\u011fince meydana gelen zarara katlanmak durumunda kal\u0131r. Bu durum, m\u00fcteahhit i\u00e7in \u00e7ok a\u011f\u0131r bir sonu\u00e7tur.<\/div>\n<div><\/div>\n<div>\u00a0\u00a0Ancak arsa sahibi, m\u00fcteahhidin tamamlanan in\u015faat\u0131 teslim etmek istemesine ra\u011fmen teslim alma konusunda temerr\u00fcde d\u00fc\u015ferse, temerr\u00fcde ili\u015fkin h\u00fck\u00fcmlerin uygulanmas\u0131na devam edilir.<\/div>\n<div><\/div>\n<div>Burada g\u00f6z \u00f6n\u00fcnde bulundurulmas\u0131 gereken husus, s\u00f6zle\u015fme konusu borcun ifas\u0131n\u0131n imk\u00e2ns\u0131z hale gelmesine neden olan beklenmeyen olay\u0131n m\u00fcteahhidin kusurundan kaynaklanmamas\u0131 gerekti\u011fidir.<\/div>\n<div><\/div>\n<div>\u00a0Meydana getirilen in\u015faat, \u00a0m\u00fcteahhidin kusuru ile y\u0131k\u0131lm\u0131\u015fsa, m\u00fcteahhit in\u015faat\u0131 tekrar yapmak zorunda kal\u0131r. Ancak, m\u00fcteahhidin kusurundan kaynaklanan imk\u00e2ns\u0131zl\u0131k in\u015faat\u0131n yeniden yap\u0131lmas\u0131n\u0131 engelleyecek nitelikte ise, m\u00fcteahhit TBK. madde 112 \u00e7er\u00e7evesinde sorumlu olur.<\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">2.2\u00a0S\u00f6zle\u015fmenin, arsa sahibi nezdinde ger\u00e7ekle\u015fen bir sebepten dolay\u0131 ifan\u0131n m\u00fcmk\u00fcn olmamas\u0131 sebebiyle sona ermesi<\/span><\/div>\n<div><\/div>\n<div>\u00a0Arsa sahibinin nezdinde ger\u00e7ekle\u015fen ve s\u00f6zle\u015fmenin ifas\u0131n\u0131 imk\u00e2ns\u0131z hale getiren sebeplere;<span class=\"Apple-converted-space\">\u00a0<\/span>arsa sahibinin m\u00fcteahhide devretmeyi taahh\u00fct etti\u011fi arsan\u0131n kamula\u015ft\u0131r\u0131lmas\u0131, toprak kaymas\u0131, sel, deprem gibi do\u011fal afetler nedeniyle arsan\u0131n \u00fczerine in\u015faat yap\u0131lmaya elveri\u015fli olmaktan \u00e7\u0131kmas\u0131, arsa sahibinin istedi\u011fi yap\u0131 sistemine yetkili makamlarca izin verilmemesi gibi durumlar \u00f6rnek g\u00f6sterilebilir.<\/div>\n<div><\/div>\n<div>S\u00f6z konusu imk\u00e2ns\u0131zl\u0131k hallerinin ortaya \u00e7\u0131kmas\u0131nda m\u00fcteahhidin hi\u00e7bir etkisi bulunmad\u0131\u011f\u0131 i\u00e7in, herhangi bir sorumlulu\u011fu da do\u011fmaz. Aksine, imk\u00e2ns\u0131zl\u0131k arsa sahibinin h\u00e2kimiyet alan\u0131nda meydana geldi\u011fi i\u00e7in, m\u00fcteahhidin baz\u0131 taleplerde bulunmas\u0131na imk\u00e2n tan\u0131nmaktad\u0131r.<\/div>\n<div><\/div>\n<div>\u00a0Arsa sahibinin h\u00e2kimiyet alan\u0131nda meydana gelen olay y\u00fcz\u00fcnden in\u015faat\u0131n yap\u0131lmas\u0131n\u0131n imk\u00e2ns\u0131z hale gelmesi durumunda, m\u00fcteahhidin yapt\u0131\u011f\u0131 i\u015fin kar\u015f\u0131l\u0131\u011f\u0131n\u0131 ve bu kar\u015f\u0131l\u0131\u011fa girmeyen masraflar\u0131 arsa sahibinden talep etme hakk\u0131 vard\u0131r. Ayr\u0131ca;<span class=\"Apple-converted-space\">\u00a0<\/span>in\u015faat\u0131n yap\u0131lmas\u0131, arsa sahibinin kusuru sonucu imk\u00e2ns\u0131z hale gelmi\u015fse, m\u00fcteahhit arsa sahibinden \u201cm\u00fcspet zarar\u0131n\u0131n\u201d tazminini isteyebilir.<\/div>\n<div><\/div>\n<div>Arsa sahibi nezdinde ger\u00e7ekle\u015fen imk\u00e2ns\u0131zl\u0131k sonucu s\u00f6zle\u015fmenin sona ermesi i\u00e7in, ayr\u0131ca fesih beyan\u0131nda bulunulmas\u0131na gerek yoktur.<\/div>\n<div><\/div>\n<div>\u00a0Bu durumda s\u00f6zle\u015fme kendili\u011finden ge\u00e7ersiz hale gelir. Ancak,m\u00fcteahhidin belirtilen haklar\u0131n\u0131 kullanabilmesi i\u00e7in, TBK madde 472 f\u0131kra III \u00e7er\u00e7evesinde, s\u00f6zle\u015fmenin ifas\u0131n\u0131n imk\u00e2ns\u0131z hale gelmesine neden olacak tehlikeyi arsa sahibine bildirmekle y\u00fck\u00fcml\u00fc oldu\u011fu<span class=\"Apple-converted-space\">\u00a0<\/span>kabul edilmektedir. Bu<span class=\"Apple-converted-space\">\u00a0<\/span>y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc yerine getirmeyen m\u00fcteahhit, arsa sahibinin TBK. madde 485 f\u0131kra I h\u00fckm\u00fc uyar\u0131nca sorumlulu\u011fu yoluna gidemez.<span class=\"Apple-converted-space\">\u00a0<\/span>Bu halde, TBK. Madde 485, f\u0131kra II uyar\u0131nca talep edilecek tazminat miktar\u0131ndan da indirim yap\u0131lmas\u0131 gerekecektir.<\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">2.3\u00a0S\u00f6zle\u015fmenin M\u00fcteahhidin \u00d6l\u00fcm\u00fc veya<span class=\"Apple-converted-space\">\u00a0<\/span>Yetene\u011fini Kaybetmesi Nedeniyle Sona Ermesi<\/span><\/div>\n<div><\/div>\n<div>\u0130n\u015faat s\u00f6zle\u015fmesini kendili\u011finden sona erdiren bir ba\u015fka sebep, m\u00fcteahhidin \u00f6l\u00fcm\u00fc yahut Yetene\u011fini Kaybetmesi (ehliyetsizli\u011fi)dir. M\u00fcteahhidin \u015fahs\u0131n\u0131n \u00f6nem ta\u015f\u0131d\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde m\u00fcteahhidin \u00f6l\u00fcm\u00fc ya da kendisine y\u00fcklenemeyecek bir sebep dolay\u0131s\u0131yla s\u00f6zle\u015fme kurulduktan sonra in\u015faat\u0131 tamamlama yetene\u011fini kaybetmesi in\u015faat s\u00f6zle\u015fmesini kendili\u011finden sona erdirir (TBK m.486).<\/div>\n<div><\/div>\n<div>\u00a0TBK. madde 486 h\u00fckm\u00fcn\u00fcn uygulanabilmesinin ilk \u015fart\u0131;<span class=\"Apple-converted-space\">\u00a0<\/span>arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin m\u00fcteahhidin ki\u015fisel nitelikleri ve \u00f6zelliklerinin dikkate al\u0131narak yap\u0131lm\u0131\u015f olmas\u0131d\u0131r.<\/div>\n<div><\/div>\n<div>\u00a0M\u00fcteahhidin s\u00f6zle\u015fme kurulurken g\u00f6z \u00f6n\u00fcnde bulundurulacak<span class=\"Apple-converted-space\">\u00a0<\/span>ki\u015fisel niteliklerinin<span class=\"Apple-converted-space\">\u00a0<\/span>ba\u015fl\u0131calar\u0131;<span class=\"Apple-converted-space\">\u00a0<\/span>\u00f6zel meslek bilgisi ve uzmanl\u0131\u011f\u0131, tecr\u00fcbesi, d\u00fcr\u00fcstl\u00fc\u011f\u00fc, \u015f\u00f6hreti, g\u00fcven vermesi ve \u00f6zel krediye lay\u0131k bulunmas\u0131d\u0131r.<\/div>\n<div><\/div>\n<div>\u00a0H\u00fckm\u00fcn uygulanmas\u0131n\u0131n ikinci \u015fart\u0131 ise;<span class=\"Apple-converted-space\">\u00a0<\/span>m\u00fcteahhidin \u00f6l\u00fcm\u00fc veya in\u015faat\u0131 yapamayacak duruma d\u00fc\u015fmesidir.<\/div>\n<div><\/div>\n<div>\u00a0\u00a0Belirtilen \u015fartlar alternatif \u015fartlar olmay\u0131p; s\u00f6zle\u015fmenin m\u00fcteahhidin \u00f6l\u00fcm\u00fc veya yetene\u011fini kaybetmesi halinde kendili\u011finden sona ermesi i\u00e7in ikisinin bir arada bulunmas\u0131 gerekir.<\/div>\n<div><\/div>\n<div>\u00a0Zira,<span class=\"Apple-converted-space\">\u00a0<\/span>m\u00fcteahhidin ki\u015fisel nitelikleri ve \u00f6zelliklerinin \u00f6nemli olmad\u0131\u011f\u0131 arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde, m\u00fcteahhidin \u00f6lmesi veya yetene\u011fini kaybetmesi s\u00f6zle\u015fmeyi kendili\u011finden sona erdirmez.<\/div>\n<div><\/div>\n<div>Yarg\u0131tay 15. HD., 12.11.1990 T., 1990\/ 1503 E., 1990\/ 4707 K. Say\u0131l\u0131 karar\u0131:<span class=\"Apple-converted-space\">\u00a0<\/span><i>\u201c&#8230;\u0130n\u015faat\u0131n \u015fahsi maharet ve \u00f6zelli\u011fi gerektirmeyen durumlarda, m\u00fcteahhidin \u00f6lmesi akdin sona ermesini gerektirmez.\u201d<\/i><span class=\"Apple-converted-space\">\u00a0<\/span><\/div>\n<div><\/div>\n<div>\u00a0M\u00fcteahhidin aciz haline d\u00fc\u015fmesi durumunda, arsa sahibinin m\u00fcteahhidden teminat veya daha \u00f6nce verilmi\u015f bir teminat varsa ek teminat talep etmesi m\u00fcmk\u00fcnd\u00fcr.<\/div>\n<div><\/div>\n<div>Yarg\u0131tay 15. HD., 29.02.1988 T., 1988\/ 4249 E., 1988\/ 806 K. say\u0131l\u0131 karar\u0131:<span class=\"Apple-converted-space\">\u00a0<\/span><i>\u201c\u2026Dosyadaki yaz\u0131lara, karar\u0131n dayand\u0131\u011f\u0131 delillerle geciktirici sebeplere ve delillerin takdirinde bir isabetsizlik bulunmamas\u0131na, \u00f6zellikle Bor\u00e7lar Kanunu 82\u2019inci madde h\u00fckm\u00fc gere\u011fince y\u00fcklenicilerin acze d\u00fc\u015fmeleri halinde arsa sahiplerinin ilave teminat istemeye haklar\u0131 olup, olayda daval\u0131lar\u0131n b\u00f6yle bir talepleri bulunmad\u0131\u011f\u0131na \u2026<\/i><\/div>\n<div><\/div>\n<div>\u00a0TBK. Madde 486 2. C\u00fcmlede a\u00e7\u0131k\u00e7a ifade edildi\u011fi \u00fczere;<span class=\"Apple-converted-space\">\u00a0<\/span>m\u00fcteahhidin vefat\u0131 veya yetene\u011fini kaybetmesi an\u0131nda in\u015faat\u0131n tamamlanan b\u00f6l\u00fcm\u00fc arsa sahibinin kullanabilece\u011fi nitelikteyse, arsa sahibi bu b\u00f6l\u00fcm\u00fc kabule ve kabul etti\u011fi k\u0131sm\u0131n bedelini \u00f6demeye mecburdur.<\/div>\n<div><\/div>\n<div>M\u00fcteahhidin iflas etmesi durumunda s\u00f6zle\u015fmenin kendili\u011finden sona erip ermeyece\u011fine ili\u015fkin T\u00fcrk Bor\u00e7lar Kanununda bir d\u00fczenleme yoktur.<\/div>\n<div><\/div>\n<div>Ancak iflas, m\u00fcteahhit y\u00f6n\u00fcnden ekonomik anlamda bir ifa imkans\u0131zl\u0131\u011f\u0131 olarak de\u011ferlendirilebilir.<span class=\"Apple-converted-space\">\u00a0<\/span>B\u00f6yle bir durumda genellikle kabul edilen iflas masas\u0131n\u0131n olu\u015fup s\u00f6zle\u015fmeye devam karar\u0131 almas\u0131na kadar imkans\u0131zl\u0131k sebebiyle s\u00f6zle\u015fmenin sona ermemesidir.<span class=\"Apple-converted-space\">\u00a0<\/span>\u0130flas masas\u0131n\u0131n bu y\u00f6nde bir karar almad\u0131\u011f\u0131 h\u00e2llerde s\u00f6zle\u015fme iflas dolay\u0131s\u0131yla m\u00fcteahhidin ekonomik olarak edimini ifa etmesi imkans\u0131zla\u015ft\u0131\u011f\u0131 i\u00e7in kendili\u011finden sona erecektir.<\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">\u00a02.4\u00a0T\u00fcrk Bor\u00e7lar Kanunu madde 136 h\u00fckm\u00fc kapsam\u0131nda s\u00f6zle\u015fmenin sona ermesi<\/span><\/div>\n<div><\/div>\n<div>\u00a0\u0130n\u015faat s\u00f6zle\u015fmesinin sona ermesi ile ilgili olarak, \u00f6zel olarak d\u00fczenlenmi\u015f, m\u00fcteahhidin sorumlu olmad\u0131\u011f\u0131 imk\u00e2ns\u0131zl\u0131k hallerinden herhangi birine girmeyen durumlar i\u00e7in, genel h\u00fck\u00fcm niteli\u011findeki TBK.\u00a0Madde 136 h\u00fckm\u00fc uygulan\u0131r.<\/div>\n<div><\/div>\n<div>\u00a0\u00d6rne\u011fin, arsa sahibinin belirlenen arsa paylar\u0131n\u0131 m\u00fcteahhide \u00f6nceden devretmi\u015f oldu\u011fu hallerde, arsan\u0131n bir do\u011fal afet sonucu in\u015faat yap\u0131m\u0131na elveri\u015fli olmaktan \u00e7\u0131kmas\u0131 durumunda TBK. \u00a0Madde 136 h\u00fckm\u00fcn\u00fcn uygulanmas\u0131na ihtiya\u00e7 olur.<span class=\"Apple-converted-space\">\u00a0<\/span>\u00c7\u00fcnk\u00fc bu durumda, tehlikenin arsa sahibinin h\u00e2kimiyet alan\u0131nda ger\u00e7ekle\u015fti\u011fi ya da di\u011fer sona erme nedenlerinin bulundu\u011fu s\u00f6ylenemez. Bunun d\u0131\u015f\u0131nda, s\u00f6zle\u015fmenin sona ermesi kim taraf\u0131ndan kaynaklan\u0131rsa kaynaklans\u0131n, hi\u00e7bir durumda TBK. Madde 136 h\u00fckm\u00fc uygulanmaz.<\/div>\n<div><\/div>\n<div>TBK. Madde 136 uyar\u0131nca borcundan kurtulan bor\u00e7lunun, sebepsiz zenginle\u015fme kurallar\u0131 \u00e7er\u00e7evesinde \u00f6nceden ald\u0131klar\u0131n\u0131 iade etme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc do\u011far ve hen\u00fcz \u00f6denmeyen kar\u015f\u0131l\u0131\u011f\u0131 talep etme hakk\u0131 ortadan kalkar.<\/div>\n<div>\n<p>Ancak m\u00fcteahhit, s\u00f6zle\u015fmenin sona erme tarihine kadar ge\u00e7en d\u00f6nemde meydana getirdi\u011fi in\u015faat i\u00e7in yapt\u0131\u011f\u0131 masraf\u0131 ve in\u015faat nedeniyle arsa sahibinin malvarl\u0131\u011f\u0131nda ortaya \u00e7\u0131kan haks\u0131z zenginle\u015fmeyi arsa sahibinden talep edebilir.<\/p>\n<\/div>\n<div><\/div>\n<div style=\"text-align: center;\"><span style=\"color: #ff0000;\">3. S\u00d6ZLE\u015eMEN\u0130N, \u00d6NCEDEN \u00d6NG\u00d6R\u00dcLMEYEN VE BEKLEN\u0130LMEYEN HAL NEDEN\u0130YLE FESH\u0130<\/span><\/div>\n<div style=\"text-align: center;\"><span style=\"color: #ff0000;\">\u00a0<\/span><\/div>\n<div>\u00a0Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde, arsa sahibinin \u00fcstlenmi\u015f oldu\u011fu, belirlenen arsa paylar\u0131n\u0131 m\u00fcteahhide devri borcu, g\u00f6t\u00fcr\u00fc bedelli \u00fccret borcu niteli\u011fini ta\u015f\u0131maktad\u0131r.<\/div>\n<div><\/div>\n<div>\u00a0\u00a0Ancak baz\u0131 durumlarda, TBK. Madde 480 gere\u011fince mahkemeye yap\u0131lan bir taleple, s\u00f6zle\u015fmenin feshi veya \u00fccretin artt\u0131r\u0131lmas\u0131 sa\u011flanabilir. Bu suretle, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesine an\u0131lan h\u00fckm\u00fcn uygulanabilece\u011fini s\u00f6ylemek m\u00fcmk\u00fcnd\u00fcr.<\/div>\n<div><\/div>\n<div>\u00a0TBK. Madde 480 f\u0131kra \u00a0I h\u00fckm\u00fcnde, s\u00f6zle\u015fmeye ba\u011fl\u0131l\u0131k anlam\u0131na gelen<i>\u201cAhde Veda=Pacta Sund Servanda\u201d<\/i>ilkesinin tekrar edilmi\u015f oldu\u011fu g\u00f6r\u00fclmektedir. Buna g\u00f6re;<span class=\"Apple-converted-space\">\u00a0<\/span>m\u00fcteahhit, in\u015faat tahmin edilen ve kararla\u015ft\u0131r\u0131lan bedelden daha fazla gideri gerektirse de kendisine devredilecek arsa pay\u0131 miktar\u0131n\u0131n artt\u0131r\u0131lmas\u0131n\u0131 isteyemez.<\/div>\n<div><\/div>\n<div>\u00a0TBK. Madde 480 f\u0131kra II h\u00fckm\u00fcnde ise Pacta Sund Servanda ilkesine bir istisna getirilerek, s\u00f6zle\u015fmenin de\u011fi\u015ftirilmesine olanak tan\u0131yan<i>\u201cUmulmazl\u0131k=Clausula rebus sic Stantibus\u201d<\/i>ilkesi ile ilgili bir d\u00fczenlemeye gidilmi\u015ftir. Buna g\u00f6re, daha \u00f6nce tahmin edilmeyen veya taraflarca kabul edilen \u015fartlara g\u00f6re imk\u00e2ns\u0131z olan ola\u011fan\u00fcst\u00fc haller, i\u015fin yap\u0131lmas\u0131na engel olur veya yap\u0131lmas\u0131n\u0131 son derece zorla\u015ft\u0131r\u0131rsa,<span class=\"Apple-converted-space\">\u00a0<\/span>h\u00e2kim sahip oldu\u011fu takdir hakk\u0131 \u00e7er\u00e7evesinde kararla\u015ft\u0131r\u0131lan bedeli y\u00fckseltmeye veya s\u00f6zle\u015fmeden d\u00f6nmeye izin verebilir.<\/div>\n<div><\/div>\n<div>\u00a0Bu bak\u0131mdan, an\u0131lan h\u00fckm\u00fcn uygulanabilmesi i\u00e7in a\u015fa\u011f\u0131daki d\u00f6rt \u015fart\u0131n ger\u00e7ekle\u015fmesi gerekir.<\/div>\n<div><\/div>\n<div>\u00a0\u00a0<span style=\"color: #800000;\">3.1\u00a0\u00d6nceden \u00d6ng\u00f6r\u00fclmeyen ve Beklenilmeyen Bir Halin Bulunmas\u0131<\/span><\/div>\n<div><span style=\"color: #800000;\">\u00a0<\/span><\/div>\n<div>\u00a0Beklenilmeyen hal kavram\u0131n\u0131n i\u00e7ine, \u00f6ncelikle m\u00fccbir sebep niteli\u011fini ta\u015f\u0131yan olaylar girer. Buna g\u00f6re, deprem, su bask\u0131n\u0131 gibi durumlar beklenilmeyen hal kapsam\u0131ndad\u0131r. \u00d6nceden \u00f6ng\u00f6r\u00fclmeyen fakat m\u00fccbir sebep de say\u0131lmayan di\u011fer olaylar\u0131n da beklenilmeyen hal kavram\u0131 kapsam\u0131na dahil edilmesi gerekebilir.<\/div>\n<div><\/div>\n<div>Buna g\u00f6re, \u00e7ok so\u011fuk bir k\u0131\u015f, \u00e7al\u0131\u015fma ara\u00e7lar\u0131n\u0131n bulunmamas\u0131, hammadde fiyatlar\u0131n\u0131n a\u015f\u0131r\u0131 y\u00fckselmesi, \u00fczerine in\u015faat yap\u0131lacak arsan\u0131n durumu gibi nedenler beklenilmeyen hal kapsam\u0131nda de\u011ferlendirilebilir.