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APARTMAN ALTI DÜKKAN YÖNETMELİĞİ: HUKUKİ KURALLAR VE MUVAFAKATNAME GEREKLİLİKLERİ

APARTMAN ALTI DÜKKAN YÖNETMELİĞİ: HUKUKİ KURALLAR VE MUVAFAKATNAME GEREKLİLİKLERİ

APARTMAN ALTI DÜKKAN YÖNETMELİĞİ: HUKUKİ KURALLAR VE  MUVAFAKATNAME GEREKLİLİKLERİ

  1. Apartmanın Alt Katındaki Daireme İşyeri Açabilir miyim ? İşyeri Açılması İçin Kiraya Verebilir Miyim ?

Apartmanda mevcut taşınmaza işyeri açılabilmesi için öncelikle işyeri açılmak istenen taşınmazın tapudaki niteliğine bakılmalıdır. Nitekim 634 sayılı Kat Mülkiyeti Kanunu 24. Madde 2. Fıkra uyarınca tapu kütüğünde mesken olarak görünen yerler ile ilgili bir kısıtlama getirilmiş ve buralara açılacak işyerleri için kat maliklerinin oybirliği aranmıştır. Kat malikleri toplantısında oybirliği ile alınacak bir kararla ancak mesken niteliğindeki taşınmazlara işyeri açma izni verilmesi aslında kanunun metropol şehirlerde bina sakinlerinin huzur ve sükunlarını ayrıca aile güvenliğini sağlama amacına yöneliktir. Bina önlerinde bir işletme için gelecek araba trafiği düşünüldüğü gibi bir danışmanlık ofisi için girip çıkacak yabancı insanların varlığı kat maliklerinde binada işyeri istemiyorum fikri doğurmuştur. Hukuken apartman kuralları kat malikleri toplantısında belirlenmektedir. Bu toplantıda apartman kuralları maddeleri kısa özetlerle tartışılır ve karara bağlanır. Kat maliki, binada bulunan taşınmazların tapuda kayıtları maliklerine denir. Peki bu husus meskene işyeri ruhsatı almak isteyen vatandaşlar tarafından nasıl aşılacak ? Bina sakinlerinden muvafakatname alınması yeterli mi?

  1. Belediyeden İşyeri Ruhsatı Alabilir Miyim ?

Belediye işyeri ruhsatı vermezse öncelikle yukarıda açıklanan prosedür incelenmeli ve kat malikleri oybirliği ile tapuda mesken olarak görünen yerin işyeri olarak kullanımı için karar almalıdır.  Yargıtay Hukuk Genel Kurulunun 06.03.2013 Tarih 2012/18-834 Esas ; 2013/308 Kararı ile bu husus tartışılmış ve tapuda mesken olarak tahsis edilmiş taşınmaza işyeri açılabilmesi için kat malikleri tarafından oybirliği ile alınmış bir kararın varlığı aranmıştır. Uygulamada Kurul kararı olmadan açılabilecek iş yerleri de da vardır. Yargıtay içtihatlarına baktığımız zaman doktor muayeneleri, avukatlık büroları ve mühendislik büroları, serbest muhasebeci mali müşavirlik ya da yeminli müşavirlik faaliyet de bulunabilecektir.

