Investing in a property under construction in Alanya remains one of the most popular strategies — buying from a developer with an installment plan offers the opportunity to enter a project with a low down payment. However, the handover day often turns into a stressful experience: the buyer sees the property in person for the first time, and unfortunately, it does not always match the rendered images or the promises made in the contract. This article serves as a practical checklist for anyone preparing to sign a handover protocol this season, whether your project is in Oba, Kargıcak, or Demirtaş.
Why is the handover a critical moment?
In Turkey, the handover protocol (teslim tutanağı) records the state of the apartment at the moment keys are handed over. Typically, once this document is signed, the developer considers their obligations regarding interior quality fulfilled, making it quite difficult to file a complaint later. Therefore, the handover should never be treated as a mere formality—even if the purchase was made remotely and you are eager to receive the keys as soon as possible.
Based on purchasing experiences in Alanya, developers often pressure buyers to sign during the busy autumn and winter seasons—when several phases are delivered at once. Experienced buyers usually bring an independent expert or a representative from an agency who has participated in dozens of handover processes and knows what to look for, which local construction teams often overlook. While this is not mandatory, it significantly saves both nerves and future renovation costs.
Checklist: what to inspect in the apartment before signing
It is best to conduct the inspection in daylight with a complete list in hand—the excitement of the sea view and newly finished decor can cause you to miss details. Below is a minimum list of items that should be checked in any new project, regardless of the property's class.
- Correspondence of the square footage with the project — measure the living area with a tape measure and compare it to the contract, which usually specifies an acceptable margin of deviation.
- Functionality of the electrical system — switch all sockets and light switches on and off, and check the fuse box and circuit breakers.
- Plumbing — turn on faucets at full pressure and check drainage, hot water supply, and the operation of the boiler or central heating system.
- Windows and doors — check if they close tightly, test the mosquito nets, and inspect the double glazing for cracks.
- Air conditioning — if included in the project, test both cooling and heating modes.
- Quality of tiles and flooring — check for cracks, chips, the flatness of the installation, and grout lines.
- Balcony and terrace — verify waterproofing, the stability of railings, and the presence of drainage holes.
Common areas should also be inspected, including elevators, stairwells, underground parking, and the pool area if available. These areas are rarely inspected individually, but the amount of your monthly maintenance fee (aidat) in the first years largely depends on the condition of these sections.
Documents to receive during handover
Along with the keys, the buyer should also receive the following documents: the apartment's technical passport, warranty cards for installed appliances (if any), and the electrical and plumbing schematics. These documents will be essential for any future renovations or planning changes. If the developer says some documents will be provided later, ensure this is recorded in writing with a clear deadline.
TAPU, Cadastre, and final settlements
The TAPU process—the issuance of the Title Deed—is usually handled separately from the apartment handover and can take anywhere from a few days to several weeks, depending on the workload of the Alanya Land Registry and Cadastre Office. Before applying to the Cadastre, it is essential to ensure that the İskan (habitation permit) process for the apartment is completed; without this document, the title deed process can be delayed. It is worth clarifying this detail with the developer during the initial sales contract signing, not on handover day.
Simultaneous with the handover process, final payments are usually settled—the remaining balance of the installment, the initial contribution to the maintenance fund, and the opening of electricity and water meters in the new owner's name. It is wise to request a clear list of amounts and payment methods from the developer in advance to avoid a sudden scramble for cash on the day you sign the protocol.
What to do if defects are found
If defects are identified during the inspection—such as cracks, faulty plumbing, or unevenly laid tiles—do not sign the protocol without adding reservations. In most cases, a separate document listing the defects and the timeframe for their repair is prepared and signed by both parties. This is standard practice for developers working with international buyers; if a developer refuses to record the defects, take it as a warning sign.
If the developer insists on signing the protocol before repairs are completed, you can temporarily postpone signing and request a second inspection once the issues are resolved. In practice, this is not always easy, especially if the buyer has only arrived in Alanya for a few days for the handover—but the cost of rushing can be much heavier than rescheduling a flight. In complex situations, it is best to consult an attorney or an agency representative who regularly handles such handovers in various regions, from Tosmur to Avsallar.
Conclusion
The apartment handover process is not a formality; it is your final opportunity to record the actual state of the property before full responsibility passes to the buyer. This checklist, which covers plumbing, decor, and documentation, takes an hour or two but prevents months of potential disputes. If you have not yet chosen your apartment or want to learn how handovers are progressing in a specific project, feel free to browse our listings in our property catalog or contact our consultant through the Q&A section to ask about specific developers and delivery stages.