<span class=\"Apple-converted-space\">\u00a0<\/span><\/div>\n<div><\/div>\n<div>\u00a0<span style=\"color: #800000;\">3.2\u00a0\u00d6nceden G\u00f6r\u00fclmeyen ve Beklenilmeyen Hal Nedeniyle \u0130n\u015fa \u0130\u015finin G\u00f6r\u00fclmesinin A\u015f\u0131r\u0131 Derecede G\u00fc\u00e7 Olmas\u0131<\/span><\/div>\n<div><\/div>\n<div>\u00a0TBK. Madde 480 f\u0131kra II h\u00fckm\u00fcn\u00fcn somut olaya uygulan\u0131p uygulanmayaca\u011f\u0131n\u0131n tespiti i\u00e7in h\u00e2kim, i\u015fin yap\u0131lmas\u0131n\u0131n g\u00fc\u00e7le\u015fmesi sonucu artan masraflar\u0131n rizikosunun m\u00fcteahhide ait olup olmad\u0131\u011f\u0131n\u0131 iyi niyet kurallar\u0131 \u00e7er\u00e7evesinde takdir etmelidir.<\/div>\n<div><\/div>\n<div>\u00a0S\u00f6zle\u015fmenin beklenilmeyen hal nedeniyle uyarlanmas\u0131 veya feshi yoluna gidilebilmesi i\u00e7in, normal bir rizikonun de\u011fil, a\u015f\u0131r\u0131 bir rizikonun ortaya \u00e7\u0131kmas\u0131 aran\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>Bununla birlikte, gider fazlas\u0131 ile g\u00f6t\u00fcr\u00fc \u00fccret aras\u0131ndaki fark\u0131n, edimin ifas\u0131 halinde m\u00fcteahhidin ekonomik y\u00f6nden y\u0131k\u0131lmas\u0131na neden olacak derecede b\u00fcy\u00fck olmas\u0131na gerek olmad\u0131\u011f\u0131n\u0131 belirtmemiz gerekir.<span class=\"Apple-converted-space\">\u00a0<\/span><\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">\u00a03.3\u00a0\u00d6nceden G\u00f6r\u00fclmeyen ve Beklenilmeyen Halin Ortaya \u00c7\u0131kmas\u0131nda Taraflar\u0131n Kusurunun Bulunmamas\u0131<\/span><\/div>\n<div><\/div>\n<div>\u00a0TBK. Madde 480, f\u0131kra II h\u00fckm\u00fcn\u00fcn uygulanmas\u0131 i\u00e7in aranan \u00fc\u00e7\u00fcnc\u00fc \u015fart, ifa g\u00fc\u00e7l\u00fc\u011f\u00fcn\u00fcn taraflardan birinin ihmal ve tedbirsizli\u011fi ya da temerr\u00fcd\u00fc y\u00fcz\u00fcnden meydana gelmemi\u015f olmas\u0131d\u0131r. Bu \u015fart, in\u015fa i\u015finde uzman durumunda oldu\u011fu i\u00e7in, \u00f6zellikle m\u00fcteahhit bak\u0131m\u0131ndan aran\u0131r.<\/div>\n<div><\/div>\n<div>\u00a0Kusurun varl\u0131\u011f\u0131 ve kapsam\u0131n\u0131n belirlenmesi bak\u0131m\u0131ndan T\u00fcrk Ticaret Kanunu madde 18 f\u0131kra II h\u00fckm\u00fcnde ge\u00e7en,<span class=\"Apple-converted-space\">\u00a0<\/span><i>\u201cbasiretli i\u015f adam\u0131 gibi hareket etme\u201d<\/i>ilkesinin g\u00f6z \u00f6n\u00fcnde bulundurulmas\u0131 gerekir. Tedbirli bir tacir gibi davranmas\u0131 gereken m\u00fcteahhidin tedbirsizli\u011fi sonucunda ortaya \u00e7\u0131kan a\u015f\u0131r\u0131 g\u00fc\u00e7l\u00fck, beklenilmeyen hal say\u0131lmayacakt\u0131r.<\/div>\n<div><\/div>\n<div><span style=\"color: #800000;\">\u00a03.4\u00a0M\u00fcteahhidin \u00d6nceden G\u00f6r\u00fclmeyen ve Beklenilmeyen Hali Arsa Sahibine \u0130hbar Y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc<\/span><\/div>\n<div><\/div>\n<div>\u00a0\u00a0TBK. Madde 480 f\u0131kra II h\u00fckm\u00fcn\u00fcn uygulanmas\u0131 i\u00e7in aranmakta olan son \u015fart,<span class=\"Apple-converted-space\">\u00a0<\/span>m\u00fcteahhidin, ola\u011fan\u00fcst\u00fc halin ortaya \u00e7\u0131kmas\u0131 \u00fczerine durumu derhal arsa sahibine bildirme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc yerine getirmi\u015f olmas\u0131d\u0131r.M\u00fcteahhidin bu y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc, TBK. Madde 472, f\u0131kra III h\u00fckm\u00fcnden kaynaklan\u0131r.<span class=\"Apple-converted-space\">\u00a0<\/span>Bildirim y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc yerine getirmeyerek in\u015fa i\u015fini g\u00f6rmeye devam eden m\u00fcteahhidin, iyi niyet kurallar\u0131 gere\u011fince TBK. \u00a0Madde 480, f\u0131kra II h\u00fckm\u00fcnden yararlanamayaca\u011f\u0131 kabul edilmelidir.<\/div>\n<div><\/div>\n<div style=\"text-align: center;\"><span style=\"color: #ff0000;\">4.<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>S\u00d6ZLE\u015eMEN\u0130N \u0130RADE BOZUCU NEDENLERLE SONA ERMES\u0130<\/span><\/div>\n<div><span style=\"color: #800000;\">\u00a0<\/span><\/div>\n<div><em>Kesin H\u00fck\u00fcms\u00fczl\u00fck Nedeniyle S\u00f6zle\u015fmenin Sona Ermesi (TBK m. 27)<\/em><\/div>\n<div><em>\u00a0<\/em><\/div>\n<div><em>\u00a0A\u015f\u0131r\u0131 Yaralanma (Gabin) Nedeniyle S\u00f6zle\u015fmenin Sona Ermesi (TBK m. 28)<\/em><\/div>\n<div><em>\u00a0<\/em><\/div>\n<div><em>\u00a0\u00a0Taraflardan birinin esasl\u0131 yan\u0131lg\u0131ya (Hataya) d\u00fc\u015fmesi\u00a0(TBK m. 30)<\/em><\/div>\n<div><em>\u00a0<\/em><\/div>\n<div><em>\u00a0Taraflardan birinin di\u011ferince aldat\u0131lmas\u0131 (TBK m. 36)<\/em><\/div>\n<div><em>\u00a0<\/em><\/div>\n<div><em>\u00a0Taraflardan birinin di\u011fer taraf\u00e7a veya \u00fc\u00e7\u00fcnc\u00fc ki\u015fi taraf\u0131ndan korkutulmak suretiyle anla\u015fman\u0131n yap\u0131lmas\u0131 (TBK m. 37)\u00a0h\u00fck\u00fcmlerinde ele al\u0131nan hallerdir.<\/em><\/div>\n<div><\/div>\n<div style=\"text-align: center;\"><span style=\"color: #ff0000;\">KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130 &#8211; GENEL BAKI\u015e<\/span><\/div>\n<div>\n<p><span style=\"color: #800000;\">1. KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N TANIMI<\/span><\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi; elinde arsa nitelikli gayrimenkul\u00fc olan ki\u015finin, arsa \u00fczerinde bina in\u015fa edilmesi kar\u015f\u0131l\u0131\u011f\u0131nda, arsas\u0131n\u0131n belirli paylar\u0131n\u0131n m\u00fclkiyetini,<span class=\"Apple-converted-space\">\u00a0<\/span>arsa sahibi<span class=\"Apple-converted-space\">\u00a0<\/span>ve<span class=\"Apple-converted-space\">\u00a0<\/span>m\u00fcteahhidin<span class=\"Apple-converted-space\">\u00a0<\/span>(veya<span class=\"Apple-converted-space\">\u00a0<\/span>y\u00fcklenici)<span class=\"Apple-converted-space\">\u00a0<\/span>kar\u015f\u0131l\u0131kl\u0131 anla\u015fmalar\u0131na g\u00f6re, binan\u0131n belirlenen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerinin teslimi kar\u015f\u0131l\u0131\u011f\u0131nda, m\u00fcteahhide devretmeyi taahh\u00fct etmesiyle olu\u015fan ve taraflar\u0131 birbirine kar\u015f\u0131 sorumlu ve bor\u00e7lu k\u0131lan bir s\u00f6zle\u015fmedir.<\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinin yasa ile belirlenmi\u015f bir ismi yoktur. Yani, bu gibi s\u00f6zle\u015fmeler akit yapma serbestisi kapsam\u0131nda d\u00fczenlenmektedir. Uygulamada yayg\u0131n olarak;<span class=\"Apple-converted-space\">\u00a0<\/span>&#8220;Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi&#8221;,<span class=\"Apple-converted-space\">\u00a0<\/span>&#8220;Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 kat yap\u0131m\u0131 s\u00f6zle\u015fmesi&#8221;,&#8221;Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat (yap\u0131m) s\u00f6zle\u015fmesi&#8221;,<span class=\"Apple-converted-space\">\u00a0<\/span>&#8220;Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat yap\u0131m ve sat\u0131\u015f vaadi s\u00f6zle\u015fmesi&#8221;,\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span>&#8220;Gayrimenkul sat\u0131\u015f vaadi daire kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi&#8221;,&#8221;Gayrimenkul (ta\u015f\u0131nmaz) sat\u0131\u015f vaadi ve in\u015faat s\u00f6zle\u015fmesi (mukavelesi)&#8221;<span class=\"Apple-converted-space\">\u00a0<\/span>tan\u0131mlar\u0131 da kullan\u0131lmaktad\u0131r.<\/p>\n<p>Yukar\u0131da yer alan ve yayg\u0131n olarak kullan\u0131lan hangi isim alt\u0131nda olursa olsun, d\u00fczenlenecek s\u00f6zle\u015fmelerin resmi olarak (noter vas\u0131tas\u0131yla) d\u00fczenlenmesi gerekmektedir. Aksi halde, yukar\u0131da adland\u0131r\u0131lan hangi isim alt\u0131nda olursa olsun amaca uygun s\u00f6zle\u015fme tanzim edilmemi\u015f olur ve yasalar \u00f6n\u00fcnde ge\u00e7erlili\u011fi yoktur.<\/p>\n<p>Taraflarca veya Noterlik\u00e7e haz\u0131rlanacak bu tip s\u00f6zle\u015fmelerin dikkatlice haz\u0131rlanmas\u0131, taraflar\u0131n taleplerinin ayr\u0131nt\u0131l\u0131 olarak yaz\u0131lmas\u0131, ileriki zamanlarda ihtilafa neden olunmayacak \u015fekilde d\u00fczenlenmesi gerekmektedir. Uygulamada s\u00f6zle\u015fme, Noterler taraf\u0131ndan de\u011fil taraflarca haz\u0131rlanmaktad\u0131r.<\/p>\n<p><em>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat\u0131n yap\u0131lmas\u0131nda;<\/em><\/p>\n<p>Arsa sahibinin m\u00fcteahhide kar\u015f\u0131 sorumlulu\u011fu ve borcu;<span class=\"Apple-converted-space\">\u00a0<\/span>kendisine ait tapulu arsa \u00fczerinde, m\u00fcteahhidin bina in\u015fa edebilmesi i\u00e7in, o arsay\u0131 in\u015faat yap\u0131lmas\u0131na engel her durumdan ar\u0131nd\u0131r\u0131lm\u0131\u015f bir \u015fekilde m\u00fcteahhide teslim etmek ve yap\u0131lan in\u015faattaki, s\u00f6zle\u015fmede \u00f6ng\u00f6r\u00fclen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin m\u00fclkiyetini, s\u00f6zle\u015fmede \u00f6ng\u00f6r\u00fclen a\u015famalarda tapuda m\u00fcteahhide devretmektir.<\/p>\n<p>M\u00fcteahhidin, arsa sahibine kar\u015f\u0131 sorumlulu\u011fu ve borcu ise;<span class=\"Apple-converted-space\">\u00a0<\/span>arsa sahibinin arsas\u0131 \u00fczerinde, s\u00f6zle\u015fmede ve s\u00f6zle\u015fme eki teknik \u015fartnamede \u00f6ng\u00f6r\u00fclen yap\u0131y\u0131, fen ve sanat kurallar\u0131na g\u00f6re tam ve eksiksiz, kusursuz, ay\u0131ps\u0131z olarak s\u00fcresi i\u00e7erisinde yap\u0131p teslim etmektir.<\/p>\n<p>Uygulamada kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri, s\u00fcre\u00e7 boyunca s\u0131k\u00e7a de\u011fi\u015fikli\u011fe u\u011frayan ve bu nedenden dolay\u0131 da<span class=\"Apple-converted-space\">\u00a0<\/span>karma\u015f\u0131kla\u015fan s\u00f6zle\u015fmelerdir.<\/p>\n<p>Bu de\u011fi\u015fikliklere \u00f6rnek olarak;<span class=\"Apple-converted-space\">\u00a0<\/span>arsalar\u0131n tevhidi, buna ba\u011fl\u0131 olarak imar durumunun de\u011fi\u015fmesi, yola terkle ilgili zorunluluklar\u0131n ortaya \u00e7\u0131kmas\u0131, taraflardan birinin pay\u0131n\u0131 3. ki\u015filere devretmesi ya da satmas\u0131, mevzuat de\u011fi\u015fiklikleri ve taraflar\u0131n fikir\/karar de\u011fi\u015ftirmesi gibi hususlar<span class=\"Apple-converted-space\">\u00a0<\/span>say\u0131labilir. Dolay\u0131s\u0131yla kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri b\u00fcy\u00fck bir dinamizm unsuru ta\u015f\u0131yan, bu dinamizm nedeniyle de<span class=\"Apple-converted-space\">\u00a0<\/span>uyu\u015fmazl\u0131k potansiyeli b\u00fcy\u00fck s\u00f6zle\u015fmeler<span class=\"Apple-converted-space\">\u00a0<\/span>olarak kar\u015f\u0131m\u0131za \u00e7\u0131kmaktad\u0131r.<\/p>\n<p><span style=\"color: #800000;\">2. KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N UNSURLARI<\/span><\/p>\n<p>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesinin meydana gelebilmesi i\u00e7in gerekli baz\u0131 \u015fartlar vard\u0131r. Bunun i\u00e7in yap\u0131lan tan\u0131mdan \u00f6zetle;<\/p>\n<p>1- Arsa sahibi ile m\u00fcteahhit aras\u0131nda ge\u00e7erli olarak bir anla\u015fma yap\u0131lmas\u0131,<br \/>\n2- M\u00fcteahhidin arsa sahibine ait ta\u015f\u0131nmaz \u00fczerine in\u015faat yapma ve in\u015faat\u0131 teslim etme sorumlulu\u011funu almas\u0131,<br \/>\n3- Arsa sahibinin ta\u015f\u0131nmaz devretme borcunu \u00fcstlenmesi,<br \/>\nhususlar\u0131 s\u00f6zle\u015fmenin sa\u011fl\u0131kl\u0131 bir \u015fekilde olu\u015fmas\u0131n\u0131 sa\u011flayan unsurlard\u0131r.<\/p>\n<p>G\u00f6r\u00fcld\u00fc\u011f\u00fc \u00fczere bu s\u00f6zle\u015fme, kar\u015f\u0131l\u0131kl\u0131 r\u0131za ile yap\u0131lan bir anla\u015fma olup, yaz\u0131l\u0131 \u015fartlar\u0131 sonucunda her iki tarafa da belirli sorumluluklar y\u00fckleyen ba\u011flay\u0131c\u0131 nitelikte bir s\u00f6zle\u015fmedir.<\/p>\n<p><span style=\"color: #800000;\">3. KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N TARAFLARI VE BOR\u00c7LARI<\/span><\/p>\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin taraflar\u0131n\u0131,<span class=\"Apple-converted-space\">\u00a0<\/span>m\u00fcteahhit<span class=\"Apple-converted-space\">\u00a0<\/span>(TBK m. 470 de<span class=\"Apple-converted-space\">\u00a0<\/span>\u201cy\u00fcklenici\u201dolarak an\u0131lmaktad\u0131r) ve<span class=\"Apple-converted-space\">\u00a0<\/span>arsa sahibi<span class=\"Apple-converted-space\">\u00a0<\/span>(TBK TBK m. 470 de<span class=\"Apple-converted-space\">\u00a0<\/span>\u201ci\u015f sahibi\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>olarak an\u0131lmaktad\u0131r) olu\u015fturur.<\/p>\n<p>ARSA SAH\u0130B\u0130;<span class=\"Apple-converted-space\">\u00a0<\/span>\u00fczerine in\u015faat yap\u0131lmas\u0131 i\u00e7in m\u00fclkiyetine sahip oldu\u011fu arsan\u0131n belirli paylar\u0131n\u0131 \u00fccret mukabilinde m\u00fcteahhide devretmeyi taahh\u00fct eden ki\u015fidir. S\u00f6zle\u015fme gere\u011fi yap\u0131lacak ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler bir b\u00fct\u00fcn halinde tamamland\u0131ktan sonra arsa sahibine m\u00fcteahhit taraf\u0131ndan devredilecektir. Arsa sahibi \u00f6zel hukuk ger\u00e7ek ve t\u00fczel ki\u015fisi olabilece\u011fi gibi, kamu hukuku t\u00fczel ki\u015fisi de olabilir.<\/p>\n<p>S\u00f6zle\u015fmenin di\u011fer taraf\u0131n\u0131 te\u015fkil eden<span class=\"Apple-converted-space\">\u00a0<\/span>M\u00dcTEAHH\u0130T \u0130SE;<span class=\"Apple-converted-space\">\u00a0<\/span>\u00f6zel hukuk ger\u00e7ek veya t\u00fczel ki\u015fisi olabilece\u011fi gibi, birden \u00e7ok m\u00fcteahhidin bir araya gelmesi sonucu olu\u015fan m\u00fcteahhit ki\u015filer veya m\u00fcteahhit \u015firketler toplulu\u011fu \u015feklinde meydana gelen,<span class=\"Apple-converted-space\">\u00a0<\/span>\u201cM\u00fc\u015fterek \u0130\u015f Ortakl\u0131\u011f\u0131 (Joint Venture)\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>da olabilir. Arsa sahibinin arsas\u0131 \u00fczerine yap\u0131lacak in\u015fa i\u015finin tamam\u0131n\u0131, bir m\u00fcteahhitlik firmas\u0131 veya toplulu\u011fu tek ba\u015f\u0131na \u00fcstlenmi\u015fse, burada\u201cM\u00fcnferit veya K\u0131sm\u00ee M\u00fcteahhitlik\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>vard\u0131r. \u0130n\u015faat\u0131n projesinin arsa sahibi taraf\u0131ndan verildi\u011fi durumlarda m\u00fcteahhit veya m\u00fcteahhitler toplulu\u011funa<span class=\"Apple-converted-space\">\u00a0<\/span>\u201cGenel M\u00fcteahhit\u201d, proje ve planlar\u0131n da m\u00fcteahhit taraf\u0131ndan verildi\u011fi durumlarda m\u00fcteahhit veya m\u00fcteahhit toplulu\u011funa<span class=\"Apple-converted-space\">\u00a0<\/span>\u201cProjeci Genel M\u00fcteahhit veya Total M\u00fcteahhit\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>ad\u0131 verilir.<\/p>\n<p>M\u00fcteahhit kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi ile bor\u00e7land\u0131\u011f\u0131 in\u015faat yap\u0131m borcunun ifas\u0131n\u0131, kendi nam ve hesab\u0131na, ba\u011f\u0131ms\u0131z olarak \u00e7al\u0131\u015fan ba\u015fka bir m\u00fcteahhide devrederse, devretti\u011fi ki\u015fi<span class=\"Apple-converted-space\">\u00a0<\/span>\u201cAlt m\u00fcteahhit (Alt Y\u00fcklenici)<span class=\"Apple-converted-space\">\u00a0<\/span>veya<span class=\"Apple-converted-space\">\u00a0<\/span>Ta\u015feron\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>olarak an\u0131l\u0131r.