6306 say\u0131l\u0131 kanunun 6\/1. maddesi gere\u011fince; \u201c\u00dczerindeki bina y\u0131k\u0131larak arsa h\u00e2line gelen ta\u015f\u0131nmazlarda daha \u00f6nce kurulmu\u015f olan kat irtifak\u0131 veya kat m\u00fclkiyeti, ilgililerin muvafakatleri aranmaks\u0131z\u0131n Ba\u015fkanl\u0131\u011f\u0131n talebi \u00fczerine ilgili tapu m\u00fcd\u00fcrl\u00fc\u011f\u00fcnce resen terkin edilerek, \u00f6nceki vasf\u0131 ile de\u011ferlemede bulunularak veya malik ile yap\u0131lan anla\u015fman\u0131n \u015fartlar\u0131 tapu k\u00fct\u00fc\u011f\u00fcnde belirtilerek malikleri ad\u0131na paylar\u0131 oran\u0131nda tescil edilir.\u201d Buna g\u00f6re bina y\u0131k\u0131l\u0131nca art\u0131k ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sahipleri \u00f6nceki vasf\u0131na g\u00f6re belirlenmi\u015f kullan\u0131m bi\u00e7imleri ve arsa paylar\u0131 do\u011frultusunda bu binan\u0131n gelece\u011fi \u00fczerinde hak ve s\u00f6z sahibi olacakt\u0131r.<\/p>\n
\u00d6te yandan 634 say\u0131l\u0131 kanunun 3. maddesi uyar\u0131nca; \u201cKat m\u00fclkiyeti ve kat irtifak\u0131, bu m\u00fclkiyete konu olan ana gayrimenkul\u00fcn ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerinden her birinin konum ve b\u00fcy\u00fckl\u00fcklerine g\u00f6re hesaplanan de\u011ferleri ile oranl\u0131 olarak projesinde tahsis edilen arsa pay\u0131n\u0131n ortak m\u00fclkiyet esaslar\u0131na g\u00f6re a\u00e7\u0131k\u00e7a g\u00f6sterilmesi suretiyle kurulur. Arsa paylar\u0131n\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin paylar\u0131 ile oranl\u0131 olarak tahsis edilmedi\u011fi hallerde, her kat maliki veya kat irtifak\u0131 sahibi, arsa paylar\u0131n\u0131n yeniden d\u00fczenlenmesi i\u00e7in mahkemeye ba\u015fvurabilir. Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerden her birine bu f\u0131kra uyar\u0131nca tahsis edilen arsa pay\u0131, o b\u00f6l\u00fcmlerin de\u011ferinde sonradan meydana gelen \u00e7o\u011falma veya azalma sebebiyle de\u011fi\u015ftirilemez.\u201d demektedir.<\/p>\n
Kat malikleri kurulu taraf\u0131ndan kentsel d\u00f6n\u00fc\u015f\u00fcm nedeniyle al\u0131nm\u0131\u015f olan kararda kat maliklerinden birinin veya birka\u00e7\u0131n\u0131n eski arsa paylar\u0131n\u0131n de\u011ferini kar\u015f\u0131lamayacak de\u011ferde yeni bir ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm veya arsa pay\u0131 planlamas\u0131 yap\u0131lm\u0131\u015fsa bu durumda a\u00e7\u0131lacak dava \u201carsa pay\u0131 d\u00fczeltim davas\u0131d\u0131r.\u201d\u00a0<\/p>\n
Kentsel d\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131nda, maliklerin m\u00fclkiyet hakk\u0131n\u0131 etkileyen en \u00f6nemli unsurlardan biri arsa pay\u0131d\u0131r. Ancak ge\u00e7mi\u015fte in\u015fa edilen bir\u00e7ok yap\u0131da, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin ger\u00e7ek de\u011ferleri g\u00f6zetilmeksizin m\u00fcteahhitler taraf\u0131ndan e\u015fit arsa pay\u0131 belirlenmi\u015f ve bu durum, zamanla ciddi uyu\u015fmazl\u0131klara neden olmu\u015ftur. \u00d6rne\u011fin, de\u011fer a\u00e7\u0131s\u0131ndan biri di\u011ferinden belirgin \u015fekilde y\u00fcksek olan iki daireye e\u015fit arsa pay\u0131 verilmi\u015fse, bu durum d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinde haks\u0131zl\u0131k yaratmakta ve daha y\u00fcksek de\u011fere sahip malikin ma\u011fduriyetine yol a\u00e7maktad\u0131r. \u00c7\u00fcnk\u00fc 6306 say\u0131l\u0131 Kanun kapsam\u0131nda yap\u0131lan kentsel d\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131nda esas al\u0131nan