  1. Hangi İşyerleri İçin Kat Maliklerinden Muvafakat Alınması Gerekir ? Açılması Yasak Olan İşletmeler Nelerdir ?

Tapuda işyeri olarak görünen taşınmazlar için ise kat malikleri kararına gerek yoktur ancak açılabilecek işyerleri ile ilgili  634 sayılı Kat Mülkiyeti Kanunu 24. Madde uyarınca sınırlama getirilmiş ve “hastane, dispanser, klinik, poliklinik, ecza laboratuvarı gibi müesseseler kurulamaz; kat maliklerinin buna aykırı sözleşmeleri hükümsüzdür; dispanser, klinik, poliklinik niteliğinde olmayan muayenehaneler bu hükmün dışındadır” hükmü ile yasaklı işyerlerini açıklar. Apartmanda işyeri açmak kolaylaştı, KMK m.24 hükmü apartmanda dükkan sahibinin haklarını korumaktadır. Apartmanda fırın açılabilir mi ? Yine aynı kanunun 24. Maddesi incelendiğinde bu soruya cevap için anlatılan prosedür izlenmelidir. Eğer tapuda işyeri olarak geçmekte ise bu taşınmaza kat malikleri kararı alınmadan fırın açılabilir. Tapuda işyeri olarak geçen taşınmaz için fırın açılması muvafakatname gerektirmeyen işlerdir. Dükkanına baca açmak isteyenler ise apartman baca yönetmeliğine uyum sağlamaları gerekmektedir. Apartmanda yapılacak tadilat ve onarımlar yine 634 sayılı Kat Mülkiyeti Kanunu uyarınca sayı ve arsa payı çoğunluğu gözetilerek karar alınması gerekir. Bina sakinlerinden alınacak muvafakatname ile yapılacak tadilat ve değişiklikler mümkün olmaktadır. Apartmanda güzellik salonu açmak ise son dönemde tercih edilen bir yatırım olsa da yine izlenecek prosedür Kat Mülkiyeti Kanununa tabidir. Apartman altı işyeri çalışma saatleri ise belediyelerce belirlenmekte ve yine bu işyerinde apartman gürültü yönetmeliğine uygun çalışma izlenmelidir. Apartman altı dükkan önü kullanımı ise dikkat edilmesi gereken bir konu olup dükkan önü ortak alan niteliğinde ise buranın kiralanmasının kat malikleri tarafından oy birliği dahi olsa yasak olduğu bilinmelidir. Eğer dükkan önü kamu idarelerine ait ise burada yine dükkanın önünü kullanılması kabahatler kanuna göre idari para cezası ile karşılaşılabileceği gibi TCK uyarınca cezai müeyyideler ile de karşı karşıya kalınabilir.

 

İşyeri Açma ve Çalışma Ruhsatı İçin Muvafakatname

MUVAFAKATNAME

“14/07/2005  tarihli ve 2005/9207 sayılı Bakanlar Kurulu Kararı ile yürürlüğe konulan  İşyeri Açma ve Çalışma Ruhsatlarına İlişkin yönetmeliğin 5. Maddesi b) fıkrası gereğince 634 sayılı Kat Mülkiyeti Kanunu kapsamına giren gayrimenkullerin, tapu kütüğünde mesken olarak gösterilen bağımsız bölümlerinde işyeri açılması durumunda kat maliklerinin oy birliği ile karar alması, tapu kütüğünde işyeri olarak görünen yerlerde, umuma açık istirahat ve eğlence yeri açılması durumunda oy çokluğu ile karar alması gerektiğinden kat maliklerinden işyerinin açılıp çalışması için gerekli olan muvafakatname iznini aldım. Muvafakatnamenin kabulünü arz ederim”

                                                                                                                                                                                                                                                                                                         ……/……./……….     

                                                                                                                                                                                                                                                                                                          AD SOYAD İMZA

 

İŞYERİ HAKKINDA BİLGİ       :

 

İŞYERİ SAHİBİNİN ADI             :………………………………………………………

 

İŞYERİNİN FAALİYET KONUSU :………………………………………………………

 

İŞYERİNİN ADRESİ                   :……………………………………………………….………………………………………………………………………………………………..

 

 

MUVAFAKAT EDENLER                        :

 

Yukarıda adresi, sahibi ve faaliyet konusu yazılı olan işyerinin açılıp çalışmasında kat maliki olarak herhangi bir sakınca olmadığı için muvafakat ediyorum……/……../………..

 

ADI SOYADI       :  BAGIMSIZ BÖLÜM ADI :    BABA ADI             :       DOĞUM TARİHİ :         İMZASI :

 

        1....………..…………................ / ................................... /………………................/ .........……………… /              

 

        2....………..…………................ / ................................... /………………................/ .........……………… /    

 

       3....………..…………................ / ................................... /………………................/ .........……………… /

 

       4....………..…………................ / ................................... /………………................/ .........……………… /

 

      5....………..…………................ / ................................... /………………................/ .........……………… /   

 

      6....………..…………................ / ................................... /………………................/ .........……………… /

 

      7....………..…………................ / ................................... /………………................/ .........……………… / ...........................             

 

   8....………..…………................ / ................................... /………………................/ .........……………… /

 

   9....………..…………................ / ................................... /………………................/ .........……………… /

 

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