{"id":2131,"date":"2023-02-21T10:38:29","date_gmt":"2023-02-21T10:38:29","guid":{"rendered":"https:\/\/axislawconsulting.com\/?p=2131"},"modified":"2023-07-17T07:32:50","modified_gmt":"2023-07-17T07:32:50","slug":"merkezi-isitma-sistemlerinin-uygulanmasinda-yasanan-sorunlar-ve-ferdi-isinma-sistemine-gecis-kosullari","status":"publish","type":"post","link":"https:\/\/axislawconsulting.com\/tr\/merkezi-isitma-sistemlerinin-uygulanmasinda-yasanan-sorunlar-ve-ferdi-isinma-sistemine-gecis-kosullari\/","title":{"rendered":"Merkezi Is\u0131tma Sistemlerinin Uygulanmas\u0131nda Ya\u015fanan Sorunlar ve Ferdi Is\u0131nma Sistemine Ge\u00e7i\u015f Ko\u015fullar\u0131"},"content":{"rendered":"<p><strong>Merkezi Is\u0131tma Sistemlerinin Uygulanmas\u0131nda Ya\u015fanan Sorunlar ve Ferdi Is\u0131nma Sistemine Ge\u00e7i\u015f Ko\u015fullar\u0131<\/strong><\/p>\n<p>Merkezi \u0131s\u0131tma sisteminin uygulamas\u0131na ili\u015fkin ana hatlar\u0131n belirlenip geri kalan t\u00fcm hususlar\u0131n kat malikleri kurulunun ve her y\u0131l kat malikleri kurulunun kanuni y\u0131ll\u0131k toplant\u0131s\u0131nda kat maliklerinin, hem say\u0131 hem arsa pay\u0131 bak\u0131m\u0131ndan \u00e7o\u011funlu\u011fu taraf\u0131ndan, kendi aralar\u0131ndan veya d\u0131\u015fardan se\u00e7ilerek atanan y\u00f6neticilerin inisiyatifine b\u0131rak\u0131lmas\u0131 hukuken ve teknik olarak sa\u011fl\u0131kl\u0131 sonu\u00e7lar do\u011furmayabilir. Uygulamada kat malikleri kurulu her zaman kanunun arad\u0131\u011f\u0131 \u015fekil ve esas \u015fartlar\u0131na ba\u011fl\u0131 olarak toplanmamakta ve karar almamaktad\u0131r. (Nar, 2013) Zira kat malikleri kurulunu olu\u015fturulan kat maliklerinin hem karar alan hem de bu karardan do\u011frudan etkilenenler olmalar\u0131 sebebiyle her zaman do\u011fru ve hukuka uygun kararlar alaca\u011f\u0131n\u0131 beklemek ger\u00e7ek\u00e7i bir yakla\u015f\u0131m de\u011fildir. Merkezi \u0131s\u0131tma sisteminin uygulamas\u0131nda ana hatlar\u0131n yan\u0131nda detaylar\u0131n da ilgili y\u00f6netmelikte belirtilmesi hem hukuka uygun hem de hakkaniyetli sonu\u00e7lar\u0131n ortaya \u00e7\u0131kmas\u0131na imkan sa\u011flayacakt\u0131r.<\/p>\n<p><strong>Kat M\u00fclkiyeti Kanunu\u2019nun 42. maddesinde 18\/4\/2007 tarih ve 5627 say\u0131l\u0131 Enerji Verimlili\u011fi Kanunu\u2019nun 16. maddesi ile yap\u0131lan de\u011fi\u015fikli\u011fe g\u00f6re toplam in\u015faat alan\u0131 ikibin metrekare ve \u00fczeri olan binalarda merkezi \u0131s\u0131tma sisteminin ferdi \u0131s\u0131tma sistemine d\u00f6n\u00fc\u015ft\u00fcr\u00fclmesi, kat maliklerinin say\u0131 ve arsa pay\u0131 olarak oy birli\u011fi ile verecekleri karar \u00fczerine yap\u0131l\u0131r.<\/strong> Kat M\u00fclkiyeti Kanunu\u2019nun bu h\u00fckm\u00fc 5627 say\u0131l\u0131 Enerji Verimlili\u011fi Kanunu ile mevzuata girmi\u015ftir.