kriter, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn fiziksel b\u00fcy\u00fckl\u00fc\u011f\u00fc ya da piyasa de\u011feri de\u011fil, tapuda kay\u0131tl\u0131 olan arsa pay\u0131d\u0131r. Bu nedenle fiili kullan\u0131m durumu ile tapu kay\u0131tlar\u0131 aras\u0131nda uyumsuzluk bulunmas\u0131 halinde, ilgili maliklerin Sulh Hukuk Mahkemesi\u2019nde arsa pay\u0131 d\u00fczeltim davas\u0131 a\u00e7malar\u0131 m\u00fcmk\u00fcnd\u00fcr. Arsa paylar\u0131n\u0131n, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin alan\u0131, niteli\u011fi, bulundu\u011fu kat\u0131, konumu, cephesi, manzaras\u0131, gibi bir\u00e7ok fakt\u00f6r\u00fcn sonucunda ortaya \u00e7\u0131kan de\u011fere g\u00f6re belirlenmesi gerekti\u011finden gerek dava a\u00e7\u0131lmadan \u00f6nce, gerekse dava s\u00fcrecinde SPK Lisansl\u0131 Gayrimenkul De\u011ferleme \u015firketlerinden bu konuda destek al\u0131nmas\u0131 davac\u0131 ve daval\u0131 taraflar\u0131n lehine olacakt\u0131r. Bu dava, yaln\u0131zca hatal\u0131 arsa pay\u0131 verilen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm malikine kar\u015f\u0131 de\u011fil, binadaki t\u00fcm maliklere y\u00f6neltilmelidir. Dava s\u00fcrecinde ta\u015f\u0131nmaz\u0131n konumu, cephesi, kat durumu, manzaras\u0131 gibi \u00f6zellikler; mimari proje, tapu kay\u0131tlar\u0131 ve bilirki\u015fi raporlar\u0131 e\u015fli\u011finde de\u011ferlendirilir. Mahkeme, t\u00fcm bu unsurlar\u0131 dikkate alarak arsa paylar\u0131n\u0131n fiili duruma uygun \u015fekilde yeniden belirlenmesine karar verebilir. Bu dava t\u00fcr\u00fc teknik anlamda bir tespit davas\u0131 niteli\u011finde olup, kat m\u00fclkiyeti ya da kat irtifak\u0131 sona ermeden her zaman a\u00e7\u0131labilir ve zamana\u015f\u0131m\u0131 s\u00fcresine tabi de\u011fildir. Ancak binan\u0131n y\u0131k\u0131m\u0131 ger\u00e7ekle\u015fmeden \u00f6nce dava a\u00e7\u0131lmas\u0131 \u00f6nemlidir. Bina y\u0131k\u0131ld\u0131ktan sonra bu dava a\u00e7\u0131lamaz. E\u011fer bina y\u0131k\u0131lacaksa hak kay\u0131plar\u0131n\u0131n \u00f6n\u00fcne ge\u00e7ilebilmesi ad\u0131na delil tespiti yap\u0131lmas\u0131 gerekebilir. Bununla birlikte, arsa paylar\u0131n\u0131n daha \u00f6nce mahkeme karar\u0131yla belirlenmi\u015f olmas\u0131 halinde, kesin h\u00fck\u00fcm olu\u015ftu\u011fundan yeniden dava a\u00e7\u0131lamaz. Ayn\u0131 \u015fekilde, tapuda yer alan resmi senette arsa paylar\u0131n\u0131 kabul eden maliklerin daha sonra dava a\u00e7mas\u0131 da Yarg\u0131tay kararlar\u0131na g\u00f6re hakk\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 say\u0131lmakta ve d\u00fcr\u00fcstl\u00fck kural\u0131na ayk\u0131r\u0131l\u0131k gerek\u00e7esiyle reddedilmektedir. Arsa pay\u0131n\u0131n do\u011fru \u015fekilde belirlenmesi, sadece adaletin sa\u011flanmas\u0131 a\u00e7\u0131s\u0131ndan de\u011fil, ayn\u0131 zamanda kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinde al\u0131nacak kararlarda maliklerin oy oranlar\u0131n\u0131 do\u011frudan etkiledi\u011fi i\u00e7in b\u00fcy\u00fck \u00f6nem arz etmektedir.<\/p>\n