<\/p>\n<p><span style=\"color: #800000;\">ARSA SAH\u0130B\u0130N\u0130N BOR\u00c7LARI<\/span><\/p>\n<p>\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesine g\u00f6re, anla\u015fmaya d\u00e2hil edilen ve \u00fczerine in\u015faat yap\u0131lacak arsan\u0131n, m\u00fcteahhide teslimi arsa sahibinin birinci derecede\/\u00f6ncelikli borcudur.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 S\u00f6zle\u015fme gere\u011fi anla\u015fma sa\u011flanan arsa \u00fczerinde y\u0131k\u0131lmas\u0131 gereken yap\u0131n\u0131n y\u0131kt\u0131r\u0131lmas\u0131\u00a0 ve yap\u0131 i\u00e7inde de kirac\u0131n\u0131n bulunmas\u0131 halinde, s\u00f6zle\u015fmede aksi belirtilmedik\u00e7e, kirac\u0131n\u0131n arsa sahibi taraf\u0131ndan ilgili yerden \u00e7\u0131kar\u0131lmas\u0131, yani tahliye ettirilmesi gerekir. Uygulamada y\u0131k\u0131m i\u015fleri hatta anla\u015fmaya g\u00f6re yetki ve vekalet verilirse kirac\u0131 tahliyesi i\u015flemleri de m\u00fcteahhit taraf\u0131ndan takip edilebilmektedir.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Arsa sahibinin, m\u00fcteahhit taraf\u0131ndan in\u015faat i\u015flerine ba\u015flan\u0131lmas\u0131, belediye, tapu ve resmi-\u00f6zel dairelerdeki i\u015flerin takibi i\u00e7in m\u00fcteahhide vek\u00e2let vermesi gereklidir.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 S\u00f6zle\u015fme ile aksi kararla\u015ft\u0131r\u0131lmad\u0131k\u00e7a, projelerin haz\u0131rlanmas\u0131 ve in\u015faat ruhsat\u0131 al\u0131nmas\u0131 i\u015flemleri de arsa sahibine aittir. Ancak, bu i\u015flemler vek\u00e2let verilmek suretiyle m\u00fcteahhit \u00fczerine b\u0131rak\u0131labilir.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmelerinde, arsa sahibinin tapuda devir borcu, in\u015faat\u0131n tesliminden sonra ya da in\u015faat\u0131n geldi\u011fi evrelere ba\u011fl\u0131 olarak kademeli olarak yerine getirilmelidir.<\/p>\n<p><span style=\"color: #800000;\">M\u00dcTEAHH\u0130D\u0130N BOR\u00c7LARI<\/span><\/p>\n<p>\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmelerinde m\u00fcteahhidin \u00f6ncelikli borcu, in\u015faat\u0131 yaparak teslim etmektir.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 S\u00f6zle\u015fme gere\u011fi veya s\u00f6zle\u015fmeye ilgilendiren ka\u011f\u0131tlardan her bir imza i\u00e7in birbiri ile ba\u011f\u0131nt\u0131l\u0131 har\u00e7lar al\u0131n\u0131r. Ayr\u0131ca, noter har\u00e7lar\u0131n\u0131n da fazla istenmesi nedeniyle uygulama da genellikle bu t\u00fcr \u00f6demeler m\u00fcteahhit \u00fczerinde b\u0131rak\u0131l\u0131r.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Taraflar aras\u0131nda yap\u0131lan s\u00f6zle\u015fme gere\u011fi, arsa sahibi genellikle m\u00fcteahhit taraf\u0131ndan kendisine verilecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri anahtar teslim almak ister. Buna g\u00f6re de, in\u015faat i\u00e7in gerekli ara\u00e7 ve gere\u00e7leri temin etmek, tamamlamak, proje, ruhsat ve idari i\u015flemler gibi bir\u00e7ok k\u00fclfet m\u00fcteahhit \u00fczerinde kalmaktad\u0131r.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmelerinde, hizmet bedelinin a\u011f\u0131r oldu\u011fu g\u00f6z \u00f6n\u00fcnde bulunduruldu\u011funda, uygulamada yap\u0131 denetim masraflar\u0131 da m\u00fcteahhit \u00fczerinde kalmaktad\u0131r.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0130\u015f g\u00f6rme s\u00f6zle\u015fmelerinde kar\u015f\u0131 taraf\u0131n ve \u00fc\u00e7\u00fcnc\u00fc ki\u015filerin menfaatlerini d\u00fc\u015f\u00fcnerek hareket etme ilkesi uygulanmal\u0131d\u0131r. Sadakat ve \u00f6zen borcu, m\u00fcteahhidin, arsa sahibi yarar\u0131na olacak \u015feyleri yapma, zarar\u0131na olacak \u015feylerden ka\u00e7\u0131nmak anlam\u0131na gelir. Buna g\u00f6re, m\u00fcteahhidin burada hem arsa sahibine kar\u015f\u0131, hem de ileride m\u00fc\u015fteri olarak ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri sat\u0131n alacak \u00fc\u00e7\u00fcnc\u00fc ki\u015filere kar\u015f\u0131 y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc\/borcu bulunmaktad\u0131r.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0130n\u015faat i\u015flemlerinde, kalite, uzmanl\u0131k \u00f6l\u00e7\u00fctleri ve i\u015fe g\u00f6sterilecek \u00f6zende,\u00a0 \u00e7al\u0131\u015fmada g\u00f6rev alan i\u015f\u00e7inin y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcnden ziyade, arsa sahibinin muhatab\u0131 bu durumda i\u015f\u00e7i de\u011fil; i\u015f\u00e7iden ve s\u00f6zle\u015fme gere\u011fi yap\u0131lan i\u015ften sorumlu olan m\u00fcteahhittir.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi gere\u011fi, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm veya b\u00f6l\u00fcmleri anahtar teslim olarak isteyen arsa sahibine kar\u015f\u0131, m\u00fcteahhidin kullanaca\u011f\u0131 malzeme ay\u0131pl\u0131 veya kalitesiz ise, bu malzemenin ay\u0131pl\u0131 veya kalitesiz olmas\u0131ndan arsa sahibine kar\u015f\u0131 m\u00fcteahhit \u2018<span style=\"color: #800000;\">SATICI\u2019 G\u0130B\u0130 SORUMLUDUR.<\/span><br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0130n\u015faat i\u015flerinde kullan\u0131lan malzemelerin ay\u0131p nedeniyle olu\u015fturaca\u011f\u0131 di\u011fer zararlardan m\u00fcteahhit hatas\u0131 veya kusuru olmasa dahi birinci dereceden sorumlu olacakt\u0131r.<br \/>\n\u00b7\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat i\u015flerinde m\u00fcteahhitler, in\u015faatta bulunan bir \u00e7ok detay ve di\u011fer ince i\u015fleri; uzman ta\u015feronlara yapt\u0131rmak durumundad\u0131r. (cam, elektrik, s\u0131hhi tesisat, asans\u00f6r vs.) Fakat, bu i\u015flerin g\u00f6zetim, denetim ve y\u00f6netimi m\u00fcteahhit taraf\u0131ndan yap\u0131laca\u011f\u0131ndan, bu t\u00fcr i\u015flerden \u00e7\u0131kacak uyu\u015fmazl\u0131klarda da arsa sahibine kar\u015f\u0131 m\u00fcteahhit sorumlu olacakt\u0131r.<\/p>\n<p>\u201cM\u00fcteahhidin \u00f6zen ve sadakat borcu\u201d, s\u00f6zle\u015fmenin kurulmas\u0131 ile ba\u015flayan ve in\u015faat\u0131n teslimine kadar devam eden bir bor\u00e7tur. Bu bor\u00e7 in\u015faat\u0131n tesliminden sonra, \u201cay\u0131ba kar\u015f\u0131 tekeff\u00fcl sorumlulu\u011fu\u201d \u015feklinde kendini g\u00f6sterir.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">4. TARAFLARIN Y\u00dcK\u00dcML\u00dcL\u00dcKLER\u0130N\u0130 YER\u0130NE GET\u0130RMEMES\u0130N\u0130N SONU\u00c7LARI<\/span><\/p>\n<p>Bor\u00e7lu, ifa (i\u015fi yerine getirme) etmekten ka\u00e7\u0131namayaca\u011f\u0131 muaccel (pe\u015fin, hemen \u00f6denmesi gereken) ve m\u00fcmk\u00fcn bir edimi zaman\u0131nda yerine getirmedi\u011fi i\u00e7in alacakl\u0131n\u0131n ihtar\u0131na maruz kal\u0131rsa, bu suretle ger\u00e7ekle\u015fen sorumluluk sebebine, temerr\u00fct denir.<\/p>\n<p>Yap\u0131lan tan\u0131mda bor\u00e7ludan kas\u0131t s\u00f6zle\u015fme gere\u011fi y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc yerine getirmeyen ki\u015fidir. Temerr\u00fcde d\u00fc\u015fen ki\u015fi, yerine g\u00f6re arsa sahibi veya m\u00fcteahhit de olabilmektedir.<\/p>\n<p>Bor\u00e7lu temerr\u00fcd\u00fcnde kusur \u015fart de\u011fildir. Bor\u00e7lu kusursuz olsa bile;<br \/>\n1- Para borcunda, temerr\u00fct halindeki bor\u00e7ludan temerr\u00fct faizi istenebilir,<br \/>\n2- Kar\u015f\u0131l\u0131kl\u0131 s\u00f6zle\u015fmelerde bir taraf\u0131n bor\u00e7lu temerr\u00fcd\u00fcne d\u00fc\u015fmesi halinde, di\u011fer taraf T\u00fcrk Bor\u00e7lar Kanunu\u2019nun 125. Maddesi\u2019ndeki d\u00f6nme ve aynen ifa se\u00e7imlik haklar\u0131n\u0131 kullanabilir.<\/p>\n<p>Bor\u00e7lu, temerr\u00fcd\u00fcn kusura ba\u011fl\u0131 sonu\u00e7lar\u0131ndan sorumlu tutulmak istemiyorsa, kusursuzlu\u011funu ispat etmek durumundad\u0131r.<\/p>\n<p>Bor\u00e7lunun temerr\u00fcd\u00fcn\u00fcn sonu\u00e7lar\u0131, genel olarak T\u00fcrk Bor\u00e7lar Kanununda d\u00fczenlenmi\u015ftir. \u0130lgili kanundaki bu maddeler temerr\u00fcd\u00fcn genel sonu\u00e7lar\u0131n\u0131 d\u00fczenlemektedir.<\/p>\n<p>Bu sonu\u00e7lar\u0131 \u00f6zetle belirtmek gerekirse; Temerr\u00fcde d\u00fc\u015fen bor\u00e7lu, temerr\u00fcde d\u00fc\u015fmekte kusuru olmad\u0131\u011f\u0131n\u0131 ispat etmedik\u00e7e, borcu ge\u00e7 ifas\u0131ndan dolay\u0131 alacakl\u0131n\u0131n u\u011frad\u0131\u011f\u0131 zarar\u0131 gidermekle y\u00fck\u00fcml\u00fcd\u00fcr. Temerr\u00fcde d\u00fc\u015fen bor\u00e7lu, verilen s\u00fcre i\u00e7inde, borcunu ifa etmemi\u015fse veya s\u00fcre verilmesini gerektirmeyen bir durum s\u00f6z konusu ise; alacakl\u0131, her zaman borcun ifas\u0131n\u0131 ve gecikme sebebiyle tazminat isteme hakk\u0131na sahiptir. Belirtilen bu hususlar T\u00fcrk Bor\u00e7lar Kanununun 177 ve 125\/1. maddelerinde aynen yaz\u0131ld\u0131\u011f\u0131 gibi ge\u00e7mektedir.<\/p>\n<p style=\"text-align: center;\"><span style=\"color: #ff0000;\">5. KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N \u015eEKL\u0130<\/span><\/p>\n<p>Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi;<span class=\"Apple-converted-space\">\u00a0<\/span>\u201cEser S\u00f6zle\u015fmesi\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>ve<span class=\"Apple-converted-space\">\u00a0<\/span>\u201cGayrimenkul Sat\u0131\u015f Vaadi S\u00f6zle\u015fmesinden\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>olu\u015fan \u00e7ift tipli<span class=\"Apple-converted-space\">\u00a0<\/span>\u201ckarma\u201d<span class=\"Apple-converted-space\">\u00a0<\/span>bir s\u00f6zle\u015fmedir.<\/p>\n<p>Eser s\u00f6zle\u015fmesi, herhangi bir sekil \u015fart\u0131na tabii tutulmam\u0131\u015fken, gayrimenkul sat\u0131s\u0131 veya sat\u0131\u015f vaadi s\u00f6zle\u015fmesi TMK m. 706, TBK m. 237, Tapu Kanunu m 26., Noterlik Kanunu m. 60 ve m. 89 gere\u011fince resmi ve d\u00fczenleme seklinde yap\u0131lmad\u0131k\u00e7a ge\u00e7erli olmaz. Arsa sahibinin sat\u0131m vaadinin kar\u015f\u0131l\u0131\u011f\u0131nda ald\u0131\u011f\u0131 bedelin resmi senette g\u00f6sterilmesi gerekir. Bu bedel ise m\u00fcteahhidin in\u015faat yapma borcuna kar\u015f\u0131l\u0131k geldi\u011finden, in\u015faat s\u00f6zle\u015fmesinin de resmi senede ba\u011flanmas\u0131 zorunlulu\u011fu do\u011fmaktad\u0131r Ancak uygulamada genellikle, arsan\u0131n Belediye Rayi\u00e7 De\u011feri s\u00f6zle\u015fmenin de\u011feri olarak nazara al\u0131nmakta Noterler de bu rayi\u00e7ten a\u015fa\u011f\u0131 de\u011fer belirlenmesine m\u00fcsaade etmemektedirler.<\/p>\n<p>Bununla birlikte, karma s\u00f6zle\u015fme niteli\u011findeki kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, arsa sahibi ve m\u00fcteahhit d\u0131\u015f\u0131nda, bunlardan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sat\u0131n alan ki\u015filerin haklar\u0131n\u0131 da etkilemektedir.<\/p>\n<p>\u00d6zellikle, m\u00fcteahhitlerin kendilerine kalan \u00e7ok say\u0131da ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc \u00fc\u00e7\u00fcnc\u00fc ki\u015filere sat\u0131s\u0131ndan sonra, kat kar\u015f\u0131l\u0131\u011f\u0131 s\u00f6zle\u015fmesinin sekil y\u00f6n\u00fcnden ge\u00e7ersizli\u011finin re\u2019sen dikkate al\u0131nmas\u0131 durumunda, do\u011facak uyu\u015fmazl\u0131klar\u0131n boyutu nedeniyle, kamu d\u00fczeninin bozulmas\u0131 ve yarg\u0131n\u0131n i\u015f y\u00fck\u00fcn\u00fcn artmas\u0131 s\u00f6z konusu olacakt\u0131r.<\/p>\n<p>Nitekim Yarg\u0131tay, m\u00fcteahhidin, 3. \u015fah\u0131slara yapt\u0131\u011f\u0131 harici sat\u0131\u015flara, taraflar\u0131n, s\u00f6zle\u015fmesinin ge\u00e7erlili\u011fi konusunda uyu\u015fmamalar\u0131 halinde dahi (belirli \u015fartlarda) ge\u00e7erlilik tan\u0131m\u0131\u015ft\u0131r.<\/p>\n<p>S\u00f6zle\u015fmesinin ge\u00e7ersiz olmas\u0131 durumunda, ge\u00e7ersiz s\u00f6zle\u015fmesinin ifas\u0131 istenemez.Ge\u00e7ersiz s\u00f6zle\u015fmesinin ifas\u0131ndan ka\u00e7\u0131nmak da borca ayk\u0131r\u0131l\u0131k ve bir kusur te\u015fkil etmeyecektir. Ge\u00e7ersiz s\u00f6zle\u015fme nedeniyle, s\u00f6zle\u015fmesinin ifas\u0131na ba\u011fl\u0131 gecikme tazminat\u0131, zarar- ziyan, gecikme cezas\u0131, ay\u0131pl\u0131\u2014eksik is bedeli gibi taleplerde bulunulamaz. Ge\u00e7ersiz s\u00f6zle\u015fmesinin feshi, iptali vs. i\u00e7in de dava a\u00e7\u0131lamaz. Ancak s\u00f6zle\u015fmesinin ge\u00e7ersizli\u011finin tespiti istenebilir. Ayr\u0131ca, taraflar\u0131n birbirine verdiklerini TBK m. 77 vd. uyar\u0131nca sebepsiz zenginle\u015fme h\u00fck\u00fcmlerine g\u00f6re iade etmeleri gerekir.\u201d<\/p>\n<p>\u0130adenin kapsam\u0131 belirlenirken, taraflar\u0131n malvarl\u0131\u011f\u0131na kat\u0131lan objektif de\u011fer, ifa beklentisinin sona erdi\u011fi tarih dikkate al\u0131narak belirlenmelidir. Ancak Yarg\u0131tay, ge\u00e7ersiz s\u00f6zle\u015fmeye istinaden yap\u0131lan islerin, yap\u0131ld\u0131klar\u0131 tarihteki de\u011ferini dikkate alan kararlar vermektedir<\/p>\n<p>Uygulamada; kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ifas\u0131 s\u0131ras\u0131nda \u00e7\u0131kan uyu\u015fmazl\u0131k nedeniyle, ge\u00e7ersizlik konusu g\u00fcndeme gelmektedir. Bunun sonucu olarak, \u015fekil eksikli\u011fine dayanan ge\u00e7ersizlik iddias\u0131, \u015feklin koruyucu etkisinden yararlan\u0131lmad\u0131\u011f\u0131 i\u00e7in de\u011fil de, kendi borcunu ifadan ka\u00e7\u0131nmak veya sorumlulu\u011funu azaltmak i\u00e7in ileri s\u00fcr\u00fclmektedir. Bu durumda dahi, hem ifa beklentisi yaratan, hem de \u015fekil eksikli\u011fini ileri s\u00fcren taraf, di\u011fer taraf\u0131n menfi zarar\u0131n\u0131 kar\u015f\u0131lamal\u0131d\u0131r.<\/p>\n<p>Ayr\u0131ca, ge\u00e7ersiz s\u00f6zle\u015fmesinin varl\u0131\u011f\u0131 ispatlan\u0131r veya bu konuda taraflar aras\u0131nda ihtilaf olmaz ise, ge\u00e7ersizlik iddias\u0131n\u0131n<span class=\"Apple-converted-space\">\u00a0<\/span><em>HAKKIN K\u00d6T\u00dcYE KULLANIMI YASA\u011eI<span class=\"Apple-converted-space\">\u00a0<\/span><\/em>kapsam\u0131nda kalmas\u0131 gerekir.<span class=\"Apple-converted-space\">\u00a0<\/span>Bu halleri d\u00f6rt ba\u015fl\u0131k alt\u0131nda toplayabiliriz.<\/p>\n<p><span style=\"color: #800000;\">Taraflar\u0131n Edimlerini Kar\u015f\u0131l\u0131kl\u0131 Olmak \u015eart\u0131yla Tamamen Veya K\u0131smen \u0130fa Etmeleri:<\/span><\/p>\n<p>Taraflar\u0131n edimlerini \u00f6nemli oranda kar\u015f\u0131l\u0131kl\u0131 olarak yerine getirmeleri durumunda da, ge\u00e7ersizlik iddias\u0131 dinlenmeyecektir.<\/p>\n<p><span style=\"color: #800000;\">Taraflardan Birinin Edimlerini Tamamen Yerine Getirmesi:<\/span><\/p>\n<p>Arsa sahibinin, ge\u00e7ersiz s\u00f6zle\u015fmeye istinaden, s\u00f6zle\u015fmesinin ba\u015f\u0131nda m\u00fcteahhide kalan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin m\u00fclkiyetlerini tapuda m\u00fcteahhide devrederek tescil ettirmesi durumunda, s\u00f6zle\u015fmesinin taraflar i\u00e7in ba\u011flay\u0131c\u0131 hale geldi\u011fi kabul edilebilir. \u00c7\u00fcnk\u00fc ge\u00e7ersiz s\u00f6zle\u015fmeye g\u00f6re m\u00fcteahhide kalan arsa paylar\u0131n\u0131 devreden arsa sahibi ile bu paylar\u0131 yine ge\u00e7ersiz s\u00f6zle\u015fmeye g\u00f6re devralmay\u0131 kabul eden m\u00fcteahhidin sonradan ge\u00e7ersizli\u011fi ileri s\u00fcrmeleri hakk\u0131n k\u00f6t\u00fcye kullan\u0131m\u0131 yasa\u011f\u0131 kapsam\u0131ndad\u0131r.