Seismic Retrofit or Rebuild? Methods, Legal Conditions and a Decision Guide for Turkish Buildings (2026)
- The seismic performance and retrofit design of existing buildings are assessed under Chapter 15 of the Turkish Building Earthquake Code (TBDY 2018), in force since 1 January 2019.
- A building declared risky can be retrofitted within the demolition period if feasibility is established, the owners decide under the Condominium Law, a retrofit design is prepared and a permit obtained.
- Retrofitting adds no new flats or zoning rights and is paid by owners; rebuilding can use flat-for-land financing, Yarısı Bizden support and tax exemptions.
- Very low concrete strength, plain reinforcement, advanced corrosion or weak soil often make retrofitting uneconomic.
When earthquake risk comes up, owners usually ask: is retrofitting enough, or should we demolish and rebuild? The answer depends on the building's condition, zoning rights and the owners' budget.
How is an existing building assessed?
Under Chapter 15 of the Turkish Building Earthquake Code (TBDY 2018), in force since 1 January 2019, an assessment typically covers a survey, concrete strength from cores, reinforcement (diameter, spacing, ribbed/plain, corrosion), soil and foundations and a performance analysis. The legal risky building assessment under Law No. 6306 is a separate process (guide).
Main retrofit methods
| Method | What is done | Note |
|---|---|---|
| Adding RC shear walls | New walls and foundations | Most common; building usually vacated |
| Column jacketing | Columns wrapped in concrete or steel | Larger column sections |
| FRP wrapping | Carbon/glass fibre fabric around members | Light and fast; limited applicability |
| Foundation strengthening | Widened or new foundations | Often combined with shear walls |
| Seismic isolation | Building separated by isolators | Usually large or special buildings |
Can a building declared risky be retrofitted?
Yes, under strict conditions. Within the demolition period owners must:
- establish that retrofitting is technically feasible,
- take a retrofit decision under Article 19 of the Condominium Law,
- prepare a retrofit design,
- obtain a permit.
After completion they apply to the Directorate to remove the risky building note from the title deed.
Retrofit or rebuild?
| Criterion | Retrofit | Demolish and rebuild |
|---|---|---|
| Seismic safety | Brought to target performance; building stays old | New building to current code |
| Duration | Usually months | Usually 18–30 months of construction |
| Who pays? | Owners | Usually contractor via flat-for-land |
| New flats / zoning | None | Extra area if zoning allows |
| Parking, lifts, insulation | Limited | All new |
| State support | Retrofit loan (conditional) | Yarısı Bizden, rent assistance, exemptions |
| Value increase | Limited | Usually significant |
When retrofitting rarely makes sense
- Very low concrete strength or signs of sea sand,
- Plain (non-ribbed) reinforcement and insufficient stirrups,
- Advanced corrosion,
- Weak soil or liquefaction risk,
- Soft storeys from ground-floor shops,
- Retrofit cost approaching new-build cost.
Listed historic buildings usually cannot be demolished; retrofitting then goes through the conservation board (historic restoration).
Retrofit loans
Under Law No. 6306, retrofit loans may be granted for buildings outside risky and reserve areas that are technically suitable for strengthening. Check current terms with the Ministry and partner banks.
ÇET Yapı's experience
ÇET Yapı works on both existing and new buildings — from renovations such as Beşiktaş Geo College and the restoration of Topkapı Safa Hamam to new residential projects. Fill in our pre-application form to assess your building, and see our article on the earthquake code and school buildings.
This article is general information; your building needs assessment by a qualified structural engineer.
Frequently Asked Questions
Can a risky building be retrofitted?
Yes, if conditions are met. Within the demolition period, owners must establish that retrofitting is technically feasible, take a retrofit decision under Article 19 of the Condominium Law, prepare a design and obtain a permit. Afterwards they apply to the Directorate to remove the risky building note from the title deed.
How is a building retrofitted?
The existing condition (concrete strength, reinforcement, soil) is investigated and a performance analysis carried out under TBDY 2018. Methods include adding reinforced concrete shear walls, column jacketing, FRP wrapping and foundation strengthening.
Do residents have to move out?
It depends on the method. For extensive work such as adding shear walls and strengthening foundations, the building is usually vacated.
Is there a state retrofit loan?
Under Law No. 6306, retrofit loans may be granted for buildings outside risky and reserve areas that are technically suitable for strengthening, under rules set by the President.
Which is cheaper?
Retrofitting usually has lower direct costs but owners pay all of it and the building does not become new. Under flat-for-land rebuilding, owners often pay less out of pocket. Decide based on a feasibility study.
Sources
Talk to us about your project
We are ready to share the experience we have gained since 1993 in educational buildings, housing, urban transformation and restoration projects.
Contact Us