Yarg\u0131tay 18. HD. 2005\/1500 E. 2005\/3483\u2019e g\u00f6re; \u201cDavac\u0131 vekili dava dilek\u00e7esinde, ana ta\u015f\u0131nmaz\u0131n onayl\u0131 mimari projesinde g\u00f6sterilen ve m\u00fcvekkilinin sat\u0131\u015f vaadi s\u00f6zle\u015fmesi ile sat\u0131n alm\u0131\u015f oldu\u011fu B Blok 11 nolu d\u00fckk\u00e2na arsa pay\u0131 ayr\u0131lmad\u0131\u011f\u0131n\u0131 ve tapuya da ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm olarak kaydedilmedi\u011fini ileri s\u00fcrerek s\u00f6z\u00fc edilen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcme arsa pay\u0131 verilerek kat m\u00fclkiyeti k\u00fct\u00fc\u011f\u00fcne tescil edilmesini, b\u00f6ylece arsa paylar\u0131n\u0131n d\u00fczeltilmesini istemi\u015ftir. Dosyada toplanan bilgi ve belgelerden, \u00f6zellikle tapu kay\u0131tlar\u0131 ve bilirki\u015fi raporu i\u00e7eri\u011finden davaya konu edilen B Blok 11 nolu d\u00fckk\u00e2n nitelikli ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn 1992 y\u0131l\u0131nda d\u00fczenlenip belediyece onaylanan mimari projesinde g\u00f6sterilmi\u015f olmas\u0131na kar\u015f\u0131n ana ta\u015f\u0131nmazda kat m\u00fclkiyeti kurulurken bu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn tapuya tescil edilmedi\u011fi ve arsa pay\u0131 \u00f6zg\u00fclenmedi\u011fi anla\u015f\u0131lmaktad\u0131r. Kat M\u00fclkiyeti Yasas\u0131n\u0131n 3. maddesi h\u00fckm\u00fcne g\u00f6re kat m\u00fclkiyeti, bu m\u00fclkiyete konu olan ana yap\u0131n\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerinin her birine kat irtifak\u0131n\u0131n kuruldu\u011fu tarihteki, (somut olayda oldu\u011fu gibi) do\u011frudan do\u011fruya kat m\u00fclkiyetine ge\u00e7ilme halinde ise, bu tarihteki de\u011feri ile oranl\u0131 olarak \u00f6zg\u00fclenen arsa pay\u0131n\u0131n ortak m\u00fclkiyet esaslar\u0131na g\u00f6re a\u00e7\u0131k\u00e7a g\u00f6sterilmesi suretiyle kurulur. Arsa paylar\u0131n\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin de\u011ferleriyle oranl\u0131 olarak \u00f6zg\u00fclenmedi\u011fi ya da somut olayda oldu\u011fu gibi ba\u011f\u0131ms\u0131z bir b\u00f6l\u00fcme arsa pay\u0131 \u00f6zg\u00fclenmedi\u011fi hallerde ilgili kat malikinin arsa paylar\u0131n\u0131n yeniden d\u00fczeltilmesi i\u00e7in mahkemeye ba\u015fvurma hakk\u0131 vard\u0131r. Yine an\u0131lan yasan\u0131n 13. maddesi h\u00fckm\u00fc uyar\u0131nca kat m\u00fclkiyetine konu olan her ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm kat m\u00fclkiyeti k\u00fct\u00fc\u011f\u00fcn\u00fcn ayr\u0131 bir sayfas\u0131na o b\u00f6l\u00fcme ba\u011fl\u0131 arsa pay\u0131 ve ana ta\u015f\u0131nmaz\u0131n kay\u0131tl\u0131 bulundu\u011fu genel k\u00fct\u00fckteki pafta, ada, parsel, defter ve sayfa numaralar\u0131 g\u00f6sterilmek suretiyle tescil edilir. An\u0131lan yasa maddeleri h\u00fckm\u00fc \u00e7er\u00e7evesinde somut olay incelendi\u011finde; kat m\u00fclkiyetinin kurulmas\u0131na esas olan ana ta\u015f\u0131nmaz\u0131n onayl\u0131 mimari projesinde d\u00fckkan nitelikli ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm olarak g\u00f6sterilen B Blok 11 nolu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn kat m\u00fclkiyeti kurulurken di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerle birlikte g\u00f6z \u00f6n\u00fcnde tutularak her bir ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn (bu ba\u011flamda dava konusu d\u00fckkan\u0131n) o tarihteki de\u011ferleri ayr\u0131 ayr\u0131 belirlenip bu de\u011ferleriyle oranl\u0131 olarak her birine arsa pay\u0131n\u0131n \u00f6zg\u00fclenmesi ve tapuya tescili gerekirken, dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcme arsa pay\u0131 \u00f6zg\u00fclenmedi\u011fi ve tapuya tescil de edilmedi\u011fi anla\u015f\u0131ld\u0131\u011f\u0131na g\u00f6re; mahkemece \u00f6ncelikle bu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn kat m\u00fclkiyetinin kuruldu\u011fu tarihteki de\u011feri ile oranl\u0131 olarak arsa pay\u0131n\u0131n belirlenmesi, buna ba\u011fl\u0131 olarak ana yap\u0131daki