<\/p>\n<p><span style=\"color: #800000;\">M\u00fcteahhit Taraf\u0131ndan \u0130n\u015faat\u0131n \u00d6nemli Bir B\u00f6l\u00fcm\u00fcn\u00fcn Yap\u0131lm\u0131\u015f Olmas\u0131:<\/span><\/p>\n<p>M\u00fcteahhidin in\u015faat yapma borcu, arsa sahibinin tapuda devir borcuna g\u00f6re daha \u00e7ok emek ve sermayeye dayal\u0131 oldu\u011fu gibi, zamana yay\u0131l\u0131 bulundu\u011fundan, m\u00fcteahhidin edimini tamamen de\u011fil de, b\u00fcy\u00fck oranda yerine getirmesi durumunda, \u015fekil noksan\u0131n\u0131n ileriye s\u00fcr\u00fclmesi d\u00fcr\u00fcstl\u00fck kural\u0131na (TMK m. 2) ayk\u0131r\u0131 say\u0131lmal\u0131d\u0131r.<\/p>\n<p>Yarg\u0131tay da kararlar\u0131nda eserin t\u00fcm\u00fcne yak\u0131n b\u00f6l\u00fcm\u00fcn\u00fcn veya %90 \u00fczerinde bitirilmesinin gerekti\u011fini (%75 vs gibi daha d\u00fc\u015f\u00fck oranda bitirilmesi gerekti\u011fi \u015feklinde kararlar da mevcuttur.) ifade etmektedir.<\/p>\n<p><span style=\"color: #800000;\">Di\u011fer Durumlar:<\/span><\/p>\n<p>Yukar\u0131daki \u015fartlar\u0131 s\u0131n\u0131rl\u0131 olarak kabul etmek do\u011fru de\u011fildir. Bunlar d\u0131\u015f\u0131nda, her olay\u0131n \u00f6zelli\u011fi dikkate al\u0131narak konunun de\u011ferlendirilmesi gerekir. Bu de\u011ferlendirme yap\u0131l\u0131rken, hakk\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 yasa\u011f\u0131 ile ilgili h\u00fckm\u00fcn ikincil niteli\u011fi dikkate al\u0131nmal\u0131d\u0131r.<\/p>\n<p>-\u201cTaraflar aras\u0131nda akdedilen kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat yap\u0131m\u0131n\u0131 \u00f6ng\u00f6ren 7.8.1981 tarihli s\u00f6zle\u015fme ve 7.8.1982 tarihli protokole istinaden, davac\u0131lara ait arsa \u00fczerinde in\u015faata ba\u015flayan daval\u0131lar isi tamamlamadan terk etmi\u015flerdir. Davac\u0131lar taraf\u0131ndan s\u00f6zle\u015fmeye istinaden istenen kira tazminat\u0131na kars\u0131, duru\u015fmada daval\u0131larca s\u00f6zle\u015fmesinin ge\u00e7ersizli\u011fi savunulmu\u015f olup, yap\u0131lan is miktar\u0131na ve tapuda pay ge\u00e7irimi de yap\u0131lmam\u0131\u015f bulunmas\u0131na g\u00f6re, s\u00f6zle\u015fmesinin taraflar i\u00e7in ba\u011flay\u0131c\u0131 sonu\u00e7 do\u011furaca\u011f\u0131n\u0131 kabul etmek m\u00fcmk\u00fcn de\u011fildir. Bu nedenle resmi bi\u00e7ime uyulmadan yap\u0131lan s\u00f6zle\u015fmesinin ge\u00e7erli kabul edilip, ge\u00e7ersiz s\u00f6zle\u015fme \u015fartlar\u0131na dayan\u0131larak kira tazminat\u0131na karar verilmesi usul ve kanuna ayk\u0131r\u0131d\u0131r.\u201d<\/p>\n<p>Sonu\u00e7 olarak her olay\u0131n somut ko\u015fullar\u0131 de\u011ferlendirilerek, \u015fekil eksikli\u011finin ileri s\u00fcr\u00fclmesinin d\u00fcr\u00fcstl\u00fck kurallar\u0131na ayk\u0131r\u0131 olup olmad\u0131\u011f\u0131 belirlenmelidir.<\/p>\n<p>\u0130n\u015faat\u0131n seviyesi d\u00fc\u015f\u00fck olsa ve asli edimler k\u0131smen ve kar\u015f\u0131l\u0131kl\u0131 ifa edilmemi\u015fse dahi, ba\u015fka fakt\u00f6rlerin devreye girmesi ile sekle ayk\u0131r\u0131l\u0131\u011f\u0131 ileri s\u00fcrmenin hakk\u0131n k\u00f6t\u00fcye kullan\u0131m\u0131 niteli\u011finde olmas\u0131 m\u00fcmk\u00fcn olabilecektir.<span class=\"Apple-converted-space\">\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h1 class=\"entry-title\" style=\"font: 300 36px\/40px 'Open Sans', Helvetica, Arial, Verdana, sans-serif; margin: 0px 0px 10px; padding: 0px; text-align: center; color: #ffffff; text-transform: none; text-indent: 0px; letter-spacing: normal; clear: both; word-spacing: 0px; white-space: normal; widows: 1; font-size-adjust: none; font-stretch: normal; background-color: #9d1a34; -webkit-text-stroke-width: 0px;\">KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMELER\u0130NDE D\u0130KKAT ED\u0130LECEK KONULAR<\/h1>\n<\/div>\n<\/div>\n<p style=\"text-align: justify;\">Ya bo\u015f bir arsaya bina yap\u0131lmas\u0131 veya var olan bir binan\u0131n yeniden yap\u0131lmas\u0131 i\u00e7in m\u00fcteahhit (y\u00fcklenici) veya in\u015faat \u015firketleri ile arsa sahipleri kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri yaparlar. Bu s\u00f6zle\u015fmeler \u00f6zensiz haz\u0131rland\u0131ysa veya uzmanlardan yard\u0131m al\u0131nmad\u0131ysa in\u015faat a\u015famas\u0131nda pek \u00e7ok s\u0131k\u0131nt\u0131 ya\u015fan\u0131r. Sonunda in\u015faat \u015firketi veya m\u00fcteahhit ile arsa sahipleri mahkemelik olur veya in\u015faat\u0131n bitmesi s\u00fcr\u00fcncemede kal\u0131r.<\/p>\n<p style=\"text-align: justify;\">Arsa sahibi ile m\u00fcteahhit aras\u0131nda yap\u0131lan kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi; arsa sahibinin kendisine devredece\u011fi belirli arsa pay\u0131 veya daireye kar\u015f\u0131l\u0131k, m\u00fcteahhidin kendi malzemesiyle arsa \u00fczerine ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler in\u015fa ederek, bir bina meydana getirmeyi taahh\u00fct etti\u011fi s\u00f6zle\u015fmelerdir.<\/p>\n<p style=\"text-align: justify;\">Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde arsa sahibi in\u015faat\u0131n kar\u015f\u0131l\u0131\u011f\u0131nda bir gayrimenkul hissesi devretmeyi \u00fcstlendi\u011fi i\u00e7in bu s\u00f6zle\u015fmeler tapu dairesince veya noterlik\u00e7e d\u00fczenlenmelidir. Bu \u015fart, Bor\u00e7lar Kanunu madde 237, T\u00fcrk Medeni Kanunu madde 706, Noterlik Kanunu madde 60 ve Tapu Kanunu\u2019nun 26. maddesi gere\u011fi yasal zorunluluktur. Yarg\u0131tay\u2019\u0131n yerle\u015fik g\u00f6r\u00fc\u015f\u00fc de bu do\u011frultudad\u0131r (1).\u015eekil \u015fart\u0131na uygun yap\u0131lmayan s\u00f6zle\u015fmeler hukuken ge\u00e7erli de\u011fildir. Ancak bu ge\u00e7ersiz s\u00f6zle\u015fmeye ra\u011fmen in\u015faat\u0131n \u00e7o\u011fu bitmi\u015fse, arsa sahibi \u201cbu s\u00f6zle\u015fme ge\u00e7ersiz, ben arsay\u0131 veya daireyi vermiyorum\u201d diyemez. Bu ge\u00e7ersizlik i\u015fin ba\u015f\u0131nda veya ortas\u0131na yak\u0131n bir a\u015famada ileri s\u00fcr\u00fclebilir, i\u015fin \u00e7o\u011fu bittikten sonra k\u00f6t\u00fcniyetli olarak \u201cbu s\u00f6zle\u015fme ge\u00e7ersiz\u201d denemez.<\/p>\n<p style=\"text-align: justify;\">Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin yap\u0131labilmesi ve s\u00f6zle\u015fmenin uygulanabilmesi i\u00e7in \u00f6ncelikle in\u015faat yap\u0131lacak arsan\u0131n, \u00fczerine in\u015faat yap\u0131lmaya m\u00fcsait olmas\u0131 gerekmektedir. Bunun i\u00e7in de arsan\u0131n imara uygun olmas\u0131 gerekir. Bu vas\u0131fta de\u011filse bununla ilgili olarak yap\u0131lan s\u00f6zle\u015fme de ba\u015f\u0131ndan itibaren ge\u00e7ersiz say\u0131lacakt\u0131r (2). Bunun yan\u0131 s\u0131ra, in\u015faat\u0131n yap\u0131laca\u011f\u0131 arsaya s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan miktarda ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm in\u015fas\u0131n\u0131n da m\u00fcmk\u00fcn olmas\u0131 gerekir. Bu nedenle anla\u015fmadan \u00f6nce belediyeden imar durumu \u00e7\u0131kar\u0131l\u0131p buna g\u00f6re s\u00f6zle\u015fme \u015fartlar\u0131 kararla\u015ft\u0131r\u0131lmas\u0131 faydal\u0131 olacakt\u0131r. S\u00f6zle\u015fmede, proje ile in\u015fas\u0131 ger\u00e7ekle\u015ftirilecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm, miktar (m2) ve konum payla\u015ft\u0131r\u0131lmas\u0131n\u0131n detayl\u0131 olarak yap\u0131lmas\u0131 ileride olu\u015fabilecek uyu\u015fmazl\u0131klar\u0131n \u00e7\u00f6z\u00fcm\u00fcnde yararl\u0131 olacakt\u0131r.<\/p>\n<p style=\"text-align: justify;\">S\u00f6zle\u015fmeye konu in\u015faat\u0131n ba\u015flayabilmesi, in\u015faat projesi \u00e7izilerek belediyeye tasdik ettirilmesine ba\u011fl\u0131d\u0131r. S\u00f6zle\u015fmede ayr\u0131ca bir d\u00fczenleme bulunmuyorsa, belediyeye ba\u015fvurma y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc arsa sahibine d\u00fc\u015fer. Ruhsat al\u0131nmas\u0131 m\u00fcteahhide b\u0131rak\u0131lm\u0131\u015fsa bu hususun da ayr\u0131ca s\u00f6zle\u015fmede belirtilmi\u015f olmas\u0131 ve arsa sahiplerinden gerekli vekaletlerin al\u0131nm\u0131\u015f olmas\u0131 gerekmektedir.<\/p>\n<p style=\"text-align: justify;\">\u0130n\u015faat s\u00fcresi, s\u00f6zle\u015fmede ba\u015fka \u015fekilde bir d\u00fczenleme yoksa, genelde belediyeden in\u015faat ruhsat\u0131 al\u0131nmas\u0131 sonras\u0131nda i\u015flemeye ba\u015flar. Bu nedenle ruhsat al\u0131nmas\u0131 i\u00e7in, s\u00f6zle\u015fmede mutlaka belli bir s\u00fcre g\u00f6sterilmi\u015f olmal\u0131d\u0131r. Aksi takdirde y\u00fcklenici taraf\u0131ndan in\u015faat\u0131n ba\u015flang\u0131c\u0131 s\u00fcr\u00fcncemede b\u0131rak\u0131larak, arsa sahiplerinin ma\u011fdur olmalar\u0131na sebebiyet verilebilir. \u0130n\u015faat\u0131n kararla\u015ft\u0131r\u0131lan s\u00fcrede bitirilememesi halinde ne gibi m\u00fceyyidelerin uygulanaca\u011f\u0131 da s\u00f6zle\u015fmede belirtilmelidir.<\/p>\n<p style=\"text-align: justify;\">S\u00f6zle\u015fmeye g\u00f6re ya ba\u015flang\u0131\u00e7ta bir b\u00f6l\u00fcm arsa tapusunun in\u015faat \u015firketine devri yap\u0131l\u0131r veya in\u015faat\u0131n belli a\u015famalar\u0131nda m\u00fcteahhide kat irtifakl\u0131 tapu ile daire verilmesi m\u00fcmk\u00fcn olabilir. M\u00fcteahhit hak etti\u011fi daireleri satarak, in\u015faata devam edebilece\u011finden, bu y\u00f6ndeki gecikme onun i\u015fi zaman\u0131nda bitirmesine engel olabilece\u011fi gibi, m\u00fcteahhide i\u015f sonunda verilmesi gereken ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm tapular\u0131n\u0131n ba\u015flang\u0131\u00e7ta verilmesi de arsa sahibi, y\u00f6n\u00fcnden riskli bir i\u015flem olacakt\u0131r. \u0130deal olan in\u015faat\u0131n ger\u00e7ekle\u015fme oran\u0131na g\u00f6re belli a\u015famalarda tapu verilmesidir. Ba\u015flang\u0131\u00e7ta tapular verilirse m\u00fcteahhidin bunlar\u0131 satt\u0131ktan sonra i\u015fi yar\u0131m b\u0131rak\u0131p gitmesi durumunda hem arsa sahipleri, hem de daire alanlar zor durumda kalmaktad\u0131rlar. Bu durum \u00f6zellikle ekonomik kriz d\u00f6nemlerinde s\u0131k\u00e7a g\u00f6r\u00fclmektedir. \u0130n\u015faat maliyetleri ve yap\u0131lacak ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin tahmini de\u011ferleri belirlenerek in\u015faat\u0131n belli a\u015famalar\u0131nda bir veya birka\u00e7 ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn tapusunun verilece\u011fi kararla\u015ft\u0131r\u0131labilir. \u0130deal olan son bir veya iki ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm tapusunun m\u00fcteahhit taraf\u0131ndan oturma izni al\u0131nmas\u0131ndan sonra verilmesidir.<\/p>\n<p style=\"text-align: justify;\">S\u00f6zle\u015fme h\u00fck\u00fcmlerinde kat irtifak\u0131 tesisinin, ne zaman ve s\u00f6zle\u015fmenin hangi taraf\u0131nca yap\u0131laca\u011f\u0131, bununla ilgili har\u00e7 ve masraflar\u0131n kime ait olaca\u011f\u0131 a\u00e7\u0131k olarak belirtilmelidir. Yine in\u015faat s\u00fcresince emlak vergilerinin kim taraf\u0131ndan \u00f6denece\u011fi, SGK primlerinin kime ait olaca\u011f\u0131, i\u015f kazas\u0131 durumunda arsa sahibinin sorumlulu\u011fa ortak olup olmayaca\u011f\u0131 gibi hususlar da s\u00f6zle\u015fmede yer almal\u0131d\u0131r.<\/p>\n<p style=\"text-align: justify;\">S\u00f6zle\u015fmede yap\u0131lacak in\u015faat\u0131n kalitesi, kullan\u0131lacak malzeme, ortak yerler ve arsa sahibine ait dairelerin ne \u015fekilde in\u015fa edilece\u011fi ayr\u0131nt\u0131l\u0131 \u015fekilde a\u00e7\u0131klanmal\u0131d\u0131r. Bu konuda, uzman bir heyet olu\u015fturularak, in\u015faatta kullan\u0131lacak malzeme detayl\u0131 olarak haz\u0131rlatt\u0131r\u0131l\u0131p, s\u00f6zle\u015fme eki olarak kabul edilmesi olduk\u00e7a faydal\u0131 olacakt\u0131r. Bu gibi detaylar \u00fczerinde s\u00f6zle\u015fme ile ne kadar ayr\u0131nt\u0131l\u0131 d\u00fczenlemeler yap\u0131l\u0131rsa ilerde taraflar aras\u0131nda \u00e7\u0131kabilecek olas\u0131 uyu\u015fmazl\u0131klar da o nispette azalacakt\u0131r. Y\u00fcklenicinin arsa sahibine d\u00fc\u015fen daireleri iskan (oturma) ruhsat\u0131n\u0131n al\u0131nmas\u0131 ile teslim edece\u011fi de d\u00fczenlenmelidir.<\/p>\n<p style=\"text-align: justify;\">S\u00f6zle\u015fme y\u00fck\u00fcml\u00fcl\u00fcklerini yerine getirmeyen tarafa ili\u015fkin cezai \u015fartlar da taraflar\u0131n haklar\u0131n\u0131 g\u00fcvence alt\u0131na almak i\u00e7in bir yoldur. Yine s\u00f6zle\u015fmenin fesih edilmesi, in\u015faat\u0131n yar\u0131m kalmas\u0131 halinde arsa sahibinin haklar\u0131, in\u015faat \u015firketinin yap\u0131lan in\u015faata ili\u015fkin arsa sahibinden ne alabilece\u011fi, ba\u015fka bir m\u00fcteahhitle in\u015faata nas\u0131l devam edilece\u011fi kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde ayr\u0131nt\u0131l\u0131 olarak d\u00fczenlenmelidir.<\/p>\n<p style=\"text-align: justify;\">Y\u0131k\u0131lan binaya ili\u015fkin ve in\u015faat s\u00fcresince yap\u0131lacak kira yard\u0131mlar\u0131na ili\u015fkin teminat verilmesi veya al\u0131nmas\u0131 da bu tip s\u00f6zle\u015fmelerdeki en \u00f6nemli konulardand\u0131r.<\/p>\n<p style=\"text-align: justify;\">\u0130n\u015faat s\u00f6zle\u015fmelerindeki bir ba\u015fka \u00f6nemli konu, in\u015faat bittikten sonra binan\u0131n veya sitenin nas\u0131l y\u00f6netilece\u011fine ili\u015fkin y\u00f6netim plan\u0131n\u0131n nas\u0131l haz\u0131rlanaca\u011f\u0131d\u0131r. \u0130n\u015faat \u015firketleri yap\u0131lan i\u015flemler i\u00e7in vekalet ald\u0131\u011f\u0131ndan, ellerinde bulunan bir \u201cy\u00f6netim plan\u0131\u201dn\u0131 tapuya i\u015fletirler. Oraya \u00f6zg\u00fc bir y\u00f6netim plan\u0131 haz\u0131rlanmad\u0131\u011f\u0131ndan, bina bitip oturmaya ba\u015flan\u0131nca masraflarla veya ortak yerlerin kullan\u0131lmas\u0131 ile ilgili bir\u00e7ok can s\u0131k\u0131c\u0131 s\u00fcrprizle kar\u015f\u0131la\u015f\u0131labilir. Bu y\u00fczden mutlaka s\u00f6zle\u015fmeye y\u00f6netim plan\u0131n\u0131n taraflarca birlikte haz\u0131rlanaca\u011f\u0131 y\u00f6n\u00fcnde d\u00fczenleme koyulmas\u0131 ve y\u00f6netim plan\u0131 i\u00e7in konunun uzmanlar\u0131ndan yard\u0131m al\u0131nmas\u0131 gereklidir.<\/p>\n<p style=\"text-align: justify;\">Sonu\u00e7 olarak, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesindeki bu konular uzman ki\u015filerden yard\u0131m al\u0131narak haz\u0131rlanmal\u0131 ve t\u00fcm olas\u0131l\u0131klar d\u00fc\u015f\u00fcn\u00fclerek ayr\u0131nt\u0131l\u0131 d\u00fczenlemeler i\u00e7ermelidir.<\/p>\n<p style=\"text-align: justify;\"><em>(1) Y. 15. HD. 11. 07. 2005 tarih, 2004\/5895 E.,2005\/4170K. nolu karar\u0131.<\/em><br \/>\n<em>(2) YHGK. 06.10.2004 tarih, 2004\/13-420 E., 2004\/443 K. nolu karar\u0131.