<\/p>\n<p>(2.000 metrekareden az olan merkezi \u0131s\u0131tma sistemine sahip yap\u0131la\u015fmalarda ferdi sisteme ge\u00e7i\u015f bak\u0131m\u0131ndan herhangi bir sorun ya\u015fanmayacakt\u0131r. Kat M\u00fclkiyeti Kanunu md 42\/IV h\u00fckm\u00fc uyar\u0131nca, bu nitelikteki binalar ister klasik kat m\u00fclkiyeti, isterse toplu yap\u0131 niteli\u011finde olsun, kat maliklerinden birinin talebi ile ve kat maliklerinin say\u0131 ve arsa pay\u0131 \u00e7o\u011funlu\u011fu ile verecekleri karar \u00e7er\u00e7evesinde merkezi sistemden ferdi sisteme ge\u00e7ebilirler.)<\/p>\n<p>Enerji Verimlili\u011fi Kanunu\u2019nun 7. maddesine g\u00f6re, <strong><em>yasal zorunluluk gere\u011fi merkezi \u0131s\u0131tma sistem olan binalarda ferdi \u0131s\u0131tma sistemi uygulanmas\u0131 halinde ilgili idarece yap\u0131 kullan\u0131m izin belgesi verilmeyecektir.<\/em><\/strong> Bu h\u00fck\u00fcm \u00e7er\u00e7evesinde ortalama 20-25 ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm ve \u00fcst\u00fcn\u00fc bar\u0131nd\u0131ran t\u00fcm binalar kanunun amir h\u00fckm\u00fc gere\u011fi merkezi \u0131s\u0131tma sistemi ile \u0131s\u0131nacakt\u0131r.<\/p>\n<p><strong>Bu yasal zorunluluklar\u0131n yan\u0131nda merkezi \u0131s\u0131tma sistemlerinin ferdi \u0131s\u0131tma sistemine d\u00f6n\u00fc\u015fmesinin zorla\u015ft\u0131r\u0131lmas\u0131 i\u00e7in \u00c7evre ve \u015eehircilik Bakanl\u0131\u011f\u0131 taraf\u0131ndan bir tak\u0131m tedbirler al\u0131nm\u0131\u015ft\u0131r<\/strong> (\u00c7evre \u015eehircilik Bakanl\u0131\u011f\u0131, 2019). Bilindi\u011fi \u00fczere \u00fclkemizde yeni yap\u0131lar daha \u00e7ok kat kar\u015f\u0131l\u0131\u011f\u0131 arsa in\u015faat s\u00f6zle\u015fmesi sonucu imal edilmektedir. (Durak, 2015) \u0130n\u015faat ruhsat\u0131 ilgili idare taraf\u0131ndan onayland\u0131ktan sonra tapu idaresi taraf\u0131ndan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler imal edilmese de kat irtifak\u0131 tapusu verilmekte ve y\u00f6netim plan\u0131 gere\u011fi y\u00f6netim kurulmaktad\u0131r. \u00d6rne\u011fin arsan\u0131n tek bir ger\u00e7ek ki\u015finin m\u00fclkiyetinde oldu\u011funu, in\u015faat alan\u0131n\u0131n 3000 metrekare oldu\u011funu ve bu haliyle merkezi \u0131s\u0131tma sisteminin zorunlu oldu\u011funu varsayal\u0131m. Kanun gere\u011fi kat irtifak\u0131 tapular\u0131 ilk \u00f6nce arsa malikinin ad\u0131na d\u00fczenlenmekte, kat kar\u015f\u0131l\u0131\u011f\u0131 arsa in\u015faat s\u00f6zle\u015fmesi h\u00fck\u00fcmleri \u00e7er\u00e7evesinde yap\u0131 m\u00fcteahhidine b\u0131rak\u0131lan daireler yap\u0131 m\u00fcteahhidine devredilmektedir. Teorik olarak bu devirden \u00f6nce t\u00fcm ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin maliki olan arsa maliki merkezi \u0131s\u0131tma sisteminin ferdi \u0131s\u0131tma sistemine d\u00f6n\u00fc\u015fmesi y\u00f6n\u00fcnde karar alabilir<strong>. Bu karar da oy birli\u011fi ile al\u0131nd\u0131\u011f\u0131 i\u00e7in kanunun arad\u0131\u011f\u0131 \u015fart\u0131 sa\u011flamaktad\u0131r.