di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlere \u00f6zg\u00fclenen arsa paylar\u0131n\u0131n da yeniden d\u00fczenlenmesi, b\u00f6ylece dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm de dahil ana yap\u0131daki di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlere ili\u015fkin arsa paylar\u0131n\u0131n saptanmas\u0131 i\u00e7in bilirki\u015fiden ek rapor al\u0131nmas\u0131, gerekti\u011finde yeni bir bilirki\u015fi kurulu olu\u015fturularak yerinde yap\u0131lanacak inceleme ile yukar\u0131daki eksikli\u011fin giderilmesi yolunda ayr\u0131nt\u0131l\u0131 ve denetime elveri\u015fli rapor al\u0131nmas\u0131, bundan sonra dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn arsa pay\u0131n\u0131 g\u00f6sterir bi\u00e7imde tapuya tescili, bu c\u00fcmleden olarak di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin de arsa paylar\u0131n\u0131n d\u00fczeltilmesi ile ilgili de\u011fi\u015fikli\u011fin tapuya tescili yolunda h\u00fck\u00fcm kurulmas\u0131 gerekirken; yetersiz ara\u015ft\u0131rma ve eksik inceleme sonucu salt dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn tesciline karar verilmi\u015f olmas\u0131 do\u011fru g\u00f6r\u00fclmemi\u015ftir.\u201d Yarg\u0131tay karar\u0131nda da g\u00f6r\u00fcld\u00fc\u011f\u00fc \u00fczere, mimari projede yer almas\u0131na ra\u011fmen tapuda ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm olarak tescil edilmeyen ve arsa pay\u0131 tahsis edilmeyen bir ta\u015f\u0131nmaz i\u00e7in a\u00e7\u0131lan davada, yaln\u0131zca bu b\u00f6l\u00fcm\u00fcn de\u011fil t\u00fcm ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin de\u011ferleri dikkate al\u0131narak arsa paylar\u0131n\u0131n yeniden belirlenmesi gerekti\u011fine h\u00fckmetmi\u015ftir. Kararda, eksik tescilin d\u00fczeltilmesi i\u00e7in bilirki\u015fi incelemesiyle ta\u015f\u0131nmazlar\u0131n ger\u00e7ek de\u011ferlerinin tespit edilmesi ve arsa paylar\u0131n\u0131n buna g\u00f6re d\u00fczenlenmesi gerekti\u011fi vurgulanm\u0131\u015ft\u0131r. Eksik incelemeyle yaln\u0131zca davac\u0131 b\u00f6l\u00fcme ili\u015fkin tescil karar\u0131 verilmesi ise hukuka ayk\u0131r\u0131 bulunmu\u015ftur.<\/p>\n
\u200b6306 say\u0131l\u0131 kanunun 6\/1. maddesi gere\u011fince; \u201c\u00dczerindeki bina y\u0131k\u0131larak arsa h\u00e2line gelen ta\u015f\u0131nmazlarda daha \u00f6nce kurulmu\u015f olan kat irtifak\u0131 veya kat m\u00fclkiyeti, ilgililerin muvafakatleri aranmaks\u0131z\u0131n Ba\u015fkanl\u0131\u011f\u0131n talebi \u00fczerine ilgili tapu m\u00fcd\u00fcrl\u00fc\u011f\u00fcnce resen terkin edilerek, \u00f6nceki vasf\u0131 ile de\u011ferlemede bulunularak veya malik ile yap\u0131lan anla\u015fman\u0131n \u015fartlar\u0131 tapu k\u00fct\u00fc\u011f\u00fcnde belirtilerek malikleri ad\u0131na paylar\u0131 oran\u0131nda tescil edilir.\u201d Buna g\u00f6re bina y\u0131k\u0131l\u0131nca art\u0131k ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sahipleri \u00f6nceki vasf\u0131na g\u00f6re belirlenmi\u015f kullan\u0131m bi\u00e7imleri ve arsa paylar\u0131 do\u011frultusunda bu binan\u0131n gelece\u011fi \u00fczerinde hak ve s\u00f6z sahibi olacakt\u0131r.<\/p>\n