<\/em><\/p>\n<div style=\"text-align: center;\"><span style=\"color: #ff0000;\">D\u00dcZENLEME \u015eEKL\u0130NDE GAYR\u0130MENKUL SATI\u015e VAAD\u0130 VE KAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130 \u00d6RNE\u011e\u0130<\/span><\/div>\n<div><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 1<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<span class=\"Apple-converted-space\">\u00a0<\/span><u>TANIMLAR :<\/u><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0130\u015fbu S\u00f6zle\u015fmede kullan\u0131lacak olan tan\u0131mlar a\u015fa\u011f\u0131da yaz\u0131l\u0131d\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">A \u2013 GAYR\u0130MENKUL :<\/div>\n<div style=\"text-align: justify;\">\u0130stanbul \u0130li,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0\u00a0\u0130l\u00e7esi,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0\u00a0K\u00f6y\u00fc,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Pafta,\u00a0\u00a0 \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Ada\u00a0\u00a0\u00a0\u00a0\u00a0 Parsel say\u0131s\u0131nda kay\u0131tl\u0131, \u2026\u2026\u2026\u2026\u2026\u2026m2\u00a0\u00a0\u00a0 b\u00fcy\u00fckl\u00fc\u011f\u00fcnde , \u201c\u2026\u2026\u2026\u201d vasf\u0131ndaki gayrimenkul\u00fcn tamam\u0131 olup, ARSA MAL\u0130KLER\u0130\u2019nin hisseleri a\u015fa\u011f\u0131da yaz\u0131l\u0131d\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">1-\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026.hisse,<\/div>\n<div style=\"text-align: justify;\">2-\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026.. hisse,<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">B \u2013<u>B\u0130NA:<\/u><\/div>\n<div style=\"text-align: justify;\">\u0130stanbul \u0130li, \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130l\u00e7esi,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0K\u00f6y\u00fc , \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0. Pafta, \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Ada , \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Parsel say\u0131s\u0131nda kay\u0131tl\u0131, \u2026\u2026-m2\u00a0b\u00fcy\u00fckl\u00fc\u011f\u00fcnde , \u201carsa\u201d\u00a0vasf\u0131ndaki gayrimenkul\u00fcn yetkili makamlarca tasdik edilecek projelere ve in\u015faat ruhsatlar\u0131na ve i\u015fbu S\u00f6zle\u015fmeye ve Teknik \u015eartnameye uygun olarak konut tarz\u0131nda yap\u0131lacak ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler ve sosyal tesislerin tamam\u0131d\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">C \u2013 ARSA MAL\u0130KLER\u0130 :<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Gayrimenkul kat kar\u015f\u0131l\u0131\u011f\u0131nda in\u015faat yap\u0131m\u0131 i\u00e7in sat\u0131\u015f vaadi s\u00f6zle\u015fmesi yapmay\u0131 vaad ve taahh\u00fct edenler ;<\/div>\n<div style=\"text-align: justify;\">Bundan b\u00f6yle a\u015fa\u011f\u0131da k\u0131saca \u201cARSA MAL\u0130KLER\u0130\u201d olarak an\u0131lacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">Tebligat Adresleri\u00a01- \u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">D \u2013<span class=\"Apple-converted-space\">\u00a0<\/span><u>M\u00dcTEAHH\u0130T<\/u><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Gayrimenkul kat kar\u015f\u0131l\u0131\u011f\u0131nda in\u015fat yap\u0131m\u0131n\u0131 sat\u0131\u015f vaadi s\u00f6zle\u015fmesi yapmay\u0131 vaad ve taahh\u00fct eden\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026.. \u2026.. olup, bundan b\u00f6yle a\u015fa\u011f\u0131da k\u0131saca \u201cM\u00dcTEAHH\u0130T\u201d olarak an\u0131lacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><u>Tebligat Adresi<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>: \u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">E \u2013 ANAHTAR TESL\u0130M\u0130 :<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan yap\u0131lacak ve ilgili kurumlarda tasdik ettirilecek mimari projelere g\u00f6re yap\u0131m\u0131 y\u00fcklenilen konut tarz\u0131ndaki ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler ile sosyal tesislerin tasdikli mimari, statik, tesisat projelerine, in\u015fat ruhsat\u0131na, teknik yap\u0131 \u015fartnamesine ve i\u015fbu S\u00f6zle\u015fme h\u00fck\u00fcmlerine uygun olarak eksiksiz ve kusursuz bitirilmesi, Yap\u0131 Kullanma \u0130zin Belgesi\u2019nin ve kat m\u00fclkiyetinin \u00a0her t\u00fcrl\u00fc vergilerinin ve har\u00e7lar\u0131n\u0131n (II no\u201dlu harc beyanamesine gore taahhuk\u00a0edecek harclar) y\u00fcklenici taraf\u0131ndan \u00f6denerek al\u0131nmas\u0131d\u0131r. Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin her t\u00fcrl\u00fc maddi ve hukuki ay\u0131plardan azade bir sekilde iskanl\u0131, \u00f6nce kat irtifakl\u0131 ve sonra kat m\u00fclkiyetli tapular\u0131 ile anahtarlar\u0131n\u0131n arsa sahiplerine teslim edilmesidir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 2 \u2013<\/u><span class=\"Apple-converted-space\">\u00a0<\/span><u>S\u00d6ZLE\u015eMEN\u0130N KONUSU VE HISSE MIKTARLARI<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>:<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 A \u2013 M\u00dcTEAHHI\u0130T, i\u015fbu S\u00f6zle\u015fme\u2019nin konusunu te\u015fkil eden \u0130stanbul \u0130li,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0\u0130l\u00e7esi, \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0K\u00f6y\u00fc, \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Pafta,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0Ada, \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Parsel say\u0131s\u0131nda kay\u0131tl\u0131, \u2026\u2026.m2 b\u00fcy\u00fckl\u00fc\u011f\u00fcnde, \u201carsa\u201d vasf\u0131ndaki gayrimenkul\u00fcn \u00fczerinde mevcut imar mevzuat\u0131na,tasdikli projesine ve in\u015faat ruhsat\u0131na \u00a0g\u00f6re yapaca\u011f\u0131 konut tarz\u0131ndaki ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerden ARSA MAL\u0130KLER\u0130\u2019nin toplam % \u2026\u2026\u2026\u2026\u2026..hisselerine tahsis ve tefrik edilecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin yap\u0131m\u0131 ve teslimi, ARSA MAL\u0130KLER\u0130\u2019nin de malik bulunduklar\u0131 S\u00f6zle\u015fme konusu Parseldeki % \u2026\u2026\u2026\u2026hisselerinin in\u015faat kar\u015f\u0131l\u0131\u011f\u0131 olarak M\u00dcTEAHHIT\u201de bu s\u00f6zle\u015fmenin \u2026\u2026Maddesine g\u00f6re devredilmesi (satmay\u0131 vaad ve taahh\u00fct etmeleri) i\u015fbu S\u00f6zle\u015fmenin konusunu te\u015fkil etmektedir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 B \u2013 ARSA MAL\u0130KLER\u0130, malik bulunduklar\u0131 ; \u0130stanbul \u0130li, \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u0130l\u00e7esi,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 K\u00f6y\u00fc, Pafta, \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Ada,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0Parsel say\u0131s\u0131nda kay\u0131tl\u0131, \u2026\u2026\u2026. \u2013m2 b\u00fcy\u00fckl\u00fc\u011f\u00fcnde, \u201carsa\u201d vasf\u0131ndaki gayrimenkul\u00fcn %&#8230;&#8230;&#8230;.hissesini uhdelerine ipka ederek , b\u0131rakarak %\u2026\u2026\u2026\u2026 hisselerini emlak bedeli\u00a0olan\u2026\u2026\u2026\u2026\u2026\u2026\u2026. \u2026\u2026TL\u00a0kar\u015f\u0131l\u0131\u011f\u0131nda, M\u00dcTEAHH\u0130T\u201de, M\u00dcTEAHH\u0130T\u201din i\u015fbu S\u00f6zle\u015fme ile yap\u0131m\u0131n\u0131 y\u00fcklendi\u011fi in\u015faat bedeli kar\u015f\u0131l\u0131\u011f\u0131 olarak bu s\u00f6zle\u015fmenin \u2026\u2026\u2026 maddesine g\u00f6re satmay\u0131,devretmeyi \u00a0vaad, kabul ve taahh\u00fct etmi\u015flerdir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00dcTEAHH\u0130T \u00a0de, \u0130stanbul \u0130li,\u2026\u2026\u2026..\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0\u0130l\u00e7esi,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0K\u00f6y\u00fc, \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Pafta,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0Ada ,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Parsel say\u0131l\u0131 gayrimenkullerin\u2026\u2026 hissesini i\u015fbu S\u00f6zle\u015fmede yaz\u0131l\u0131 \u015fartlar dairesinde yapaca\u011f\u0131 in\u015faat kar\u015f\u0131l\u0131\u011f\u0131 olarak toplam emlak bedeli olan\u2026\u2026\u2026\u2026\u2026..TL kar\u015f\u0131l\u0131\u011f\u0131nda ARSA MAL\u0130KLER\u0130\u2019nden bu s\u00f6zle\u015fmenin\u2026\u2026\u2026 maddesine g\u00f6re\u00a0devir almay\u0131 vaad, kabul ve taahh\u00fct etmi\u015ftir. M\u00dcTEAHH\u0130T\u201de g\u00f6re ise %\u2026\u2026\u2026\u2026\u2026..arsa pay\u0131 devri\u00a0kar\u015f\u0131l\u0131\u011f\u0131nda in\u015faat yap\u0131lmas\u0131 amac\u0131yla devir almay\u0131 vaad, kabul ve taahh\u00fct etmi\u015ftir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Taraflar yukar\u0131da yaz\u0131l\u0131 hisselerin devrinin M\u00dcTEAHH\u0130T\u201din bu S\u00f6zle\u015fme ile yap\u0131m\u0131n\u0131 \u00fcstlendi\u011fi in\u015faat\u0131n kar\u015f\u0131l\u0131\u011f\u0131nda \u00f6demesi gereken in\u015faat bedeli oldu\u011funu, bu hissenin hi\u00e7bir \u015fekilde nakit kar\u015f\u0131l\u0131\u011f\u0131nda devir edilmesinin s\u00f6z konusu olmad\u0131\u011f\u0131n\u0131 beyan ve kabul etmi\u015flerdir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ba\u015fka bir ifade ile ; MU\u00dcTEAHH\u0130T, ARSA MAL\u0130KLER\u0130\u2019nden i\u015fbu S\u00f6zle\u015fme \u2026\u2026. Maddesine g\u00f6re devir alaca\u011f\u0131 hissenin bedelini hi\u00e7bir \u015fekil ve surette nakit para \u00f6demeden ve mutlak olarak bu S\u00f6zle\u015fmede yaz\u0131l\u0131 h\u00fck\u00fcmler dairesinde in\u015fa edece\u011fi yukar\u0131da nitelikleri yaz\u0131l\u0131 in\u015faatta ARSA MAL\u0130KLER\u0130\u2019nin uhdesinde kalacak konut tarz\u0131ndaki ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin yap\u0131m\u0131 ve teslimi ile \u00f6deyecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 ARSA MAL\u0130KLER\u0130\u2019nin bu S\u00f6zle\u015fme ile y\u00fck\u00fcml\u00fcl\u00fckleri sadece ve sadece M\u00dcTEAHH\u0130T taraf\u0131ndan yap\u0131m\u0131 y\u00fcklenilen in\u015faat\u0131n S\u00f6zle\u015fme\u2019ye g\u00f6re tamamlanarak kendilerine tahsis ve tefrik edilecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin vergi ve iskan m\u00fcsaadesi,kat irtifak\u0131 ve kat m\u00fclkiyetine ait bilumum \u00f6denmesi gereken her t\u00fcrl\u00fc har\u00e7lar ve vergilerin M\u00dcTEAHH\u0130T taraf\u0131ndan \u00f6denerek ,b\u00fct\u00fcn bu i\u015flemlerin yap\u0131lm\u0131\u015f olarak teslim al\u0131nmas\u0131na kar\u015f\u0131l\u0131k devir etmeyi vaat ve kabul etti\u011fi hisselerin bu s\u00f6zle\u015fmenin \u2026.. maddesine g\u00f6re M\u00dcTEAHHIT\u201de vermesidir.<\/div>\n<div style=\"text-align: justify;\">\u00a0Yukar\u0131da miktar\u0131 yaz\u0131l\u0131 in\u015faat bedeli noter harc\u0131na esas te\u015fkil etmek \u00fczere konulan bir de\u011fer olup taraflar aras\u0131nda ileride \u00e7\u0131kabilecek bir uyu\u015fmazl\u0131kta bu bedelin her iki taraf y\u00f6n\u00fcnden hesab\u0131nda anla\u015fmazl\u0131k tarihindeki g\u00fcncel de\u011feri esas al\u0131nacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE \u2013 3 ARSA MAL\u0130KLER\u0130N\u0130N GAYRIMENKUL H\u0130SSES\u0130 KAR\u015eILI\u011eINDA \u0130N\u015eAAT YAPIMI\u00a0NEDENIYLE\u00a0SATMAYI VAAD ETTIGI H\u0130SSEN\u0130N\u00a0M\u00dcTEAHH\u0130T\u201dE DEV\u0130R ZAMANI:<\/u><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 ARSA MALIKLERI,S\u00f6zle\u015fme konusu\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0130li,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0130l\u00e7esi,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 K\u00f6y\u00fc,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Pafta,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Parsel say\u0131s\u0131nda kay\u0131tl\u0131 \u2026\u2026\u2026\u2026\u2026\u2026\u2026\u2026y\u00fcz\u00f6l\u00e7\u00fcml\u00fc arsaya \u00a0M\u00dcTEAHH\u0130T \u2018in anahtar teslimi kat kar\u015f\u0131l\u0131\u011f\u0131 yapaca\u011f\u0131 in\u015faat i\u00e7in\u2026\u2026\u2026\u2026\u00a0hissesinin tapu fera\u011f takririni proje tasdik edildikten sonra p\u00fcr\u00fczs\u00fcz olarak in\u015faat teminat ipote\u011fi tesis etmek suretiyle \u00a0M\u00dcTEAHH\u0130T\u201de \u00a0verecektir.( M\u00dcTEAHH\u0130T bizzat kendi \u00fczerine alacakt\u0131r.)<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0 \u00a0\u00a0\u00a0\u00a0Ancak devir bedeli nakden al\u0131nmayaca\u011f\u0131 i\u00e7in\u00a0m\u00fcteahhide fera\u011f edilen k\u0131s\u0131m \u00fczerine arsa sahipleri lehine sat\u0131\u015f bedeli kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat teminat ipote\u011fi tesis edilecektir.Kat irtifak\u0131 tesis edildi\u011finde in\u015faat teminat ipotekleri\u00a0m\u00fcteahhide ait ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler \u00fczerine devam edecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0 Her t\u00fcrl\u00fc masraf, al\u0131m-sat\u0131m,tapu har\u00e7lar\u0131 ve r\u00fccum ile ipotek tesis\u00a0har\u00e7lar\u0131 m\u00fcteahhide ait olacakt\u0131r. Bu ipotekler yap\u0131lacak in\u015faatlarda arsa sahiplerinin alaca\u011f\u0131 ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin teminat\u0131d\u0131r. Ve m\u00fcteahhit s\u00f6zle\u015fme mucibi in\u015faatlar\u0131 tamamlad\u0131k\u00e7a a\u015fa\u011f\u0131daki plan dahilinde arsa sahipleri ipotekleri kald\u0131racakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE\u00a04<\/u>&#8211;\u00a0UYGULAMA \u015eU \u015eEK\u0130LDE YAPILACAKTIR. HER B\u0130R BLOK ICIN,<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0 a-Temel izni al\u0131narak ikinci kat tavan betonlar\u0131 d\u00f6k\u00fcld\u00fc\u011f\u00fcnde ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin % 20\u201dsine isabet eden ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0 \u00a0b-Sekizinci kat tavan betonlar\u0131 d\u00f6k\u00fcld\u00fc\u011f\u00fcnde ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin % 10\u201duna isabet eden b\u00f6l\u00fcmler<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0 c-\u0130n\u015faat\u0131n karkas\u0131 yap\u0131l\u0131p \u00e7at\u0131 ve kiremitler \u00f6rt\u00fcld\u00fc\u011f\u00fcnde ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin % 10\u201duna isabet eden ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0 d-\u0130n\u015faat\u0131n do\u011framalar\u0131 tak\u0131l\u0131p i\u00e7 ve d\u0131\u015f s\u0131valar\u0131 yap\u0131l\u0131p s\u0131hhi tesisatlar\u0131 ikmal edildi\u011finde ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin % 20\u201dsine isabet eden ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0 e-Yer d\u00f6\u015femeleri,duvar kaplamalar\u0131 ve boyalar\u0131n yap\u0131lmas\u0131 ,kalorifer,hidrofor,asans\u00f6r tesisatlar\u0131n\u0131n tamamlanmas\u0131 ile ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin % 20\u201dsine isabet eden ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0 f-T\u00fcm in\u015faat\u0131n s\u00f6zle\u015fme h\u00fck\u00fcmlerine g\u00f6re ve kat irtifak\u0131 tapular\u0131,anahtarlar arsa sahiplerine teslim edilmi\u015f oldu\u011funda ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin \u00fczerindeki bakiye kalan %30 \u2018una isabet eden ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler \u00fczerindeki in\u015faat teminat \u00a0ipotekleri kald\u0131r\u0131lacakt\u0131r. M\u00fcteahhidin talebi \u00fczerine (b) ve (c) f\u0131kralar\u0131ndaki oranlar (d) ve (e) f\u0131kralar\u0131ndaki imalat g\u00f6z \u00f6n\u00fcne al\u0131narak arsa sahipleri taraf\u0131ndan artt\u0131r\u0131labilir. Bu husustaki de\u011ferlendirme arsa sahiplerine aittir.Bu oranlar her blok i\u00e7in ayr\u0131 ayr\u0131 ge\u00e7erlidir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0 Her ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn \u00fczerindeki ipote\u011fin kald\u0131r\u0131lmas\u0131nda ipotek bedelinde bir de\u011fi\u015fme olmayacak sadece o ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm \u00fczerindeki ipotek kald\u0131r\u0131larak di\u011fer b\u00f6l\u00fcmlerin \u00fczerine kayd\u0131r\u0131lacakt\u0131r. M\u00fcteahhidin bu maddeye g\u00f6re ipotek kald\u0131r\u0131lmas\u0131 hususundaki davetlerine mal sahipleri azami on g\u00fcn i\u00e7inde icabet eder.