Istanbul, due to its geological location, is a city that carries earthquake risk. Therefore, in real estate investment, earthquake safety is not just a technical detail but a factor that directly affects the long-term value of the investment. For investors, selecting a sound structure is an integral part of choosing the right project.
In this guide, we address what TBDY 2018 earthquake regulation means, the fundamental criteria that constitute a sound structure, and the questions you need to ask as an investor.
What is TBDY 2018 and What Did It Change?
Turkey Building Earthquake Regulation (TBDY) 2018 is a comprehensive standard prepared to enhance the earthquake resistance of structures in the country. Effective as of January 1, 2019, this regulation introduced significantly stricter performance criteria compared to previous arrangements.
Key aspects of TBDY 2018:
- Separate risk definitions for each region with the new generation earthquake map
- Aiming to preserve not only life safety but also the serviceability level of structures
- More detailed calculation of soil-structure interaction
- Requirement for high-strength concrete and reinforcement
A structure built in accordance with this regulation is designed to minimize damage in a potential earthquake. For the investor, this serves as a long-term insurance for the property.
Key Aspects Investors Should Focus On
When selecting a sound structure, relying solely on project brochures is not sufficient. Questioning the following topics is part of a professional approach.
Soil Survey and Foundation Type
The most crucial element bearing the building is the ground. The earthquake performance of a structure begins with a foundation system suitable for the soil. The soil survey report reveals the geological structure of the plot, its bearing capacity, and potential liquefaction risk.
What you need to ask as an investor:
- Has a comprehensive soil survey been conducted for the project?
- Has the foundation type (raft foundation, piled foundation, etc.) been chosen appropriately for the ground?
- Has any ground improvement been applied?
Concrete Class and Material Quality
TBDY 2018 mandates at least C25 concrete class in earthquake zones. However, today, high-quality projects often use C30, C35, or even higher strength concrete. As concrete strength increases, the structure’s resistance to earthquake forces also rises.
Points to consider:
- The concrete class should be documented and at least C25.
- Verify that samples were taken and tested during concrete pouring.
- The quality of the reinforcement steel (generally B420C or B500C) and the concrete cover should be checked.
Building Inspection Process
In Turkey, a building inspection system has been in effect since 2001. Independent inspection firms monitor every stage of construction to ensure compliance with regulations. With TBDY 2018, the scope of this inspection has expanded further.
Request the building inspection reports of a project. These reports show whether there were any irregularities during construction. Moreover, having obtained an occupancy permit (iskan) is the official proof that the building has passed all necessary checks.
Questions to Ask When Choosing a Sound Structure
The following questions will help you base your investment decision on solid ground:
- Was this project designed and inspected in compliance with TBDY 2018?
- What are the findings of the soil survey report and was the foundation system chosen accordingly?
- What is the concrete class and reinforcement steel quality used? Can you document them?
- Was regular inspection carried out by the building inspection firm during construction?
- Is the ratio of shear walls in the building's structural system sufficient? (Shear walls are vertical elements that resist seismic forces.)
- Is there an occupancy permit (iskan)?
Satisfactory answers to these questions indicate not only a safe investment but also an asset that will preserve its value.
Most Common Mistakes
Common mistakes investors make regarding earthquake safety are as follows:
- Assuming new buildings are automatically earthquake resistant (Not every project is built with the same care.)
- Focusing only on aesthetic features and not questioning structural quality
- Neglecting soil survey and foundation details
- Not requesting building inspection reports
- Trusting general statements in project promotions and not demanding documentation
These mistakes may lead to the investment bearing both physical and financial risk.
The Approach of Professional Investors
Earthquake safety is a critical component of selecting the “right project” in real estate investment. Just as important as the right location, the engineering quality of the building rising at that location determines the investment’s future. Therefore, successful investors always request technical documentation and seek expert opinion before making a purchase decision.
It should be remembered that compliance with earthquake regulations is not only a legal requirement but also a guarantee that preserves the property’s value in the long term. Especially in a dynamic market like Istanbul, a sound building stock will always be in higher demand.
Conclusion
Ignoring earthquake safety when investing in real estate in Istanbul is one of the most fundamental risks. Understanding TBDY 2018 standards, questioning soil and material quality, and being aware of building inspection processes are essential for being a conscious investor. This guide presents the basic questions for selecting a sound structure. However, evaluating each project’s technical details on-site and examining them with a professional eye maximizes investment security.
To identify projects that align with your investment goals and offer the highest level of earthquake safety, LuxuryPropertyInvest offers you a bespoke portfolio analysis. For detailed information and personalized consulting, get in touch with us.