\u00d6te yandan 634 say\u0131l\u0131 kanunun 3. maddesi uyar\u0131nca; \u201cKat m\u00fclkiyeti ve kat irtifak\u0131, bu m\u00fclkiyete konu olan ana gayrimenkul\u00fcn ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerinden her birinin konum ve b\u00fcy\u00fckl\u00fcklerine g\u00f6re hesaplanan de\u011ferleri ile oranl\u0131 olarak projesinde tahsis edilen arsa pay\u0131n\u0131n ortak m\u00fclkiyet esaslar\u0131na g\u00f6re a\u00e7\u0131k\u00e7a g\u00f6sterilmesi suretiyle kurulur. Arsa paylar\u0131n\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin paylar\u0131 ile oranl\u0131 olarak tahsis edilmedi\u011fi hallerde, her kat maliki veya kat irtifak\u0131 sahibi, arsa paylar\u0131n\u0131n yeniden d\u00fczenlenmesi i\u00e7in mahkemeye ba\u015fvurabilir. Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerden her birine bu f\u0131kra uyar\u0131nca tahsis edilen arsa pay\u0131, o b\u00f6l\u00fcmlerin de\u011ferinde sonradan meydana gelen \u00e7o\u011falma veya azalma sebebiyle de\u011fi\u015ftirilemez.\u201d demektedir.<\/p>\n
Kat malikleri kurulu taraf\u0131ndan kentsel d\u00f6n\u00fc\u015f\u00fcm nedeniyle al\u0131nm\u0131\u015f olan kararda kat maliklerinden birinin veya birka\u00e7\u0131n\u0131n eski arsa paylar\u0131n\u0131n de\u011ferini kar\u015f\u0131lamayacak de\u011ferde yeni bir ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm veya arsa pay\u0131 planlamas\u0131 yap\u0131lm\u0131\u015fsa bu durumda a\u00e7\u0131lacak dava \u201carsa pay\u0131 d\u00fczeltim davas\u0131d\u0131r.\u201d\u00a0<\/p>\n
Kentsel d\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131nda, maliklerin m\u00fclkiyet hakk\u0131n\u0131 etkileyen en \u00f6nemli unsurlardan biri arsa pay\u0131d\u0131r. Ancak ge\u00e7mi\u015fte in\u015fa edilen bir\u00e7ok yap\u0131da, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin ger\u00e7ek de\u011ferleri g\u00f6zetilmeksizin m\u00fcteahhitler taraf\u0131ndan e\u015fit arsa pay\u0131 belirlenmi\u015f ve bu durum, zamanla ciddi uyu\u015fmazl\u0131klara neden olmu\u015ftur. \u00d6rne\u011fin, de\u011fer a\u00e7\u0131s\u0131ndan biri di\u011ferinden belirgin \u015fekilde y\u00fcksek olan iki daireye e\u015fit arsa pay\u0131 verilmi\u015fse, bu durum d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinde haks\u0131zl\u0131k yaratmakta ve daha y\u00fcksek de\u011fere sahip malikin ma\u011fduriyetine yol a\u00e7maktad\u0131r. \u00c7\u00fcnk\u00fc 6306 say\u0131l\u0131 Kanun kapsam\u0131nda yap\u0131lan kentsel d\u00f6n\u00fc\u015f\u00fcm uygulamalar\u0131nda esas al\u0131nan kriter, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn fiziksel b\u00fcy\u00fckl\u00fc\u011f\u00fc ya da piyasa de\u011feri de\u011fil, tapuda kay\u0131tl\u0131 olan arsa pay\u0131d\u0131r. Bu nedenle fiili kullan\u0131m durumu ile tapu kay\u0131tlar\u0131 aras\u0131nda uyumsuzluk bulunmas\u0131 halinde, ilgili maliklerin Sulh Hukuk Mahkemesi\u2019nde arsa pay\u0131 d\u00fczeltim davas\u0131 a\u00e7malar\u0131 m\u00fcmk\u00fcnd\u00fcr. Arsa paylar\u0131n\u0131n, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin alan\u0131, niteli\u011fi, bulundu\u011fu kat\u0131, konumu, cephesi, manzaras\u0131, gibi bir\u00e7ok fakt\u00f6r\u00fcn sonucunda ortaya \u00e7\u0131kan de\u011fere g\u00f6re belirlenmesi gerekti\u011finden gerek dava a\u00e7\u0131lmadan \u00f6nce, gerekse dava s\u00fcrecinde SPK Lisansl\u0131 Gayrimenkul De\u011ferleme \u015firketlerinden bu konuda destek al\u0131nmas\u0131 davac\u0131 ve daval\u0131 taraflar\u0131n lehine olacakt\u0131r. Bu dava, yaln\u0131zca hatal\u0131 arsa pay\u0131 verilen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm malikine kar\u015f\u0131 de\u011fil, binadaki t\u00fcm maliklere y\u00f6neltilmelidir. Dava s\u00fcrecinde ta\u015f\u0131nmaz\u0131n konumu, cephesi, kat durumu, manzaras\u0131 gibi \u00f6zellikler; mimari proje, tapu kay\u0131tlar\u0131 ve bilirki\u015fi raporlar\u0131 e\u015fli\u011finde