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 5<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013 PROJELER\u0130N TASD\u0130K ED\u0130LMES\u0130 :<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Yap\u0131lacak in\u015faat\u0131n bilc\u00fcmle projeleri M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan haz\u0131rlanacak ve mal sahibinin yaz\u0131l\u0131 onay\u0131 al\u0131nd\u0131ktan sonra tasdik ettirilerek in\u015faat ruhsat\u0131 al\u0131nacakt\u0131r. MAL SAH\u0130B\u0130\u2019nin projelerin yap\u0131m\u0131, tasdik ettirilmesi ve in\u015faat ruhsat\u0131n\u0131n al\u0131nmas\u0131 ile ilgili olarak hi\u00e7bir sorumlulu\u011fu yoktur.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0130\u015fbu s\u00f6zle\u015fmenin imzas\u0131ndan sonra in\u015faat ile ilgili temel ruhsat\u0131 MUTEAHH\u0130T taraf\u0131ndan en ge\u00e7 \u2026\u2026\u2026\u2026\u2026 \u2026..i\u00e7inde\u00a0\u00a0al\u0131nacakt\u0131r. Binan\u0131n ruhsat\u0131 al\u0131nd\u0131ktan sonra en ge\u00e7 \u2026\u2026\u2026\u2026\u2026. i\u00e7inde in\u015faat\u0131n yap\u0131m\u0131na ba\u015flanacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Projelerin uygulanmas\u0131 s\u0131ras\u0131nda muhtemel proje tadilatlar\u0131 da yine ARSA MAL\u0130KLER\u0130\u2019NE dan\u0131\u015f\u0131larak ve yaz\u0131l\u0131 onaylar\u0131 al\u0131narak yap\u0131lacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 6 \u2013<\/u><span class=\"Apple-converted-space\">\u00a0<\/span><u>BA\u011eIMSIZ B\u00d6L\u00dcMLER\u0130N PAYLA\u015eIMI<\/u>:<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00fcteahhit yap\u0131lacak olan binalar\u0131n projesini haz\u0131rlayarak arsa sahibinin onay\u0131na sunacakt\u0131r. Arsa sahiplerinin onay\u0131n\u0131 ald\u0131ktan sonra m\u00fcteahhit in\u015faata ba\u015flayacakt\u0131r. Mimari,statik,tesisat,elektrik projeleri belediyece tasdikli ve taraflar\u0131n imzalar\u0131n\u0131 ta\u015f\u0131yan birer n\u00fcshalar\u0131 belediyeden tasdikten \u00e7\u0131kard\u0131ktan sonra arsa sahiplerine verilecektir. \u0130\u015fbu projeler s\u00f6zle\u015fmenin eki olacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0 M\u00fcteahhit taraf\u0131ndan in\u015fa edilmesi kabul ve taahh\u00fct edilen A blokta bir bodrum bir zemin ve\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 normal kattan ibaret olup toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 kat olarak her katta y\u00fcz\u00f6l\u00e7\u00fcmleri birbirine e\u015fit d\u00f6rder\u00a0daireden\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 daire olmak \u00fczere toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 adet ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm in\u015fa edilecektir. An\u0131lan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin m\u00fcteahhit ve arsa sahibi aras\u0131ndaki b\u00f6l\u00fc\u015f\u00fcm\u00fc i\u015fbu s\u00f6zle\u015fmenin\u00a0ekinde yer alan payla\u015f\u0131m krokisinde ayr\u0131nt\u0131l\u0131 olarak g\u00f6sterilmi\u015ftir. Buna g\u00f6re ins\u015faa edilecek olan A bloktaki ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerden<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">Arsa sahibine ait olacak geriye kalan di\u011fer katlardaki daireler toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 daire ise m\u00fcteahhide ait olacakt\u0131r. Ekli kroki i\u015fbu s\u00f6zle\u015fmenin ayr\u0131lmaz bir par\u00e7as\u0131 mahiyetindedir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0 M\u00fcteahhit taraf\u0131ndan in\u015fa edilmesi kabul ve taahh\u00fct edilen B blokta bir bodrum bir zemin ve\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 normal kattan ibaret olup toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 kat olarak her katta y\u00fcz\u00f6l\u00e7\u00fcmleri birbirine e\u015fit d\u00f6rder\u00a0daireden\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 daire olmak \u00fczere toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 adet ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm in\u015fa edilecektir. An\u0131lan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin m\u00fcteahhit ve arsa sahibi aras\u0131ndaki b\u00f6l\u00fc\u015f\u00fcm\u00fc i\u015fbu s\u00f6zle\u015fmenin ekinde yer alan payla\u015f\u0131m krokisinde ayr\u0131nt\u0131l\u0131 olarak g\u00f6sterilmi\u015ftir. Buna g\u00f6re in\u015fa edilecek olan B bloktaki ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerden<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">Arsa sahibine ait olacak geriye kalan di\u011fer katlardaki daireler toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 daire ise m\u00fcteahhide ait olacakt\u0131r. Ekli kroki i\u015fbu s\u00f6zle\u015fmenin ayr\u0131lmaz bir par\u00e7as\u0131 mahiyetindedir.<\/div>\n<div style=\"text-align: justify;\">M\u00fcteahhit taraf\u0131ndan in\u015fa edilmesi kabul ve taahh\u00fct edilen C blokta bir bodrum bir zemin ve\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 normal kattan ibaret olup toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 kat olarak her katta y\u00fcz\u00f6l\u00e7\u00fcmleri birbirine e\u015fit d\u00f6rder\u00a0daireden\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 daire olmak \u00fczere toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 adet ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm in\u015fa edilecektir. An\u0131lan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin m\u00fcteahhit ve arsa sahibi aras\u0131ndaki b\u00f6l\u00fc\u015f\u00fcm\u00fc i\u015fbu s\u00f6zle\u015fmenin\u00a0ekinde yer alan payla\u015f\u0131m krokisinde ayr\u0131nt\u0131l\u0131 olarak g\u00f6sterilmi\u015ftir. Buna g\u00f6re in\u015fa edilecek olan C bloktaki ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerden<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">Arsa sahibine ait olacak geriye kalan di\u011fer katlardaki daireler toplam\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 daire ise m\u00fcteahhide ait olacakt\u0131r. Ekli kroki i\u015fbu s\u00f6zle\u015fmenin ayr\u0131lmaz bir par\u00e7as\u0131 mahiyetindedir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 7<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013 M\u00dcTEAHH\u0130T<u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2019\u0130N \u00a0\u0130N\u015eAAT\u00a0\u00a0\u0130\u015e\u0130N\u0130N Y\u00dcR\u00dcT\u00dcLMES\u0130NDE \u00a0UYMAK ZORUNDA \u00a0BULUNDU\u011eU \u00a0ESASLAR<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>:<\/div>\n<div style=\"text-align: justify;\">a-<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>M\u00dcTEAHH\u0130T,i\u015fbu \u00a0S\u00f6zle\u015fme ile yap\u0131m\u0131n y\u00fcklendi\u011fi in\u015faat\u0131 tasdikli in\u015faat projelerine, in\u015faat ruhsat\u0131na ve i\u015fbu S\u00f6zle\u015fmeye ve teknik \u015fartnameye daireleri ve ortak mahalleri \u201canahtar teslimi\u201d in\u015fa edecek ve ARSA MAL\u0130KLER\u0130\u2019NE teslim edecektir. II no\u201dlu har\u00e7 beyan\u0131na g\u00f6re \u00f6denecek b\u00fct\u00fcn iskan har\u00e7lar\u0131 ve vergileri M\u00dcTEAHH\u0130T taraf\u0131ndan \u00f6denerek iskan m\u00fcsaadesi de M\u00dcTEAHH\u0130T taraf\u0131ndan al\u0131nacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">b-<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>M\u00dcTEAHHI\u0130T \u00a0yukar\u0131da yaz\u0131l\u0131 oldu\u011fu \u00fczere, in\u015faat\u0131 \u201canahtar teslimi\u201d olarak yapmay\u0131 y\u00fcklendi\u011finden, mali, sosyal sigortalar, i\u015f ve her t\u00fcrl\u00fc mevzuattan do\u011fan bilc\u00fcmle kanuni vecibeleri yerine getirmeyi \u00fczerine alm\u0131\u015f oldu\u011fu gibi, bunlardan do\u011facak her t\u00fcrl\u00fc mali, hukuki, idari ve cezai sorumlulu\u011fu da \u00fczerine alm\u0131\u015ft\u0131r.<\/div>\n<div style=\"text-align: justify;\">c-<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>ARSA MAL\u0130KLER\u0130\u2019nin in\u015faat\u0131n yap\u0131m\u0131 ile hi\u00e7bir sorumluluklar\u0131 bulunmad\u0131\u011f\u0131ndan, in\u015faat i\u015fini fenni usul ve kurallara g\u00f6re y\u00fcr\u00fctmek, bunun i\u00e7in gerekli her t\u00fcrl\u00fc tedbirleri almak M\u00dcTEAHH\u0130T\u201din vecibesi ve sorumlulu\u011fu alt\u0131ndad\u0131r.<\/div>\n<div style=\"text-align: justify;\">d-<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>\u0130n\u015faat i\u015finin b\u00fct\u00fcn sorumlulu\u011funu M\u00dcTEAHH\u0130T \u00a0y\u00fcklendi\u011finden, i\u015f yerinin g\u00fcvenli\u011finden ve i\u015f yerinde olabilecek i\u015f kazalar\u0131ndan ve \u00fc\u00e7\u00fcnc\u00fc veya kom\u015fu gayrimenkullere verilebilecek zararlardan m\u00fcnhas\u0131ran M\u00dcTEAHH\u0130T sorumludur. Y\u00fcklenici i\u015fveren, \u00fc\u00e7\u00fcnc\u00fc \u015fah\u0131s mali mesuliyet sigortas\u0131n\u0131 yapmak ve poli\u00e7enin bir n\u00fcshas\u0131 ile tahsilat makbuzunun bir n\u00fcshas\u0131n\u0131 da arsa sahiplerine vermek zorundad\u0131r. \u0130n\u015faat s\u0131ras\u0131nda do\u011fabilecek her t\u00fcrl\u00fc kazalardan M\u00dcTEAHH\u0130T tek ba\u015f\u0131na sorumludur. \u0130\u015f\u00e7ilerin i\u015fyerlerinde u\u011frayacaklar\u0131 i\u015f kazalar\u0131ndan talep edecekleri her t\u00fcrl\u00fc tazminattan M\u00dcTEAHH\u0130T tek ba\u015f\u0131na sorumlu olacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">e-<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>Sosyal Sigortalar Kurumuna i\u015f yerini bildirmek, m\u00fckellefiyeti tesis ettirtmek ve sigorta primlerini Kanuna uygun \u015fekilde tediye etmek y\u00fck\u00fcm\u00fc MUTEAHHIT\u201de aittir. ARSA MAL\u0130KLER\u0130\u2019nin bu konularla hi\u00e7bir ilgi ve sorumlulu\u011fu yoktur. \u0130n\u015faat\u0131n i\u015fyeri tescili MUTEAHHIT ad\u0131na yapt\u0131r\u0131lacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">f-<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>\u0130\u015fin fenni mesuliyeti ve b\u00fct\u00fcn i\u015flerin plan ve projelerine uygun \u015fekilde yap\u0131lmas\u0131n\u0131 sa\u011flamak, takip etmek, denetlemek ve sonu\u00e7land\u0131rmak M\u00dcTEAHH\u0130T\u201de ait olup, O\u2019nun sorumlulu\u011fu alt\u0131ndad\u0131r. Yap\u0131 denetim \u015firketiyle ilgili her t\u00fcrl\u00fc \u00f6deme ve sorumluluk M\u00dcTEAHH\u0130T\u201de aittir.<\/div>\n<div style=\"text-align: justify;\">g-<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>M\u00dcTEAHH\u0130T, i\u015fin ba\u015f\u0131ndan yap\u0131 kullanma izin belgesini al\u0131ncaya kadar in\u015faat mahalinde mevzuat\u0131n gerektirdi\u011fi t\u00fcm g\u00fcvenlik \u00f6nlemlerini almaya gerek i\u015fyerinde \u00e7al\u0131\u015fan i\u015f\u00e7ilere gerek sair \u00fc\u00e7\u00fcnc\u00fc \u015fah\u0131slara veya gerekse \u00fc\u00e7\u00fcnc\u00fc \u015fah\u0131slara ait mallara verilecek her t\u00fcrl\u00fc zararlardan veya kazalardan dolay\u0131 m\u00fcnferiden ve m\u00fcstekilen sorumlu olmay\u0131 ve bunlar\u0131n bedellerini ve tazminatlar\u0131n\u0131 arsa sahibine r\u00fccu etmeksizin \u00f6demeyi kabul ve taahh\u00fct etmi\u015ftir. B\u00fct\u00fcn bunlara ra\u011fmen arsa sahipleri, \u00fc\u00e7\u00fcnc\u00fc ki\u015filere veya resmi mercilere in\u015faattan (i\u015f kazas\u0131 vs.)bir tazminat veya ceza \u00f6demek zorunda kal\u0131rsa bunu m\u00fcteahhitten r\u00fccu yoluyla tahsis edeceklerdir. Bu tazminat ve cezalar\u0131n m\u00fcteahhit taraf\u0131ndan \u00f6denmemesi halinde b\u00fct\u00fcn bloklardaki bu s\u00f6zle\u015fmenin d\u00f6rd\u00fcnc\u00fc maddesi f bendindeki i\u015flemlerin eksiksiz yap\u0131m\u0131 sonras\u0131 \u00e7\u00f6z\u00fclmesi gereken %30 oran\u0131ndaki in\u015faat teminat ipoteklerinin \u00e7\u00f6z\u00fcm\u00fc yap\u0131lmayacakt\u0131r. MUTEAHHIT\u00a0taraf\u0131ndan mal sahiplerine verilen\u2026\u2026\u2026\u2026\u2026\u2026.liral\u0131k\u00a0ve\u2026\u2026\u2026\u2026\u2026 vadeli teminat mektubu nakde \u00e7evrilecektir ve arsa sahiplerinin zararlar\u0131 \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">h-<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>\u0130n\u015faat nedeniyle \u0130\u015f Kanunu, SSK Kanunu vs.. her t\u00fcrl\u00fc mevzuattan do\u011facak her t\u00fcrl\u00fc mali,hukuki,idari ve cezai sorumluluk M\u00dcTEAHH\u0130T\u201de aittir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 8<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<u><span class=\"Apple-converted-space\">\u00a0<\/span>KAT \u0130RT\u0130FAKININ KURULMASI :<\/u><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00dcTEAHH\u0130T , kat irtifak\u0131na esas te\u015fkil edecek projelerin ilgili belediye taraf\u0131ndan tasdik edilmesini ve temel \u00fcst\u00fc ruhsat\u0131n\u0131n al\u0131nmas\u0131n\u0131 m\u00fcteakip \u2026\u2026 g\u00fcn i\u00e7erisinde kat irtifak\u0131n\u0131 kuracakt\u0131r. Y\u00f6netim Plan\u0131 da M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan haz\u0131rlanarak, tapuda tescil edilecektir. Ancak kanuni bir zorunluluk temel \u00fcst\u00fc ruhsatlar\u0131 al\u0131nd\u0131ktan sonra kat irtifak\u0131 kurulabilinir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 9<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<u><span class=\"Apple-converted-space\">\u00a0<\/span>YAPI KULLANMA \u0130Z\u0130N BELGES\u0130 (\u0130SKAN)\u2019N\u0130N ALINMASI KAT M\u00dcLK\u0130YET\u0130N\u0130N KURULMASI :<\/u><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00dcTEAHH\u0130T, yap\u0131lacak in\u015faat\u0131n yap\u0131 kullanma izin belgesini (iskan\u0131), ARSA MAL\u0130KLER\u0130\u2019ne tahsis ve tefrik edilecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin \u201canahtar teslimi\u201d olarak yap\u0131m\u0131n\u0131 m\u00fcteakip alacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 ARSA MAL\u0130KLER\u0130\u2019ne ait ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlere ili\u015fkin II No.lu Har\u00e7 Beyannamesi M\u00dcTEAHH\u0130T taraf\u0131ndan ilgili Har\u00e7lar Vergi Dairesine verilerek, bu beyanname uyar\u0131nca ilgili Har\u00e7lar Vergi Dairesine verilerek, bu beyanname uyar\u0131nca tahakkuk edecek olan har\u00e7 ve vergiler M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir. Yine m\u00fcteahhit taraf\u0131ndan kat m\u00fclkiyetinin de kurulmas\u0131 esnas\u0131nda \u00f6denecek her t\u00fcrl\u00fc vergi ve har\u00e7lar m\u00fcteahhide ait olacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 10<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<u><span class=\"Apple-converted-space\">\u00a0<\/span>\u0130N\u015eAATIN TESL\u0130M S\u00dcRES\u0130 :<\/u><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 S\u00f6zle\u015fme konusu in\u015faat\u0131n, temel \u00fcst\u00fc ruhsat\u0131n\u0131n al\u0131nmas\u0131ndan itibaren in\u015faat\u0131n eksiksiz bitirilip\u00a0teslim s\u00fcresi \u2026\u2026\u2026\u2026.. ayd\u0131r. Peyzaj ve \u00e7evre d\u00fczenleme i\u015fleri bu s\u00fcrenin i\u00e7indedir. Bu m\u00fcddet sonunda binalar eksiksiz olarak bitirilip cins tashihi yap\u0131lm\u0131\u015f kat m\u00fclkiyeti tapular\u0131 ve iskan raporu al\u0131nm\u0131\u015f olarak anahtar teslimi halinde arsa sahiplerine teslim edilecektir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 11<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<span class=\"Apple-converted-space\">\u00a0<\/span><u>\u0130N\u015eAATIN TESL\u0130M\u0130N\u0130N GEC\u0130KMES\u0130 HAL\u0130NDE Y\u00dcKLEN\u0130C\u0130 TARAFINDAN \u00d6DENECEK GEC\u0130KME CEZASI VE GEC\u0130KME TAZM\u0130NATI \u00d6B\u00dcR TAZM\u0130NATLAR<\/u><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">A)<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>GEC\u0130KME CEZASI (CEZA\u0130 \u015eART):<\/div>\n<div style=\"text-align: justify;\">\u0130n\u015faat\u0131n i\u015f bu s\u00f6zle\u015fme h\u00fck\u00fcmlerine uygun olarak en ge\u00e7 ruhsat al\u0131nd\u0131ktan sonra\u2026\u2026\u2026 ay i\u00e7erisinde eksiksiz olarak bitirilip cins tahsisi yap\u0131lm\u0131\u015f, kat m\u00fclkiyeti tapular\u0131 ve iskan raporu al\u0131nm\u0131\u015f olarak anahtar telimi halinde arsa sahibine teslim edilecektir. ( \u0130skanla ilgili her t\u00fcrl\u00fc vergi ve har\u00e7lar M\u00dcTEAHH\u0130T \u2018e aittir.)