<\/strong> <strong>Fakat \u00c7evre ve \u015eehircilik Bakanl\u0131\u011f\u0131n\u0131n g\u00f6r\u00fc\u015f\u00fcne g\u00f6re merkezi \u0131s\u0131tma sisteminin ferdi \u0131s\u0131tma sistemine d\u00f6n\u00fc\u015ft\u00fcr\u00fclmesi i\u00e7in ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlere ait kat irtifaklar\u0131n\u0131n kat m\u00fclkiyetine d\u00f6n\u00fc\u015ft\u00fcr\u00fclmesi gerekmektedir<\/strong> (\u00c7evre \u015eehircilik Bakanl\u0131\u011f\u0131, 2019). Kat M\u00fclkiyeti Kanunu\u2019nun 12. ve 14. maddelerine g\u00f6re kat irtifak\u0131n\u0131n kat m\u00fclkiyetine d\u00f6n\u00fc\u015ft\u00fcr\u00fclmesi i\u00e7in yetkili idarece yap\u0131 kullan\u0131m izin belgesinin d\u00fczenlenmi\u015f olmas\u0131 gerekir. <strong>Bay\u0131nd\u0131rl\u0131k ve \u0130skan Bakanl\u0131\u011f\u0131n\u0131n 3 A\u011fustos 2009 tarih ve 2009\/14 say\u0131l\u0131 genelgesine (m\u00fclga) g\u00f6re kat irtifak\u0131n\u0131n kat m\u00fclkiyetine \u00e7evrilmesi i\u00e7in yap\u0131 kullan\u0131m izin belgesinin d\u0131\u015f\u0131nda bir tak\u0131m ilave belgeler de talep edilmektedir: <\/strong>Bunlar dosyas\u0131nda yok ise vaziyet plan\u0131, L\u0130HKAB b\u00fcrolar\u0131 taraf\u0131ndan d\u00fczenlenip Kadastro M\u00fcd\u00fcrl\u00fckleri taraf\u0131ndan onaylanan r\u00f6perli kroki, Kadastro M\u00fcd\u00fcrl\u00fc\u011f\u00fc taraf\u0131ndan d\u00fczenlenecek Tescil Beyannamesi ve ilgili t\u00fcm dairelerin vergi dairesine ilgili har\u00e7lar\u0131 \u00f6dedi\u011fine dair vergi dairesi al\u0131nd\u0131s\u0131d\u0131r. Ayr\u0131ca yap\u0131 kullan\u0131m izin belgesi, yap\u0131n\u0131n tamamen bitmesiyle birlikte bir tak\u0131m mali, idari ve hukuki prosed\u00fcrlerin tamamlanmas\u0131n\u0131n ard\u0131ndan d\u00fczenlenmektedir. Uygulamada (n\u00fcfus, i\u015f yo\u011funlu\u011fu vb. sebeplerle) farkl\u0131l\u0131k g\u00f6stermekle beraber yap\u0131 kullan\u0131m izin belgesi ortalama birka\u00e7 y\u0131lda ilgili idare taraf\u0131ndan tanzim edilmektedir.<\/p>\n<p><strong>\u00d6ZET:<\/strong> <em>Merkezi<\/em><em> \u0131s\u0131tma sisteminden ferdi \u0131s\u0131tma sistemine ge\u00e7mek isteyen kat maliki ilk \u00f6nce binas\u0131n\u0131 merkezi \u0131s\u0131tma sistemine g\u00f6re tamamlayacak, ard\u0131ndan yap\u0131 kullan\u0131m izin belgesini alacak ve kat m\u00fclkiyetine ge\u00e7i\u015f yapacak, bunun ard\u0131ndan t\u00fcm merkezi \u0131s\u0131tma sistem ekipmanlar\u0131n\u0131 s\u00f6kecek ve ferdi \u0131s\u0131tma sistemine ili\u015fkin ekipmanlar\u0131n montaj\u0131n\u0131 yapacakt\u0131r. <\/em>Bu durumun kat maliki a\u00e7\u0131s\u0131ndan az\u0131msanamayacak bir vakit kayb\u0131n\u0131n yan\u0131nda ek bir tak\u0131m mali y\u00fck\u00fcml\u00fcl\u00fckler do\u011furaca\u011f\u0131 yads\u0131namaz bir ger\u00e7ektir.