de\u011ferlendirilir. Mahkeme, t\u00fcm bu unsurlar\u0131 dikkate alarak arsa paylar\u0131n\u0131n fiili duruma uygun \u015fekilde yeniden belirlenmesine karar verebilir. Bu dava t\u00fcr\u00fc teknik anlamda bir tespit davas\u0131 niteli\u011finde olup, kat m\u00fclkiyeti ya da kat irtifak\u0131 sona ermeden her zaman a\u00e7\u0131labilir ve zamana\u015f\u0131m\u0131 s\u00fcresine tabi de\u011fildir. Ancak binan\u0131n y\u0131k\u0131m\u0131 ger\u00e7ekle\u015fmeden \u00f6nce dava a\u00e7\u0131lmas\u0131 \u00f6nemlidir. Bina y\u0131k\u0131ld\u0131ktan sonra bu dava a\u00e7\u0131lamaz. E\u011fer bina y\u0131k\u0131lacaksa hak kay\u0131plar\u0131n\u0131n \u00f6n\u00fcne ge\u00e7ilebilmesi ad\u0131na delil tespiti yap\u0131lmas\u0131 gerekebilir. Bununla birlikte, arsa paylar\u0131n\u0131n daha \u00f6nce mahkeme karar\u0131yla belirlenmi\u015f olmas\u0131 halinde, kesin h\u00fck\u00fcm olu\u015ftu\u011fundan yeniden dava a\u00e7\u0131lamaz. Ayn\u0131 \u015fekilde, tapuda yer alan resmi senette arsa paylar\u0131n\u0131 kabul eden maliklerin daha sonra dava a\u00e7mas\u0131 da Yarg\u0131tay kararlar\u0131na g\u00f6re hakk\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 say\u0131lmakta ve d\u00fcr\u00fcstl\u00fck kural\u0131na ayk\u0131r\u0131l\u0131k gerek\u00e7esiyle reddedilmektedir. Arsa pay\u0131n\u0131n do\u011fru \u015fekilde belirlenmesi, sadece adaletin sa\u011flanmas\u0131 a\u00e7\u0131s\u0131ndan de\u011fil, ayn\u0131 zamanda kentsel d\u00f6n\u00fc\u015f\u00fcm s\u00fcrecinde al\u0131nacak kararlarda maliklerin oy oranlar\u0131n\u0131 do\u011frudan etkiledi\u011fi i\u00e7in b\u00fcy\u00fck \u00f6nem arz etmektedir.<\/p>\n
Yarg\u0131tay 18. HD. 2005\/1500 E. 2005\/3483\u2019e g\u00f6re; \u201cDavac\u0131 vekili dava dilek\u00e7esinde, ana ta\u015f\u0131nmaz\u0131n onayl\u0131 mimari projesinde g\u00f6sterilen ve m\u00fcvekkilinin sat\u0131\u015f vaadi s\u00f6zle\u015fmesi ile sat\u0131n alm\u0131\u015f oldu\u011fu B Blok 11 nolu d\u00fckk\u00e2na arsa pay\u0131 ayr\u0131lmad\u0131\u011f\u0131n\u0131 ve tapuya da ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm olarak kaydedilmedi\u011fini ileri s\u00fcrerek s\u00f6z\u00fc edilen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcme arsa pay\u0131 verilerek kat m\u00fclkiyeti k\u00fct\u00fc\u011f\u00fcne tescil edilmesini, b\u00f6ylece arsa paylar\u0131n\u0131n d\u00fczeltilmesini istemi\u015ftir. Dosyada toplanan bilgi ve belgelerden, \u00f6zellikle tapu kay\u0131tlar\u0131 ve bilirki\u015fi raporu i\u00e7eri\u011finden davaya konu edilen B Blok 11 nolu d\u00fckk\u00e2n nitelikli ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn 1992 y\u0131l\u0131nda d\u00fczenlenip belediyece onaylanan mimari projesinde g\u00f6sterilmi\u015f olmas\u0131na kar\u015f\u0131n ana ta\u015f\u0131nmazda kat m\u00fclkiyeti kurulurken bu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn tapuya tescil edilmedi\u011fi ve arsa pay\u0131 \u00f6zg\u00fclenmedi\u011fi anla\u015f\u0131lmaktad\u0131r. Kat M\u00fclkiyeti Yasas\u0131n\u0131n 3. maddesi h\u00fckm\u00fcne g\u00f6re kat m\u00fclkiyeti, bu m\u00fclkiyete konu olan ana yap\u0131n\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerinin her birine kat irtifak\u0131n\u0131n kuruldu\u011fu tarihteki, (somut olayda oldu\u011fu gibi) do\u011frudan do\u011fruya kat m\u00fclkiyetine ge\u00e7ilme halinde ise, bu tarihteki de\u011feri ile oranl\u0131 olarak \u00f6zg\u00fclenen arsa pay\u0131n\u0131n ortak m\u00fclkiyet esaslar\u0131na g\u00f6re a\u00e7\u0131k\u00e7a g\u00f6sterilmesi