<\/div>\n<div style=\"text-align: justify;\">\u0130n\u015faat\u0131n mezkur s\u00fcre sonunda gerek i\u015fbu s\u00f6zle\u015fme ko\u015fullar\u0131na gerekse i\u015fbu s\u00f6zle\u015fmenin ekinde yeralan teknik \u015fartname \u015fartlar\u0131na uygun olarak arsa sahibine teslim edilmemesi, eksik ve bozuk yap\u0131lmas\u0131 halinde M\u00dcTEAHH\u0130T, \u00a0geciken her ay i\u00e7in daire ba\u015f\u0131na 1000 USD (Amerikan Dolar\u0131) cezai \u015fart \u00f6deyecektir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">B)<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>GEC\u0130KME TAZM\u0130NATI (K\u0130RA MAHRUM\u0130YET\u0130):<\/div>\n<div style=\"text-align: justify;\">Y\u00fcklenici, teslim tarihinde, s\u00f6zle\u015fmeye ve imar durumuna uygun olarak ve yap\u0131 kullanma izni al\u0131nm\u0131\u015f olarak in\u015fa edip teslim etmedi\u011fi takdirde, arsa sahiplerine, her bir daire ve her ay i\u00e7in emsal ve rayi\u00e7 d\u00fczeyinde kira paras\u0131 \u00f6deyecektir.<\/div>\n<div style=\"text-align: justify;\">Kira paras\u0131 hesaplan\u0131rken, cezai \u015fart ile irtibatland\u0131r\u0131lmayacak ve m\u00fcstakil olarak hesaplanacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">C)<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>M\u00dcTEAHH\u0130T \u2019in \u00a0her bir ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm i\u00e7in i\u015fbu maddede \u00f6ng\u00f6r\u00fclen ayl\u0131k cezai \u015fart\u0131 \u00f6deme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc ikinci M\u00dcTEAHH\u0130T\u00a0in\u015faat\u0131 yap\u0131p i\u015fbu s\u00f6zle\u015fme h\u00fck\u00fcmlerine uygun olarak teslim edinceye kadar devam eder.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0\u00a0\u00a0\u00a0\u00a0M\u00dcTEAHH\u0130T in\u015faata hi\u00e7\u00a0ba\u015flamazsa ve yapmaktan vazge\u00e7erse veya in\u015faat\u0131n herhangi bir safhas\u0131nda m\u00fcteahhit in\u015faat taahh\u00fcd\u00fcn\u00fc yerine getirmekten vazge\u00e7erse o g\u00fcne kadar yapm\u0131\u015f oldu\u011fu i\u015fler, malzemeler ve yapt\u0131\u011f\u0131 harcamalar\u0131 arsa sahiplerinden isteyemez; al\u0131p veya s\u00f6k\u00fcp g\u00f6t\u00fcremez.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">D)<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>OLUMLU VE OLUMSUZ ZARARLAR \u0130\u00c7\u0130N TAZM\u0130NAT<\/div>\n<div style=\"text-align: justify;\">Y\u00fcklenici s\u00f6zle\u015fme ve imar mevzuat\u0131 gereklerine uygun olarak ve teslim tarihinde in\u015faat\u0131 teslim etmedi\u011fi takdirde, arsa sahipleri, YASANIN KEND\u0130LER\u0130NE TANIDI\u011eI YASAL S\u00dcRELER \u0130\u00c7\u0130NDE,\u00a0s\u00f6zle\u015fmeden d\u00f6nerek, hem olumlu ve hem de olumsuz zararlar\u0131n\u0131 birlikte talep edebilir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">E)<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>Y\u00fcklenici ayr\u0131ca, gecikilen her ay ve her daire i\u00e7in rayi\u00e7 ve emsal d\u00fczeyinde gecikme tazminat\u0131 (kira mahrumiyeti) \u00f6deyecektir. Kira tazminat\u0131 hesaplan\u0131rken, ceza ko\u015fulu ile irtibat kurulmayacak, ayr\u0131 ayr\u0131 ve tam olarak hesaplanacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">F)<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>Y\u00fcklenici, yap\u0131 kullanma izni tarihinden ba\u015flayarak, in\u015faat\u0131n i\u015f, i\u015f\u00e7ilik ve malzemenin ve bu suretle meydana getirilen in\u015faat\u0131n sa\u011flaml\u0131\u011f\u0131ndan dolay\u0131 5 y\u0131l s\u00fcreyle garanti vermi\u015ftir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">G)<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>Y\u00fcklenici, arsa sahiplerinin \u00f6nerdi\u011fi yap\u0131 denetim kurulu\u015fu ile s\u00f6zle\u015fme yapacak, bu kurulu\u015fun \u00fccretini \u00f6deyecektir. Y\u00fcklenici yap\u0131 denetim kurulu\u015funun g\u00f6revini yapmas\u0131na engel olmayacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">H)<span style=\"font-style: normal; font-variant: normal; font-kerning: auto; font-optical-sizing: auto; font-feature-settings: normal; font-variation-settings: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman'; font-stretch: normal;\">\u00a0\u00a0\u00a0<span class=\"Apple-converted-space\">\u00a0<\/span><\/span>Proje \u00e7izimi, onaylat\u0131lmas\u0131, har\u00e7lar\u0131n \u00f6denmesi, ruhsatlar\u0131n al\u0131nmas\u0131, k\u0131saca ilk i\u015ften son i\u015f olan yap\u0131 kullanma izninin al\u0131nmas\u0131na (dahil) kadar t\u00fcm i\u015f ve i\u015flemler y\u00fcklenici taraf\u0131ndan yap\u0131lacakt\u0131r. Arsa sahipleri y\u00fckleniciye bu konuda yeterli yetkileri bulunan vekaletname verecektir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 12<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<span class=\"Apple-converted-space\">\u00a0<\/span><u>TESL\u0130M<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>:<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00dcTEAHH\u0130T\u00a0in\u015fa edece\u011fi daireleri ve sosyal tesislerin tasdikli mimari projelerine, in\u015faat ruhsat\u0131na, teknik \u015fartnamesine uygun olarak tamamland\u0131ktan sonra \u201cAnahtar Teslimi\u201d olarak ARSA MAL\u0130KLER\u0130\u2019ne teslim etmek \u00fczere yaz\u0131l\u0131 bildirimde bulunacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00dcTEAHH\u0130T \u2019in bildirim tarihinden itibaren en ge\u00e7 \u2026\u2026.. g\u00fcn i\u00e7erisinde ARSA MAL\u0130KLER\u0130\u2019nin tayin edece\u011fi yetkili fen adamlar\u0131, M\u00dcTEAHH\u0130T \u2019in yetkili adamlar\u0131 ile birlikte binan\u0131n kabul i\u015flemlerine ge\u00e7ecek ve en ge\u00e7 \u2026\u2026 g\u00fcn i\u00e7erisinde bu i\u015flemleri tamamlayacaklard\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Taraflar neticeyi belirten bir teslim tutana\u011f\u0131 haz\u0131rlayarak, imzalayacaklard\u0131r. Eksiklikler\u00a0var ise bu eksiklikler yap\u0131n\u0131n kullan\u0131m amac\u0131na uygun olarak kullan\u0131lmas\u0131na engel de\u011filse blok teslim al\u0131n\u0131p, teslim belgesi d\u00fczenlenecektir. Ancak mevcut eksikliklerin giderilmesi taraf\u0131ndan s\u00fcre belirtilerek taahh\u00fct edilecektir. B\u00fct\u00fcn eksikleri tamamlan\u0131nca iskan m\u00fcsaadesi al\u0131nan bu dairelere kat m\u00fclkiyeti tapular\u0131 da m\u00fcteahhit taraf\u0131ndan al\u0131nacakt\u0131r. Ancak bu i\u015fler tamamlan\u0131nca anahtar teslimi yap\u0131lacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">MADDE 13 \u2013 Y\u00dcKLEN\u0130C\u0130YE A\u0130T G\u0130DERLER :<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 ARSA MAL\u0130KLER\u0130 ile M\u00dcTEAHH\u0130T \u00a0aras\u0131nda \u201cgayrimenkul kat kar\u015f\u0131l\u0131\u011f\u0131nda in\u015faat yap\u0131m\u0131\u201d esas\u0131nda ve \u201canahtar teslimi\u201d \u015feklinde s\u00f6zle\u015fme yap\u0131ld\u0131\u011f\u0131ndan, in\u015faat\u0131n yap\u0131m\u0131 ve\u00a0gayrimenkulle ilgili bilc\u00fcmle masraflar, vergi ve har\u00e7lar M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan kar\u015f\u0131lanacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan yap\u0131lacak masraflar, vergi, resim, har\u00e7 ve sair giderler a\u015fa\u011f\u0131da g\u00f6sterilmi\u015ftir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 1 \u2013 \u0130n\u015faat\u0131n temel \u00fcst\u00fc ruhsatlar\u0131n\u0131n al\u0131nmas\u0131 ile ilgili olarak Belediye Gelirler Kanunu \u00a0\u00a0\u00a0 gere\u011fince \u00f6denmesi gereken vergi,resim ve har\u00e7lar\u0131n tamam\u0131, ruhsat al\u0131m\u0131 s\u0131ras\u0131nda \u00a0\u00a0\u00a0\u00a0\u00a0 \u00f6denmesi gereken yap\u0131 denetim harc\u0131, ruhsatla ilgili t\u00fcm har\u00e7lar M\u00dcTEAHH\u0130T\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 2 \u2013 S\u00f6zle\u015fme konusu in\u015faat\u0131n yap\u0131m\u0131nda, temelden \u00e7at\u0131ya ve \u201canahtar teslimi\u201d olarak kullan\u0131lacak bilc\u00fcmle malzemenin temini, bedelleri, nakliyesi, yerinde imal\u0131 ve montaj bedellerinin tamam\u0131 M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 3 \u2013 \u0130n\u015faatta \u00e7al\u0131\u015facak i\u015f\u00e7ilerin, teknik personelin, ta\u015feronlar\u0131n, sair eleman ve personelin bilc\u00fcmle \u00fccretleri, hak edi\u015fleri, sosyal sigorta primleri, vergi stopajlar\u0131, ikramiyeleri, her \u00e7e\u015fit tazminatlar\u0131 ve haklar\u0131n\u0131n tamam\u0131 M\u00dcTEAHH\u0130T taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 4 \u2013 Bu s\u00f6zle\u015fmedeki gerek arsa sahiplerinin ve gerekse m\u00fcteahhidin olmak \u00fczere binalar\u0131n tamam\u0131n\u0131n\u00a0ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerinin yap\u0131 kullanma izin (iskan) belgelerinin al\u0131nmas\u0131 ile ilgili bilc\u00fcmle vergi, har\u00e7 ve masraflar\u0131n\u0131n tamam\u0131 M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan, II No\u2019lu Beyannameye g\u00f6re \u00f6denecek iskan har\u00e7 ve vergileri de M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 5 \u2013 Bu s\u00f6zle\u015fmedeki binalar\u0131n tamam\u0131n\u0131n kat irtifak\u0131n\u0131n kurulmas\u0131 ve kat m\u00fclkiyeti ile ilgili bilc\u00fcmle masraflar, har\u00e7lar ve vergilerin tamam\u0131 M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 6 \u2013 \u0130\u015fbu S\u00f6zle\u015fmenin damga vergisi, noter masraflar\u0131 M\u00dcTEAHH\u0130T\u00a0taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7 \u2013 Tapuya \u015ferh harc\u0131, tapuya \u015ferh veren(M\u00dcTEAHH\u0130T) taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 8 \u2013 \u0130n\u015faat\u0131n devam\u0131 s\u00fcresince i\u015fgaliye har\u00e7lar\u0131n\u0131n tamam\u0131 M\u00dcTEAHH\u0130T taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 9 \u2013 Bu gayrimenkulle ilgili s\u00f6zle\u015fmenin yap\u0131ld\u0131\u011f\u0131 tarihten itibaren emlak vergisinin % 100\u2019\u00fc M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 10 \u2013 Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin arsa malikleri taraf\u0131ndan s\u00f6zle\u015fmenin\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 maddesine g\u00f6re\u00a0tapuda M\u00dcTEAHH\u0130T \u2019e devri (fera\u011f\u0131) s\u0131ras\u0131nda \u00f6denmesi gereken al\u0131m ve sat\u0131m har\u00e7lar\u0131n\u0131n % 100\u2019\u00fc M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir. \u0130n\u015faat teminat ipoteklerinin tesisi ve kald\u0131r\u0131lmas\u0131 ile ilgili \u00f6denmesi gereken bilumum vergi ve har\u00e7lar da yine M\u00dcTEAHH\u0130T taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 11 \u2013 Binalar\u0131n s\u00f6zle\u015fme konusu ikmal ve iskan raporunun al\u0131nmas\u0131ndan sonra binalar\u0131n elektrik, do\u011falgaz ve su ba\u011flant\u0131lar\u0131 M\u00dcTEAHH\u0130T \u00a0\u00a0taraf\u0131ndan yap\u0131lacak ve t\u00fcm tesisatlar denenip uygunlu\u011fu M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan onayland\u0131ktan sonra arsa sahiplerine teslim edilecektir. \u0130skan raporundan sonra M\u00dcTEAHH\u0130T \u00a0\u015fantiye elektri\u011fi ve su paralar\u0131n\u0131 da \u00f6deyerek ili\u015fkisini kesecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 12 \u2013 M\u00dcTEAHH\u0130T\u00a0\u00a0in\u015faat safhas\u0131nda Sular \u0130daresi, Elektrik \u0130daresi ve sair kurumlar ile yapaca\u011f\u0131 s\u00f6zle\u015fmeleri ARSA MAL\u0130KLER\u0130\u2019ne vekaleten de\u011fil kendi ad\u0131na yapacakt\u0131r. Bu konudaki t\u00fcm masraflar M\u00dcTEAHH\u0130T \u2019e ait olacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 13 \u2013 \u0130\u015fbu s\u00f6zle\u015fmenin imzalanmas\u0131ndan itibaren i\u015fbu s\u00f6zle\u015fmenin h\u00fck\u00fcmlerine uygun olarak KAT \u0130RT\u0130FAKI,KAT MULKIYETI (iskan m\u00fcsaadesi al\u0131nm\u0131\u015f olarak) Tapular\u0131 ve anahtarlar\u0131 ile birlikte ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin arsa sahiplerine teslim edilinceye kadar arsa sahipleri ad\u0131na tahakkuk edenlerde dahil olmak \u00fczere gerek gayrimenkul ve gerekse in\u015faat harcamalar\u0131yla ilgili b\u00fct\u00fcn masraflar bu s\u00f6zle\u015fmenin masraflar\u0131 da dahil olmak \u00fczere yap\u0131lacak olan ke\u015fif proje yapt\u0131r\u0131lmas\u0131 proje ve ruhsat harcamalar\u0131 vs. masraflarla bunlara ili\u015fkin K.D.V. t\u00fcm\u00fcyle Emlak al\u0131m Vergileri, \u0130skan Har\u00e7lar\u0131 Vergileri, \u00c7evre Temizlik Vergileri, KAT \u0130TT\u0130FAKI TESC\u0130L Masraflar\u0131 Harc\u0131 , Belediye ve bilumum resmi ve \u00f6zel dairelere \u00f6denecek resim ve har\u00e7lar tapunun ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm devir masraflar\u0131 t\u00fcm in\u015faat i\u015f\u00e7ilik ve malzeme masraflar\u0131 hafriyat ve nakliye bedelleri sosyal sigortalar primleri, stopaj vergileri, \u015fantiye elektrik su masraflar\u0131, trafo bedeli, otopark harc\u0131, kanalizasyon elektik su ba\u011flama masraflar\u0131, noter har\u00e7lar\u0131 masraflar\u0131, i\u015f kazalar\u0131 dolay\u0131s\u0131yla do\u011facak maddi ve manevi tazminatlar, cezai ve hukuki sorumluluklar, bina in\u015faat vergisi M\u00dcTEAHH\u0130T, \u00a0kazan\u00e7 vergileri, temizleme ve velhas\u0131l i\u015fbu s\u00f6zle\u015fmenin imzalanmas\u0131ndan binalar\u0131n s\u00f6zle\u015fmedeki hukuki ve teknik \u015fartlar dahilinde yap\u0131l\u0131p teslim edildi\u011fi tarihe kadar yap\u0131lacak her t\u00fcrl\u00fc masraflar cezalar, cezai hukuki ve mali sorumluluklar m\u00fcnhas\u0131ran M\u00dcTEAHH\u0130T \u2019 e ait olup bunlarla ilgili bilc\u00fcmle \u00f6demelerde M\u00dcTEAHH\u0130T \u2019e aittir. Keza tadilat ruhsat\u0131, har\u00e7 ve giderleri ve burada hasren say\u0131lmayan her t\u00fcrl\u00fc masraflar ile \u015fantiye binas\u0131 in\u015fas\u0131 ve y\u0131k\u0131m masraflar\u0131, bah\u00e7e ve otopark tanzimi vb. masraflar\u0131n tamam\u0131 \u00a0M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan kar\u015f\u0131lanacak ve arsa sahibinden talep edilmeyecektir. \u0130n\u015faat\u0131n devam\u0131 s\u0131ras\u0131nda yasalarda yap\u0131lacak de\u011fi\u015fikliklere g\u00f6re tahakkuk edecek her t\u00fcrl\u00fc har\u00e7 ve vergilerde M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir. \u0130skan al\u0131n\u0131rken emlak al\u0131m vergileri, iskan vergileri II. No\u2019lu Har\u00e7 Beyannamesi\u2019ne g\u00f6re \u00f6denecek har\u00e7 ve vergilerde yine M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir. Ve burada say\u0131lmayan t\u00fcm in\u015faat giderleri de yine m\u00fcteahhit taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 14<\/u>&#8211; ARSA SAH\u0130PLER\u0130NE A\u0130T G\u0130DERLER<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">ARSA MAL\u0130KLER\u0130 taraf\u0131ndan yap\u0131lacak masraflar, a\u015fa\u011f\u0131da g\u00f6sterilmi\u015ftir:<\/div>\n<div style=\"text-align: justify;\">\u0130\u015fbu S\u00f6zle\u015fme\u2019nin imzas\u0131 tarihinden \u00f6nceki d\u00f6neme ili\u015fkin olarak ARSA MAL\u0130KLER\u0130 ad\u0131na tahakkuk etmi\u015f ve\/veya edecek olan her t\u00fcrl\u00fc vergi, ceza,emlak vergisi ve cezas\u0131 , gecikme faizleri ve benzeri y\u00fck\u00fcml\u00fcl\u00fcklerin tamam\u0131 ARSA MAL\u0130KLER\u0130 taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 15<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>&#8211;\u00a0<u>TAPUYA \u015eERH<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>:<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Taraflardan her biri tek ba\u015f\u0131na m\u00fcracaatla i\u015fbu S\u00f6zle\u015fmeyi \u0130stanbul \u0130li, \u2026\u2026\u2026\u2026\u2026. \u0130l\u00e7esi,\u2026\u2026\u2026\u2026\u2026.K\u00f6y\u00fc,\u2026\u2026\u2026\u2026\u2026\u2026 Pafta,\u2026\u2026\u2026\u2026.. Parsel de sat\u0131\u015f vaadi ve kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi olarak tapuya \u015ferh ettirebilir. ARSA MAL\u0130KLER\u0130 i\u015f bu s\u00f6zle\u015fmenin M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan m\u00fcnferiden tapuya \u015ferh ettirilmesini kabul ettiklerini beyan ve ikrar ederler.