<\/p>\n<p>Nitekim yarg\u0131 organlar\u0131 da i\u00e7tihatlar\u0131yla bu kural\u0131n esnetilmemesi y\u00f6n\u00fcnde e\u011filim sergilemektedir. Yarg\u0131tay (Yarg\u0131tay, 2017) bir kat maliki d\u0131\u015f\u0131ndaki di\u011fer t\u00fcm kat maliklerinin oy birli\u011fi ile kat\u0131 yak\u0131tl\u0131 merkezi \u0131s\u0131tma sisteminden ferdi \u0131s\u0131tma sistemine ge\u00e7ilmesi i\u00e7in karar ald\u0131\u011f\u0131n\u0131, bu karar\u0131n uygulanmas\u0131 i\u00e7in gaz da\u011f\u0131t\u0131m \u015firketine yap\u0131lan ba\u015fvurunun reddedilmesi sebebiyle hakimin m\u00fcdahalesi yoluyla, aksi y\u00f6nde karar alan kat maliki r\u0131zan\u0131n sa\u011flanmas\u0131 hususunda a\u00e7\u0131lan davada, yerel mahkemece kat maliklerinin kendi iradeleri ile ger\u00e7ekle\u015ftirecekleri i\u015flemler i\u00e7in malikler yerine ge\u00e7ilerek karar verilmeyece\u011fi, merkezi \u0131s\u0131tma sisteminden ferdi \u0131s\u0131tma sistemine ge\u00e7ilmesi i\u00e7in t\u00fcm kat maliklerinin oy birli\u011finin arand\u0131\u011f\u0131, kat malikinin r\u0131zas\u0131n\u0131n arand\u0131\u011f\u0131 bir hususta kat malikinin r\u0131zas\u0131n\u0131n bertaraf edilerek karar verilemeyece\u011fi gerek\u00e7esi ile davan\u0131n reddine karar verilmesi \u00fczerine temyizen \u00f6n\u00fcne gelen dosyay\u0131 onam\u0131\u015ft\u0131r.<\/p>\n<p><em>Bu \u00e7er\u00e7evede kanun koyucunun merkezi \u0131s\u0131tma sisteminin ferdi \u0131s\u0131tma sistemine d\u00f6n\u00fc\u015ft\u00fcr\u00fclmesi i\u00e7in zorunlu k\u0131ld\u0131\u011f\u0131 oy birli\u011fi \u015fart\u0131n\u0131 be\u015fte d\u00f6rt gibi bir nitelikli \u00e7o\u011funluk lehine revize etmesi gerekti\u011fini de\u011ferlendirilmektedir<\/em>.<strong> Kanun koyucunun ferdi \u0131s\u0131tma sistemine ge\u00e7i\u015fi zorla\u015ft\u0131rmas\u0131 isabetlidir. Fakat bunu imkans\u0131zla\u015ft\u0131rmas\u0131 Anayasa ile koruma alt\u0131na al\u0131nan m\u00fclkiyet hakk\u0131n\u0131 zedeler niteliktedir. A\u015fa\u011f\u0131da bahsedildi\u011fi gibi baz\u0131 \u00f6zel durumlarda merkezi \u0131s\u0131tma sistemi yerine ferdi \u0131s\u0131tma sistemi daha olumlu sonu\u00e7lar do\u011furmaktad\u0131r:<\/strong><\/p>\n<ul>\n<li>Merkezi \u0131s\u0131tma sistemine sahip olan binalarda merkezi kazan\u0131n ar\u0131zalanmas\u0131 durumunda m\u00fcdahale etmesi, bak\u0131m ve onar\u0131m i\u015flerini takip edilmesi amac\u0131yla bir apartman g\u00f6revlisi istihdam edilmesi zorunlulu\u011fu ortaya \u00e7\u0131kmaktad\u0131r.<\/li>\n<li>Merkezi \u0131s\u0131tma sistemine sahip olan binalarda faturalar\u0131n payla\u015ft\u0131r\u0131lmas\u0131, kat maliklerinden tahsil edilmesi ve gaz da\u011f\u0131t\u0131m \u015firketine \u00f6denmesi s\u00fcre\u00e7lerinin takip edilmesi sitede oturan kat maliklerinin aras\u0131ndan se\u00e7ilecek bireysel y\u00f6neticilerin i\u015fg\u00fcc\u00fcn\u00fcn \u00fcst\u00fcne \u00e7\u0131kmas\u0131 sebebiyle bu binalarda profesyonel y\u00f6netim hizmeti veren \u015firketlerden hizmet alma zorunlulu\u011funu ortaya \u00e7\u0131karmaktad\u0131r.