suretiyle kurulur. Arsa paylar\u0131n\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin de\u011ferleriyle oranl\u0131 olarak \u00f6zg\u00fclenmedi\u011fi ya da somut olayda oldu\u011fu gibi ba\u011f\u0131ms\u0131z bir b\u00f6l\u00fcme arsa pay\u0131 \u00f6zg\u00fclenmedi\u011fi hallerde ilgili kat malikinin arsa paylar\u0131n\u0131n yeniden d\u00fczeltilmesi i\u00e7in mahkemeye ba\u015fvurma hakk\u0131 vard\u0131r. Yine an\u0131lan yasan\u0131n 13. maddesi h\u00fckm\u00fc uyar\u0131nca kat m\u00fclkiyetine konu olan her ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm kat m\u00fclkiyeti k\u00fct\u00fc\u011f\u00fcn\u00fcn ayr\u0131 bir sayfas\u0131na o b\u00f6l\u00fcme ba\u011fl\u0131 arsa pay\u0131 ve ana ta\u015f\u0131nmaz\u0131n kay\u0131tl\u0131 bulundu\u011fu genel k\u00fct\u00fckteki pafta, ada, parsel, defter ve sayfa numaralar\u0131 g\u00f6sterilmek suretiyle tescil edilir. An\u0131lan yasa maddeleri h\u00fckm\u00fc \u00e7er\u00e7evesinde somut olay incelendi\u011finde; kat m\u00fclkiyetinin kurulmas\u0131na esas olan ana ta\u015f\u0131nmaz\u0131n onayl\u0131 mimari projesinde d\u00fckkan nitelikli ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm olarak g\u00f6sterilen B Blok 11 nolu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn kat m\u00fclkiyeti kurulurken di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerle birlikte g\u00f6z \u00f6n\u00fcnde tutularak her bir ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn (bu ba\u011flamda dava konusu d\u00fckkan\u0131n) o tarihteki de\u011ferleri ayr\u0131 ayr\u0131 belirlenip bu de\u011ferleriyle oranl\u0131 olarak her birine arsa pay\u0131n\u0131n \u00f6zg\u00fclenmesi ve tapuya tescili gerekirken, dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcme arsa pay\u0131 \u00f6zg\u00fclenmedi\u011fi ve tapuya tescil de edilmedi\u011fi anla\u015f\u0131ld\u0131\u011f\u0131na g\u00f6re; mahkemece \u00f6ncelikle bu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn kat m\u00fclkiyetinin kuruldu\u011fu tarihteki de\u011feri ile oranl\u0131 olarak arsa pay\u0131n\u0131n belirlenmesi, buna ba\u011fl\u0131 olarak ana yap\u0131daki di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlere \u00f6zg\u00fclenen arsa paylar\u0131n\u0131n da yeniden d\u00fczenlenmesi, b\u00f6ylece dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm de dahil ana yap\u0131daki di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlere ili\u015fkin arsa paylar\u0131n\u0131n saptanmas\u0131 i\u00e7in bilirki\u015fiden ek rapor al\u0131nmas\u0131, gerekti\u011finde yeni bir bilirki\u015fi kurulu olu\u015fturularak yerinde yap\u0131lanacak inceleme ile yukar\u0131daki eksikli\u011fin giderilmesi yolunda ayr\u0131nt\u0131l\u0131 ve denetime elveri\u015fli rapor al\u0131nmas\u0131, bundan sonra dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn arsa pay\u0131n\u0131 g\u00f6sterir bi\u00e7imde tapuya tescili, bu c\u00fcmleden olarak di\u011fer ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin de arsa paylar\u0131n\u0131n d\u00fczeltilmesi ile ilgili de\u011fi\u015fikli\u011fin tapuya tescili yolunda h\u00fck\u00fcm kurulmas\u0131 gerekirken; yetersiz ara\u015ft\u0131rma ve eksik inceleme sonucu salt dava konusu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn tesciline karar verilmi\u015f olmas\u0131 do\u011fru g\u00f6r\u00fclmemi\u015ftir.