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Tapuya \u015ferh masraflar\u0131 Y\u00dcKLEN\u0130C\u0130\u2019ye ait olacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 16<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<span class=\"Apple-converted-space\">\u00a0<\/span><u>\u00d6ZEL \u015eARTLAR<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>:<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Taraflar aras\u0131nda uygulanacak \u00f6zel \u015fartlar a\u015fa\u011f\u0131da yaz\u0131l\u0131d\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 a \u2013 M\u00dcTEAHH\u0130T , hi\u00e7bir sebep ve \u015fart alt\u0131nda ve hi\u00e7bir \u015fekilde ARSA MAL\u0130KLER\u0130\u2019nden fiyat ve maliyet fark\u0131 ya da ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin payla\u015f\u0131m y\u00fczdesinde herhangi bir de\u011fi\u015fiklik, bedel ve fark isteyemez.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 b \u2013 ARSA MAL\u0130KLER\u0130 de M\u00dcTEAHH\u0130T \u2019den ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin payla\u015f\u0131m oran\u0131nda hi\u00e7bir \u015fekil ve surette de\u011fi\u015fiklik talep edemez.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 c &#8211;\u00a0\u0130n\u015faat\u0131n devam\u0131 s\u0131ras\u0131nda gerek arsa sahibi gerekse M\u00dcTEAHH\u0130T \u00a0firma i\u015fbu s\u00f6zle\u015fmeden do\u011fan y\u00fck\u00fcml\u00fcl\u00fcklerini tam olarak yerine getirmez veya s\u00f6zle\u015fmeye ayk\u0131r\u0131 davran\u0131\u015flarda bulunursa bu takdirde s\u00f6zle\u015fmeyi ihlal eden tarafa ihtar g\u00f6nderilerek ihlalin giderilmesi i\u00e7in m\u00fcnasip bir s\u00fcre verilebilir. Bu s\u00fcre i\u00e7erisinde de ihlal giderilmezse s\u00f6zle\u015fme feshedilebilir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 d \u2013 M\u00dcTEAHH\u0130T \u00a0projeye ayk\u0131r\u0131 hi\u00e7bir de\u011fi\u015fiklik yapamaz, iskan\u0131 engelleyici bir durum olursa vaki zararlar\u0131 \u00f6demekle m\u00fckelleftir. Keza arsa sahibine ait b\u00f6l\u00fcmler ile ortak b\u00f6l\u00fcmleri tadil eder nitelikte bir durum mevcut olursa M\u00dcTEAHH\u0130T\u00a0\u00a0arsa sahiplerinin yaz\u0131l\u0131 onay\u0131n\u0131 almak zorundad\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 e \u2013 \u0130n\u015faat yap\u0131m\u0131 denetim firmas\u0131n\u0131 se\u00e7me hakk\u0131 arsa sahibine aittir. Arsa sahibinin se\u00e7ece\u011fi yap\u0131 denetim firmas\u0131n\u0131n \u00fccret ve masraflar M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan kar\u015f\u0131lanacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 f \u2013 Arsa sahibinin i\u015fin ba\u015flang\u0131c\u0131ndan bitimine kadar b\u00fct\u00fcn i\u015fleri \u00a0kontrol ettirme hakk\u0131 vard\u0131r. Ayk\u0131r\u0131 bir durum oldu\u011fu taktirde ilgili mercilere yap\u0131lacak m\u00fcracaat ile durum \u00a0tespitini m\u00fcteakip i\u015fin durdurulmas\u0131 yetkisine sahiptir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 g \u2013 M\u00dcTEAHH\u0130T\u00a0\u00a0i\u015fbu s\u00f6zle\u015fmenin imzalanmas\u0131ndan \u00f6nce in\u015faat yap\u0131lacak arsay\u0131 hem hukuki olarak hem de fiilen incelemi\u015ftir. Bu nedenle s\u00f6zle\u015fmenin imzas\u0131n\u0131 takiben arsa hakk\u0131nda fikir beyan\u0131yla s\u00f6zle\u015fmeden vazge\u00e7emez ve ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm art\u0131r\u0131m\u0131 talep edemez.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 h \u2013 Yetkili ve uzman bir kurum ve kurulu\u015fa zemin et\u00fcd\u00fc yapt\u0131r\u0131lacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0131 \u2013 M\u00dcTEAHH\u0130T\u00a0\u00a0s\u00f6zle\u015fmede \u00fcstlendi\u011fi y\u00fck\u00fcml\u00fcl\u00fckleri bizzat yerine getirmeye mecburdur. Hi\u00e7bir suretle in\u015faat\u0131 ba\u015fkas\u0131na devredemez. Aksi taktirde bu bir fesih nedenidir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 i \u2013 \u0130mar durumu ile ilgili olarak in\u015faata ili\u015fkin haklar\u0131n artmas\u0131 taraflarca bu s\u00f6zle\u015fmedeki oranlar dahilinde payla\u015f\u0131l\u0131r. Bu durumda taraflar\u0131n birbirinden ek bir ivaz talebi mevzubahis olamaz.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 j \u2013 \u0130n\u015faat\u0131n i\u015fbu s\u00f6zle\u015fme h\u00fck\u00fcmlerine uygun olarak s\u00fcresi i\u00e7erisinde eksiksiz \u015fekilde bitirilip binan\u0131n iskan raporu ve Kat M\u00fclkiyeti Tapular\u0131n\u0131 alarak anahtar teslimi halinde arsa sahibine teslim edilmesi esast\u0131r. Her ne sebep ve suretle olursa olsun bina s\u00f6zle\u015fme ve teknik \u015fartname h\u00fck\u00fcmlerine uygun olarak kat irtifakl\u0131 ve kat m\u00fclkiyetli olarak \u00a0anahtar teslimi halinde arsa sahiplerine teslim edilmedik\u00e7e M\u00dcTEAHH\u0130T \u2019in i\u015fbu s\u00f6zle\u015fmeden do\u011fan y\u00fck\u00fcml\u00fcl\u00fckleri yerine getirilmi\u015f say\u0131lmayacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 k \u2013 M\u00dcTEAHH\u0130T \u00a0arsa sahibinin pay\u0131na d\u00fc\u015fen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin in\u015faat\u0131nda kendi kusurundan dolay\u0131 gecikmeye meydan vermeyecek arsa sahiplerinin pay\u0131na d\u00fc\u015fen daireleri kendi pay\u0131na d\u00fc\u015fenleri ile ayn\u0131 s\u00fcrede tamamlayacakt\u0131r<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 l \u2013 M\u00dcTEAHH\u0130T\u00a0\u00a0Kast kusur ve ihmali neticesinde arsa sahiplerine gelebilecek her t\u00fcrl\u00fc har\u00e7 masraf ceza ve tazminat ile bu zararlardan dolay\u0131 yine arsa sahiplerine gelebilecek mali hukuki ve cezai her t\u00fcrl\u00fc sorumluluklar m\u00fcteahhide ait olacakt\u0131r ve bunlar\u0131n t\u00fcm sonu\u00e7lar\u0131 arsa sahiplerine r\u00fccu edilmeksizin m\u00fcnferiden ve mustakilen M\u00dcTEAHH\u0130T \u00a0taraf\u0131ndan \u00f6denecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 m \u2013 \u0130\u015fbu s\u00f6zle\u015fme kar\u015f\u0131l\u0131kl\u0131 anlay\u0131\u015f ve iyi niyet kurallar\u0131 i\u00e7inde haz\u0131rlan\u0131p imza alt\u0131na al\u0131nm\u0131\u015ft\u0131r. Yine taraflar i\u015fbu s\u00f6zle\u015fme h\u00fck\u00fcmlerine iyi niyetle riayeti pe\u015finen kabul ederler.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 n \u2013 Taraflar\u0131n vefat\u0131 halinde varisleri de s\u00f6zle\u015fmeyi hukuki ve teknik \u015fartlar\u0131 ile beraber b\u00fct\u00fcn\u00fcyle \u015fimdiden kabul ve taahh\u00fct ederler.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 o \u2013 ARSA MAL\u0130KLER\u0130, M\u00dcTEAHH\u0130T\u00a0\u2019den teknik \u015fartnameden farkl\u0131 bir talepte bulunmas\u0131 halinde, i\u015f program\u0131n\u0131n bozulmamas\u0131 kayd\u0131 ile M\u00dcTEAHH\u0130T \u00a0imkanlar \u00f6l\u00e7\u00fcs\u00fcnde bu istekleri yerine getirecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Farkl\u0131 malzemenin kullan\u0131lmas\u0131 s\u00fcre kayb\u0131na neden olmas\u0131 halinde kaybedilen s\u00fcre in\u015faat s\u00fcresine ilave edilecektir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 17<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<span class=\"Apple-converted-space\">\u00a0<\/span><u>M\u00dcCB\u0130R NEDENLER<\/u><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 M\u00fccbir neden, akdi sorumluluklar\u0131n tamamen veya k\u0131smen ifas\u0131n\u0131 engelleyen veya geciktiren, kendisinden ka\u00e7\u0131n\u0131lamayan ve \u00f6nceden kestirilemeyen olaylar\u0131 ifade etmek olup, deprem, do\u011fal afetler, sava\u015f, i\u00e7 sava\u015f gibi olaylar ile M\u00dcTEAHH\u0130T \u2019in kusurundan kaynaklanmayan \u00a0gecikmelerdir.<\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u0130\u015fbu s\u00f6zle\u015fmeden do\u011facak anla\u015fmazl\u0131klar Kartal Mahkemeleri ve\u00a0\u0130cra M\u00fcd\u00fcrl\u00fckleri yetkilidir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>MADDE 18<\/u><span class=\"Apple-converted-space\">\u00a0<\/span>\u2013<span class=\"Apple-converted-space\">\u00a0<\/span><u>TEBL\u0130GAT ADRESLER\u0130<\/u><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Taraflar\u0131n tebligat adresleri i\u015fbu S\u00f6zle\u015fmede yaz\u0131l\u0131d\u0131r. Taraflar adres de\u011fi\u015fikliklerini bir hafta i\u00e7erisinde noter kanal\u0131 ile di\u011fer tarafa bildirmedik\u00e7e bu adreslere yap\u0131lacak tebligatlar ge\u00e7erli olacakt\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Binalar, ilgili Belediyesince tasdik edilen elektrik, tesisat, \u0131s\u0131 yal\u0131t\u0131m, statik ve mimari projeler ile yukar\u0131da yaz\u0131l\u0131 \u2026\u2026\u2026 Maddelik teknik \u015fartnameye uygun olarak in\u015fa edilecektir.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\">MADDE 19-\u0130N\u015eAATIN TEKN\u0130K \u015eARTLARI<\/div>\n<div style=\"text-align: justify;\">Binalar, ilgili Belediyesince tasdik edilen elektrik, tesisat, \u0131s\u0131 yal\u0131t\u0131m, statik ve mimari projeler ile yukar\u0131da yaz\u0131l\u0131 29 maddelik teknik \u015fartnameye uygun olarak in\u015fa edilecektir.<\/div>\n<div style=\"text-align: justify;\">\u00a0maddeden ibaret i\u015fbu teknik \u015fartname s\u00f6zle\u015fmenin ayr\u0131lmaz bir par\u00e7as\u0131d\u0131r.<\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>ARSA MAL\u0130KLER\u0130<\/u><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><\/div>\n<div style=\"text-align: justify;\"><u>M\u00dcTEAHH\u0130T<\/u>:<\/div>\n<div><\/div>\n<div><\/div>\n<div><div class=\"ead-preview\"><div class=\"ead-document\" style=\"position: relative;\"><div class=\"ead-iframe-wrapper\"><iframe src=\"\/\/docs.google.com\/viewer?url=https%3A%2F%2Ftuncayilcim.av.tr%2Fv5%2Fwp-content%2Fuploads%2Fe_2024-1_k_2025-2.pdf&amp;embedded=true&amp;hl=en\" title=\"Embedded Document\" class=\"ead-iframe\" style=\"width: 100%;height: 500px;border: none;visibility: hidden;\"><\/iframe><\/div>\t\t\t<div class=\"ead-document-loading\" style=\"width:100%;height:100%;position:absolute;left:0;top:0;z-index:10;\">\n\t\t\t\t<div class=\"ead-loading-wrap\">\n\t\t\t\t\t<div class=\"ead-loading-main\">\n\t\t\t\t\t\t<div class=\"ead-loading\">\n\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/plugins\/embed-any-document\/images\/loading.svg\" width=\"55\" height=\"55\" alt=\"Loader\">\n\t\t\t\t\t\t\t<span>Loading...<\/span>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t\t<div class=\"ead-loading-foot\">\n\t\t\t\t\t\t<div class=\"ead-loading-foot-title\">\n\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/plugins\/embed-any-document\/images\/EAD-logo.svg\" alt=\"EAD Logo\" width=\"36\" height=\"23\"\/>\n\t\t\t\t\t\t\t<span>Taking too long?<\/span>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t\t<p>\n\t\t\t\t\t\t\t<div class=\"ead-document-btn ead-reload-btn\" role=\"button\">\n\t\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/plugins\/embed-any-document\/images\/reload.svg\" alt=\"Reload\" width=\"12\" height=\"12\"\/> Reload document\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t\t\t<span>|<\/span>\n\t\t\t\t\t\t\t<a href=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/uploads\/e_2024-1_k_2025-2.pdf\" class=\"ead-document-btn\" target=\"_blank\">\n\t\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/plugins\/embed-any-document\/images\/open.svg\" alt=\"Open\" width=\"12\" height=\"12\"\/> Open in new tab\t\t\t\t\t\t\t<\/a>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t<\/div>\n\t\t<\/div><p class=\"embed_download\"><a href=\"https:\/\/tuncayilcim.av.tr\/v5\/wp-content\/uploads\/e_2024-1_k_2025-2.pdf\" download>Download <\/a><\/p><\/div><\/div>\n<div style=\"text-align: right;\"><span style=\"color: #ff0000;\">Kaynak :<\/span> <em>Hukukihaber.net. (Al\u0131nt\u0131d\u0131r)<\/em><\/div>\n","protected":false},"excerpt":{"rendered":"<p>1. \u00a0ARSA SAH\u0130B\u0130N\u0130N ALACA\u011eININ TEM\u0130NAT ALTINA ALINMASI Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi taraflar\u0131n\u0131n en \u00e7ok karars\u0131zl\u0131k ya\u015fad\u0131\u011f\u0131 noktalar\u0131n ba\u015f\u0131nda arsa pay\u0131n\u0131n devri ve teminat konular\u0131 gelmektedir. Arsa<span class=\"excerpt-hellip\"> [\u2026]<\/span><\/p>\n","protected":false},"author":2,"featured_media":131,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_joinchat":[],"footnotes":""},"categories":[16,24],"tags":[],"class_list":["post-1359","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-gayrimenkul-ve-kamulastirma-hukuku","category-makaleler"],"_links":{"self":[{"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/posts\/1359","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/comments?post=1359"}],"version-history":[{"count":2,"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/posts\/1359\/revisions"}],"predecessor-version":[{"id":5658,"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/posts\/1359\/revisions\/5658"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/media\/131"}],"wp:attachment":[{"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/media?parent=1359"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/categories?post=1359"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/tuncayilcim.av.tr\/v5\/wp-json\/wp\/v2\/tags?post=1359"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}