<\/li>\n<li>Merkezi \u0131s\u0131tma sistemlerinin do\u011falgaz\u0131n yan\u0131nda ciddi bir elektrik t\u00fcketimini de ortaya \u00e7\u0131karmaktad\u0131r. Merkezi \u0131s\u0131tma sistemi bulunan binalardaki kazanlar ciddi anlamda elektrik t\u00fcketmektedir.<\/li>\n<li>Mevsim ge\u00e7i\u015fleri esnas\u0131nda (sonbahardan k\u0131\u015fa ge\u00e7i\u015f) merkezi \u0131s\u0131tma sistemin ne zaman devreye al\u0131naca\u011f\u0131 yada ne zaman kapat\u0131laca\u011f\u0131 da (ilkbahardan yaza) y\u00f6neticilerin inisiyatif almakta zorland\u0131\u011f\u0131 konulardan biridir. Hatta binalar\u0131n farkl\u0131 cephelerinde oturanlar\u0131n bile merkezi \u0131s\u0131tma sistemin devreye al\u0131naca\u011f\u0131 tarih konusunda farkl\u0131 talepleri s\u00f6z konusu olmaktad\u0131r (\u00d6zsoy, 2009). Ayn\u0131 zamanda y\u00f6neticinin bu konuda serbest\u00e7e inisiyatif kullanmas\u0131 kanunun ruhuna ayk\u0131r\u0131 sonu\u00e7lar do\u011furabilir.<\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n<p><strong>Referans<\/strong><\/p>\n<p><a href=\"https:\/\/dergipark.org.tr\/tr\/pub\/jomelips\/issue\/46376\/567397\" target=\"_blank\" rel=\"noopener\">https:\/\/dergipark.org.tr\/tr\/pub\/jomelips\/issue\/46376\/567397<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Merkezi Is\u0131tma Sistemlerinin Uygulanmas\u0131nda Ya\u015fanan Sorunlar ve Ferdi Is\u0131nma Sistemine Ge\u00e7i\u015f Ko\u015fullar\u0131 Merkezi \u0131s\u0131tma sisteminin uygulamas\u0131na ili\u015fkin ana hatlar\u0131n belirlenip geri kalan t\u00fcm hususlar\u0131n kat malikleri kurulunun ve her y\u0131l kat malikleri kurulunun kanuni y\u0131ll\u0131k toplant\u0131s\u0131nda kat maliklerinin, hem say\u0131 hem arsa pay\u0131 bak\u0131m\u0131ndan \u00e7o\u011funlu\u011fu taraf\u0131ndan, kendi aralar\u0131ndan veya d\u0131\u015fardan se\u00e7ilerek atanan y\u00f6neticilerin inisiyatifine b\u0131rak\u0131lmas\u0131 [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":2132,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"itsec_x_frame_options":"","footnotes":""},"categories":[40],"tags":[58],"class_list":["post-2131","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-makale","tag-merkezi-sistemde-isitma"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Merkezi Is\u0131tma Sistemlerinin Uygulanmas\u0131nda Ya\u015fanan Sorunlar ve Ferdi Is\u0131nma Sistemine Ge\u00e7i\u015f Ko\u015fullar\u0131 - \u0645\u0643\u062a\u0628 \u0623\u0643\u0633\u064a\u0633 \u0644\u0644\u0645\u062d\u0627\u0645\u0627\u0629 \u0648\u0627\u0644\u0627\u0633\u062a\u0634\u0627\u0631\u0627\u062a<\/title>\n<meta name=\"robots\" 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