\u201d Yarg\u0131tay karar\u0131nda da g\u00f6r\u00fcld\u00fc\u011f\u00fc \u00fczere, mimari projede yer almas\u0131na ra\u011fmen tapuda ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm olarak tescil edilmeyen ve arsa pay\u0131 tahsis edilmeyen bir ta\u015f\u0131nmaz i\u00e7in a\u00e7\u0131lan davada, yaln\u0131zca bu b\u00f6l\u00fcm\u00fcn de\u011fil t\u00fcm ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin de\u011ferleri dikkate al\u0131narak arsa paylar\u0131n\u0131n yeniden belirlenmesi gerekti\u011fine h\u00fckmetmi\u015ftir. Kararda, eksik tescilin d\u00fczeltilmesi i\u00e7in bilirki\u015fi incelemesiyle ta\u015f\u0131nmazlar\u0131n ger\u00e7ek de\u011ferlerinin tespit edilmesi ve arsa paylar\u0131n\u0131n buna g\u00f6re d\u00fczenlenmesi gerekti\u011fi vurgulanm\u0131\u015ft\u0131r. Eksik incelemeyle yaln\u0131zca davac\u0131 b\u00f6l\u00fcme ili\u015fkin tescil karar\u0131 verilmesi ise hukuka ayk\u0131r\u0131 bulunmu\u015ftur.\u00a0Hukuki Haber<\/p>\n
Haberin Al\u0131nt\u0131land\u0131\u011f\u0131 Kaynak: www.hukukihaber.net<\/p>","protected":false},"excerpt":{"rendered":"
6306 say\u0131l\u0131 kanunun 6\/1. maddesi gere\u011fince; \u201c\u00dczerindeki bina y\u0131k\u0131larak arsa h\u00e2line gelen ta\u015f\u0131nmazlarda daha \u00f6nce kurulmu\u015f olan kat irtifak\u0131 veya kat m\u00fclkiyeti, ilgililerin muvafakatleri aranmaks\u0131z\u0131n Ba\u015fkanl\u0131\u011f\u0131n talebi \u00fczerine ilgili tapu m\u00fcd\u00fcrl\u00fc\u011f\u00fcnce resen terkin edilerek, \u00f6nceki vasf\u0131 ile de\u011ferlemede bulunularak veya malik ile yap\u0131lan anla\u015fman\u0131n \u015fartlar\u0131 tapu k\u00fct\u00fc\u011f\u00fcnde belirtilerek malikleri ad\u0131na paylar\u0131 oran\u0131nda tescil edilir.\u201d Buna g\u00f6re bina y\u0131k\u0131l\u0131nca art\u0131k ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sahipleri \u00f6nceki vasf\u0131na g\u00f6re belirlenmi\u015f kullan\u0131m bi\u00e7imleri ve arsa paylar\u0131 do\u011frultusunda bu binan\u0131n gelece\u011fi \u00fczerinde hak ve s\u00f6z sahibi olacakt\u0131r. \u00d6te yandan 634 say\u0131l\u0131 kanunun 3. maddesi uyar\u0131nca; \u201cKat m\u00fclkiyeti ve kat irtifak\u0131, bu m\u00fclkiyete konu olan ana gayrimenkul\u00fcn ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerinden her birinin konum ve b\u00fcy\u00fckl\u00fcklerine g\u00f6re hesaplanan de\u011ferleri ile oranl\u0131 olarak projesinde tahsis edilen arsa pay\u0131n\u0131n ortak m\u00fclkiyet esaslar\u0131na g\u00f6re a\u00e7\u0131k\u00e7a g\u00f6sterilmesi suretiyle kurulur. Arsa paylar\u0131n\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin paylar\u0131 ile oranl\u0131 olarak tahsis edilmedi\u011fi hallerde, her kat maliki veya kat irtifak\u0131 sahibi, arsa paylar\u0131n\u0131n yeniden d\u00fczenlenmesi i\u00e7in mahkemeye ba\u015fvurabilir. Ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerden her birine bu f\u0131kra uyar\u0131nca tahsis edilen arsa pay\u0131, o b\u00f6l\u00fcmlerin de\u011ferinde sonradan meydana gelen \u00e7o\u011falma veya azalma sebebiyle de\u011fi\u015ftirilemez.\u201d demektedir. Kat malikleri kurulu taraf\u0131ndan kentsel d\u00f6n\u00fc\u015f\u00fcm nedeniyle al\u0131nm\u0131\u015f olan kararda kat maliklerinden birinin veya birka\u00e7\u0131n\u0131n eski arsa paylar\u0131n\u0131n de\u011ferini kar\u015f\u0131lamayacak de\u011ferde yeni bir ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm veya …<\/p>","protected":false},"author":3,"featured_media":0,"comment_status":"","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[27],"tags":[],"class_list":["post-82217","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-hukukihaber"],"acf":[],"yoast_head":"\n